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02/06/2006 - Packet
• .e AGENDA 47V TIGARD PLANNING COMMISSION FEBRUARY 6, 2006 7:00 p.m. City of D a Tigard TIGARD CIVIC C�NTER- TOWN HALL Shaping A B f 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS AND COMMITTEE REPORTS 4. APPROVE MINUTES 5. PUBLIC HEARINGS 5.1 ZONE CHANGE (ZON) 2005-00009 UPPER BOONE S FERRY ROAD ZONE CHANGE Continued from December 19, 2005 REQUEST: The applicant is requesting approval for a Zone Change from Light Industrial (I-L) to Industrial Park(I-P) for approximately six (6) acres located between SW 74th Avenue and Upper Boones Ferry Road. The subject property is currently developed with outdoor storage and older industrial buildings. The applicant envisions developing the property with an office use,which is not permitted in the Light Industrial zone. LOCATION: 15920 SW 74th Avenue and 16075 SW Upper Boones Ferry Road and adjoining properties. WCI'M 2S113AB, Tax Lots 200/300/400/500; and 2S112DC, Tax Lots 1100/1200/1300. CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service, manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. PROPOSED ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian- friendly. APPLICABLE REVIEW CRITERIA: CommunityDevelopment Code Chapters 18.380, 18.390 and 18.520. - 5.2 SITE DEVELOPMENT REVIEW(SDR) 2005-00007/PLANNED DEVELOPMENT REVIEW(PDR) 2005-00006/ZONE CHANGE (ZON) 2005-00008/VARIANCE (VAR) 2005-00091 CORAL COMMONS REQUEST: The applicant is requesting Site Development Review approval for a 1.6-acre . • property for a 14-unit planned development with detached cottage-type condominiums. No new public streets are proposed,with access provided by two private drives. An approval would require the Zoning Districts Map to be amended with a planned development overlay. A variance for the rear yard setback is also requested from the required 15 feet to the proposed 10 feet. LOCATION: 9400 SW Coral Street; WCTM 1S126DC, Tax Lots 4100 and 4200. ZONE: R-12: Medium DensityResidential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.380, 18.390, 18.510, 18.630, 18.705, 18.715, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. 6. COMPREHENSIVE PLAN UPDATE PROCESS 7. DISCUSSION ITEM WITH COMMUNITY DEVELOPMENT DIRECTOR- FEBRUARY 21ST JOINT MEETING WITH COUNCIL 8. OTHER BUSINESS 9. ADJOURNMENT • • Tigard Planning Commission Roll Call Hearing Date: q2 - /- 0 (O Starting Time: `J cYv (h, COMMISSIONERS: ✓ Mark Padgett (President) Gretchen Buehner Rex Caffall Teddi Duling / Bill Haack Jodie Inman Kathy Meads Judy Munro (Vice-President) ✓ David Walsh STAFF PRESENT: Dick Bewersdorff Tom Coffee Gary Pagenstecher V Barbara Shields Cheryl Caines Denver Igarta Duane Roberts 7Kim McMillan ‘/Beth St. Amand Gus Duenas Phil Nachbar { • • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes February 6, 2006 1. CALL TO ORDER President Padgett called the meeting to order at 7:00 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Padgett; Commissioners Buehner, Caffall, Duling, Haack, Inman, Meads, Munro, and Walsh Commissioners Absent: Staff Present: Tom Coffee, Director of Community Development; Dick Bewersdorff,Planning Manager; Gary Pagenstecher,Associate Planner; Kim McMillan, Development Review Engineer; Beth St. Amand, Senior Planner;Jerree Lewis, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS Commissioner Meads reported that the Park and Recreation Advisory Board is working on priorities for Capital Improvement Program projects. They are still working on funding for the skate park. Commissioner Buehner advised that the City Center Advisory Commission is working on priority scheduling of projects. She anticipates they will go to Council this month with the first round of prioritization. Buehner also reported on the Transportation Financing Task Force. She said there is concern about improvements the 99W/Hall Blvd. intersection. The Commission will discuss this at their next meeting on March 6th. Commissioner Duling reported that the minutes from the Financial Strategy Task Force indicate that the Task Force will present their final recommendations to Council on February 21st . Duling also reported that the Committee for Citizen Involvement will have a joint meeting with Council on February 21st. Commissioner Walsh advised that the Planned Development Code Review Committee is trying to wrap up their final draft before going to Council. PLANNING COMMISSION MEETING MINUTES—February 6,2006—Page 1 • • Commissioner Haack reported that the Tree Board was meeting tonight to discuss the heritage tree ordinance. 4. APPROVE MEETING MINUTES It was moved and seconded to approve the December 19, 2005 meeting minutes as submitted. The motion passed by a vote of 5-0. President Padgett and Commissioners Duling, Inman, and Munro abstained. 5.1 ZONE CHANGE (ZON) 2005-00009 UPPER BOONES FERRY ROAD ZONE CHANGE Continued from December 19, 2005 REQUEST: The applicant is requesting approval for a Zone Change from Light Industrial (I-L) to Industrial Park (I-P) for approximately six (6) acres located between SW 74th Avenue and Upper Boones Ferry Road. The subject property is currently developed with outdoor storage and older industrial buildings. The applicant envisions developing the property with an office use, which is not permitted in the Light Industrial zone. LOCATION: 15920 SW 74th Avenue and 16075 SW Upper Boones Ferry Road and adjoining properties. WCTM 2S113AB, Tax Lots 200/300/400/500; and 2S112DC, Tax Lots 1100/1200/1300. CURRENT ZONE: I-L: Light Industrial District. The I-L zoning district provides appropriate locations for general industrial uses including industrial service, manufacturing and production, research and development, warehousing and freight movement, and wholesale sales activities with few, if any, nuisance characteristics such as noise, glare, odor, and vibration. PROPOSED ZONE: I-P: Industrial Park District. The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus-like setting. Only those light industrial uses with no off-site impacts, e.g., noise, glare, odor, vibration, are permitted in the I-P zone. In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well- integrated, attractively landscaped, and pedestrian-friendly. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.380, 18.390 and 18.520. Ed Murphy, 9875 SW Murdock,Tigard 97224, submitted a letter to the Commission asking for a continuance until March 6, 2006 (Exhibit A). The applicant has agreed to waive the 120 day rule. It was moved and seconded to approve the continuance until March 6, 2006. The motion passed unanimously. 5.2 SITE DEVELOPMENT REVIEW (SDR) 2005-00007/PLANNED DEVELOPMENT REVIEW (PDR) 2005-00006/ZONE CHANGE (ZON) 2005-00008/VARIANCE (VAR) 2005-00091 CORAL COMMONS REQUEST: The applicant is requesting Site Development Review approval for a 1.6- PLANNING COMMISSION MEETING MINUTES—February 6,2006—Page 2 • • acre property for a 14-unit planned development with detached cottage-type condominiums. No new public streets are proposed, with access provided by two private drives. An approval would require the Zoning Districts Map to be amended with a planned development overlay. A variance for the rear yard setback is also requested from the required 15 feet to the proposed 10 feet. LOCATION: 9400 SW Coral Street; WCTM 1S126DC, Tax Lots 4100 and 4200. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.380, 18.390, 18.510, 18.630, 18.705, 18.715, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Commissioner Inman recused herself from the meeting— she works for the applicant. Commissioners Meads, Haack, Munro, Buehner, and Walsh reported site visits. STAFF REPORT Associate Planner Gary Pagenstecher presented the staff report on behalf of the City. He - advised that this proposal is for 14 condominium-style units on a single parcel. It will be a cottage-style development with a large common open space in the center. There will be 2 short access drives and pedestrian walkways to each unit. Staff recommends approval of the application. Commissioner Meads asked if any of the conditions of approval had been addressed yet. Staff answered that conditions of approval are addressed by applicants as their detailed plans come through at a later date. Commissioner Buehner asked about comments on page 14 of the staff report regarding variances and adjustments (that units 10, 11, and 12 could be moved to meet the standard and not require a variance). Staff said the variance is minimal and the benefit of the design offsets the impact of the variance. It allows for maximizing the benefits of the common area. Commissioner Munro asked for clarification about dedication of the open space to the City. Staff advised that this option is a standard in the code, but they are not proposing to do this. Commissioner Duling asked about the finding on page 23 of the staff report regarding visual clearance. Staff responded that the Commission can discuss the setting and find out what the impact of a smaller visual clearance triangle would be. Dick Bewersdorff noted that clear vision standards are exempted in downtown areas, for example. This project is similar because of the design and where the garages are located. Kim McMillan advised that staff took into consideration the sight distance for pulling out onto street. The applicant's PLANNING COMMISSION MEETING MINUTES—February 6,2006—Page 3 • • engineer has certified that they can meet the sight distance, which is 10 times the speed limit, or 250', in either way. This is a stricter criterion. APPLICANT'S PRESENTATION Kirsten VanLoo, Alpha Community Development, 9600 SW Oak, Tigard 97223 gave a PowerPoint presentation on Coral Commons (Exhibit B). She advised that it is a pocket community, planned development which allows for adjusting standards and allows for flexibility. The development meets all the Planned Development criteria. The site allows a density of 12-16 units; they are proposing 14 units. VanLoo went on to describe details of the project. She advised that they meet the off-street parking standards and will be making half street improvements on Coral Street (sidewalks, curbs, planter strips). They are asking for variances for a reduced rear yard setback for unit #11 and a reduced driveway vision clearance area exiting onto Coral Street. Mr. Pollock, Alpha Community Development, 9600 SW Oak, Tigard 97223 provided details of the dwelling units and the overall cottage-style living concept. VanLoo advised that this project will improve Coral Street to meet current standards. In addition, it will pick up all the upstream water and divert it into the Locust Street system. This will help to solve an existing drainage problem on Coral Street. VanLoo pointed out that the PD code allows for reduction of the rear yard setbacks from 15' to 12'. For unit #11, they are asking for a variance to reduce the rear yard to 10'. This is to minimize windows looking into windows and to preserve the open space area. VanLoo advised that this project is located in the Washington Square Regional Center, which is planned for "smart growth" development. This is the first project being proposed that embraces all concepts of the Washington Square Regional Center vision. VanLoo explained the vision clearance for the 2 driveway accesses. They are proposing a smaller vision triangle, but there will be plenty of sight distance in both directions. In addition, they will paint 25-30' of curb on each side of both driveways with `No Parking'. VanLoo said they agree with all the conditions of approval in the staff report. Commissioner Meads asked how many parking spaces will be provided for visitors along the street and if there will be stop signs at the end of the driveways. VanLoo anticipates there will be 7-8 street parking spaces and they are considering installing small stop signs. Commissioner Duling asked how much the homeowners will pay for maintenance of the private driveways. VanLoo didn't have an dollar amount, but said this is a condominium- style development and everything will be co-managed by the 14 property owners. PLANNING COMMISSION MEETING MINUTES—February 6,2006—Page 4 • • Commissioner Walsh asked what the Code requires for on-site parking. Commissioners Buehner and Padgett answered one parking space per unit. Although not required by Code, Commissioner Buehner expressed a desire for more parking on the site to lessen the impact to the neighborhood. She suggested the applicant consider approaching one of the office complexes to have night parking for the development's visitors. Commissioner Munro asked about the storm water detention system. Jeff Vanderdossen from Alpha Community Development explained the system for the Commission. PUBLIC TESTIMONY—IN FAVOR None. PUBLIC TESTIMONY—IN OPPOSITION Mike Fisher, 9255 SW Coral Street, Tigard 97223, questioned if there will be sufficient parking space available on the street for 7-8 vehicles. He also doesn't believe the proposed vision clearance will be adequate. There is no parking on Coral Street except west of the project property— there is no parking on the other side of the street. If cars block driveways, he wonders if fire trucks will be able to get through. He urged the Commission not to allow a variance for vision clearance. He also expressed concern about drainage. Larry Zimmerman, 9335 SW Coral Street, Tigard 97223, agrees with Mr. Fischer. He noted that if there isn't sufficient street parking, cars will park illegally on other side of the street and block driveways. Other neighbors won't have the benefit of a vision triangle when they exit their driveways. President Padgett suggested neighbors call the police and have the cars towed. Mike Fisher spoke again about the parking problems. He doesn't agree that asking the police to handle parking problems is a good solution to poor development. Kim McMillan advised that public right-of-way is for access (bicycles, pedestrians, cars) unless otherwise posted. This is a local street with parking allowed on both sides. The street is not restricted for parking at this time. APPLICANT'S REBUTTAL The applicant testified that it is possible some units will have more than 1 vehicle, however they will be close to public transit and within walking distance of businesses. They still anticipate having room for 7-8 parking spaces in front of their property. They will work PLANNING COMMISSION MEETING MINUTES—February 6,2006—Page 5 S • with the adjoining commercial property owner to see if they can have off-hours permit parking for their visitors. Also, both sides of Coral Street are available for parking. Kirsten VanLoo advised that the Fire Marshal has asked that unit 11 be sprinkled. She reiterated that they are not at max density for this project. Jeff Vanderdossen discussed the storm drainage system again. They have a storm drain at the high end of their property that will discharge directly into the ditch close by. However, they will be taking extra run off from up the street and the net result will be less water going into the ditch and more treated water going into their detention system. PUBLIC HEARING CLOSED Commissioner Caffall said he doesn't understand the water treatment process. Commissioner Walsh still has concerns about parking. Since this is a planned development application, he wonders if the Commission can adjust the number of units to have more on- site parking. Commissioner Duling agrees with Commissioner Walsh. Commissioner Munro hears the concerns about parking, but thinks neighbors can work out the parking problems. She likes the innovative design and feels it meets the vision in the Washington Square Regional Center. She thinks the requested variances are minimal. Commissioner Buehner noted that this area is zoned for very dense development, and under mandates from Metro, the City has to have at least 80% of the maximum density. She thinks this development is creative for a Planned Development situation. She is concerned about parking and she urges the developer to work with the neighboring property owner for additional parking spaces and look at some restrictions in the Homeowners'Association. She is in favor of the proposal. Commissioner Meads does not have any objections to the proposal. She thinks the variance request for lot #11 is minimal and thinks the variance for site clearance has been addressed. She has heard nothing that makes her have any objections to the proposal, providing the conditions of approval are met. President Padgett thinks both variances are minimal. The applicant meets the parking standard and they meet the minimum density requirement. To deny the application, the Commission would have to make findings as to where they are not meeting code requirements, but they are. PLANNING COMMISSION MEETING MINUTES—February 6,2006—Page 6 • • Commissioner Buehner moved for approval of SDR 2005-00007/PDR 2005-00006/Zone Change 2005-00008/Variance 2005-00091, based on the staff report with conditions of approval, including testimony at the hearing and the findings. Commissioner Munro seconded the motion. The vote passed 8-0,with one abstention (Commissioner Caffall abstained). 6. COMPREHENSIVE PLAN UPDATE PROCESS Community Development Director Tom Coffee and Senior Planner Beth St. Amand reviewed the Comprehensive Plan Update work program (Exhibit C). St. Amand advised that the Planning Commission would act as the steering committee during the process. The Commission offered the following comments: • The public doesn't understand the lingo or the concept. Not enough information is coming out of Planning, specifically regarding this issue update. • Need an education process for the public giving a historical outlay (what it is,what has occurred since its conception, definition of words). • Be more user-friendly, the public doesn't understand the language in the Cityscape. • For public relation purposes, say where Tigard is with its density. • When giving the presentation to Council, tell them how long it will realistically take to accomplish the update. • For public involvement, consider an informal setting similar to Council's fifth Tuesdays — something between an open house and a public hearing. People can ask general questions with the Council and/or the Planning Commission. • Coffee reported that Long Range Planning is fully staffed and can help St. Amand with the update. Also,Long Range Planning is funded through the balance of this fiscal year and will continue the same proposal in the budget for next year. • When Community Development meets with the Budget Committee, please schedule the meeting when the Planning Commission does not have another meeting scheduled. Planning Commissioners want to be able to attend the budget meeting and provide input. • It was asked if the unincorporated areas of Washington County will be included in the public outreach effort. Staff answered that Council has decided to stay with the current annexation program and address urbanization of the unincorporated areas with the comp plan update. Those areas will be involved during the update process. 7. DISCUSSION ITEM WITH COMMUNITY DEVELOPMENT DIRECTOR—FEBRUARY 215T JOINT MEETING WITH COUNCIL Planning Commissioners indicated they would like to discuss annexation, the planned development code revision, and the Comprehensive Plan update with Council at the February 21st joint meeting. PLANNING COMMISSION MEETING MINUTES—February 6,2006—Page 7 • • 8. OTHER BUSINESS The secretary discussed the Commission's calendar for the next month. President Padgett announced his resignation, effective the end of February. 9. ADJOURNMENT The meeting adjourned at 9:15 p.m. _1i/. ‘,,Ad Jerree ewis, Plannin l Commission Secretary 0 A EST: Vice-President Judy Munro PLANNING COMMISSION MEETING MINUTES—February 6,2006—Page 8 LDC • Design Group February 6, 2006 aParati company Gary Pagenstecher, Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Zone Change application Dear Mr. Pagenstecher: On behalf of the applicants, I am requesting that the Planning Commission continue the hearing on the proposed zoning map amendment until March 6, 2006. We have addressed the transportation-related comments from the Oregon Department of Transportation (ODOT), and plan to submit our application, with the supplemental traffic analysis, tomorrow. Thank-you for your consideration of this request. If you have any additional questions regarding this request, please contact me. — Sinc Fly, Ed urphy, ICP cc. Richard Akerman LaRusso Concrete Kevin VandenBrink - Macadam Forbes Brian Bennett, OPUS Northwest, LLC 20085 NWTanasbourne Drive Hillsboro,OR 97124 P 503.858.4242 F 503.645.5500 E hillsboro@ldcdesign.com www.ldcdesign.com Hillsboro,OR Tillamook,OR Vancouver,WA Bellevue,WA Coeur d'Alene,ID Rocklin,CA Clermont,FL • • &y-, 6- Land Use Application Contents: conceptual site plan slide images 9„,(0:-----„, ,,,------v-------\___ (-----,, . ,.--) , g --7,-,..7„,„ , _,, -,,,, ___,----.. -.._-_, j 4 tIJ ! q ;, i y, _ .y.11... .., -àIcomniLns 1 Y 1 J, jj' . ., Y- -y..-- p° 1 'CO 3.r1 z} :, � ` 4-unit 1. ` k : p anneddevelopment-- . - ` 4 , . q -re 5 !I as�-K , I eb�` ru 6, 2006 � $ .. , cs a a : rt � �:. , r ~ �-�,.,.,i, ,:,..5 ,x;, -,r z ter.::`''';..16';. , £.. r;�� •,rm:'&.H. .i-`.`,'- ,::�„_--"=;t, applicant: representative: Palmer& Associates Alpha Community Development 9600 SW Oak St. #230 9600 SW Oak St. #230 Portland, OR 97223 Portland, OR 97223 ---f 7 -alpha tel: 503-387-7600 tel: 503-452-8003 contact: Jerry Palmer contact: Jeff Vanderdasson, P.E. 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',QImprovements• .. , . , . . . Street/Infrastructure ' . , . ';',tet,"..).;,'N,",,,,,,,,,,,„•+*. IN 4 48•44,82•4:54' • — I • „, . ., ', „ '•°,F,47,""Q"..°N,„'4!",:ili, '.',.,..AL•7'54"°'' ,""{, .4".. .°.4..'•'4• 4„.++4, twszs, 0 ,,4„,44. bt 44 4, ° 1,, '.:1,•:,„ ,4:, 7 :',:''.4e, ':;',7.,.,:" ' :"':', :`"'' ':..j.'";,.+:..."-;:i',:.:',7;',.':,'„).,,:;;,:.'31;;;;,..;„, , ,iaiaitilt,L.00;,t .f,•+• • .0•.•.1. . ++ + ,++ ''' ki ,,,, ,..,,, ...1).„„ialek,..v., 41, be .44' .4.4°04444444. . . . . S' .1 CORAL SsiLlf ,..... ,-- \ //- I , . , . •, . • _....... ... - 3 ! •.'•'''"—: ' ' ' s '-. •'' •1——(•••••'• • ; • •- I ‘,1. ,; . '. . ; ' • •'• , . r -, -_,,,,,, .-,-'•:'., • ''–.:-.2 2– -,j- - ;Iv ., , u„...,, 1,--_-:,..,, ... ,,, , , .3TORA0E•' ;',.ArZC)A(7:- (TY P ) , 1 , . .. ..,. '''' . ,,:' • ,1 • , ''.' L , 1 - -,':,,'' -1 Y: • ., —'• 'l • . 3 m•.. .1.''‘,3.•:.••Mgr•I:10:11:1:::: . '1 , ,,...., i SO EETIN G/GLZ E SF ROOMS .. I :;:;•„•,14e::::.:.:i.::::,..,:.1'.-.'*-1-.:Vic.:1,:{44.,,__ _,,,_ I -'___,1 , . L._, , :, _ -,\ . . . . , . _ .: – 1 , I''' 11 :.:i7i.H,1110::::':::ililililili1;;;:g:,liiiffli. , ' LL. k .1. -,. ., • _ _ .. . . 'ft:::.*;':'•'.°110",ii....rt..!::...!.:::!:.i..::.i.........i....:1....:• , -. . - F..: .....;:,:lik:7.:....p.:':!:':::::::;::.;.1.4.1.,. ,, _ , . i,., , I ;,i 1: • . r: i' i..',..f•irt:::::::: ::-;:::;a::,.11.1:4 '- I ,1- : ,.. :- 1 , . .. .., - t- ,:- ,. -• ..,i-.:. ...:::; f: , .------! •• . , . . . . 1 1. . li\flt.ES A iN.I D ,`:::,11Airs : 1 , , - • ,1 i. • d ,- ,----- ,. . - ''' , .....,...... ..._-... - ..„ - ..,,,v , L g,, ,,,,.....,•:,' milwx,Now„.40 1,-,,,,....,v.1 v.. , • , ..... ., , • .- .. —. ._.-._. , , . ,--:,, —.... .. ... . 1 ,...... [ ,,v,,,,,•"•V• k•4. • 4 •': . %.• '' • . • 1. '''''' 1 - ' • . • o --- 1 42,--.„ t 4' , .1 1 r‘j:iti,A>e, I . , , , , —-. :='t•if P,4' ' — --, • — ' , .. , „ . ,• s. 1 • . .„ , • '; OA iropo4 -. • —tr ;. .. ' ' ,. .,•ii"<z•' ''' it ii i''..'it '''''''' \'''''‘''''1"—•• -.' • —::. ...: ''' ''. . . . ... ' ' - . • ' Mt'.Z--I'''''', '1. ' . 4441rii‘. •.,.,,! ' , • *i4 -4 * ‘,:‘,;,,T*,'• Ift;. ‘..„Ati." " •;:l • ,...4k...:4' - . .... The open lawn area provides , A . , „ :, .i. - -. .. ,..„.P-4.v..,,;, .41N1 opportunities for outdoor . , , 1.. . . , ,.t experience in active and . r_ ,, , passive uses to the residents. Coral Commons Site Amenities • SP! CO IR A,L. SI k L G il „.. _.. , \ '..., ,.., ,/ ... * , . ....., .„ , .. . . ,.... ..„, --. • . . .•- _ . . . ,.. : _... ..f , • ,...... ., i t, ,.-•,:-• STORAE/ ARLiAct;:•": FYN ' . . . . . , ''- 1 's: '...•-•;----• - ---,:::,.',. L ' ' ' ' ' ' -•; ' -7-sc • . , '-!- . i ''',• -.-- , ■ , , , ' ,,, - ., 4.•; ...: : ; -,!i •-• i1 • i 55 '• !•7 - ..".''' I' '... . .. 4 • .7- '-4-'i'-'' 1 .$' 5. '5, 1 , , , i, ')- .f"'-'--1 - , M E ET R C;g..;L'E ST. ROOM'S • 1 1 • ,... ..,.... t : , , ., , . • — ; -1 • , ...r. N / ■ ' . ' ''' . ! '. ; S. ,.':'2J . , .. .■. , r■ '0 r E I\J LAVVM • I t•• ' I ,,,• , -; ..... 'i,..- '. 1 70T 17177017 — ,: - - .:. ..- • -11,40..'' .t.F...,'A",-;-:-.t. .- ..- A. $ • .t X.: : 1... .- ' t 5 41.00:L....4- .-.%,:i„.•fi,t6t...'''..'0,--:' ,... ., . .„ _. .: 1. • .. . -..0....1-p,,74.gt,,,ityff.„,,,,f',, t 1 • ,. 1 . . ._ ,, ,,,, L.: •- '.tit,., •-..- 1 .1:, J.t 6 , i - ,,. , . FRIVAIE (.',,AFTENS rtirt!-1,0';451 11-14, '-k4itii ''' 'St' ' 111: ' , , , ' '' •' '- -----i '''' 1-`4,,k;,;;'‘,..7' i MOVABLE ; - . I It, f•' , .,,•tj4iittgr.t:•;:J.,.--,;.f..,:' .1 ..., ; , i4.,"4',,`,14 i,i; d ,,, ' ,,i i,..,,,,..k55 titt:,', .-1-1,-.,:i - k, • g ■ • - • .. • -. , ,. 1 ' • ' 1 '''' ; • '', ' --'•:•- r -', 7 ,, ,' •■■ . ■ k,:,. ..ei. . , , 1 ] ‘.. ' . '. ".''..; ... * ''...' ' ",......4 $5:.*A•55`..t■ • • 1 i .. ---1 -,, 1 • -_ ,- ill — ' il --, .. ,...-.? -. ,,4, of. ,,,,,, ,.>,- -- . , . • , . , . ., • , , -, .' - -- . . • P.,-,,,iii..'':,,'",,,-.... ,;,-,- 2,-'-'.04:X.7A.5. ..7 ' .. . The Plan offers the ,,,,i- . ..ii , -'•„*L..... -.-4,- -, L. :.' ..4 :•,- . - iiii,441.a • : ,,..-et-TN. *II ..., ,:.....,,-,. residents opportunities for l'c it 4 T,,f -, .*:, ' ..s.. ..,,,, . r: ), “:- -- ., , 4'4' 4 0' 41 440?. *. ,,,,. ' 1 1" ' • ' —' --- social and interactive ... activities through paved • - - - ,, -..A..,... patio and private gardens. -.,...... --, .. --•:::0.--- .• Coral Commons Site Amenities . . S n COAL S71',:Z LEI]. / .. \ .—... — "^"..1 ,_ ,, ___, •i' ''''' t•,•■i i 1 . STORAGE,I t*-;A A C;S (reP.) ' , '"'''-''' —if ,' ' — —''' —'',' : ._'[.., • • t .,,ni:r• t:i:ri 1 1 1 . ■ 1 - . ■ ... . ..„. ..... . i 1-- L.:1i!IA I! 1 to'EETINOLPESIT ROC.:',A,S ;,.,.:•,,,,,,,,,,,, 7...7- ,!.!, 1 A •11 :t.1 1:!:1:1 1 I ..,.. •'''—'1.,,,—.,., t-.' — ' 1 ': . :^,o :1::=4—----------"— '.,—•'' ' ' L' • ; s — .... .... . ......., . .— .. . ; OPEN 1,AVVN • . , . . , 1 , ! . 1 •.. , I ( . 1 1 . • , — . • * 11 1' 1 .- I .■ , . ,,, .. PRIVA1E GARDENS l',,P.f P.:1 PiVIO 'N111-1 MOVABLE . . . , t 1. 'TABLES AND CHAIRS IMME MR* .. _ . 411 4' . Adala in , .. _ . • : .. . ... ... I ' 'l'*: ■11,141111 '171111", . lit The Meeting/Guest room is designed for 0 III , the use of meetings and community . • „.„, , 11 A d ,,: q:1111 activity programs such as games, . .. . recreational events, and homeowners association meetings. Coral Commons Site Amenities uiV CORAL &g`€ [ ET i . . ' — , . . , Li Mr '— '' el,`,- . J / 1 v : ■ u I 1111: . i Y. ! �� t € F'F 1V a1E GARDENS tT' F' , • ;E. _._ _ 1 •g 5" a s -.4., :.r .. ..r__._w,.;',.. I I 1 0 kk.. Its r Fi ,C i al « Y • fr::ili: 1:Ii i irdil I lir11i. :::: ••f tic src!r • • Designated buffer areas with variations of building setbacks, . trees/shrub planting and decorated retaining walls minimize the visual impacts of the development to the adjacent properties and incorporate the development into the neighborhood. . 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I ,w. 1, ,1 # .i( .;t �.-� ,j,.?-1, ji. ii ». :-,i 1 .. , y _ rte i ry ;R ' s ' ;'f . ' a I J < te. - 1 , 1 II n. , Thank Yli11_ _ , _ , ,..:'l. _ !' —• [ i f 77 �1 t_. e �s � it :i_ 1 ■ i _ --_ —_ '1 1 J 1 I - "._ ' _ : i Iz A..I zp-'-17 'yi 1 ! ' , - Coral Commons A- GreatCommunyinTard .. . . IF •# -,..s, Task = . •.. -_ - Produce a Comprehensive Plan and Action Plan to guide 1111 q the City's planning, actions It's Time and investments for next 20 for the years. T I G A R D Comprehensive Plan Update Program Overview Comprehensive Plan Action Plan • A citizen-driven blueprint for the Based on Somprehensive Plan City's next 20 years based on • Steps to realize •_ --, --: ; • Current conditions 20-year plan • Community values • Reviewed yearly .=:_2-_--,-:,-.-.:= , and goals (identified through __ Tigard Beyond Tomorrow, past and --- _ - current surveys) -- -_ " : • State and regional requirements Methodology Planning Commission Role: gy Steering Committee • Use previous city efforts- inventoriest 1.Monthly update/focus as part of regular surveys,value identification. meeting. • Identify additional information needed. 2.Review each topic and comment • Apply state and regional requirements. 3.Take comments from the public. • Analyze current conditions. 4.Adopt individual sections. • Develop and choose alternatives 5.Present Council with Draft Plan. • Draft Plan and actions • Planning Commission=Steering Committee 1 • • 11 i Work Program Work Program Phase 1:Project Launch Phase 1:Project Launch 1.Get the Word Out Phase 2:State of the City,2006 -Provide basic foundation for citizens, Phase 3:What Are The Alternatives? changes from 1983-2006 Phase 4:Put it in Writing Phase 5:Adoption 2.Identify Issues and Values Phase 6:Action Plan -Tigard Beyond Tomorrow,all City surveys(last 5 years) -New Survey—March Products:Preliminary Overview, Survey Findings Work Program Work Program Phase 2:State of the City,2006 Phase 3:What Are The Alternatives? Goal:Provide a complete picture of current Goal:Community defines future direction conditions 1.Inventory existing conditions 1.Develop/evaluate alternatives for each topic 2.Analyze data to verify issues 2.Conduct Virtual Tours in Library 3.Verify state and local requirements -Citizens provide feedback -Preferred alternatives selected Products:Findings per Topic,Maps Product: Preliminary Report Work Program Work Program Phase 4:Put it in Writing Phase 5:Adoption Goal:Convert values,analysis and alternatives Goal:Adopt Plan. into the Plan 1.Public Open Houses 1.Draft Comprehensive Plan Chapters 2.Planning Commission Hearings -Draft policies,identify implementation 3.City Council Hearings. measures. -Perform in phases. Product:Adopted Plan. Product:Draft Plan chapters 2 • • Work Program Work Program Phase 1:Project Launch • Phase 1:Project Launch 1.Get the Word Out Phase 2:State of the City,2006 -Provide basic foundation for citizens, Phase 3:What Are The Alternatives? changes from 1983-2006 Phase 4:Put it in Writing Phase 5:Adoption 2.Identify Issues and Values Phase 6:Action Plan -Tigard Beyond Tomorrow,all City surveys(last 5 years) -New Survey—March Products:Preliminary Overview, Survey Findings Work Program Work Program Phase 2:State of the City,2006 Phase 3:What Are The Alternatives? Goal:Provide a complete picture of current Goal:Community defines future direction conditions 1.Inventory existing conditions 1.Develop/evaluate alternatives for each topic 2.Analyze data to verify issues 2.Conduct Virtual Tours in Library 3.Verify state and local requirements -Citizens provide feedback -Preferred alternatives selected Products:Findings per Topic,Maps Product:Preliminary Report Work Program Work Program Phase 4:Put it in Writing Phase 5:Adoption Goal:Convert values,analysis and alternatives Goal:Adopt Plan. into the Plan 1.Public Open Houses 1.Draft Comprehensive Plan Chapters 2.Planning Commission Hearings -Draft policies,identify implementation 3.City Council Hearings. measures. -Perform in phases. Product:Adopted Plan. Product:Draft Plan chapters 2 • • Work Program Public Involvement Program Phase 6:Action Plan 1.Citizens'Values Goal:Realize Comprehensive Plan Build on Tigard Beyond Tomorrow,all citizen 1.Include proposed actions as part of Comp survey results,and new survey Plan development(Phase 4) 2.Open Houses(Virtual Tours)at Town Hall or 2.Planning Commission Hearings Library. 3.City Council Hearings. 3.Publicity:Cityscape articles/website,articles 4.Reviewed on yearly basis. 4.Provide Board and Committee,Tigard Beyond Tomorrow updates Product:Adopted Plan. 5.Planning Commission Work Sessions Discussing with CCI Thursday,Feb.16 Timeline/What's Next Timeline Feb.16:Committee for Citizen Involvement for March June Sept Dee M,th "°° Sept D.C. Public Involvement component(Goal 1 requirement) Phase 1: Feb.21:Planning Commission/City Council Phase 2:Joint Work Session Phase 3: March:Survey;launch of Phase 1 Phase 4: Estimated completion date of Plan:end of 2007 Phase 5 and 6: 3 • .ru annin Pl • d an Ti U, g g Commission NOTE: If you would like to speak on this item, please print your name &address on this form. Agenda Item# S, / Page / of 1 Date of Hearing c)—4—p 6, Case Number(s) Z o DDJ - 0OW cI Case Name � � h�s o Cl 3 Location /5r/a D I ) 71/ 141)e, /6 Co 7,5- 64.c) �, n-s '.J 1<d. Please PRINT your name, address, and zip code Proponent (for the proposal): Opponent (against the proposal): Name: Name: Address: Address: City, State,Zip: City,State, Zip: Name: Name: Address: Address: City, State,Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City,State, Zip: City,State,Zip: Name: Name: Address: Address: City,State,Zip: City, State, Zip: • I A, CITY OF TIGARD ,' comiv UN u ITY .. '. j►i� OREGON M NEWSPAPEIS CITY OF TIGARD PUBLIC HEARING ITEM 6605 SE Lake Road, Portland,OR 97222• PO The following will be considered by the Tigard Planning') Commission on Monday February 6. 2006. at 7:00 PM at the Box 22109•Portland, OR 97269 Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Phone:503-684-0360 Fax: 503-620-3433 Oregon. Email: Both public oral and written testimony is invited. The public hearing legaladvertising @commnewspapers.com on this matter will be conducted in accordance with Chapter 18.390 of the Tigard Municipal Code,and the rules of procedure adopted by the Planning Commission and available at City Hall. Testimony may AFFIDAVIT OF PUBLICATION ' be submitted in writing prior to or at the public hearing or verbally at State of Oregon, County of Washington, SS the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by ! statements or evidence sufficient to allow the hearings authority and I, Charlotte Allsop, being the first duly sworn, i all the parties to respond on the request, precludes an appeal, and depose and say that I am the Accounting failure to sr - -44°rinn from the Community Development Manager of The Times(serving Tigard, Code - ' ' comment is directed Tualatin & Sherwood), a newspaper of prec, Woo•sndw --a,,n that general circulation, published at Beaverton, in trite - Jo 1e9QZ �'oUOz roy. the aforesaid county and state, as defined by A ei �o01U0o 1„,,,..,£OS{p aool USIA ORS 193.010 and 193.020, that av' cuioduieioiiiig y 7 'u►uuu nib eoDJ City of Tigard toy ,' 'es Notice of Public Hearing-Coral Commons re 1 CNITT10727 F r is ue6es °; Jai a copy of which is hereto annexed, was yi!� published in the entire issue of said I' A,B1a4,io4fuleteni_ 46►r newspaper for 68z„xa 1 0 440ic successive and consecutive weeks in the 1 . 5 3)5Pi following issues y0Jn January 19, 2006 ® WcJL © C Zl ( cLvLk CLLU -P 1 Charlotte Allsop (Accounting M nager) ` i f it re l., , Subscribed and sworn to before me this . , January 19, 2006 .+s"2� OFFICIAL SEAL y A,613' c � ���" NOTABRYvPUBBUC OREGON NOTARY PUBLIC FOR OREGON 7-'2 �u ) COMMISSION NO.390701 My commission expires MY COMMISSION EXPIRES MAY 16,2009 Acct#10093001 Attn:Accounts Payable City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Size 2 x 11 Amount Due $183.70 •remit to address above • .' CITY OF. TIGARD .A., II II.1 jII COMMUNITY . ,`,u4„ter, OREGON NEWSPAPEIS ' CITY OF TIGARD PUBLIC HEARING ITEM 6605 SE Lake Road, Portland,OR 97222• PO The following will be considered by the Tigard Planning Commission on Monday February 6. 2006. at 7:00 PM at the Box 22109• Portland,OR 97269 Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Phone:503-684-0360 Fax: 503-620-3433 Oregon. Email: Both public oral and written testimony is invited. The public hearing legaladvertising @commnewspapers.com on this matter will be conducted in accordance with Chapter 18.390 of the Tigard Municipal Code,and the rules of procedure adopted by the Planning Commission and available at City Hall. Testimony may AFFIDAVIT OF PUBLICATION I be submitted in writing prior to or at the public hearing or verbally at State of Oregon, County of Washington, SS the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to allow the hearings authority and I, Charlotte Allsop, being the first duly sworn, , all the parties to respond on the request, precludes an appeal, and depose and say that I am the Accounting failure to specify the criterion from the Community Development Manager of The Times(serving Tigard, . Code or Comprehensive Plan at which a comment is directed precludes an appeal to the Land Use Board of Appeals based on that Tualatin & Sherwood), a newspaper of P PP pp. general circulation, published at Beaverton, in criterion. the aforesaid county and state, as defined by A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are ORS 193.010 and 193.020, that available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7)days prior City of Tigard to the hearing, and copies for all items can also be provided at a Notice of Public Hearing-Coral Commons reasonable cost. CNITT10727 Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecherl at 13125 SW Hall Blvd., a copy of which is hereto annexed, was Tigard,Oregon 97223,or by calling 503-639-4171. published in the entire issue of said SITE DEVELOPMENT REVIEW(SDR) 2005- newspaper for 00007/PLANNED DEVELOPMENT REVIEW 1 (PDR)2005-00006/ZONE CHANGE (ZON)2005- 00008/VARIANCE(VAR)2005-00091 >CORAL COMMONS< successive and consecutive weeks in the REQUEST: The applicant is requesting Site Development Review following issues • approval for a 1.6-acre property for a 14-unit planned development January 19, 2006 with detached cottage-type condominiums. No new public streets are proposed, with access provided by two private drives. An approval• ' n would require the Zoning Districts Map to be amended with a ('íhrLv W �J ` planned development overlay. A variance for the rear yard setback is Charlotte Allsop (Accounting Manager) also requested from the required 15 feet to the proposed 10 feet. LOCATION: 9400 SW Coral Street; WCTM 1S126DC, Tax Lots 4100 and 4200. ZONE: R-12:Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of Subscribed and sworn to before me this housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. January 19, 2006 i APPLICABLE REVIEW CRITERIA: Community Development O'6l/1��� Code Chapters 18.350, 18.360, 18.380, 18.390, 18.510, 18.630, "`���---���� 18.705, 18.715, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and NOTARY PUBLIC FOR OREGON 18.810. My commission expires Li__ i LH i, ,„ ,;�t ....... 1 L.__....-Y ,1_1._._.. -_ ,, ""±,,,W 1'. MUM MAP Acct#10093001 I X111( � t� ��r-Null r” 1.1'. SDR2005.00001• -- . __.. PDR200S-00006 Attn:Accounts Payable r-1. ' City of Tigard f �— ■ �...I.. ���, VAR200S•00098 13125 SW Hall Boulevard /'��" �� Tigard, OR 97223 I / // • ?maii ss CORAL COMMONS Size 2 x 11 ... �"� r t Tr ■1... - 'j Amount Due $183.70 ' - I aiCi" ..__ I ,� •remit to address above �` 77 is le '" 1 --17 i___ `�7F:, L J--- /. .cuN.n ` �i i l A •� 42/ �_..., ".l Ohl lli 1 -...»» _,. ,1 (, -r.' ire . r" �-• A 7 r~ .11w i /.....g, Y-- `..., .fir f -- . _._..-a _ ' blish 1/19/06 TT10727 • • V •Tigard Planning Commission A%© NOTE: If you would like to speak on this item, please print your name &address on this form. Agenda Item# Page / of j Date of Hearing (9 - - p 6 Case Number(s) S[)i' (73tz5 - Oo0b-7 PD CD 5- - (X)6, Zon( aoi)5- 0000S" Case Name C v' o vt ltnUvg1 f)Yl / n ` S Location 91/ov �,J &a/ �r7ccI Please PRINT your name, address, and zip code Proponent (for the proposal): Opponent (against the proposal): Name: Name: t (4, Address: Address: ck City, State, Zip: City, State, Zip: 6nzz3 Name: Name: X,/ ,E/ x rJ Address: itrAr° Address: ?5,,' 474_3 s®/eh City,State, Zip: City, State, Zip: / i Name: Name: Address: Address: City,State, Zip: City, State,Zip: Name: Name: Address: Address: City,State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City,State, Zip: • • • NOTICE OF FINAL ORDER NO. 2005-06 PC ., BY THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A PLANNED DEVELOPMENT SITE DEVELOPMENT REVIEW, ZONE CHANGE AND VARIANCE. THE COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON FEBRUARY 6, 2006. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THIS FINAL ORDER. 120 DAYS = 3/22/2006 SECTION I. APPLICATION SUMMARY FILE NAME: CORAL COMMONS CASE NOS.: Site Development Review (SDR) SDR2005-00007 Planned Development Review (PDR) PDR2005-00006 Zone Change (ZON) ZON2005-00008 Variance (VAR) VAR2005-00091 APPLICANT: Palmer & Associates OWNER: Jack M. & Alice O. Coryell Revocable 9600 SW Oak Street, Suite 230 Living Trust & Alfred Chavez Portland, OR 97223 9900 SW 92nd Avenue Tigard, OR 97223 REQUEST: The applicant is requesting Site Development Review approval for a 1.6-acre property for a 14-unit planned development with detached cottage-type condominiums. No new public streets are proposed, with access provided by two private drives. An approval would require the Zoning Districts Map to be amended with a planned development overlay. A variance for the rear yard setback is also requested from the required 15 feet to the proposed 10 feet. ZONING DESIGNATION: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9400 SW Coral Street; WCTM 1S126DC, Tax Lots 4100 and 4200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.380, 18.390, 18.510, 18.630, 18.705, 18.715, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed development meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the City. The Planning Commission, therefore, APPROVES the requested Land Use Applications subject to the following conditions of approval. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 1 OF 32 PLANNING COMMISSION FINAL ORDER • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE/BUILDING PERMIT. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. The applicant shall submit a copy of a recorded deed from Washington County Cartography demonstrating Tax Lots 4100 and 4200 have been consolidated. 2. Prior to issuance of a site/building permit, the applicant shall submit a sign concept plan and a copy of proposed CC&R's. Among other issues, the CC&R's shall specifically address the common areas consistent with the shared open space standards for use, maintenance, and insurance. 3. Prior to issuance of a site/building permit, the applicant shall provide a revised landscape plan identifying street trees listed on the City of Tigard s street tree list. 4. Prior to issuance of a site/building permit, the applicant shall submit a tree protection plan for any trees located on property adjacent to the construction project that will have more than 15% of their root system disturbed by construction prepared by a certified arborist. 5. Prior to issuance of a site/building permit, the applicant shall submit construction drawings that include the approved Tree Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 6. Prior to issuance of a site/building permit, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. All proposed protection fencing shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 7. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 8. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 2 OF 32 PLANNING COMMISSION FINAL ORDER • • 10. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of the site permit. 11. Prior to issuance of the Site permit the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering'). 12. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit which indicate that they will construct a half-street improvement along the frontage of Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet, to match existing curb; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable). K. driveway apron (it applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner, as approved by the Engineering Department. 13. A profile of Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 14. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 15. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 16. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 17. The applicant shall submit revised water quality calculations which include all impervious surface areas. 18. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 19. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 20. The applicant's plans shall be revised to include street stations, elevations and grades (%). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 21. Prior to a final building inspection, the applicant shall post both sides of both driveways as fire lanes, provide a minimum 1 inch water service to the proposed development, and place automatic fire sprinklers in Unit #11. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 3 OF 32 PLANNING COMMISSION FINAL ORDER • • The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 22. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 23. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 24. The applicant place the existing overhead utility lines along SW Coral Street underground as a part of this project, or if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is approved, the amount will be $9,990.75 and it shall be paid prior to final building inspection. 25. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 26. The applicant's engineer shall submit final sight distance certification prior to final building inspection. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THE PLANNING COMMISSION'S DECISION. SECTION III. BACKGROUND INFORMATION Site History The subject site is an open field that slopes gradually to the south southeast with a small single-family residence located in the northwest corner. A small accessory shed and asphalt drive serve the house. All of the improvements will be removed upon development. Vicinity Information: The subject site is located in a pocket of R-12 zoning with the MUE zone on the west and unincorporated Metzger to the east. Single-family residential units border the site to the south and also north across SW Coral Street. The subject site is located approximately 450 feet from SW Greenburg Road near the Crescent Grove Cemetery and Washington Square Mall. Summary of Planned Development Issues: The applicant is requesting h Site Development Review approval for a 1.6-acre property for a 14-unit planned development with detached cottage-type condominiums. No new public streets are proposed with access provided by two private drives. A variance for the rear yard setback is requested from the required 15 feet to the proposed 10 feet. The applicant's narrative states that the development's chief asset and amenity is "the preservation of open space/greenspace". The vision for the project is that the open space is preserved at a scale so as to be useful as a meaningful "commons , available to all of the residents of the planned development. This feature of the proposal would not be present in a conventional town house style development that would be necessary for development of the parcel at the prescribed R-12 density. Several issues governed by code sections that are guideline chapters for the purposes of planned CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 4 OF 32 PLANNING COMMISSION FINAL ORDER • • development review are implicated by the proposal: 1) the visual clearance area standard in 18.795 is not met by the proposed placement of the garage clusters, and 2) the dimensions of the access drives are not consistent with the access standards in Section 18.705. As guideline chapters, the Commission has the discretion to approve a proposed development if it believes it is consistent with the purposes of the affected code chapters. As described in the findings of this report, staff finds that the chapters purposes are sustained by the applicant's proposal and recommends the Commission approve the proposed planned development. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 14 unit detached single-family condominium development on 1.16 acres. The site is located within the R-12, Medium Density Residential District. Planned Developments are permitted in all zoning districts. Household living in a detached single family housing type is a permitted use in this zone. The applicant has applied for conceptual and detailed planned development approval. SUMMARY OF LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Without Subdivision, which is defined as a Type III-PC Application. Adjustments are typically Type II Administrative decisions; however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type Ill procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type III-PC actions are decided by the Planning Commission with appeals to the City Council. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff has not received any written comments from any neighbors about this application. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria are addressed in this report in the following order: 18.350 Planned Developments) 18.360 Site Development Review) 18.370 Variances and Adjustments) 18.380 Zoning Map and Text Amendments) 18.510 Residential Zoning Districts) 18.705* Access, Egress and Circulation) 18.715* Density Computations) 18.725 Environmental Performance Standards) 18.745* Landscaping and Screening) 18.765* Off-street Parking and Loading Requirements) 18.780* Signs) 18.790 Tree Removal) 18.795* Vision Clearance) 18.810 Street and Utility Improvements) 18.390 Decision Making Procedures, Impact Study) CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 5 OF 32 PLANNING COMMISSION FINAL ORDER • • *According to Section 18.350.100 of the Planned Development Chapter, these chapters are utilized as guidelines, and strict compliance is not necessary where a development provides alternative designs and methods that promote the purpose of the PD Chapter. The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters. These chapters are, therefore, found to be inapplicable as approval standards: 18.710 (Accessory Residential Units) 18.720 (Design Compatibility Standards) 18.730 (Exceptions to Development Standards) 18.740 (Historic Overlay) 18.742 (Home Occupations) 18.750 (Manufactured/Mobil Home Regulations) 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming Situations) 18.785 (Temporary Uses) 18.798 (Wireless Communication Facilities) 18.350 — (PLANNED DEVELOPMENTS) The applicant has requested a Planned Development (PD) overlay zone change for the subject property. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone. The following addresses compliance with the process and applicable base zone standards. THE PLANNED DEVELOPMENT PROCESS: 18.350.020 Section 18.350.020 states that there are threeelemnts to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. This application is for all three elements of the planned development process, overlay zone, concept plan, and detailed plan. APPLICABILITY OF THE BASE ZONE DEVELOPMENT STANDARDS: 18.350.070 Section T8.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; In the R-12 zoning district the minimum lot size is 3,050 square feet. The zone has no minimum lot depth or width. The proposed 14 detached single-family condominium units will be on a single lot. The number of units meets the minimum and maximum density requirements, which are addressed later in this report. The roposed development site is currently on two tax lots (WCTM 1S126DC, Tax Lots 4100'and 4200). This staff report anticipates that the two lots will be consolidated into a single lot. Therefore, a condition of approval will require the applicant to submit a copy of a recorded deed from Washington County Cartography demonstrating the lots have been consolidated. Site coverage: The site coverage provisions of the base zone shall apply; There is an 80% maximum lot coverage standard in the R-12 zone. However, the applicant has proposed only 55.9% coverage, consistent with the base zone standard for site coverage. Building height: The building height provisions shall not apply; and CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 6 OF 32 PLANNING COMMISSION FINAL ORDER • • The base development standard height limit in this zone is 35 feet. The applicant's narrative does not propose a specific building height and states that no modification to the building height standards are sought. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has provided a detailed site plan that illustrates building footprints within the development. The applicant has applied the setback standards for the single lot such that all buildings adjacent to respective yards of the lot are setback per the standards. The front or rear yard setbacks in this zone are met (as provided for under the exceptions to base zone standards provided by Chapter 18.360 and reviewed below) on all structures on the perimeter of the project site except for Unit #11, for which the applicant has applied for variance. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant's narrative states that 4-foot side yard setbacks are proposed consistent with the 20% reductions to the base zone standards allowed under chapter 18.360. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street; (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided The applicant's site plan shows arages that are oriented perpendicular to the street access and clustered toward the front of the lot in four buildings, consistent with these standards. All other provisions of the base zone shall apply except as modified by this chapter. Except for the rear yard setback for Unit #11, the proposed development complies with the standards of the base zone. FINDING: The standards for the base zone standards have not been met. With an approved variance for the rear yard setback for Unit #11, the base zone development standards related to the previously discussed criteria would be met. The variance standards are applied later in this report. In addition, the proposed development site is currently on two tax lots (WCTM 1S126DC, Tax Lots 4100 and 4200). This staff report anticipates that the two lots will be consolidated into a single lot. CONDITION: The applicant shall submit a copy of a recorded deed from Washington County Cartography demonstrating Tax Lots 4100 and 4200 have been consolidated. PD CONCEPTUAL PLAN REQUIREMENTS: 18.350.090 The applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. The applicant has submitted a statement of planning objectives and a description of the character of the proposed development and a rationale behind the assumptions and choices made. According to the applicant's narrative, the subject property, developed under the typical subdivision standards in the R-12 zone, would result in row-house type residential construction with deep narrow lots. Instead, the applicant proposed a unique development for the area that encourages green space preservation and resident interaction. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 7 OF 32 PLANNING COMMISSION FINAL ORDER • The character of the proposed development is described by common spaces provided in which neighbors can easily gather and interact as opposed to remaining within private yards. The open spaces would be shared and of greater scale than otherwise afforded in individual lots that would likely be separated by fences. This characteristic is fundamental to the site layout and concept in that gathering spaces are viewed as having a value beyond that of otherwise typical lot requirements and yard setbacks. At a minimum, neighbors would experience opportunities for interaction simply walking between detached garages and the units. The proposed planned development trades individual yards or courts under the R-12 standards for communal open space. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. According to the applicant's narrative, construction is expected to commence in the spring of 2006. The completion date was not addressed in the applicant's narrative. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. The applicant's narrative states that the applicant intends on selling all 14 units in the project. A narrative statement presenting information, a detailed description of which is available from the Director. A narrative statement for the proposal was included in the application. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: Existing site conditions, A site concept, A grading concept, A landscape concept, A sign concept and A copy of all existing or proposed restrictions or covenants. The applicant has submitted an Existing Conditions plan, Site Concept plan Grading and Erosion Control Concept plan, SW Coral Street Improvement Concept Plan, and a Landscape Concept plan. No signs are proposed. A condition of approval shall require the applicant to submit a sign concept plan and a copy of proposed CC&R's. FINDING: The planned development conceptual plan criteria have not been met, but can be met with the following condition. CONDITION: Prior to site development/building permits, the applicant shall submit a sign concept plan and a copy of proposed CC&R's. PD APPROVAL CRITERIA: 18.350.100 Relationship o si a eve opmen review. The provisions of Chapter 18.360, Site Development Review, are not applicable to Planned Development Reviews. The detailed development plan review is intended to address the same type of issues as the Site Development Review. Criteria for exceptions for setback standards are included in Chapter 18.360.080 and referenced under TDC 18.350.070. Only these criteria of the Site Development Review chapter are included in that section below. Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has not applied to subdivide the property. Therefore, this standard does not apply. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 8 OF 32 PLANNING COMMISSION FINAL ORDER • • EXCEPT AS NOTED, THE PROVISIONS OF THE FOLLOWING CHAPTERS SHALL BE UTILIZED AS GUIDELINES. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that romote the purpose of this section. In each case, the applicant must provide findings to justi the modification of the standards in the chapters listed in Subsection 3 below. The deve oper may choose to provide or the Commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. Chapter 18.715, Density Computation and Limitations. Meets the standards. Chapter 18.730, Exceptions to Development Standards; Not Applicable Chapter 18.795, Visual Clearance Areas; Meets standards. Chapter 18.745, Landscaping and Screening; Meets standards Chapter 18.765, Off-street Parking and Loading Requirements; Meets standards Chapter 18.705, Access, Egress and Circulation; and Does not meet access drive standards (but may meet the purposes of the chapter) Chapter 18.780, Signs. Modifications to these standards are not proposed. Complete findings for each of the above guideline chapters can be found below under their respective chapter headings. In addition, the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; Structures located on the site shall not be in areas subject to ground slumping and sliding; There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The structures shall be oriented with consideration for the sun and wind directions, where possible; and Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. No trees exist on the subject site, which is gently sloping from northwest to southeast. The location of the proposed buildings on the subject parcel meets the building code standards and fire-fighting standards for separation of structures. The proposed design also provides for adequate light and air circulation between dwellings as the minimum distance of 8 feet is maintained as provided for in Tigard's development standards. The applicant's narrative does consider orientation of the proposed dwellings with respect to sun and contends that the two private gardens have been designed to ensure adequate sunlight over the tops of the roofs of the dwelling units to the south. The units' moderate heights (11,4 stories) contribute to solar access for the project. With the flat aspect of the subject parcel, wind does not present a problematic element. Therefore, the proposed development is consistent with this standard. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; The subject site is bordered by commercial uses in the MUE zone to the west and southwest and is otherwise surrounded by single-family residential uses. The applicant has proposed a C-2 level buffer. Therefore, pursuant to the findings below in the Landscape Chapter, the proposed development will be adequately buffered, consistent with this standard. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 9 OF 32 PLANNING COMMISSION FINAL ORDER • • In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: • The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; • The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; • The required density of the buffering; and • Whether the viewer is stationary or mobile. The property to the west and southwest is zoned MUE and is currently developed with commercial office buildings and parking lots. Pursuant to TDC 18.745.050.A.2 and Table 18.745.2 and as proposed by the applicant, an 8-foot buffer with shrubs, trees, and a 5-foot fence, would provide a visual barrier between the uses. In addition, as the applicant notes, there is an existing 5-foot CMU wall on the adjacent parcel designated MUE. The applicant also states that the units have been designed such that views from the units carefully avoid undesirable views of the adjacent commercial development. Therefore, this standard is met. On-site screening from view from adjoining roperties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. No rooftop mechanical devices are proposed. Proposed service and storage areas are included in the enclosed garages, consistent with this standard. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi-family use: Shared outdoor recreation areas -- multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single-family development. Therefore, this standard does not apply. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; The proposed private access drives do not meet the standards of Chapter 18.705 as described in the findings under that chapter later in this report. However, the chapter is a guideline chapter and as such is under the preview of the Commission to decide if the purpose of the chapter is otherwise met. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Tualatin Valley Fire and Rescue's comments include a requirement that both sides of the access drives must be posted fire lanes. The applicant is conditioned later in this report to post the drives accordingly, consistent with this standard. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The Transportation Plan does not show any bike or pedestrian ways over the subject site. Therefore, this standard does not apply. Landscaping and open space: Residential Development: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 10 OF 32 PLANNING COMMISSION FINAL ORDER • • According to the applicant's narrative, the proposed development will preserve 44.9% of the total site as open space, consistent with this standard. Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter; • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area Tri-Met was notified of the proposed development but did not provide any comment. The subject site is not served by any Tri-Met bus routes. Therefore no transit improvements are required for this site, apart from standard pedestrian improvements (i.e. sidewalks). Signs: No specific signage is proposed with this application. Any future signage will require a permit in compliance with the sign code. Therefore, specific standards for signs do not apply at this time. However, the applicant is conditioned to submit a sign concept plan pursuant to the planned development conceptual plan requirements, above. Parking All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. According to the applicant's narrative, one parking space per dwelling unit will be provided in the covered garages, consistent with this standard. Drainage: All drainage rovisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 222 feet and 212 feet elevation. The nearest floodplain is at the 163-foot elevation approximately 1,700 feet south in the Ash Creek tributary to Fanno Creek. Therefore, the subject site is not within nor adjacent to the 100-year floodplain. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 11 OF 32 PLANNING COMMISSION FINAL ORDER • • Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director; and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has identified an open space area on the site plan, and has stated that is will be conveyed to the proposed homeowner's association. The use and maintenance of these areas is generally addressed in proposed CC&R's, which the applicant has been conditioned to submit earlier In this section. FINDING: The standards for Planned Development Conceptual Plan Requirements and the Planned Development Approval Criteria have not been met; however, with the following recommended condition of approval they can be met. CONDITION: Prior to site development/building permits, the applicant shall submit a sign concept plan and a copy of proposed CC&R's. Among other issues the CC&F 's shall specifically address the common areas consistent with the shared open space standards for use, maintenance, and insurance. 18.360 — (SITE DEVELOPMENT REVIEW APPROVAL CRITERIA): Pursuant to TDC 18.350.070.A.4.a, the Planned Development chapter allows exceptions to Base Zone Development Standards of up to 20% as provided below. Section 18.360.080.A: Exceptions to setback requirements. The Director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: 1. An exception which is not greater than 20% of the required setback; The applicant has proposed 6 to 8-foot side yard setbacks, 10 to 12-foot rear yard setbacks, and a 12-foot front yard setback for the proposed dwellings and accessory garages on the subject parcel. As shown in the applicant's narrative and in the residential development standards chart later in this review under Chapter 18.510, the applicant has applied the 20% allowed exception to the front yard and the rear yard setbacks (Unit#11 exceeds the exception and is reviewed below in the Variance section of this report). Therefore, the following items 2 through 5 above must be met. 2. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard; This is a detached single-family project, which is permitted within planned developments in the R-12 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 12 OF 32 PLANNING COMMISSION FINAL ORDER • • 3. Safe vehicular and pedestrian access to the site and on-site; Comments received from TVF&R do not find that the proposed access is inadequate or hazardous. However, TVF&R does require that both sides of both drives be posted as fire lanes. The applicant has been conditioned to post the drives as fire lanes later in this report. 4. A more efficient use of the site which would result in more landscaping; and According to the applicant's narrative, the proposed 44% landscaping will exceed the 20% minimum. 5. The preservation of natural features which have been incorporated into the overall design of the project. The subject property is an open grassy meadow with no distinguishing natural features. However, the proposed design will retain much of the open space that otherwise would be lost in a townhouse development style. FINDING: The proposed development meets the applicable criteria pursuant to the 20% reduction in front and rear setbacks allowed under Section 18.360. Based on the analysis above, excepting Unit #11 (addressed in the Variance Section below), these specific applicable development review standards are met. 18.370 — (VARIANCES AND ADJUSTMENTS): 18.370.010 Variances The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual circumstances related to a specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship, except that no use variances shall be granted. The variance standards are intended to apply to individual platted and recorded lots only. The applicant proposes to vary the rear yard setback standard of 15 feet in the R-12 zone. The applicant's plans show a 10-foot setback for the 40-foot south elevation of Unit #11, which is centered on the 285-foot southern boundary of the project. TDC 18.360.080 allows for exceptions to front and rear setbacks of up to a 20% reduction from the base development standards. The development adjustments section of the Variance and Adjustments Chapter also provides for a 20% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone standards. However, the proposal is for a 33% reduction from the base zone standard. Therefore, a variance is required. The proposed planned development involves individually platted and recorded lots, Lots 4100 and 4200, WCTM 1S126DC. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The applicable policies and standards are addressed in this staff report. Where the proposed development is not consistent with the standards, they can be if the required conditions of approval are met. The adjacent single-family dwelling to the south of the subject parcel, nearest to the proposed setback variance request is approximately 120 feet from the property line or 130 feet from the proposed Unit #11. The planned development standards allow a 20% reduction in the rear yard setback to 12 feet. Staff finds that the additional 2-foot (1%) rear setback reduction would not be detrimental to the adjoining property. Therefore, this standard has been met. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 13 OF 32 PLANNING COMMISSION FINAL ORDER • • b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The applicant has considered meeting the density requirements of the. R-12 zone with townhome style construction on narrow, deep lots, but has opted for the condominium design on a single lot to promote preservation of open space and community values. The applicant argues that the 2-foot variance request is an important part of the overall design's functionality. It appears to staff that Units 10, 11, and 12 could be moved north 2 feet to meet the standard and retain the function and character of the proposed development. However, as indicated above, it is not likely that the requested variance would adversely impact the neighboring property. Page 5 of the applicant's narrative states that the variance would be necessary for the best preservation of open space/greenspace, which is clearly the development's chief asset and amenity." Given the configuration and required density of the subject parcel and the purpose of the proposed planned development, staff finds that the variance request is consistent with this standard. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; The proposed residential use is allowed outright in the zone. As addressed in this report, the proposed planned development meets or can be conditioned to meet all applicable City standards excepting this variance request. The impact of the variance as discussed above, would be negligible. Therefore, the city standards will be maintained to the greatest extent possible, consistent with this standard. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and The effect of the variance would be negligible with respect to the enumerated systems, consistent with this standard. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. FINDING: Owing to special and unusual circumstances related to this specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship; Staff recommends that the Commission grant the requested variance, consistent with these standards. 18.380 — (ZONE CHANGES): Standards for Making Quasi-Judicial Decisions: A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi judicial zoning map amendment shall be based on all of the following standards: Demonstration of compliance with all applicable comprehensive plan policies and map designations; The Development Code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the Development Code. The findings in this staff report demonstrate compliance with applicable criteria. Therefore, this standard is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis in this report, all applicable standards in the code are met or can be conditioned to be met, consistent with this standard . CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 14 OF 32 PLANNING COMMISSION FINAL ORDER • Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There has been no apparent change in circumstances or inconsistencies to the Comprehensive Plan or Zoning Map that warrants a zone change from the underlying zone in this case. The underlying zoning remains in effect for allowable uses, density, and other general requirements. Specific deviations are requested and authorized within the planned development overlay, as set forth in this staff report. A zone change application is necessary to place the PD overlay designation on the property. This criterion as related to a mistake, inconsistency, or change is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. 18.510 — (RESIDENTIAL ZONING DISTRICTS) R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050.B States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site is designated R-12, Medium-Density Residential. TABLE 18.510.2 - (Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES R-12 PD Allowed Proposed STANDARD MF DU* SF DU** Minimum Lot Size -Detached unit 3,050 sq.ft.per 3,050 sq.ft. per NA(condo plat) 1 parcel/14 units -Attached unit unit unit (meets density) -Duplexes - Boarding, lodging, rooming house Average Lot Width None None NA NA Minimum Setbacks -Front yard 20 ft. 15 ft. .80%or 12ft. 12 ft. -Side facing street on corner&through lots 20 ft. 10 ft. 10 ft. NA -Side yard 10 ft. 5 ft.[1] NA/UBC 6 ft-8 ft. -Rear yard 20 ft. 15 ft. 80%or 12 ft. 10 ft-12 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. 30 ft. NA -Distance between property line and garage entrance 20 ft. 20 ft. 8 ft./20 ft. NA(90*to street) Maximum Height 35 ft. 35 ft. NA Maximum Lot Coverage[2] 80% 80% 80% 44.9% Mimimum Landscape Requirement 20% 20% 20% 55.1% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. Multiple-family dwelling unit ** Single-family dwelling unit CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 15 OF 32 PLANNING COMMISSION FINAL ORDER • • FINDING: Pursuant to TDC 18.350.070, some of the base zone standards can be altered to fit a specific planned development design. The applicant has submitted a Site Plan (Sheet 8) that specifies the building footprints and associated setbacks. The applicant has determined setbacks based on the perimeter building locations on the single lot and not each of the dwelling unit condominiums on the lot.building_ t with Unit #11 the proposed development maintains the front, side, and rear yard setbacks of the underlying development standards or as allowed under the site development standards in TDC 18.360.080.A.1 (up to a 20% reduction). The applicant has applied for a variance for the proposed 10 yard setback for Unit #11, which is reviewed earlier in this report. 18.705 — (ACCESS AND EGRESS): *PD Guideline Chapter 18.705.030 (C) Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title No joint access is proposed or necessary to provide access from SW Coral Street to the subject property. This standard does not apply. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed development site has direct access to SW Coral Street, a public street, consistent with this standard. Required walkway location. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant's Landscape Plan (Sheet 8) shows sidewalks connecting each of the 14 proposed condominium units to the private driveways and to the public sidewalk proposed along SW Coral Street, consistent with this standard. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Comments received from TVF&R do not find that the proposed access is inadequate or hazardous. However, TVF&R does require that both sides of both drives be posted as fire lanes. In addition, Tualatin Valley Water District commented that it had no objections to the conceptual plan, but questioned whether fire sprinklers would be required by the fire department, which would have bearing on the size of service required (3/4 inch or 1 inch). The comments of Tualatin Valley Fire & Rescue state that Bldg 11 will be required to have automatic fire sprinklers installed due to its location on property. Therefore, conditions of approval will require the applicant to post the drives as fire lanes, provide a minimum 1 inch water service to the proposed development, and place automatic fire sprinklers in Unit #11. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 16 OF 32 PLANNING COMMISSION FINAL ORDER • • Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Access for each of the proposed dwellings will be from one of two private drives which intersect with SW Coral Street, a local street. Therefore, this standard does not apply. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has submitted a preliminary sight distance certification for the two proposed driveways. Based on a speed of 25 mph the minimum sight distance required is 250 feet and the engineer has stated that this requirement is exceeded at both locations. Prior to final building inspection the applicant's engineer shall submit a final sight distance certification upon completion of the public street improvements. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Coral Street is classified as a local street; therefore this standard does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Coral Street is classified as a local street and the proposed access points are driveways, therefore this standard does not apply. Minimum access requirements for residential use. Vehicular access and egress for single- family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The proposed development is for 14 detached single-family condominium units on a single lot. The two proposed private driveways are 18 feet wide by 60 feet long. However, the drives widen to 26 feet in the court formed by the flanking four-bay garages. The court portion of the driveway access is comprised of an18-foot access way bordered by four-foot at grade pedestrian paths between the garages and the access way. This design is not consistent with Table 18.705.2, which requires a 30- foot minimum access width, 24-foot paved, curbs and a 5-foot sidewalk for 3 to 19 multifamily residential units. However, the proposal is not multifamily construction and each driveway serves only seven single-family detached units. The standard in Table 18.705.1 for six units is a minimum 20-foot access and 20-foot paved surface. Staff finds that the standard is substantially met by the proposed access way, which is 18 feet wide through the curb cut and first 20 feet and then 26 feet for the remainder 40-foot length. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 17 OF 32 PLANNING COMMISSION FINAL ORDER • • As the Access and Egress Chapter is a guideline chapter for planned developments, the Commission must consider whether the proposed access is sufficient to meet the chapter purpose of safe and efficient vehicle access and egress on the site. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; This will be ensured during the construction document review period. The individual homeowners through the homeowner's association and its CC&R's will maintain the access drive once the property is developed and sold. The Tualatin Valley Fire and Rescue District provided comments for this proposal requiring the driveways be posted as fire lanes along both sides. Therefore, the applicant has been conditioned to post the driveways on both sides as fire lanes, consistent with this standard. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The proposed access drives are approximately 18 feet wide and 60 feet in length. Therefore this standard does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. The proposed access drives are approximately 18 feet wide and 60 feet in length. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. The site is not adjacent to a collector or arterial. Therefore, this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. There is no evidence in the file that SW Coral Street is a congested street or that there are any turning movement problems. Coral is a local street with single-family residential development east of the site. TVF&R has not indicated that the proposed development would provide inadequate access for emergency vehicles provided that the drives are posted as fire lanes. Therefore, the proposal is consistent with this standard. FINDING: As the above findings show, not all of the Access and Egress Chapter standards have been met. In particular, the dimensions of the access drives are not consistent with the standards. Staff finds that the standards are awkward to apply in this case but are substantially met. However, the chapter is a guideline chapter for planned developments. Therefore, the Commission must consider whether the proposed access is sufficient to meet the chapter purpose of safe and efficient vehicle access and egress on the site. TVF&R requirements for posting fire lanes will be addressed as a recommended condition of approval. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 18 OF 32 PLANNING COMMISSION FINAL ORDER • • CONDITION: The applicant shall post both sides of both driveways as fire lanes, provide a minimum 1 inch water service to the proposed development, and place automatic fire sprinklers in Unit #11. 18.715 (DENSITY COMPUTATIONS): Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to b e developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. In this case, as a planned unit development, the minimum lot size of 3,050 square feet is used to calculate density: GROSS LOT AREA 50,529 square feet (1.16 acres) Public Street dedication 0 square feet Private Driveways 2,497 square feet Sensitive Lands 0 square feet NET DEVELOPABLE AREA: 48,032 square feet NUMBER OF LOTS: 48,032 sf/ 3,050 sf/lot = 15.7 units max Maximum density 15 lots Minimum density (.80) 12 lots FINDING: In the R-12 zone, as shown above, the maximum number of residential lots is 15. The minimum, at 80%, is 12 lots. The applicant has proposed a 14-lot condominium development, consistent with this standard. 18.725 — (ENVIRONMENTAL PERFORMANCE STANDARDS) These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 19 OF 32 PLANNING COMMISSION FINAL ORDER • • Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within planned developments in the R-12 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. 18.745— (LANDSCAPING AND SCREENING): *PD Guideline Chapter Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-12 zoning district has 20% minimum requirement of the site to be landscaped. Section 18.745.030.E requires the developer to provide methods of the protection of existing vegetation to remain during the construction process and that the plants to be saved shall be noted on the landscape plans. Although no trees exist on the subject property, the applicant's site plan shows trees near the property line on an adjacent parcel to the south. These trees shall be protected during site development and subsequent development of the single-family condominium units as provided for under the Tree Removal Standards below. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has provided a street tree plan for the development to include the planting of 8 trees on SW Coral Street. The City Forester commented that the species of street trees proposed for the development have not been identified on the applicant's landscape plan (Sheet 8). Therefore, the applicant shall provide a revised landscape plan identifying street trees listed on the City of Tigard's street tree list. Buffering and Screening -Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 20 OF 32 PLANNING COMMISSION FINAL ORDER • • Adjacent uses to the subject site include single-family detached dwelling units to the east and south, which do not require buffering or screening. The property to the west and southwest is zoned MUE and is developed with office buildings. Pursuant to TDC 18.745.050.A.2 and Table 18.745.2 a C buffer standard applies. The applicant proposes using the C-2 standard option comprised of an 8- foot buffer with trees shrubs and a 5-foot fence around the perimeter of the property. Therefore, this standard is met. FINDING: As the foregoing analysis shows, the landscaping and screening standards have not been met. However, with the following condition, the proposed development can meet these standards. CONDITION: Prior to site/building permits, the applicant shall provide a revised landscape plan identifying street trees listed on the City of Tigard's street tree list. 18.765— (OFF-STREET PARKING AND LOADING REQUIREMENTS): *PD Guideline Chapter This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 14 single-family detached dwellings. Table 18.765.2 requires that each single-family unit have one off-street parking space. The proposal provides for one garage space for each dwelling unit, consistent with this standard. 18.790 — (TREE REMOVAL): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. According to the applicant's narrative and aerial photos of the site, the subject property does not contain any trees greater than 6 inches in diameter. The applicant has not submitted a Tree Plan or an arborist report. However, the applicant's site plan does show trees near the property line on an adjacent parcel to the south that could be affected by the proposed development. Therefore, the applicant shall submit a tree protection plan prepared by a certified arborist. The plan shall address the following concerns of the City Forester: TREE PROTECTION PLAN REQUIREMENTS The full text of these following requirements shall be placed on the tree protection plan: Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall be protected. Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the trees being preserved. Prior to construction, the applicant shall submit a detailed construction schedule to the City Forester with notations as to when tree protection devices will be either installed or removed throughout construction of the project. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 21 OF 32 PLANNING COMMISSION FINAL ORDER • • All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. • Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark. • The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the City Forester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the roject arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees are healthy, stable and viable in their modified growing environment. 18.795— (VISUAL CLEARANCE AREAS): *PD Guideline Chapter Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 22 OF 32 PLANNING COMMISSION FINAL ORDER • • Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a nonarterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of way line and measured along such lines. The proposed private driveways intersect SW Coral Street, a local street greater than 24 feet in width. Therefore, a visual clearance area, as described above, must be established. However, the applicant's site plan and narrative show and describe a variation to the prescribed area due to the design of the planned development and request relief under the planned development standards that qualify the provisions of this chapter as "guidelines". The proposed design includes portions of each garage cluster within the visual clearance areas of each driveway. The applicant states that the open space benefits of the planned development would be compromised and four of fourteen units would be eliminated if the visual clearance areas complied with the standard. The applicant further suggests that mitigation measures such as signage and restricted parking on Coral Street could mitigate for the reduced visual clearance areas and maintain safe access and egress for Coral Commons residents. FINDING: The visual clearance area standard is not met by the proposed placement of the garage clusters. However, as a guideline chapter, the Commission has the discretion to approve a variance from the standard if it believes it is necessary to achieve the purposes of the planned development chapter and does not otherwise compromise the purpose of the Visual Clearance Areas Chapter to assure proper sight distances at intersections to reduce the hazard of vehicular turning movements. Staff finds that with the applicant's suggested mitigation that would include signage and restricting parking on SW Coral adjacent to the access drives could adequately address the sight distance requirement. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Coral Street, which is classified as a local street on the City of Tigard Transportation adjacent Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. SW Coral Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements, matching the existing curb line located 18 feet from centerline. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 23 OF 32 PLANNING COMMISSION FINAL ORDER • • the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has stated that the project is infill and does not call for the creation of new public streets or block. This does not adequately address this criterion. Rather, due to the existing development patterns there are no opportunities for future streets. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The existing development pattern does not provide opportunities for future connections. The existing block lengths are not excessive and further division into smaller blocks would not provide a substantial benefit to circulation. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans include a profile but did not call out the stations or grades. It appears from a rough calculation that the grade is approximately 3%, thereby meeting this criterion. The applicant's plans shall be revised to indicate the stations, elevations and grades, in percent, on the construction plans for the PFI submittal. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has not proposed a private street. Therefore, this standard does not apply. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: . Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 24 OF 32 PLANNING COMMISSION FINAL ORDER • • • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The subject site is located within a block bounded by SW Coral Street on the north, SW Greenburg Road (an arterial)on the west, SW 92" Avenue on the east, and SW Locust Street (a collector) on the south. The perimeter of the block is approximately 2,800 lineal feet, consistent with this standard. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. No public streets are proposed with the subject development proposal, consistent with this standard. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The existing lot depth is 176 feet and lot width is 285 feet, consistent with this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. The proposed development is for a 14-unit detached single-family condominium-style planned development on a single lot. The existing lot has approximately 285 feet of frontage on SW Coral Street, consistent with this standard. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a sidewalk along their Coral Street frontage, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has proposed to provide a private sewer to serve this development with a connection to the public sewer line in Coral Street. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 25 OF 32 PLANNING COMMISSION FINAL ORDER • • Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will provide a private, underground detention system on their site. Final plans and calculations shall be submitted with the PFI application for review and approval. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Coral Street is not designated as a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 26 OF 32 PLANNING COMMISSION FINAL ORDER • • There are existing overhead utility lines along the frontage of SW Coral Street. The City Engineer expects these lines to be placed underground by the developer. If the fee in-lieu is proposed, the City Engineer must approve the request. If the fee-in-lieu is approved, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 285.45 lineal feet; therefore the fee would be $9,990.75. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District provides service in this area. The applicant shall provide the City with approvals from TVWD for the proposed water connections prior to issuance of the PFI permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. The calculations shall be revised to treat all impervious surface area runoff. There is no credit for existing impervious surface areas. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS riesign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an issuance control plan for City review and approval prior to ssuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall submit an NPDES 1200-C permit application to the City of Tigard. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building permits. FINDING: The applicant's submittal is not consistent with all the foregoing standards, but will be consistent if the following recommendations are implemented. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 27 OF 32 PLANNING COMMISSION FINAL ORDER • • RECOMMENDATIONS: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tiqard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of the site permit. Prior to issuance of the Site permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet, to match existing curb; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner, as approved by the Engineering Department. A profile of Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 28 OF 32 PLANNING COMMISSION FINAL ORDER • • The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and appproval rior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. The applicant shall submit revised water quality calculations which include all impervious surface areas. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. The applicant's plans shall be revised to include street stations, elevations and grades (%). Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant place the existing overhead utility lines along SW Coral Street underground as a part of this project, or if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is approved, the amount will be $9,990.75 and it shall be paid prior to final building inspection. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. The applicant's engineer shall submit final sight distance certification prior to final building inspection. 18.390— (DECISION MAKING PROCEDURES/IMPACT STUDY): SECTION 18.390.040.B.e requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 29 OF 32 PLANNING COMMISSION FINAL ORDER • • ROUGH PROPORTIONALITY ANALYSIS Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1, 2005, the TIF for a detached, single-family dwelling is $2,851. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $39,914 ($2,851 x 14 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $124,731 ($39,914 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Mitigation Value Assessment: With regard to off site mitigation measures, the applicant is proposing half street improvements along 285 feet of their Coral Street frontage. The 1/2 street improvement of $200.00/I.f. x 285 I.f. is approximately $57,000.00. Full Impact $39,914 - 0.32) $124,731 Less TIF Assessment (14 lots x $2,851) -$39,914 Less mitigated values for Improvements -$57 000 Estimate ofUnmitigated Impacts $27,817 FINDING: The applicant's proposed off-site street improvements are required to address the standards of Chapter 18.810. The value of the improvements together with the TIFs is substantially less than the value of the full impact, thus roughly proportionate and justified. SECTION VII. OTHER STAFF COMMENTS The Tigard Public Works Department has reviewed this proposal and has determined that the proposed development is out of the City's water district and otherwise had no objections to the proposal. The City Forester also commented that street trees have not been shown in the plans. The City Forester s recommendations can be found in the Tree Removal section of this report (comments in their entirety are located in the land use file). The applicant shall be conditioned to submit a revised landscape plan including the location, species and size of street trees proposed pursuant to TDC 18.745.040. The Tigard Police Department reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Washington County department of Land Use and Transportation stated it will not be submitting any requirements or conditions and noted that the project site is not adjacent to any County maintained road section, nor is it expected to generate considerable off-site impacts to nearby roadways. Tualatin Valley Water District commented that it had no objections to the conceptual plan, but questioned whether fire sprinklers would be required by the fire department, which would have bearing on the size of service required (3/4 inch or 1 inch). The comments of Tualatin Valley Fire & Rescue below state that Bldg 11 will be required to have automatic fire sprinklers installed due to its location on property. Therefore, a condition will require a 1 inch service to the proposed development. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 30 OF 32 PLANNING COMMISSION FINAL ORDER • Tualatin Valley Fire & Rescue reviewed the proposed site plan and endorsed the proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. Bldg 11 (also indicated as Bldg A) will be required to have automatic fire sprinklers installed due to its location on property. 3) ADDITIONAL ACCESS ROADS — COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. 4) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 5) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. 6) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. The roadways leading to the covered parking areas shall be posted as fire lanes along both sides. 7) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 8) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 31 OF 32 PLANNING COMMISSION FINAL ORDER • • 9) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. 10) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. 11) FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. 12) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. The location of the hydrant located directly across SW Coral Street is acceptable. 13) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. 14) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. 15) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. SECTION IX. CONCLUSION The City of Tigard Planning Commission has APPROVED, Site Development Review (SDR2005- 00007), Planned Development Review (PDR2005-00006), Zone Change (ZON2005-00008), and Variance (VAR2005-00091) — CORAL COMMONS. IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 61" DAY OF FEBRUARY, 2006 BY THE CITY OF TIGARD PLANNING COMMISSION. //Id • Mark Padgett, Pla ning Commission President Dated this / day of February, 2006. CORAL COMMONS SITE DEVELOPMENT REVIEW(SDR2005-00007) PAGE 32 OF 32 PLANNING COMMISSION FINAL ORDER • • Agenda Item: 5.2 Hearing Date: Februa 6_2006 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION A D;, CITY OF TIGARD FOR THE CITY OF TIGARD, OREGON Community<UeveCopment Siapi'n A Better Community 120 DAYS = 3/22/2006 SECTION I. APPLICATION SUMMARY FILE NAME: CORAL COMMONS CASE NOS.: Site Development Review (SDR) SDR2005-00007 Planned Development Review (PDR) PDR2005-00006 Zone Change (ZON) ZON2005-00008 Variance (VAR) VAR2005-00091 APPLICANT: Palmer & Associates OWNER: Jack M. & Alice O. Coryell Revocable 9600 SW Oak Street, Suite 230 Living Trust & Alfred Chavez Portland, OR 97223 9900 SW 92nd Avenue Tigard, OR 97223 REQUEST: The applicant is requesting Site Development Review approval for a 1.6-acre property for a 14-unit planned development with detached cottage-type condominiums. No new public streets are proposed, with access provided by two private drives. An approval would require the Zoning Districts Map to be amended with a planned development overlay. A variance for the rear yard setback is also requested from the required 15 feet to the proposed 10 feet. ZONING DESIGNATION: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9400 SW Coral Street; WCTM 1S126DC, Tax Lots 4100 and 4200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.380, 18.390, 18.510, 18.630, 18.705, 18.715, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed Planned Development and setback variance will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in this report. Therefore, Staff recommends APPROVAL, subject to the following Findings and recommended Conditions of Approval within this staff report: CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 1 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE/BUILDING PERMIT. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. The applicant shall submit a copy of a recorded deed from Washington County Cartography demonstrating Tax Lots 4100 and 4200 have been consolidated. 2. Prior to issuance of a site/building permit, the applicant shall submit a sign concept plan and a copy of proposed CC&R's. Among other issues, the CC&R's shall specifically address the common areas consistent with the shared open space standards for use, maintenance, and insurance. 3. Prior to issuance of a site/building permit, the applicant shall provide a revised landscape plan identifying street trees listed on the City of Tigard s street tree list. 4. Prior to issuance of a site/building permit, the applicant shall submit a tree protection plan for any trees located on property adjacent to the construction project that will have more than 15% of their root system disturbed by construction prepared by a certified arborist. 5. Prior to issuance of a site/building permit, the applicant shall submit construction drawings that include the approved Tree Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 6. Prior to issuance of a site/building permit, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. All proposed protection fencing shall remain in place through the duration of home building. After approval from the City Forester, the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 7. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.qov). 8. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 2 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • 10. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of the site permit. 11. Prior to issuance of the Site permit the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). 12. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit which indicate that they will construct a half-street improvement along the frontage of Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet, to match existing curb; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable)' K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner, as approved by the Engineering Department. 13. A profile of Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 14. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 15. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 16. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition , a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 17. The applicant shall submit revised water quality calculations which include all impervious surface areas. 18. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 19. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 20. The applicant's plans shall be revised to include street stations, elevations and grades (%). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 21. Prior to a final building inspection, the applicant shall post both sides of both driveways as fire lanes, provide a minimum 1 inch water service to the proposed development, and place automatic fire sprinklers in Unit #11. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 3 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 22. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 23. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 24. The applicant place the existing overhead utility lines along SW Coral Street underground as a part of this project, or if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is approved, the amount will be $9,990.75 and it shall be paid prior to final building inspection. 25. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 26. The applicant's engineer shall submit final sight distance certification prior to final building inspection. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History The subject site is an open field that slopes gradually to the south southeast with a small single-family residence located in the northwest corner. A small accessory shed and asphalt drive serve the house. All of the improvements will be removed upon development. Vicinity Information: The subject site is located in a ocket of R-12 zoning with the MUE zone on the west and unincorporated Metzger to the east. Single-family residential units border the site to the south and also north across SW Coral Street. The subject site is located approximately 450 feet from SW Greenburg Road near the Crescent Grove Cemetery and Washington Square Mall. Summary of Planned Development Issues: The applicant is requesting Site Development Review approval for a 1.6-acre property for a 14-unit planned development with detached cottage-type condominiums. No new public streets are proposed with access provided by two private drives. A variance for the rear yard setback is requested from the required 15 feet to the proposed 10 feet. The applicant's narrative states that the development's chief asset and amenity is "the preservation of open space/greenspace". The vision for the project is that the open space is preserved at a scale so as to be useful as a meaningful "commons , available to all of the residents of the planned development. This feature of the proposal would not be present in a conventional town house style development that would be necessary for development of the parcel at the prescribed R-12 density. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 4 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • Several issues governed by code sections that are guideline chapters for the purposes of planned development review are implicated by the proposal: 1) the visual clearance area standard in 18.795 is not met by the proposed placement of the garage clusters, and 2) the dimensions of the access drives are not consistent with the access standards in Section 18.705. As guideline chapters, the Commission has the discretion to approve a proposed development if it believes it is consistent with the purposes of the affected code chapters. As described in the findings of this report, staff finds that the chapters purposes are sustained by the applicant's proposal and recommends the Commission approve the proposed planned development. SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 14 unit detached single-family condominium development on 1.16 acres. The site is located within the R-12, Medium Density Residential District. Planned Developments are permitted in all zoning districts. Household living in a detached single family housing type is a permitted use in this zone. The applicant has applied for conceptual and detailed planned development approval. SUMMARY OF LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Without Subdivision, which is defined as a Type III-PC Application. Adjustments are typically Type II Administrative decisions; however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type III procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type III-PC actions are decided by the Planning Commission with appeals to the City Council. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Staff has not received any written comments from any neighbors about this application. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria are addressed in this report in the following order: 18.350 Planned Developments) 18.360 Site Development Review) 18.370 Variances and Adjustments) 18.380 Zoning Map and Adjustments)Amendments) 18.510 Residential Zoning Districts) 18.705* Access, Egress and Circulation) 18.715* Density Computations) 18.725 Environmental Performance Standards) 18.745* Landscaping and Screening) 18.765* Off-street Parking and Loading Requirements) 18.780* Signs) 18.790 Tree Removal) 18.795* Vision Clearance) 18.810 Street and Utility Improvements) 18.390 Decision Making Procedures, Impact Study) CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 5 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • *According to Section 18.350.100 of the Planned Development Chapter, these chapters are utilized as guidelines, and strict compliance is not necessary where a development provides alternative designs and methods that promote the purpose of the PD Chapter. The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters. These chapters are, therefore, found to be inapplicable as approval standards: 18.710 (Accessory Residential Units) 18.720 (Design Compatibility Standards) 18.730 (Exceptions to Development Standards) 18.740 (Historic Overlay) 18.742 (Home Occupations) 18.750 (Manufactured/Mobil Home Regulations) 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming Situations) 18.785 (Temporary Uses) 18.798 (Wireless Communication Facilities) 18.350 — (PLANNED DEVELOPMENTS) The applicant has requested a Planned Development (PD) overlay zone change for the subject property. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone. The following addresses compliance with the process and applicable base zone standards. THE PLANNED DEVELOPMENT PROCESS: 18.350.020 Section 18.350.020 states that there are threeee elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. This application is for all three elements of the planned development process, overlay zone, concept plan, and detailed plan. APPLICABILITY OF THE BASE ZONE DEVELOPMENT STANDARDS: 18.350.070 Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; In the R-12 zoning district the minimum lot size is 3,050 square feet. The zone has no minimum lot depth or width. The proposed 14 detached single-family condominium units will be on a single lot. The number of units meets the minimum and maximum density requirements, which are addressed later in this report. The roposed development site is currently on two tax lots (WCTM 1 S126DC, Tax Lots 4100 and 4200). This staff report anticipates that the two lots will be consolidated into a single lot. Therefore, a condition of approval will require the applicant to submit a copy of a recorded deed from Washington County Cartography demonstrating the lots have been consolidated. Site coverage: The site coverage provisions of the base zone shall apply; There is an 80% maximum lot coverage standard in the R-12 zone. However, the applicant has proposed only 55.9% coverage, consistent with the base zone standard for site coverage. Building height: The building height provisions shall not apply; and CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 6 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • The base development standard height limit in this zone is 35 feet. The applicant's narrative does not propose a specific building height and states that no modification to the building height standards are sought. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has provided a detailed site plan that illustrates building footprints within the development. The applicant has applied the setback standards for the single lot such that all buildings adjacent to respective yards of the lot are setback per the standards. The front or rear yard setbacks in this zone are met (as provided for under the exceptions to base zone standards provided by Chapter 18.360 and reviewed below) on all structures on the perimeter of the project site except for Unit #11, for which the applicant has applied for variance. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant's narrative states that 4-foot side yard setbacks are proposed consistent with the 20% reductions to the base zone standards allowed under chapter 18.360. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street; (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required-off-street parking spaces are provided The applicant's site plan shows garages that are oriented perpendicular to the street access and clustered toward the front of the lot in four buildings, consistent with these standards. All other provisions of the base zone shall apply except as modified by this chapter. Except for the rear yard setback for Unit #11, the proposed development complies with the standards of the base zone. FINDING: The standards for the base zone standards have not been met. With an approved variance for the rear yard setback for Unit #11, the base zone development standards related to the previously discussed criteria would be met. The variance standards are applied later in this report. In addition, the proposed development site is currently on two tax lots (WCTM 1 S126DC, Tax Lots 4100 and 4200). This staff report anticipates that the two lots will be consolidated into a single lot. CONDITION: The applicant shall submit a copy of a recorded deed from Washington County Cartography demonstrating Tax Lots 4100 and 4200 have been consolidated. PD CONCEPTUAL PLAN REQUIREMENTS: 18.350.090 The applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. The applicant has submitted a statement of planning objectives and a description of the character of the proposed development and a rationale behind the assumptions and choices made. According to the applicant's narrative, the subject property, developed under the typical subdivision standards in the R-12 zone, would result in row-house type residential construction with deep narrow lots. Instead, the applicant proposed a unique development for the area that encourages green space preservation and resident interaction. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 7 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • The character of the proposed development is described by common spaces provided in which neighbors can easily gather and interact as opposed to remaining within private yards. The open spaces would be shared and of greater scale than otherwise afforded in individual lots that would likely be separated by fences. This characteristic is fundamental to the site layout and concept in that gathering spaces are viewed as having a value beyond that of otherwise typical lot requirements and yard setbacks. At a minimum, neighbors would experience opportunities for interaction simply walking between detached garages and the units. The proposed planned development trades individual yards or courts under the R-12 standards for communal open space. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. According to the applicant's narrative, construction is expected to commence in the spring of 2006. The completion date was not addressed in the applicant's narrative. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. The applicant's narrative states that the applicant intends on selling all 14 units in the project. A narrative statement presenting information, a detailed description of which is available from the Director. A narrative statement for the proposal was included in the application. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: Existing site conditions, A site concept, A grading concept, A landscape concept, A sign concept and A copy of all existing or proposed restrictions or covenants. The applicant has submitted an Existing Conditions plan, Site Concept plan Grading and Erosion Control Concept plan, SW Coral Street Improvement Concept Plan, and a Landscape Concept plan. No signs are proposed. A condition of approval shall require the applicant to submit a sign concept plan and a copy of proposed CC&R's. FINDING: The planned development conceptual plan criteria have not been met, but can be met with the following condition. CONDITION: Prior to site development/building permits, the applicant shall submit a sign concept plan and a copy of proposed CC&R's. PD APPROVAL CRITERIA: 18.350.100 Relationship to site development review. The provisions of Chapter 18.360, Site Development Review, are not applicable to Planned Development Reviews. The detailed development plan review is intended to address the same type of issues as the Site Development Review. Criteria for exceptions for setback standards are included in Chapter 18.360.080 and referenced under TDC 18.350.070. Only these criteria of the Site Development Review chapter are included in that section below. Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has not applied to subdivide the property. Therefore, this standard does not apply. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 8 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • EXCEPT AS NOTED, THE PROVISIONS OF THE FOLLOWING CHAPTERS SHALL BE UTILIZED AS GUIDELINES. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that romote the purpose of this section. In each case, the applicant must provide findings to justi the modification of the standards in the chapters listed in Subsection 3 below. The deve oper may choose to provide or the Commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. Chapter 18.715, Density Computation and Limitations. Meets the standards. Chapter 18.730, Exceptions to Development Standards; Not Applicable Chapter 18.795, Visual Clearance Areas; Meets standards. Chapter 18.745, Landscaping and Screening; Meets standards Chapter 18.765, Off-street Parking and Loading Requirements; Meets standards Chapter 18.705, Access, Egress and Circulation; and Does not meet access drive standards (but may meet the purposes of the chapter) Chapter 18.780, Signs. Modifications to these standards are not proposed. Complete findings for each of the above guideline chapters can be found below under their respective chapter headings. In addition, the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; Structures located on the site shall not be in areas subject to ground slumping and sliding; There shall be adequate distance between on-site buildings and other on-site and off-site . buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The structures shall be oriented with consideration for the sun and wind directions, where possible; and Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. No trees exist on the subject site, which is gently sloping from northwest to southeast. The location of the proposed buildings on the subject parcel meets the building code standards and fire-fighting standards for separation of structures. The proposed design also provides for adequate light and air circulation between dwellings as the minimum distance of 8 feet is maintained as provided for in Tigard's development standards. The applicant's narrative does consider orientation of the proposed dwellings with respect to sun and contends that the two private gardens have been designed to ensure adequate sunlight over the tops of the roofs of the dwelling units to the south. The units' moderate heights (1'/2 stories) contribute to solar access for the project. With the flat aspect of the subject parcel, wind does not present a problematic element. Therefore, the proposed development is consistent with this standard. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; The subject site is bordered by commercial uses in the MUE zone to the west and southwest and is otherwise surrounded by single-family residential uses. The applicant has proposed a C-2 level buffer. Therefore, pursuant to the findings below in the Landscape Chapter, the proposed development will be adequately buffered, consistent with this standard. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 9 OF 32 PLANNING COMMISSION HEARING 2/6/2006 0 • In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: . The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; . The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; . The required density of the buffering; and . Whether the viewer is stationary or mobile. The property to the west and southwest is zoned MUE and is currently developed with commercial office buildings and parking lots. Pursuant to TDC 18.745.050.A.2 and Table 18.745.2 and as proposed by the applicant, an 8-foot buffer with shrubs, trees, and a 5-foot fence, would provide a visual barrier between the uses. In addition, as the applicant notes, there is an existing 5-foot CMU wall on the adjacent parcel designated MUE. The applicant also states that the units have been designed such that views from the units carefully avoid undesirable views of the adjacent commercial development. Therefore, this standard is met. On-site screening from view from adjoining roperties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. No rooftop mechanical devices are proposed. Proposed service and storage areas are included in the enclosed garages, consistent with this standard. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi-family use: Shared outdoor recreation areas -- multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single-family development. Therefore, this standard does not apply. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; The proposed private access drives do not meet the standards of Chapter 18.705 as described in the findings under that chapter later in this report. However, the chapter is a guideline chapter and as such is under the preview of the Commission to decide if the purpose of the chapter is otherwise met. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Tualatin Valley Fire and Rescue's comments include a requirement that both sides of the access drives must be posted fire lanes. The applicant is conditioned later in this report to post the drives accordingly, consistent with this standard. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The Transportation Plan does not show any bike or pedestrian ways over the subject site. Therefore, this standard does not apply. Landscapinqand open space: ResidentialDevelopment: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 10 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • According to the applicant's narrative, the proposed development will preserve 44.9% of the total site as open space, consistent with this standard. Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter; • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area Tri-Met was notified of the proposed development but did not provide any comment. The subject site is not served by any Tri-Met bus routes. Therefore no transit improvements are required for this site, apart from standard pedestrian improvements (i.e. sidewalks). Signs: No specific signage is proposed with this application. Any future signage will require a permit in compliance with the sign code. Therefore, specific standards for signs do not apply at this time. However, the applicant is conditioned to submit a sign concept plan pursuant to the planned development conceptual plan requirements, above. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. According to the applicant's narrative, one parking space per dwelling unit will be provided in the covered garages, consistent with this standard. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 222 feet and 212 feet elevation. The nearest floodplain is at the 163-foot elevation approximately 1,700 feet south in the Ash Creek tributary to Fanno Creek. Therefore, the subject site is not within nor adjacent to the 100-year floodplain. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 11 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director; and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space lproposed for dedication to the City must be acceptable to it with regard to the size, shape, ocation, improvement and budgetary and maintenance limitations; By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has identified an open space area on the site plan, and has stated that is will be conveyed to the proposed homeowner's association. The use and maintenance of these areas is generally addressed in proposed CC&R's, which the applicant has been conditioned to submit earlier In this section. FINDING: The standards for Planned Development Conceptual Plan Requirements and the Planned Development Approval Criteria have not been met; however, with the following recommended condition of approval they can be met. CONDITION: Prior to site development/building permits, the applicant shall submit a sign concept plan and a copy of proposed CC&R's. Among other issues the CC&R's shall specifically address the common areas consistent with the shared open space standards for use, maintenance, and insurance. 18.360 — (SITE DEVELOPMENT REVIEW APPROVAL CRITERIA): Pursuant to TDC 18.350.070.A.4.a, the Planned Development chapter allows exceptions to Base Zone Development Standards of up to 20% as provided below. Section 18.360.080.A: Exceptions to setback requirements. The Director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: 1. An exception which is not greater than 20% of the required setback; The applicant has proposed 6 to 8-foot side yard setbacks, 10 to 12-foot rear yard setbacks, and a 12-foot front yard setback for the proposed dwellings and accessory garages on the subject parcel. As shown in the applicant's narrative and in the residential development standards chart later in this review under Chapter 18.510, the applicant has applied the 20% allowed exception to the front yard and the rear yard setbacks (Unit#11 exceeds the exception and is reviewed below in the Variance section of this report). Therefore, the following items 2 through 5 above must be met. 2. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard; This is a detached single-family project, which is permitted within planned developments in the R-12 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 12 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • 3. Safe vehicular and pedestrian access to the site and on-site; Comments received from TVF&R do not find that the proposed access is inadequate or hazardous. However, TVF&R does require that both sides of both drives be posted as fire lanes. The applicant has been conditioned to post the drives as fire lanes later in this report. 4. A more efficient use of the site which would result in more landscaping; and According to the applicant's narrative, the proposed 44% landscaping will exceed the 20% minimum. 5. The preservation of natural features which have been incorporated into the overall design of the project. The subject property is an open grassy meadow with no distinguishing natural features. However, the proposed design will retain much of the open space that otherwise would be lost in a townhouse development style. FINDING: The proposed development meets the applicable criteria pursuant to the 20% reduction in front and rear setbacks allowed under Section 18.360. Based on the analysis above, excepting Unit #11 (addressed in the Variance Section below), these specific applicable development review standards are met. 18.370 — (VARIANCES AND ADJUSTMENTS): 18.370.010 Variances The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual circumstances related to a specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship, except that no use variances shall be granted. The variance standards are intended to apply to individual platted and recorded lots only. The applicant proposes to vary the rear yard setback standard of 15 feet in the R-12 zone. The applicant's plans show a 10-foot setback for the 40-foot south elevation of Unit #11, which is centered on the 285-foot southern boundary of the project. TDC 18.360.080 allows for exceptions to front and rear setbacks of up to a 20% reduction from the base development standards. The development adjustments section of the Variance and Adjustments Chapter also.provides for a 20% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone standards. However, the proposal is for a 33% reduction from the base zone standard. Therefore, a variance is required. The proposed planned development involves individually platted and recorded lots, Lots 4100 and 4200, WCTM 1S126DC. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The applicable policies and standards are addressed in this staff report. Where the proposed development is not consistent with the standards, they can be if the required conditions of approval are met. The adjacent single-family dwellino to the south of the subject parcel, nearest to the proposed setback variance request is approximately 120 feet from the property line or 130 feet from the proposed Unit #11. The planned development standards allow a 20% reduction in the rear yard setback to 12 feet. Staff finds that the additional 2-foot (1%) rear setback reduction would not be detrimental to the adjoining property. Therefore, this standard has been met. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 13 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The applicant has considered meeting the density requirements of the R-12 zone with townhome style construction on narrow, deep lots, but has opted for the condominium design on a single lot to promote preservation of open space and community values. The applicant argues that the 2-foot variance request is an important part of the overall design's functionality. It appears to staff that Units 10, 11, and 12 could be moved north 2 feet to meet the standard and retain the function and character of the proposed development. However, as indicated above, it is not likely that the requested variance would adversely impact the neighboring property. Page 5 of the applicant's narrative states that the variance would be necessary for `the best preservation of open space/greenspace, which is clearly the development's chief asset and amenity." Given the configuration and required density of the subject parcel and the purpose of the proposed planned development, staff finds that the variance request is consistent with this standard. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; The proposed residential use is allowed outright in the zone. As addressed in this report, the proposed planned development meets or can be conditioned to meet all applicable City standards excepting this variance request. The impact of the variance as discussed above, would be negligible. Therefore, the city standards will be maintained to the greatest extent possible, consistent with this standard. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and The effect of the variance would be negligible with respect to the enumerated systems, consistent with this standard. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. FINDING: Owing to special and unusual circumstances related to this specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship; Staff recommends that the Commission grant the requested variance, consistent with these standards. 18.380 — (ZONE CHANGES): Standards for Making Quasi-Judicial Decisions: A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial zoning map amendment shall be based on all of the following standards: Demonstration of compliance with all applicable comprehensive plan policies and map designations; The Development Code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the Development Code. The findings in this staff report demonstrate compliance with applicable criteria. Therefore, this standard is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis in this report, all applicable standards in the code are met or can be conditioned to be met, consistent with this standard . CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 14 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There has been no apparent change in circumstances or inconsistencies to the Comprehensive Plan or Zoning Map that warrants a zone change from the underlying zone in this case. The underlying zoning remains in effect for allowable uses, density, and other general requirements. Specific deviations are requested and authorized within the planned development overlay, as set forth in this staff report. A zone change application is necessary to place the PD overlay designation on the property. This criterion as related to a mistake, inconsistency, or change is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. 18.510 — (RESIDENTIAL ZONING DISTRICTS) R-12: Medium-Density Residential District. The R- 12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050.B States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site is designated R-12, Medium-Density Residential. TABLE 18.510.2 - (Cont'd.) DEVELOPMENT STANDARDS 114 RESIDENTIAL ZONES R-12 _ PD Allowed Proposed STANDARD MF DU* SF DU** Minimum Lot Size -Detached unit 3,050 sq.ft.per 3,050 sq.ft. per NA(condo plat) 1 parcel/14 units -Attached unit unit unit (meets density) -Duplexes - Boarding, lodging, rooming house _ Average Lot Width None None _ NA NA Minimum Setbacks -Front yard 20 ft. 15 ft. .80%or 12ft. 12 ft. -Side facing street on corner&through lots 20 ft. 10 ft. 10 ft. NA -Side yard 10 ft. 5 ft.[1] NA/UBC 6 ft-8 ft. -Rear yard 20 ft. 15 ft. 80%or 12 ft. 10 ft-12 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. 30 ft. NA -Distance between property line and garage entrance 20 ft. 20 ft. 8 ft./20 ft. NA(90*to street) Maximum Height 35 ft. 35 ft. NA Maximum Lot Coverage[2] 80% 80% 80% 44.9% Mimimum Landscape Requirement 20% 20% 20% 55.1% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. • Multiple-family dwelling unit " Single-family dwelling unit CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 15 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • • FINDING: Pursuant to TDC 18.350.070, some of the base zone standards can be altered to fit a specific planned development design. The applicant has submitted a Site Plan (Sheet 8) that specifies the building footprints and associated setbacks. The applicant has determined setbacks based on the perimeter building locations on the single lot and not each of the dwelling unit condominiums on the lot. Except with Unit #11 the proposed development maintains the front, side, and rear yard setbacks of the underlying development standards or as allowed under the site development standards in TDC 18.360.080.A.1 (up to a 20% reduction). The applicant has applied for a variance for the proposed 10 yard setback for Unit #11, which is reviewed earlier in this report. 18.705 — (ACCESS AND EGRESS): *PD Guideline Chapter 18.705.030 (C) Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title No joint access is proposed or necessary to provide access from SW Coral Street to the subject property. This standard does not apply. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed development site has direct access to SW Coral Street, a public street, consistent with this standard. Required walkway location. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant's Landscape Plan (Sheet 8) shows sidewalks connecting each of the 14 proposed condominium units to the private driveways and to the public sidewalk proposed along SW Coral Street, consistent with this standard. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Comments received from TVF&R do not find that the proposed access is inadequate or hazardous. However, TVF&R does require that both sides of both drives be posted as fire lanes. In addition, Tualatin Valley Water District commented that it had no objections to the conceptual plan, but questioned whether fire sprinklers would be required by the fire department, which would have bearing on the size of service required (3/4 inch or 1 inch). The comments of Tualatin Valley Fire & Rescue state that Bldg. 11 will be required to have automatic fire sprinklers installed due to its location on property. Therefore, conditions of approval will require the applicant to post the drives as fire lanes, provide a minimum 1 inch water service to the proposed development, and place automatic fire sprinklers in Unit#11. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 16 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Access for each of the proposed dwellings will be from one of two private drives which intersect with SW Coral Street, a local street. Therefore, this standard does not apply. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer has submitted a preliminary sight distance certification for the two proposed driveways. Based on a speed of 25 mph the minimum sight distance required is 250 feet and the engineer has stated that this requirement is exceeded at both locations. Prior to final building inspection the applicant's engineer shall submit a final sight distance certification upon completion of the public street improvements. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Coral Street is classified as a local street; therefore this standard does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Coral Street is classified as a local street and the proposed access points are driveways, therefore this standard does not apply. Minimum access requirements for residential use. Vehicular access and egress for single- family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The proposed development is for 14 detached single-family condominium units on a single lot. The two proposed private driveways are 18 feet wide by 60 feet long. However, the drives widen to 26 feet in the court formed by the flanking four-bay garages. The court portion of the driveway access is comprised of an18-foot access way bordered by four-foot at grade pedestrian paths between the garages and the access way. This design is not consistent with Table 18.705.2, which requires a 30- foot minimum access width, 24-foot paved, curbs and a 5-foot sidewalk for 3 to 19 multifamily residential units. However, the proposal is not multifamily construction and each driveway serves only seven single-family detached units. The standard in Table 18.705.1 for six units is a minimum 20-foot access and 20-foot paved surface. Staff finds that the standard is substantially met by the pro_posed access way, which is 18 feet wide through the curb cut and first 20 feet and then 26 feet for the remainder 40-foot length. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 17 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • As the Access and Egress Chapter is a guideline chapter for planned developments, the Commission must consider whether the proposed access is sufficient to meet the chapter purpose of safe and efficient vehicle access and egress on the site. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; This will be ensured during the construction document review period. The individual homeowners through the homeowner's association and its CC&R's will maintain the access drive once the property is developed and sold. The Tualatin Valley Fire and Rescue District provided comments for this proposal requiring the driveways be posted as fire lanes along both sides. Therefore, the applicant has been conditioned to post the driveways on both sides as fire lanes, consistent with this standard. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: . A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; . A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. . The maximum cross slope of a required turnaround is 5%. The proposed access drives are approximately 18 feet wide and 60 feet in length. Therefore this standard does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. The proposed access drives are approximately 18 feet wide and 60 feet in length. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. The site is not adjacent to a collector or arterial. Therefore, this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. There is no evidence in the file that SW Coral Street is a congested street or that there are any turning movement problems. Coral is a local street with single-family residential development east of the site. TVF&R has not indicated that the proposed development would provide inadequate access for emergency vehicles provided that the drives are posted as fire lanes. Therefore, the proposal is consistent with this standard. FINDING: As the above findings show, not all of the Access and Egress Chapter standards have been met. In particular, the dimensions of the access drives are not consistent with the standards. Staff finds that the standards are awkward to apply in this case but are substantially met. However, the chapter is a guideline chapter for planned developments. Therefore, the Commission must consider whether the proposed access is sufficient to meet the chapter purpose of safe and efficient vehicle access and egress on the site. TVF&R requirements for posting fire lanes will be addressed as a recommended condition of approval. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 18 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • CONDITION: The applicant shall post both sides of both driveways as fire lanes, provide a minimum 1 inch water service to the proposed development, and place automatic fire sprinklers in Unit #11. 18.715 (DENSITY COMPUTATIONS): Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. In this case, as a planned unit development, the minimum lot size of 3,050 square feet is used to calculate density: GROSS LOT AREA 50,529 square feet (1.16 acres) Public Street dedication 0 square feet Private Driveways 2,497 square feet Sensitive Lands 0 square feet NET DEVELOPABLE AREA: 48,032 square feet NUMBER OF LOTS: 48,032 sf/ 3,050 sf/lot = 15.7 units max Maximum density 15 lots Minimum density (.80) 12 lots FINDING: In the R-12 zone, as shown above, the maximum number of residential lots is 15. The minimum, at 80%, is 12 lots. The applicant has proposed a 14-lot condominium development, consistent with this standard. 18.725— (ENVIRONMENTAL PERFORMANCE STANDARDS) These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 FREFTigard Municipal Code shall apply. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 19 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • . Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a roperty line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-01p5 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within planned developments in the R-12 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. 18.745— (LANDSCAPING AND SCREENING): *PD Guideline Chapter Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-12 zoning district has 20% minimum requirement of the site to be landscaped. Section 18.745.030.E requires the developer to provide methods of the protection of existing vegetation to remain during the construction process and that the plants to be saved shall be noted on the landscape plans. Although no trees exist on the subject property, the applicant's site plan shows trees near the property line on an adjacent parcel to the south. These trees shall be protected during site development and subsequent development of the single-family condominium units as provided for under the Tree Removal Standards below. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has provided a street tree plan for the development to include the planting of 8 trees on SW Coral Street. The City Forester commented that the species of street trees proposed for the development have not been identified on the applicant's landscape plan (Sheet 8). Therefore, the applicant shall provide a revised landscape plan identifying street trees listed on the City of Tigard's street tree list. Buffering and Screening - Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 20 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • Adjacent uses to the subject site include single-family detached dwelling units to the east and south, which do not require buffering or screening. The property to the west and southwest is zoned MUE and is developed with office buildings. Pursuant to TDC 18.745.050.A.2 and Table 18.745.2 a C buffer standard applies. The applicant proposes using the C-2 standard option comprised of an 8- foot buffer with trees shrubs and a 5-foot fence around the perimeter of the property. Therefore, this standard is met. FINDING: As the foregoing analysis shows, the landscaping and screening standards have not been met. However, with the following condition, the proposed development can meet these standards. CONDITION: Prior to site/building permits, the applicant shall provide a revised landscape plan identifying street trees listed on the City of Tigard's street tree list. 18.765—(OFF-STREET PARKING AND LOADING REQUIREMENTS): *PD Guideline Chapter This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 14 single-family detached dwellings. Table 18.765.2 requires that each single-family unit have one off-street parking space. The proposal provides for one garage space for each dwelling unit, consistent with this standard. 18.790 —(TREE REMOVAL): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. According to the applicant's narrative and aerial photos of the site, the subject property does not contain any trees greater than 6 inches in diameter. The applicant has not submitted a Tree Plan or an arborist report. However, the applicant's site plan does show trees near the property line on an adjacent parcel to the south that could be affected by the proposed development. Therefore, the applicant shall submit a tree protection plan prepared by a certified arborist. The plan shall address the following concerns of the City Forester: TREE PROTECTION PLAN REQUIREMENTS The full text of these following requirements shall be placed on the tree protection plan: Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall be protected. Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the City Forester. All tree protection devices, along with their details and specifications, shall be shown on the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the trees being preserved. Prior to construction, the applicant shall submit a detailed construction schedule to the City Forester with notations as to when tree protection devices will be either installed or removed throughout construction of the project. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 21 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the area behind the fencing is protected and no construction activity, including material storage, may occur behind the fencing. • Inspected and approved in the field by the project arborist and City Forester prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the drip line of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the drip line method, whichever is greater. • Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda Matheny and James R. Clark. • The project arborist may propose an alternate method for the establishment of the TPZ, provided the effort is coordinated with the. City Forester. If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the project arborist and City Forester shall determine the method by which entry can occur, along with any additional tree protection measures. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees are healthy, stable and viable in their modified growing environment. 18.795— (VISUAL CLEARANCE AREAS): *PD Guideline Chapter Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 22 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • • Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a nonarterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of way line and measured along such lines. The proposed private driveways intersect SW Coral Street, a local street greater than 24 feet in width. Therefore, a visual clearance area, as described above, must be established. However, the applicant's site plan and narrative show and describe a variation to the prescribed area due to the design of the planned development and request relief under the planned development standards that qualify the provisions of this chapter as "guidelines". The proposed design includes portions of each garage cluster within the visual clearance areas of each driveway. The applicant states that the open space benefits of the planned development would be compromised and four of fourteen units would be eliminated if the visual clearance areas complied with the standard. The applicant further suggests that mitigation measures such as signage and restricted parking on Coral Street could mitigate for the reduced visual clearance areas and maintain safe access and egress for Coral Commons residents. FINDING: The visual clearance area standard is not met by the proposed placement of the garage clusters. However, as a guideline chapter, the Commission has the discretion to approve a variance from the standard if it believes it is necessary to achieve the purposes of the planned development chapter and does not otherwise compromise the purpose of the Visual Clearance Areas Chapter to assure proper sight distances at intersections to reduce the hazard of vehicular turning movements. Staff finds that with the applicant's suggested mitigation that would include signage and restricting parking on SW Coral adjacent to the access drives could adequately address the sight distance requirement. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Coral Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. SW Coral Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements, matching the existing curb line located 18 feet from centerline. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 23 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has stated that the project is infll and does not call for the creation of new public streets or block. This does not adequately address this criterion. Rather, due to the existing development patterns there are no opportunities for future streets. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. i Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The existing development pattern does not provide opportunities for future connections. The existing block lengths are not excessive and further division into smaller blocks would not provide a substantial benefit to circulation. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The applicant's plans include a profile but did not call out the stations or grades. It appears from a rough calculation that the grade is approximately 3%, thereby meeting this criterion. The applicant's plans shall be revised to indicate the stations, elevations and grades, in percent, on the construction plans for the PFI submittal. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant has not proposed a private street. Therefore, this standard does not apply. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 24 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • . For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. . For non-residential blocks in which internal public circulation provides equivalent access. The subject site is located within a block bounded by SW Coral Street on the north, SW Greenburg Road (an arterial)on the west, SW 92" Avenue on the east, and SW Locust Street (a collector) on the south. he perimeter of the block is approximately 2,800 lineal feet, consistent with this standard. Section 18.810.040.8.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. No public streets are proposed with the subject development proposal, consistent with this standard. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The existing lot depth is 176 feet and lot width is 285 feet, consistent with this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. The proposed development is for a 14-unit detached single-family condominium-style planned development on a single lot. The existing lot has approximately 285 feet of frontage on SW Coral Street, consistent with this standard. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a sidewalk along their Coral Street frontage, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has proposed to provide a private sewer to serve this development with a connection to the public sewer line in Coral Street. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 25 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will provide a private, underground detention system on their site. Final plans and calculations shall be submitted with the PFI application for review and approval. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Coral Street is not designated as a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 26 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • There are existing overhead utility lines along the frontage of SW Coral Street. The City Engineer expects these lines to be placed underground by the developer. If the fee in-lieu is proposed, the City Engineer must approve the request. If the fee-in-lieu is approved, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 285.45 lineal feet; therefore the fee would be $9,990.75. - ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District provides service in this area. The applicant shall provide the City with approvals from TVWD for the proposed water connections prior to issuance of the PFI permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. The calculations shall be revised to treat all impervious surface area runoff. There is no credit for existing impervious surface areas. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS besign and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an issuance control plan for City review and approval prior to ssuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall submit an NPDES 1200-C permit application to the City of Tigard. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of building permits. FINDING: The applicant's submittal is not consistent with all the foregoing standards, but will be consistent if the following recommendations are implemented. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 27 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • RECOMMENDATIONS: ▪ Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). ▪ The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. ▪ The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. ▪ Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of the site permit. • Prior to issuance of the Site permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering). ▪ The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Coral Street. The improvements adjacent to this site shall include: A. City standard pavement section for a local street from curb to centerline equal to 18 feet, to match existing curb; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a 5 foot planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Coral Street in a safe manner, as approved by the Engineering Department. A profile of Coral Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 28 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. The applicant shall submit revised water quality calculations which include all impervious surface areas. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. The applicant's plans shall be revised to include street stations, elevations and grades (%). Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). The applicant place the existing overhead utility lines along SW Coral Street underground as a part of this project, or if approved by the City Engineer, they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is approved, the amount will be $9,990.75 and it shall be paid prior to final building inspection. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. The applicant's engineer shall submit final sight distance certification prior to final building inspection. 18.390 — (DECISION MAKING PROCEDURES/IMPACT STUDY): SECTION 18.390.040.B.e requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected rivate property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 29 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • ROUGH PROPORTIONALITY ANALYSIS Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Effective July 1, 2005, the TIF for a detached, single-family dwelling is $2,851. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $39,914 ($2,851 x 14 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $124 ,731 ($39,914 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Mitigation Value Assessment: With regard to off site mitigation measures, the applicant is proposing half street improvements along 285 feet of their Coral Street frontage. The 1/2 street improvement of $200.00/I.f. x 285 I.f. is approximately $57,000.00. Full Impact $39,914 4- 0.32) $124,731 Less TIF Assessment (14 lots x $2,851) -$39,914 Less mitigated values for Improvements -$57,000 Estimate ofUnmitigated Impacts $27,817 FINDING: The applicant's proposed off-site street improvements are required to address the standards of Chapter 18.810. The value of the improvements together with the TIFs is substantially less than the value of the full impact, thus roughly proportionate and justified. SECTION VII. OTHER STAFF COMMENTS The Tigard Public Works Department has reviewed this proposal and has determined that the proposed development is out of the City's water district and otherwise had no objections to the proposal. The City Forester also commented that street trees have not been shown in the plans. The City Forester s recommendations can be found in the Tree Removal section of this report (comments in their entirety are located in the land use file). The applicant shall be conditioned to submit a revised landscape plan including the location, species and size of street trees proposed pursuant to TDC 18.745.040. The Tigard Police Department reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Washington County department of Land Use and Transportation stated it will not be submitting any requirements or conditions and noted that the project site is not adjacent to any County maintained road section, nor is it expected to generate considerable off-site impacts to nearby roadways. Tualatin Valley Water District commented that it had no objections to the conceptual plan, but questioned whether fire sprinklers would be required by the fire department, which would have bearing on the size of service required (3/4 inch or 1 inch). The comments of Tualatin Valley Fire & Rescue below state that Bldg 11 will be required to have automatic fire sprinklers installed due to its location on property. Therefore, a condition will require a 1 inch service to the proposed development. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 30 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • Tualatin Valley Fire & Rescue reviewed the proposed site plan and endorsed the proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 1-50 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. Bldg 11 (also indicated as Bldg A) will be required to have automatic fire sprinklers installed due to its location on property. 3) ADDITIONAL ACCESS ROADS — COMMERCIAL: Where buildings exceed 30 feet in height or three stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access. 4) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding feet STT1T6FirTh—ellfilloWEFITv71 of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 5) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where Tire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. 6) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. The roadways leading to the covered parking areas shall be posted as fire lanes along both sides. 7) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. s) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 31 OF 32 PLANNING COMMISSION HEARING 2/6/2006 • • 9) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. 10) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. 11) FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. 12) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. The location of the hydrant located directly across SW Coral Street is acceptable. 13) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. 14) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. 15) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shalibe installed and operational prior to any combustible construction or storage of combustible materials on the site. Q - January 30, 2006 PREPARED Y ary 'agenstecher DATE Associate Planner January 30, 2006 APPROVE BY: Richard H. Beweftoff DATE Planning Manag:F CORAL COMMONS SITE DEVELOPMENT REVIEW STAFF REPORT(SUB2005-00007) PAGE 32 OF 32 PLANNING COMMISSION HEARING 2/6/2006 -iiiiiuMwoft, _ CITY of TIGARD a[) I �O�NNITY (ONION SYSTEM�/A1111 w 91ST w'111'1 SDR2005-00001 m ■ PDR2005-00006 BORDERS ST PDR2005 000 ION2005-00008 / 141 VAR2005-00091 LEHMANN I ST . 0/ 7 • . ". CORAL COMMONS 11111 m 1 I 1.11; „Mai 1117 CORAL ST 1 •RSF•-R 1111111111 , CAir Al \.4.'' im. 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Date By Receipt# City Urb Date Complete • TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑Zone Change (III) ❑Comprehensive Plan Amendment(IV) XPlanned Development(III) ❑Zone Change Annexation (IV) ❑Conditional Use(Ill) ❑ Sensitive Lands Review(I; II or III) ❑Zone Ordinance Amendment(IV ❑ Historic Overlay(II or-III) 0 Site Development Review(II) ❑ Home Occupation (II) ❑ Subdivision (II or III) LUCA'ION WHERE PHUNUSEU AC I IVI I Y WILL OCCUR(Address it available) CC 4L sT 1 AX MAN& I AX LU I NUS. 1 S 1 2cpr 4[00 ( 4200 I U I AL SI I SIZE. ZONING C:LASSIHUA I JUN _ 1-.V c 4c E- 12- - -. APPLICAN I* PQLnA tils.t \�� UNG AUURESS/UI 1-Y/S I A I E/LIP (1(000 St A Q( ST- 4 T-30 `p2 \ , 02 cr 2Z� PHONE NU. FAX NU (503)45z- (503 452-Bo a PRIMARY GUN 1 AU I PERSON _ PHONE NU. �`f ?-LL M - PROPER I Y OWNI_WUEEU HOLDER(Attach Irst it more than one) - aA _C4 A� ALK: C= Co ttA, : - . - - MAILING AIJOI SS,UI I Y/S I AI h/LIN - CROO SCA) C421 - AvE- - - 1 i s ( - crzz3 - PHONE-NU. 1-AX NU. (503) Z44 570 1 - - . 'When the owner and the applicant are different people, the applicant must be thg purchaser of record or-a lessee in possession with written authorization from the owner or an agent of the owner. Theners must sign this application in the space provided on the back of this form or.submit a written authorization with this application.. • PROPOSAL SUt■itv4ARY(Please be specmc) -n p `CAN)T n c) tNr �.. L^�1 .p _ r4_ ui 1• _Lk .∎ - . A P \ .b A lT!_b `-W WTI I E-1 •P CoN oM\Al)ONts_ Mn 4 PM-IC BARE 02E 911/4>-.0SED_AL--c - t \jk.4 Z Pete (>12_c _s- U 'Lrll , .. WALE-t1YtQ20141(1'1 cs -At,- ) r C b_ - - illLICATtONS WILL NOT BE. ACCEPTED WITHOUT ALL OF THE REQUIRED 'SUBMITTAL ELEMENTS ASS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. • • • • THE APPLICANT SHALL CERTIFY THAT: 411, if the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Si nature i Date •wner's Signature / • Date Owner's Signature • Date Owner's Signature Date Owner's Signature Date • 510 t t ec" • Applic. nt/Ag-nt/Representative's Signature Date • Applicant/Agent/Representative's Signature Date • • FACT SHEET • Project Name: Coral Commons Proposed Actions: 14- Unit Planned Development (without subdivision) Development Adjustment: rear yard setback Tax Map: is] 26DC Tax Lots 4100, 4200 Site Size: 1.16 acres Location: Located along the south side of Coral Street at street no. 9400, west of Greenburg Road and east of 92nd Avenue. The site is generally west of the Phoenix Inn, north of Lincoln Center and northwest of Metzger Elementary School. Zoning: R-12 Owners: Jack M. and Alice O. Coryell 9900 SW 92nd Ave. • Tigard, OR 97223 Applicant: Palmer & Associates 9600 SW Oak St. #230 Portland, OR 97223 tel: 503-387-7600 contact: Jerry Palmer Representative: Alpha Community Development 9600 SW Oak St. #230 Portland, OR 97223 tel: 503-452-8003 contact: Jeff Vanderdasson, P.E. • Coral Commons P.D. (SDR 2005-00007) revised: November 1,2005 • • • GENERAL INFORMATION: Applicant is seeking approval for a 14-unit detached condominium-style planned development, Coral Commons, on the site specifically identified by Tax Lots 4100 and 4200; Tax Map 1S1 26DC. The subject site is approximately 1.16 acres and is currently zoned R-12 by the City of Tigard. The R-12 zoning district is designed to accommodate a full range of housing types with a minimum lot size of 3,050 square feet as well as a wide range of conditional civic and institutional uses with a maximum height of 35 feet. The site is largely open with very little existing vegetation and only one small single family residence. A small accessory shed and asphalt drive also exist to serve the house. All of these improvements will be removed upon development, as will the scattered brush along the south property line and Coral right-of-way. VICINITY & SITE INFORMATION The areas surrounding the project site can be characterized by a variety of uses. The areas to the east and northeast are largely low to medium density single- family residential, generally developed on roughly quarter-acre lots. A flag lot partition has occurred directly adjacent to the extreme southeast corner of the • site, producing 4 residential parcels of between 3,700 and 6,100 square feet. Multi-story commercial buildings on relatively large parcels are located nearby, along SW Locust Street to the southwest of the site, and along the Greenburg Road corridor to the west of the site. Washington Square Mall is approximately one-quarter of a mile west of the site across SW Greenburg Road in an MUC district. Lincoln Center is roughly one-eighth of a mile south in an MUE district. Site Location The site is generally located along the south side of SW Coral Street, east of Greenburg Road and west of 92nd Avenue at existing street no. 9400. Access into the post-developed site will be via a pair of new north-south oriented private drives intersecting with Coral Street, which terminate at clustered garages. Existing Uses The following structures exist on the site: a small single-family residence near SW Coral Street measuring less than 1,000 sq. ft. (street no. 9400) and a small accessory shed south of the residence. A small asphalt drive exists to serve the house. All are proposed to be removed upon development. Topography The site generally slopes downhill quite gradually toward the south-southeast portions of the site from a high point of 221 ' in the extreme northwest corner of the site to low points of 212' in the southeast corner of the property as well as • along the majority of the southern property line. Overall, slopes are very gradual throughout. Coral Commons P.D. (SDR 2005-00007) 2 revised: November 1,2005 • • Vegetation The site contains little to no existing vegetation. There are no trees over 6 inches in diameter within the boundaries of the site. There are areas of scattered brush and ivy along the south side of the Coral right-of-way and along the southern property line. All of this nuisance-type brush will be removed upon development. There are scattered trees of varying species between 8 and 13 inches to the southwest of the site, but they are not located on the subject property and will therefore not be disturbed. The vast majority of the site is simply grassed. Transportation The site has frontage on SW Coral Street, which is designated a Local Street within the Washington Square Regional Center by the City of Tigard Transportation System Plan. The existing right-of-way is 60 feet and the roadway varies based on recent development in the area of the project site. SW Coral features curbside sidewalks only in areas where recent development has occurred. None currently exist along the subject site's frontage. Parking is permitted on one side of the street. SW Locust Street, one block south, is the nearest Collector, and Greenburg Road is the nearest Arterial. The site enjoys good transit access as the nearest routes run along Greenburg Road less than 500 feet west. Tri-Met routes 76 (Beaverton-Tualatin) and 78 (Beaverton-Lake Oswego) stop at Lehman Street. The Washington Square Transit Center is located at the north side of the Washington Square mall nearby. • Routes 43, 45, 56 and 62 also serve the TC. Auto and non-auto transportation facilities continue to develop in the local area and the improvements proposed with this planned development will help facilitate completion of needed transportation infrastructure, particularly the widening/enhancement of SW Coral Street, which this planned development will help to achieve through half-street improvements. Surrounding Land Uses The areas surrounding the project site can be characterized by a variety of uses. The areas to the east and northeast are largely low to medium density single- family residential, generally developed on roughly quarter-acre lots. A flag lot partition has occurred directly adjacent to the extreme southeast corner of the site, producing 4 residential parcels of between 3,700 and 6,100 square feet. Multi-story commercial buildings on relatively large parcels are located nearby, along SW Locust Street to the southwest of the site, and along the Greenburg Road corridor to the west of the site. Washington Square Mall is approximately one-quarter of a mile west of the site across SW Greenburg Road in an MUC district. Lincoln Center is roughly one-eighth of a mile south in an MUE district. • • Coral Commons P.D. (SDR 2005-00007) 3 revised: November 1,2005 • • • PROJECT DESCRIPTION The Coral Commons planned development is a detached condominium-type residential development that is proposed to be constructed on 1 .16 acres and designed to complement surrounding residential development. The applicant is proposing to develop 14 detached cottage sites without subdivision into individual lots; as well as related half-street improvements, private drives, utilities, walkways and landscape. All 14 residential units are proposed to feature 2 floors of living space and range from 1,498 to 1,511 square feet. Although subdivision into individual lots is not proposed the 14 units result in a density of 12 units per acre of net buildable land, which will be discussed in further detail in this document. The public street, SW Coral Street, is a Local Residential Street which provides for local access and will experience half-street improvements upon development. 2 private interior drives are proposed to provide direct vehicular access from Coral to the garages serving the residences. These garages will be clustered together and detached from the units themselves. On-street parking is proposed to be permitted along SW Coral Street. Domestic water service to the Coral Commons planned development will be provided by installing new lateral connections to existing water line in SW Coral Street. Meters will be banked at the right-of-way per Tigard standard. Sanitary • sewerage will be provided via installation of a new sewer line within the site which ties into existing sewer within Coral Street. Storm /surface water drainage capabilities will be provided via of new installation of new catch basin and piped system within the site which ties into existing sewer within SW Locust Street via an easement through TL 5000. The applicant's proposal to direct storm flow southward into the improved sewer in Locust Street is being done in an effort to avoid adding volume to the existing ditch system in Coral Street, which may already be at or near capacity, if not overburdened. Individual lateral connections to all applicable utilities will be provided to all home sites. Coral Commons P.D. (SDR 2005-00007) 4 revised: November 1, 2005 • • APPLICABLE DEVELOPMENT CODE CRITERIA • NEIGHBORHOOD MEETING Neighborhood meeting was held Wednesday, April 28th at 6:30 pm at the City of Tigard Town Hall Room, 13125 SW Hall Blvd. Meeting minutes and associated documentation materials are attached. 18.370.020.B: DEVELOPMENT ADJUSTMENT 1. The following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Subsection B2 below: b. Interior setbacks. Up to a 20%reduction of the dimensional standards for the side and rear yard setbacks required in the base zone. Where a Planned Development permits 80% of the setback prescribed by the underlying zoning district, the applicant is seeking a development adjustment for the rear yard at south property line. As this is a condominium project, and therefore no internal lots are being created, the rear yard for the overall "parent" lot may be defined as the yard behind units 8, 9, 10, 11, 12, 13, 14 near • the site's southern boundary. Planned Development permits a 12' rear yard setback (= typical 15' setback x 80%). The applicant seeks an adjustment here to 10', a figure amounting to less than 20%. 2. Approval criteria. A development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: a. A demonstration that the adjustment requested is the least required to achieve the desired effect; First, the applicant wishes to reiterate that while seven buildings are situated along the southern side of the site, only 1 (unit #11) does not meet the 12' setback requirement. Essentially, then, the resulting 86% of buildings which feature a rear yard are otherwise in compliance. The applicant has proposed unit locations which provide for the best preservation of open space / greenspace, which is clearly the development's chief asset and amenity, to the greatest extent possible while also meeting density requirements of the site. Relocating unit #11 in order to meet the standard would encroach onto the site's central green,which is intended to be the unmistakable focal point of the project and chief amenity to residents. Only a 2' adjustment is requested, which is less than a 20% reduction. Coral Commons P.D. (SDR 2005-00007) 5 revised: November 1. 2005 • • b. The adjustment will result in the preservation of trees, if trees are present • in the development area; As discussed below under Section 18.790, there are no trees requiring preservation present on the site. Therefore, this criterion is not applicable. c. The adjustment will not impede adequate emergency access to the site; Regardless of the existence of this proposed adjustment, emergency access into the site shall still be possible via the private drives. d. There is not a reasonable alternative to the adjustment which achieves the desired effect. The applicant has proposed unit locations which provide for the best preservation of open space / greenspace, which is clearly the development's chief asset and amenity, to the greatest extent possible while also meeting density requirements of the site. Relocating the buildings in order to meet the standards typical of the R-12 zone would effectively eliminate units to the point that the central lawn would be eliminated and unit counts would be reduced to • a level below the R-12 minimum of 12. The applicant's preliminary site studies indicated that perhaps the only alternative method of meeting typical R-12 standards, aside from this planned development,would be for an attached townhouse plan with very deep lots, perhaps stretching throughout the depth of the entire site. It is the applicant's desire to instead produce a more creative housing product which encourages greenspace preservation and resident interaction; a housing style which the applicant asserts does not currently exist in the area. This planned development proposes a unique type of community in which neighbors can easily gather and intermingle in common spaces as opposed to remain within typical private -likely fenced-yards or courts. This characteristic is fundamental to the site layout and concept in that gathering spaces are viewed as having value beyond that of otherwise typical yard setbacks. • Coral Commons P.D. (SDR 2005-00007) 6 revised: November 1,2005 • • • 18.390: QUASI-JUDICIAL DECISION MAKING / IMPACT STUDY The applicant is submitting.a land use proposal in compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with this narrative addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all surrounding property owners, as well as other potentially affected parties. The planned development is consistent with the underlying zoning requirements and all relevant City ordinances and standards. An Impact Study has been performed by Jeff Vanderdasson, a Professional Engineer licensed by the State of Oregon. A copy of the statement is attached. 18.430.040: PRELIMINARY PLAT The applicant is proposing to develop a 14-unit cottage-type condominium community without subdivision on Tax Lots 4100 and 4200. A proposed preliminary plat in compliance with the R-12 zoning district has been submitted with this application and plan set. The preliminary plat is also in conformance with other applicable ordinances as reflected by this narrative and the preliminary plans. The Washington County Survey Department has reviewed the proposed plat • name, and its approval / reservation is included herein. This document serves as the narrative for the project and contains explanations for all proposed improvements and applicable City of Tigard standards, guidelines and criteria. 18.510: R-12 RESIDENTIAL The property is currently zoned R-12 by the City of Tigard. The purpose of the R- 12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet (a wide range of civic and institutional uses are also permitted conditionally). The proposed planned development contains detached residential units, which are permitted outright under the provisions of the Section. • Coral Commons P.D. (SDR 2005-00007) 7 revised: November 1, 2005 • • 18.510.2: DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES • Unless specifically noted below and in the narrative below under 18.350- Planned Developments, the proposed development site will comply with the dimensional requirements as laid out in Table 18.510.2, specifically: Required Setbacks Front Yard 15 feet P.D. permits 15' x 80% = 12' 12' proposed Garage 20 feet N/A: oriented 90* to street Side Yard 5 feet P.D. permits 5' x 80% = 4' 6' - 8' proposed Street Side 10 feet N/A: no corner lots proposed Rear Yard 15 feet P.D. permits 15' x 80% = 12' 10' proposed, adjustment sought under 18.370 Other Requirements Lot Size 3,050 sq. ft. applicant seeks P.D.without lots (condo plat) Lot Width N/A density calculations meet R-12 standards Height 35 feet max. • Coverage 80% max. coverage, including interior walks, totals 44.9% Landscape 20% min. landscaping far exceeds 20% requirement 18.705: ACCESS/EGRESS & CIRCULATION The Coral Commons planned development does not call for individual lots, meaning the site will effectively be a single large parent lot with condo units. As required under Section 18.705.030, the single proposed lot has direct access to a public street, in this case SW Coral Street, via 2 private driveways. Curb cuts will be in accordance with Section 18.810.030N. The Coral Commons planned development proposes to cluster its garages around two private driveways each measuring 18' in width, which meet exceed the requirements set forth in Table 18.705.1. The drives shall be owned and maintained by the homeowners' association or similar entity upon build-out and occupancy. SW Coral Street is a local residential street, and the proposed western drive provides for spacing of 217.5' to SW 92nd Street. The eastern drive provides for spacing of 448.3' to SE Greenburg Road. Spacing between the drives themselves is roughly 184 feet, but code does not specify a minimum along local residential streets, only arterials and collectors. These driveways are also not located within the influence area of any collector or arterial. Coral Commons P.D. (SDR 2005-00007) 8 revised: November 1, 2005 • • • 18.715: DENSITY COMPUTATIONS According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 3,050 square feet. In this development, the net area is calculated by subtracting the public right-of-way dedication, private driveways, sloped and drainage areas (if any) from the gross acreage.The density computations for the Coral Commons planned development are as follows: Net Area Calculation Gross square feet 50,529.6 square feet (1 .16 acres) Minus right-of-way 0 square feet (actual) Minus driveways 2,497.4 square feet (actual) Steep slopes/drainacieways 0 square feet Equals Net Area 48,032.2 square feet/3,050 = 15.7 units max. 15 units x 0.80 = 12.6 units min. Total Dwelling Units Proposed = 14 18.725: ENVIRONMENTAL PERFORMANCE The applicant acknowledges that all uses, activities and operations within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Compliance with state, federal and local environmental regulations shall be the continuing obligation of the property owner and operator. Specifically: A. The proposed planned development is to be improved solely for detached single-family residences, and therefore not expected to generate significant levels of noise. The applicant acknowledges and accepts that Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall govern noise generation. B. This Subsection is not applicable as the proposed planned development is not located in commercial zoning district or industrial park (IP) zoning district. The planned development is to be improved solely for detached single-family residences, and therefore not expected to generate significant levels of visible emissions. C. The proposed planned development is to be improved solely for detached single-family residences, and therefore not expected to generate • significant vibrations of any kind or intensity. Coral Commons P.D. (SDR 2005-00007) 9 revised: November 1, 2005 • • D. The proposed development is to be improved solely for detached single- family residences, and therefore not expected to generate extraordinary levels of odor beyond that which may be expected of a typical residential neighborhood. The applicant acknowledges and accepts that Sections DEQ 340.028.090 shall govern odor. E. The proposed planned development is to be improved solely for detached single-family residences, and therefore not expected to generate significant levels of glare or heat, with the exception of construction or excavation work otherwise permitted by the Code. F. The proposed planned development is to be improved solely for detached single-family residences, with rubbish service areas to be located within enclosures, and therefore not expected attract or aid the propagation of insects or rodents or create a health hazard. 18.745.040: STREET TREES The proposed planned development fronts a public street, SW Coral Street, for more than 100 feet. As such, street trees measuring at least 2 inches in caliper will be installed in accordance with this Section along the public streets. The . specific standards listed in Section 18.745.040C shall dictate the spacing, size and other specifications relative to planting of street trees. Vision clearance will also be preserved in determining final spacing. Final approval of species shall be subject to review by the Director in accordance with Section 18.745.0408. Upon maturation, it is recognized that the street trees shall be pruned in such a manner as to provide for 8 feet of clear space between the sidewalk and the tree canopy. 18.745.050: BUFFERING AND SCREENING The proposed residential planned development abuts only similar detached residential uses on the east and south sides. Therefore, no buffer of any intensity or depth is required here per the terms of this Section and Table 18.745.1. The site abuts a commercial use located in an MUE zone to the west. While the commercial (less restrictive) use would typically be required to create the buffer between itself and the residential (more restrictive) use, only a nominal buffer has been created on TL 4400, with a concrete block wall and parking lot.existing. While it remains the applicant's contention that the buffer should not be the burden of the more restrictive use; the applicant is proposing that the perimeter of the site be buffered to roughly C-2 standards or (8' deep or greater) throughout all sides, although only applicable where abutting the commercial 40 use. A combination of trees and shrubs as well as a privacy fence of at least 5' in height will be utilized. Coral Commons P.D. (SDR 2005-00007) 10 revised: November 1, 2005 • • • 18.765: OFF-STREET PARKING Each detached residential unit will feature 1 off-street parking space located within its individual garage space. This meets the requirements set forth in the Section and Table 18.765.2 where 1 space per dwelling unit is required. Guest parking is anticipated to occur on-street. While staff had indicated a desire for bicycle at the pre-application conference, Table 18.765.2 indicates that no bicycle parking is required for single family detached units. Both driveways/auto travel surfaces shall be constructed of concrete per City specifications. 18.775: SENSITIVE LANDS Clean Water Services' Pre-Screening Site Assessment indicates that sensitive lands do not exist on site or within 200' of the site. As such, none of the provisions of this Section apply, except to say that the applicant shall obtain a CWS connection permit prior to development activity. The Pre-Screening Site Assessment form serves as a service provider letter and is included herein. 18.790: TREE REMOVAL • There are no trees 6 inches or greater located on the subject site, and therefore no trees 12 inches or greater are proposed to be removed. Existing brush and ivy will be removed upon development, but Code does not require it to be mitigated in any fashion. 18.795: VISUAL CLEARANCE AREAS The proposed planned development features an intersection of two private driveways with a public local residential street, SW Coral Street, neither of which is classifiable as an arterial. The private driveways are less than 24 feet in width, and SW Coral Street is greater than 24 feet in width. This scenario typically requires that clearance triangles be formed by the above rights-of-way and a straight line joining the 2 at respective points 30' from their intersection. However, the proposed planned development proposes to locate the garage clusters in such a manner as to preclude these triangles and therefore seeks relief from this provision under the planned development process where 18.350.100.8.2 indicates that "the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section." This will be discussed • further under Section 18.350 of this document. Coral Commons P.D. (SDR 2005-00007) 11 revised: November 1, 2005 • • 18.810: STREET & UTILITY IMPROVEMENT STANDARDS • Streets: The existing public local residential street, SW Coral Street, currently features a 60' right-of-way which will be maintained and preserved. However, then applicant proposes to construct the half-street improvements necessary to bring Coral Street up to City standard /specifications for a Neighborhood Route throughout the length of the development (approximately 285.45 linear feet). The 60 foot right-of-way is proposed to remain with 36 feet of pavement (the applicant will pave 18' south from centerline). 5 foot sidewalk is proposed for the south side of the street, as are 6 inch curb and a 5 foot-6 inch planter strip. Preliminary indications are that the Coral Commons planned development will not create conditions requiring a traffic impact analysis, as 14 single-family lots are typically not expected to generate the required 1,000 additional vehicle trips per day on SW Coral Street as per table 18.810.030.AC.b. City Engineer shall make final determinations. Sanitary Sewer: Sanitary sewer service will be provided to each residential unit via installation of a new sewer line within the site which ties into existing sewer within Coral Street. Individual lateral connections to the sewer will be provided to all home sites. • Surface Water Run-off: Storm / surface water drainage capabilities will be provided via of new installation of new catch basin and piped system within the site which ties into existing sewer within SW Locust Street via an easement through TL 5000. The applicant's proposal to direct storm flow southward into the improved sewer in Locust Street is being done in an effort to avoid adding volume to the existing ditch system in Coral Street, which may already be at or near capacity, if not overburdened. Stormwater shall be passed through Stormfilter cartridge, to be maintained by homeowners' association, before its release into the public facility. Individual lateral connections to all applicable utilities will be provided to all home sites. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Domestic Water: Domestic water service to each residential unit in the Coral Commons planned development will be provided by installing new lateral connections to existing water line in SW Coral Street. Meters will be banked at the right-of-way per Tigard standard. Individual lateral connections to water line will be provided to all home sites. • Coral Commons P.D. (SDR 2005-00007) 12 revised: November 1, 2005 • • • 18.810.030: STREETS A. Improvements. 1 . The proposed development has frontage on SW Coral Street. 2. SW Coral Street, adjacent to this development, meets the standards of Chapter 18.810.030, or will be made so via half-street improvements proposed by the applicant. 3. Proposed private drives will meet the standards of the City of Tigard. B. Creation of rights-of-way for streets and related purposes. With the preliminary approval and recording of the final plat of the Coral Commons planned development, no additional public rights-of-way are required to be created and dedicated. Half-street improvements will occur upon development. C. Creation of access easements. Two proposed private interior drives 25' in width are necessary to provide the necessary access to / from SW Coral Street to serve the residential units. • D. Street location, width and grade. • The proposed half-street improvement location, width and grade comply with the requirements of this Chapter and provide for appropriate improvement and continuity of existing street, SW Coral Street, with final grades to be approved by the City Engineer per Subsection M. Likewise, City Engineer shall approve final design of private drives. E. Minimum rights-of-way and street widths. The existing public right-of-way and for SW Coral Street is adequate and sufficient to accommodate the improvements necessary for a street generating the ADT associated with 14 single-family residential units, safety, utility, lighting, emergency access, sidewalk and street tree requirements. Proposed half-street improvements within existing right-of- way meet the standards set forth by Table 18.810.1. See the street sections on the plans for compliance review. Coral Commons P.D. (SDR 2005-00007) 13 revised: November 1, 2005 • - • • F. Future street plan and extension of streets. An area circulation plan has been submitted with this application indicating anticipated patterns of auto travel on existing and known proposed streets in and around the planned development within the prescribed distance:of 530 feet. The Coral Commons planned development is infill in nature and therefore does not call for the creation of new public streets or blocks, instead the P.D. will be accommodated within existing block formed by Greenburg Road, 92nd Avenue, Coral Street and Locust Street. I. Intersection angles. As shown on the plans, the proposed intersections of the 2 private drives and SW Coral Street are at or near 90 degrees, and will meet the design standards of this Subsection. These are the only intersections proposed. Private drives shall feature a curb-cut apron type detail where intersecting with SW Coral Street to clearly delineate public vs. private ownership and maintenance responsibilities. J. Existing rights-of-way. SW Coral Street is the only existing right-of-way adjacent to the project • site. Current right-of-way meets the requirements set forth in Table 18.810.1 and the City of Tigard TSP, and street improvements will be made to meet Tigard standards via half-street improvements. M. Street names. Final names of the 2 private drives, if any, shall not duplicate or be easily confused with any existing street in Washington County. Final naming and numbering shall be subject to approval by the Director. N. Grades and curves. Grades on the half-street improvements for SW Coral Street and the private drives meet the requirements of Subsection N, and final grades and curve radii, if any, subject to approval by the City Engineer. 0. Curbs, curb cuts, ramps and driveway approaches. Concrete curbs and driveway aprons shall be constructed to City of Tigard standards for each proposed garage cluster as specified by Subsection 0. • Coral Commons P.D. (SDR 2005-00007) 14 revised: November 1,2005 • • • Q. Access to arterials and collectors. Access to the Coral Commons planned development is provided by existing SW Coral Street, which is a local residential street. The planned development has been designed to minimize traffic conflicts to the greatest extent possible. Only a nominal amount of traffic generation is anticipated as the P.D. contains only 14 residential lots and offers no through traffic options. Access into both garage clusters shall be from the lower classification street, in this case the private drives as opposed to SW Coral Street. T. Private Streets. The 2 private drives in the Coral Commons planned development shall meet the design standards of the City Engineer in accordance with this Subsection. Y. Street Lighting. Street lighting shall be installed for auto, pedestrian and resident safety according to City of Tigard specifications. AA. Street cross-sections. • Cross-sections of public and private streets meet the standards set forth by this Subsection and have been included in the preliminary plans for review. AC. Traffic Study. Preliminary indications are that the Coral Commons planned development does not require a traffic impact analysis under this Subsection. The proposal is not located at a high collision area, and the proposed 14 residential units can typically be expected to generate +/- 140 vehicle trips per day. City Engineer shall make final determinations. 18.810.040: BLOCKS The Coral Commons planned development is infill in nature and therefore does not call for the creation of new public streets or blocks, instead this P.D. will be accommodated within existing block formed by Greenburg Road, 92nd Avenue, Coral Street and Locust Street. • Coral Commons P.D. (SDR 2005-00007) 15 revised: November 1, 2005 • • 18.810.070: SIDEWALKS • Five foot concrete sidewalks constructed to City specifications shall be installed along the south side of SW Coral Street across the length of the project site. No sidewalks are proposed for the private drives. Private sidewalks of varying width shall meander through the interior of the site to offer access to /from the garage clusters to individual residential units and the central green. 18.810.090: SANITARY SEWERS Sanitary sewer service will be provided to each residential unit via installation of a new sewer line within the site which ties into existing sewer within Coral Street. Individual lateral connections to the sewer will be provided to all home sites. 18.810.100: STORM DRAINAGE Storm /surface water drainage capabilities will be provided via of new installation of new catch basin and piped system within the site which ties into existing sewer within SW Locust Street via an easement through TL 5000. The applicant's proposal to direct storm flow southward into the improved sewer in • Locust Street is being done in an effort to avoid adding volume to the existing ditch system in Coral Street, which may already be at or near capacity, if not overburdened. Stormwater shall be passed through Stormfilter cartridge, to be maintained by homeowners' association, before its release into the public facility. Individual lateral connections to all applicable utilities will be provided to all home sites. All storm pipe shall be physically separate and independent of all sanitary pipe. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. 18.810.120: UTILITIES This Section requires that overhead utility lines servicing a development to be placed underground or at the election of the developer; a fee in-lieu of undergrounding can be paid at a rate determined by the City Engineer. All new utility lines will be placed underground, and those along SW Coral Street will be undergrounded or fee in lieu paid prior to issuance of building permits. • Coral Commons P.D. (SDR 2005-00007) 16 revised: November 1,2005 • • • 18.350: PLANNED DEVELOPMENTS In accordance with Section 18.350.060 and the underlying R-12 zoning, the proposed single-family residential use is permitted outright. The Coral Commons planned development does not meet the lot dimensional standards set forth by the underlying zone as no lots are being created, but meets the site coverage and density standards as required by Sections 18.350.070 and 18.715. No individual lots are proposed as the planned development is a detached cottage-type condominium development. While not required by this Section, building heights shall also meet the standards of the base R-12 zone. Deviations from the development standards are discussed below. In addition to the attached existing conditions, site concept, grading concept and landscape concept plans; the applicant respectfully submits for consideration the following rationale for application for planned development as opposed to a typical subdivision per the terms of Section 18.350.090: In meeting underlying density requirements of the R-12 base zone and providing for a private drives to provide for access into the site; initial site planning exercises indicated that the only method of meeting typical R-12 standards, aside from a planned development, would be for an attached townhouse plan with very deep lots, perhaps stretching awkwardly throughout the depth of the entire site. Instead, the applicant sought to create a housing product unique to • this area which encourages greenspace preservation and resident interaction. The vision is for a unique community in which neighbors can easily gather and interact in common spaces as opposed to remaining within private yards. That is, the open spaces would be shared -as well as greater in scale- as opposed to private, as a typical subdivision might propose. This characteristic is fundamental to the site layout and concept in that gathering spaces are viewed as having a value beyond that of otherwise typical lot requirements and yard setbacks. At a minimum, neighbors will experience opportunities for interaction simply walking between detached garages and the units. This planned development proposes essentially "trading" individual yards or courts which would result from an R-12 compliant rowhouse plan for communal open space. Coupling the dimensional lot standards of the base zone and a desire to avoid a typical "wall" of rowhouses with unusually deep lots, the applicant is pursuing a planned development in order to offer attractive, marketable detached units. The applicant does not anticipate constructing the planned development in multiple phases, with construction of a single phase beginning in earnest in spring of 2006 (preliminary projections). Upon receiving land use approval and recording the plat, it is the applicant's intent to sell all 14 individual units of single- family detached residences. The central greenspace area is to be owned and maintained in common by the homeowners' association. • Coral Commons P.D. (SDR 2005-00007) 17 revised: November 1,2005 • • • In accordance with Section 18.350.100, the applicant must also provide justification for modification of the development standards set forth in chapters 18.705 (access, circulation), 730 (exceptions to development standards), 745 (landscaping), 765 (off-street parking), 780 (signs) and 795 (visual clearance). These items are addressed as follows: 705- No modifications to the standards of access, circulation and egress are sought by this planned development. 730- No modification to the building height standards are sought by the applicant. The Coral Commons planned development does not call for subdivision into individual lots, instead proposing the units as detached condominiums on 1 parent lot. As the individual units are effectively located one lot, the rear yard may be considered to span the entire width of the site along the southern boundary. Similarly, the side yards may be defined as the entire depth of the site along the east and west boundaries. That is, yard requirements can not apply to individual units on a condo plat, as proposed here, as no individual lots are being created. As a result, the spaces between units to the interior of the site are not subject to yard requirements except as safety dictates. Under Planned Development, yard requirements may be reduced up to 20%, resulting in minimum yard requirements as follows: • front yard: 15' typ. x 0.8 = 12' side yard: 5' typ. x 0.8 = 4' rear yard: 15' typ. x 0.8= 12' The planned development will meet the above yard requirements as follows: front yard at Coral ROW (defined by units 3, 4, 5 and garages 1, 2, 3, 4) 15' typically required x 0.8 under P.D. = 12' 12' proposed - no adjustment sought side yard at west property line (defined by units 1, 14 and garage 1) 5' typically required x 0.8 under P.D. = 4' 6 proposed- no adjustment sought side yard at east property line (defined by units 7, 8 and garage 4) 5' typically required x 0.8 under P.D. = 4' 6 proposed- no adjustment sought rear yard at south property line (defined by units 8, 9, 10, 11, 12, 13, 14) 15' typically required x 0.8 under P.D. = 12' 10' proposed -adjustment sought above under Section 18.370 **Of the seven condominium units along rear (south) yard, only one, unit 11, does not meet this 12' requirement.** • Coral Commons P.D. (SDR 2005-00007) 18 revised: November 1, 2005 • • The applicant has proposed unit locations which provide for the best preservation of open space / greenspace, which is clearly the development's chief asset and amenity, to the greatest extent possible while also meeting density requirements of the site. Relocating the buildings in order to meet the standards typical of the R-12 zone would effectively eliminate units to the point that the central lawn would be eliminated and unit counts would be reduced to a level below the R-12 minimum of 12. The applicant's preliminary site studies indicated that perhaps the only method of meeting typical R-12 standards, aside from a planned development, would be for an attached townhouse plan with very deep lots, perhaps stretching awkwardly throughout the depth of the entire site. It is the applicant's desire to instead produce a more creative housing product which encourages greenspace preservation and resident interaction; a housing style which the applicant asserts does not exist in the area. This planned development proposes a unique type of community in which neighbors can easily gather and intermingle in common spaces as opposed to remain within typical private -likely fenced-yards or courts. This characteristic is fundamental to the site layout and concept in that gathering spaces are viewed as having value beyond that of otherwise typical yard setbacks. • 745- No modifications to the standards of landscaping and screening are sought by this planned development. No buffering or screening of any scale or intensity is required relative to incompatible uses as all adjoining areas are single-family residential. It should be noted, however, that this planned development preserves roughly 52.6% of the site's net developable area as open space (central "commons" area, individual units' garden spaces and remaining grassed areas). The central "commons" area alone measures approximately 5,492.5 square feet, or 11.4% of the net area. 765- No modifications to the standards of off-street parking and loading are sought by this planned development. Each single-family residence shall feature at least 1 off-street space, to be accommodated in garages. 780- No modifications to the standards of signs re sought by this planned development. • Coral Commons P.D. (SDR 2005-00007) 19 revised: November 1,2005 • • • 795-The Coral Commons planned development seeks relief from the standards of visual clearance areas set forth by this Section. Code requires that a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way lines where at least one of the streets or driveways is 24 feet or more in width. In this case, the private drives into the site measure 25 feet and the paved roadway on SW Coral Street measures 36 feet (at ultimate build-out). The placement of the clustered garages near each of the private drives is such that the required 30 foot vision triangles can not be achieved. The applicant has proposed garage locations which preclude the required triangles in order to preserve open space / greenspace, which is clearly the development's chief asset and amenity, to the greatest extent possible while meeting density requirements of the site. Relocating the garages southward in order to meet this requirement would effectively eliminate units 1, 2, 6 and 7 and drastically reduce the amount of usable or attractive open space on the remainder of the site. As discussed above, the ability for neighbors to easily gather and intermingle in common spaces, as opposed to remaining within typical private / fenced yards, is viewed as the foremost element of this planned development. This characteristic is fundamental to the site layout and concept in that gathering spaces are viewed as having value beyond that of otherwise typical development standards. • Additionally, site observation and anecdotal evidence suggests that traffic volumes and speeds along SW Coral Street are such that Coral Commons residents can safely negotiate exiting maneuvers in spite of the garage locations. Signage and on-street parking restrictions/limitations adjacent to the driveways may also serve to alleviate this deficiency. • Coral Commons P.D. (SDR 2005-00007) 20 revised: November 1, 2005 • S In accordance with 18.350.100.B.3, the applicant must also demonstrate that the • following criteria are met: a. Relationship to the natural and physical environment: 1.) As indicated above, the Coral Commons planned development does not feature any existing trees 6 inches or greater on site. The property is also very flat in nature, meaning that large scale cuts and fills are not required and existing topography and drainage patterns will be therefore be preserved to the greatest extent possible. 2.) As stated above in item 1, the site is quite flat in nature. Therefore, there is no opportunity for any structures to be located in areas subject to sliding or slumping. 3.) All buildings shall feature adequate space between themselves and neighboring structures to ensure light and air circulation. In no case are any buildings located less than 6 feet apart, which occurs only once, and in most cases, buildings are 8 feet or more apart. 4.) Structures have been oriented toward the sun to the greatest degree possible given the size constraints of the site and floorplans of the units. Consideration was also given to solar orientation in that a great deal of space was given to the main "commons" shared recreational area, and adequate space was provided to the small individual garden areas to • ensure that sunlight could reach them over the tops of the units along the southern boundary. 5.) The site does not contain any trees 6 inches or greater in diameter, as specified by 18.790, and therefore none over 12 inches that would require preservation under the Section. b. Buffering, screening and compatibility between adjoining uses: 1.) Buffering at the appropriate scale and intensity has been provided between the neighboring commercial use (office building) on TL 4400. 2.) In addition to the matrix (18.745.1), the following must be considered: a. The purpose of the buffer between the Coral Commons P.D. and neighboring office building is to provide a visual barrier. b. The size of buffer specified in the matrix (18.745.1) is appropriate to achieve the necessary visual screening between this residential use and neighboring office use. Additionally, the neighboring property provides a pre-existing 5' 100% opaque masonry unit wall, further ensuring a visual barrier. • Coral Commons P.D. (SDR 2005-00007) 21 revised: November 1, 2005 • • c. The visual buffer is needed from the proposed Coral Commons residences (more restrictive use) to the neighboring office building (more restrictive use). That is, being forced to look upon a commercial use is not considered desirable for residents. The applicant has also oriented units in such a manner as to keep large vision areas/windows away from the more undesirable views, such as neighboring uses. d. The density of buffer specified in the matrix (18.745.1) is appropriate to achieve the necessary visual screening between this residential use and neighboring office use. Additionally, the neighboring property provides a pre-existing 5' 100% opaque masonry unit wall, further ensuring a visual barrier. e. The viewers (residents) Are expected to be stationary. 3.) All on-site service areas and storage areas are to be fully enclosed, and therefore not require on-site screening. No internal parking lots are proposed; and service areas will be located in the northernmost enclosure of each of the garage clusters, behind a door and nearest the street. c. Privacy and noise: non-residential structures abutting residential: The Coral Commons planned development is residential in nature and therefore proposes no non-residential structures abutting neighboring residential uses. The criterion is not applicable. d. Private outdoor area- multi-family use: Coral Commons is not a multi-family use, therefore the criterion is not applicable. e. Shared outdoor recreational area-multi-family use Coral Commons is not a multi-family use, therefore the criterion is not applicable. f. Access and circulation: 1.) The Coral Commons planned development provides for 2 access points for 14 residential units, a ration which exceeds the requirement as indicated in Section 18.705 2.) The Coral Commons P.D. is infill in nature and therefore does not provide for through circulation patterns. The proposed entry driveways are of sufficient width to accommodate emergency vehicles, and the space between units 1-14 and 2-13 can also accommodate vehicles if the need for further site penetration should arise. 3.) Neither the Tigard Comprehensive Plan nor the Transportation Systems Plan calls for pedestrian and bicycle access adjacent to the site or through the site vicinity. The criterion is not applicable. Coral Commons P.D. (SDR 2005-00007) 22 revised: November 1.2005 • • g. Landscaping and open space: As described earlier in this narrative document, the Coral Commons planned development far exceeds the required minimum 20% landscaping and open space requirement. h. Public Transit: The Coral Commons P.D. does not abut a public transit route. The nearest transit route is Greenburg Road, to the west of the site. i. Signs: The applicant acknowledges that no signs shall obscure clear sight distances. j. Parking: The Coral Commons P.D. does not propose the creation of common parking/loading areas. All parking shall be accommodated within individual garage units, with guest parking expected to occur on-street, which can be accommodated once half-street improvements occur. k. Drainage: Post-development site drainage shall conform to all applicable requirements, • standards and criteria. I. Floodplain dedication: No floodplains exist in the vicinity of the proposal. The criterion is not applicable. In accordance with 18.350.110, open space within the site shall be shown as common space on the final plat, and shall be owned and maintained in common among the 14 residential unit owners via HOA or similar arrangement/ method as acceptable to the Director which achieves the spirit and intent of the Section. SUMMARY/CONCLUSION The proposed Coral Commons planned development complies with all applicable elements of the Comprehensive Plan and Development Code, or seeks appropriate adjustment. The proper steps have been taken to ensure compatibility with the established neighborhood character within City limits and urban services area boundaries. Adequate public facilities and services exist or are proposed to serve the development, and all improvements will be constructed to City and other applicable standards. The proposed planned development will create housing in a manner consistent with, and • complementary to, the surrounding residential developments. Coral Commons P.D. (SDP 2005-00007) 23 revised: November 1,2005 • CITY OF TIGARD 4►, JSi)li l PRE-APPLICATION CONFERENCE NOTES oPZI • • C�Oevtainnent Shaping Agates Community . .(Pre-Application Meeting.Notes are:Valid for Si z (6) Months) . . PRE-APP.MTG.DATE: 3/J J �S- STAFF AT PRE-APP.: &P RESIDENTIAL APPLICANT: fI LPffA eoinomot, A Etuv'MIT- AGENT: ,-y /dal-t tvi Phone: ( ) Phone: (5D ys2l- roo3 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 96/00 SW Cof fL 57i2 7 TAX MAPS)/LOT #(S): i s !2 6 Dc, `a( O c� o 0 NECESSARY APPLICATIONS: i'.‘41-mvhaEO .vs- 1�14/!e0- T ( PO r ova Za/vE- 41-PO°. iA z7-!'e, /1/23c0 c/eE Go/trG TUA-L P2.11/1/ /APP PROPOSAL DESCRIPTION: /N-vNfT S//lid= 1At 4frE rAte/Vel, offiGe—s LE- PEI! • COMPREHENSIVE PLAN MAP DESIGNATION: /)1E4("41 OPo5/ry f,3i4)e-umitz ZONING MAP DESIGNATION: - • ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. S70 I MINIMUM LOT IZE:%DSO sq. ft. Ave age Min. lot width: 19- ft. Max. building height: 3S- ft. Setbacks Front I Ott. Side S/Oft. Rear Corner /0 ft. from street. MAXIMUM SI COVERAGE: 60 % Minimum lands�apedm or natural vegetation area: 20 %. GARAGES: 20 ft. fez oak A- e. (Not Mc) 2.) 107 '7eJat•; prof Petwnerej fee-19.3o Isr NEIGHBORHOOD MEETING Meter to the Neighborhood Meeting Handout) o THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. • NOTE: In order to also preliminarily address building code standards, a meeting with a Plans • Examiner is encouraged prior to submittal of a land use application. • CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Resden6af ApptcafonfPlamning avison Sedan • • NARRATIVE [Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to • consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY [Refer to Code Sections 18.390.040 and 11390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.765) 3 'c ultri rc Minimum number of accesses: I Minimum access width: 2-40 Minimum pavement width: o° ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. ►, RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. • The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: b S SP I. lac = X50, All sensitive lands areas including: 0; = ya�yz3 $F IC Land within the 100-year floodplain; aSe $F v ➢ Slopes exceeding 25%; ➢ Drainageways; and . 3.zc UdulT9 M ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. ,o.r, cr ' Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or > Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCUTATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Muni-Family 43,560 sq.ft. of gross site area 43,560 sq.ft of gross site area 8,712 so.ft. (20%)for public right-of-way 6,534 sa.ft (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area - 3.050(minimum lot area) = 11A UnDs Per Acre = iL1 dolts Per Acre • *The Development Dade realms that the net site area existior the=whole dwell-mg omit NO BOUNDING UP IS PERMITTED. *Minfmmo Prolect Density is 80%otthe maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Apprication Conference Notes Page 2 of 9 Residential Appfca6onlPlanning Chigoe section • • SPECIAL SETBACKS (Refer to Code Section 18.7301 P67 I g- 3 S.- o 70 (PJ) ➢ STREETS: feet from the centerline of > FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. • ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements l ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 1'/ STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING (Refer to Code Chapter 183451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if-not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials • and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: • LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 183051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas-shall include special design features which effectively screen the parking lot areas from view. N, RECYCLING (Refer to Code Chanter 18355) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such • as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-617.7. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Rey-blade'npp6oat&Ra ning Division Secfion • • Sl PARKING (Refer to Code Chapters 18.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • ➢ Single-family Requires: One (1) ff-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. S BICYCLE RACKS (Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. • ❑ SENSLTIVE LANDS (Refer to Code Chapter 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.775.070.0) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. gi CLEARWATER SERVICES COWS) BUFF STANDARDS (Refer to B&0 96-44/11SA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table • identifies the required widths: CITY OF TIGARD Pre-AppIicaaon Conference Notes Page 4 of 9 Residential App@cONPanning Division Sedron • . TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 41) . SLOPE ADJACENT WIDTH OF VEGETATED SENSITIVE AREA DEFINITION TO SENSITIVE AREA CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to<50 acres 30 feet + >50 to<100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine3 'Starting point for measurement= edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement ?Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. • Restrictions in the Vegetate Corridor: • NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter. PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS [Refer to Code Chapter 18.7801 RE. a.35-0. 0 io (r°°J SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of .Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. 1ST TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.03O.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a •0 certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a ,A tr" , development application for a subdivision, partition, site development review, planned development, 5 r conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD P re-ApPGption Conference Notes Page 5 of 9 Residenfiai AppGcaktManncg Division Section • • THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. • ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of ho net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. iRt MITIGATION [Refer to Code Section 18.190.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably • available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or,with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA Older to Code Chapter 182951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size • of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes • Page 6 of 9 Residential Application/Planning Minion Section • • FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.816.030.FJ A FUTURE STREET PLAN shall: • ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ❑ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2Y2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1%times the minimum lot size of the applicable zoning district. ixt BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. • CODE CHAPTERS - 18.330(Condlonal Use) 18.620(Tigard T aaugle Design Standards) . 18.765(Off-Street ParkinglLoadng Requirements) - 18.340(Director's interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) .� 18.350(Planned Development) —i/ 18.705(A resslcirculation) r!18.780(Signs) .k 18.360(Site Development Review) 18.710(Accessory Residential Units) — 18.785(temporary Use Perin ) 18.370(varian esr'Adp,stments) 6/18.715(Density Computations) r!18.790(tree Removal) &18.380(Zoning NlapftextAmendmeats) 18.720(Design Compatibility Standards) f!18.795(usual Clearance Areas) - 18.385(Mscenaneous Fermis) 18.725(Emmonmental Performance Standards) _ 18.798(melees Communion Fad sties) 18.390(Derision Making Prooedureslimpact Study) 18.730(Exceptions To Development Standards) ✓18.810(Street&uttTity In sovenen t Standards) _ 18.410(tot Line Adjustments) 18.740(H'stoic Overlay) _ 18.420(Land Partitions) 18.742(Home Ocarpation Permits) - 18.430(subdntions) __!G 18.745(Lanciamping&screening standards) 18.510(Residential Zoning Districts) 18.750(Ntarufactured/Mobd Home Regulations) - 18.520(Commercial Zoning Districts) JG 18.755(.axed Solid WastelRecycang Storage) - 18.530(industrial Zoning Districts) 18.760(Nonnonfoaning&bations) • CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Resmenfel Apprca odflaruiy Division Seen • • ADDITIONAL CONCERNS OR COMMENTS: • 207 GnfotOrr-7fo-v w rp'-f (*19 5,141,47e.spa l9J,I7/ Pita?�vltc 3� CI4$ 8 o . p?.,/ !]e CC ("4-6'na� �'.o ``+1 7" _°G s • PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Y Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8'/:" x 11". One 8 'x 11" map of a •roposed protect shall also be submitted for attachment to the staff report or. • administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the • application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential AppficaganInanning Division Baton • • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter • would be heard by the Tigard G(T Goo s64L. A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring, a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyors Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyors Office in order to obtain approvaVreservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing,buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be • demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: - The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a pros ective applicant either obtain and read the Community Development Code or ask any questions of City stalrrelative to Code requirements pnor to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE - REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Cg ea� 4' ' • CITY OF TIGARO DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-.4111 FAX: 503-684-7297 EMAIL ors fist name)@ci.tigard.or.uS TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADORES&www.cItigard.or us • H:lpattylmasters1Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residentii AppitcadordPlanning Minion Sin • • PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q Community Oevelopment II Shapingit BetterCommunity PUBLIC FACILITIES Tax Map[sl: 1S126110 Tax Could: 4100,4200 Use Type: SUB The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a proiection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. • Approval of a development application for this site will require right-of-way dedication for: ❑ SW to feet ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Coral Street, to include: ® 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5-foot planter strip ® street trees sized and spaced per TDC 110 ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other. C1TY eF 116OSD Pre-aupt en Conference Notes Page 1 of 6 Belaeertag Qeparlmeet MUM • ❑ street improvements will be necessary along SW , to include: • ❑ feet of pavement ❑ concrete curb El storm sewers and other underground utilities Cl -foot concrete sidewalk. ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other. ❑ street improvements will be necessary along SW , to include: El feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities El -foot concrete sidewalk El street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. El Other: • ❑ street improvements will be necessary along SW , to include: El feet of pavement ❑ concrete curb El storm sewers and other underground utilities El -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. El Other El street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk 410 ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. OM NI BOARD Pre-AzWflattan Conference Notes Page 2 of 6 Brae ettag eavanment Seeam ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Coral Street. Prior to issuance of building permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. • Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Coral Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide a public sewer to serve the development. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) (Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. • Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm Cm►OFTIGABD PreAgecation 4anferenee Notes Page 3 010 • • drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. • Detention is required. Infiltration is no allowed. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: @ Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. • Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Provide preliminary sight distance certification for both access points with Land Use application. 2) Provide downstream analysis and detention calcs with Lane Use Application. The stormwater must be discharged to an approved public system. There is a system in Coral Street and if the grades work the applicant should contact the other developers in the area to partner on downstream improvements. If the grades won't allow discharge to Coral Street the a pplicant should pursue discharge to the system in Locust Street TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. CRY OFnGARD Pre:Windon erneeremellotes Page4 et 6 EngliteerIng Dataitment Section • • Pay the TIF. • PERMITS Public Facility Improvement(PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public • improvement construction work. The PFI permit fee structure is as follows: NOTE If an PH Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all • work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. CITY IIFTWAN/Pre-Apptltaflon Conference Holes Page 5 of 6 Big tae ering Department Sutton • For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. • Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. 1 PREPARED BY: iA1►l do %/I . ��� 5-17-o5 • EN 1 I INC DEPARTMENT STAFF DATE Phone: (5031639-4171 Fax: (5031624-0752 Revised: September 2,2003 • MY HUM Pre Application Conference Notes Page 6 of 6 WneeringDepumMent SWIM • 03-31-'05 12:57 FROM- T-797 P002/002 F-284 • WY OF TIGARD. P"''U ITT DEVELOPMENT DEPARTMENT ;:i�,� • P 1 l G DIVISION U BULEVARD ` OP T1 ARD TIGARD, OREGON 97223 �� PHONE: 503.639.4111 FAX: S O6tt4.7291 eatty/Planning). Aviri�eette � REUES1 P @R 3O 1.FOOT PRPER1Y @ /N' R VA 1? Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS(i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT.PARCELS BELOW: t S t Zc be 4100 4200 • PL S� OE U WNR BOROND E OF JAB E IS LL BE PR OVIDED AT THIS TIME FOR e LDIGY0 R GHHOOML Attar gYos r land �application d project planner has reviewed You ti pG on fprcom etenes , you f by of an ncompietehess l ett er to obtain your 2 n sets of labels. The 2 final,sets of labels need to be placed on envelopes with first class letter-rate pos e on the 1n the form of tags s ps me#e d envelo es and no eurn ad ®ss� and 1m�tted to the C1 ,f r di ro ng notice to pproe owners of tie pror�ssed is d us, 'ation and the a on. The Tsets of env opens must a kept s arate. The person listed bebow w1,v1opes ..fled to pick up and pay for the labels When a are ready. p p PY Y Y NAME OF CONTACT PERSON: . So4A1 AARROAR:c PHONE 8003 FAX: ( Z• 8043 is request may be ma i-•, axe' or hen• .l e ver,- • the C •y of iga •. Please- - ow a a-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their reques that will be placed in 'Will Call by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. cost Description; 611 to generate the maser list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). then,multi the cast to .r(nt dne set of labels • the number of sets 'nested. EXAMPLE COST FOR THIS REQUEST shy of labels x$21ahee=;final sets ate ao shest(s)of labels x$yam° o x sets= gee 2_sheets of labels x$2Atlteet for interested parries x2 sets= $4.00 _T sheet(,)of labels x inter parries= seta oZ•OU • GENERATE LIST = 11 GENERATE LIST = • TOTAL Q $31.00 �, TOTAL = 1 • CITY of TIGARD 91ST 0100aA►NI6 INFORMATION �1� . a— AREA IWIIE7® m (5001 • . BORDERS . (------ I ••�A FOR John Marquart °a RE: 1 S 12bDC; 4100/4200 ov., „ Epp 0 flegilliallaR -4 ...v. I 11111111116.11:111111 . Property owner information a:u CORA Is valid for 3 months from u. III Is date printed on this map. Miil \'*L ' Milli in wwliamil moir. alli 111151111116.111111604iiii !Mitt . • LOCUST I teRn eeeeee ,el>smaee 4 r ‘ *MUM N ) MAPLELEAF ST GOv' means Q o 100 200, 300 400 000 reel �p 1-to feet 11 City'of.Tigard `. Information on eats maple for newel location only end eheNfd be waffled Ito Oeeelopment selvtoea Want tat:,SW(fall Bled Ttaend,OR oma 0100 8301171 IttgRawo 4.arms Com e.,.,opment Plot date pr 4,2005;C:401MAGiCO3APR • S1280C-0880 1S1260C-05501 • 1 -124 ITION PLAT COOLEY ERIC&RUTH 0 S OF LOTS 1-3 9107 SW HILL ST TIGARD,OR 97223 1 S128DC-03600 1S12800.04100 AMATO DEVELOPMENT CORP CORYELL JACK M&ALICE 0 5151 SW SANTA MONICA CT REVOCABLE LIVING TRUST PORTLAND,OR 97221 9900 SW 92ND TIGARD,OR 97223 1S126DC-01002 1S128DC-02700 ANAST ANGELINE V CORYELL JACK M ALICE 0 9355 SW LEHMAN 9900 SW 92ND PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DC-03300 1S128DC-05505 ATHERTON REALTY PARTNERSHIP COUNSIL ARLEIGH B JR 2100 S WOLF 9110 SW CORAL ST DES PLAINES,IL 60018 TIGARD,OR 97223 1 S1280C-04601 1 S126CD•00100 BAKER JAMES& CRESCENT GROVE CEMETERY ASS MATHESON ROBERT T& CRESCENT GROVE CEMETERY • BAKER DIANE R 9925 SW GREENBURG ROAD • • 9495 SW LOCUST#A TIGARD,OR 97223 'ORTLAND,OR 97223 �S126DC-04800 1S1260C-03301 R JAMES& CROFT LIVING TRUST MA ESON '•-ERT T& do GARRISON PETER BAKE- E R 9420 SW LEHMAN 949 - o UST#A TIGARD,OR 97223 --+RTLAND, •- 97223 151280C-05502 1S135A8-04400 BOTORF VERNON D ST EOP-LINCOLN LLC 9160 SW CORAL UNCOLN CENTER COMPLEX TIGARD,OR 97223 116231-162371 PO BOX#A-3879 CHICAGO,IL 60690 1S128DC-01100 1S135A8-01002 BRAAM PIETER H M 1992 TRUST E•--LINCOLN LLC 9315 SW LEHMAN ST UN LN CE ►-' OMPLEX PORTLAND,OR 97223 [16231- *-, PO B• 879 CAGO,IL .0690 1S128DC-04200 1S135A8-00700 CHAVEZ ALFRED& EOP-UNCOLN LL CORYELL ALICE 0&JACK W LAN.'LN CE," - COMPLEX 9900 SW 92ND [1623 • 7) PORTLAND,OR.97223 PO :% 879 CAGO,IL •';•0 1S12600-05201 1.135A8-00900 • :OBB GREGORY J&MICHELLE M • EO--UNCOLN LL 9245 SW LOCUST ST LINC& C ''- COMPLEX PORTLAND,OR 97223 [16231- ,_-v- PO B• • ' 879 C GO,IL 60690 • S I S135A8-04500 1S126DC-04001 E. INCOLN U- HORNE ELMORE JR&FLORA M UNC•. CE R COMPLEX 8775 SW LOCUST ST#9 (18231- == 7] TIGARD,OR 97223 ) cs #A .:79 CAGO,IL -1690 f S126DC-03200 1S1260C-02702 ERICKSON 0 K&ARDIS R TRUSTEES HUNT BETTY JANE TRUST 9350 SW LEHMAN ST BY WILLIAM HUNT TRUSTEE TIGARD,OR 97223 8038 NW HAZELTINE ST PORTLAND,OR 97229 1 S126DC-08500 1 S126DC-0z701 EVANS RICHARD&TRANSITO HUNT WILLIAM TRUSTEE 9275 SW LOCUST ST 8038 NW HAZELTINE ST TIGARD,OR 97223 PORTLAND,OR 97229 1S126DC-03800 1S128DC-01003 FISHER MICHAEL Q LAYMAN DEBORAH J S TRUSTEE 9255 SW CORAL 3216 SW SCHOU-S FERRY CT TIGARD,OR 97223 PORTLAND,OR 97221 1S126DC-03900 1S126DC-07800 GAMMON LYNNE M&JERRY W LEHMANN SQUARE HOMEOWNERS 9225 SW CORAL ST ASSOCIATION PORTLAND,OR 97223 19305 ROBIN CIR#55 • WEST UNN,OR 97068 .81280C-02602 1 S126DC-02600 HARDIN EDNA Q REVOC UVING TRUS LONG BRIAN C BY HARDIN EDNA Q TR 9170 SW LEHMAN ST 4806 SW WEMBLEY PL PORTLAND,OR 97223 BEAVERTON,OR 97005 1S126DC-05101 1S126DC-05100 HARRIS GREGORY E LOOS BEVERLY A 9036 NW BENSON ST 9365 SW LOCUST ST PORTLAND,OR 97229 TIGARD,OR 97223 1S1280C•04000 1S12813C-08700 HEFFLER ROBERT ARNOLD LUNDMARK ALBERT C 9260 SW CORAL 3381 COEUR D'ALENE DR PORTLAND,OR 97223 WEST UNN,OR 97068 1S1280C-02902 1S126DC-08400 HENSEL KRISTOPHER J& LUNDMARK ALBERT C&ELIZABETH A MAGERS JULIE E 3381 COEUR D'ALENE DR 9135 SW CORAL ST WEST UNN,OR 97068 TIGARD,OR 97223 1512600-01101 28000 • IERBST BRANDON UJANA M L RT C&ELIZABETH A 9245 SW LEHMAN ST 3381 D'ALENE DR TIGARD,OR 97223 T LINN, 97068 • S 1S1260C-04400 1S126DC-08900 • MARTIN BUILDING LLC PE Y STE N WILLIAM AND 1672 WILLAMETTE FALLS DR LORIN WEST LINN,OR 97068 988 W 9 P TLAND,0 97223 1512800-04900 1S1280C-04700 MMRR LLC PHOENIX INNS LLC ATTN:ERIC R MILLER BY VIPS MOTOR INNS INC 9445 SW LOCUST ST 29757 SW BOONES FERRY RD PORTLAND,OR 97223 WILSONVILLE,OR 97070 1S1260C-03500 1S1260C-03700 MORROW KENNETH C AUDREY RASMUSSEN DARLA REV LIV TRUST 9411 SW CORAL 603 SW LARKSPUR CT PORTLAND,OR 97223 SUBLIMITY,OR 97385 1S1260C-03302 1S1260C-03100 MURRAY DOUGLAS J RICHARDS M DALE& TILLIE A ADAMS HEATHER M 9450 SW LEHMAN 20675 SW LEBEAU RD PORTLAND,OR 97223 SHERWOOD,OR 97140 1 S1260C-02801 1 26DC-03000 NGUYEN KY V&MINN HANH T RI • -r S M •-1 E& 9150 SW LEHMAN ADAM ER M PORTLAND,OR 97223 2I• - W►.:EAU RD • ERWOOD, •- 97140 S1260C-04601 1S1260C-01004 O'DAY SUSIE&BRIAN LIV TRUST ROTH JEFFREY A&BETTY A BY O'DAY FRANCIS B/SUSAN A TRS 9445 SW LEHMANN 9970 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1812613C-05900 1S1260C-05202 PERRY CARL W AND GLORIA M RUFF MICHAEL L JOYCE E 9250 SW LEHMANN ST 12150 SW 124TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 181260C-03002 1S126DC-05800 PERRY STEPHEN W SCHARBROUGH DONALD 9885 SW 92ND AVE JOYCE I TIGARD,OR 97223 10050 SW 92ND PORTLAND,OR 97223 181260C-09000 1S 281X-05803 PERRY STEPHEN WILLIAM AND S« r -BROUGH••NALD LORINDA C JOYCE 9885 SW 92ND 10050 •• 'A • PORTLAND,OR 97223 P--TLAND,OR • 223 I 2130Cr08800 1 . 261)005504 2E Y STEP N WILLIAM AND S . RBROUGH r' •AND LORI JOYC 98 D 10051 = • • D RTLAND, 97223 -:-TLAND,0" 97223 • • 1S128DC-05500 128DC-07700 SCHULTZ ERIC D&JULIE A W- KS H&D ETIME TRUST • 9130 SW CORAL BY H• 4.:% B/DOROTHY M WEEKS TRS TIGARD,OR 97223 12901 ='1 ' ST#321 74.VERTON, •- 97005 1S126DC-05200 191260C-07500 STITT DEANE A&CAROLYN M S H&D • IME TRUST 10025 SW 92ND AVE BY Ho• 4, •OROTHY M WEEKS TRS TIGARD,OR 97223 12901 = • 4. ST#321 :.✓VERTON, • • 97005 1S135AB-00202 1S128DC-05602 TIGARD-TUALATIN SCHOOL WESTERN CREDIT SERVICES DISTRICT 23J do BUOY TAMYRA 6960 SW SANDBURG ST 6273 SW 202ND PL TIGARD,OR 97223 BEAVERTON,OR 97007 7 1351413-00100 1 S126DC-03701 TI D- TIN SCHOOL DIST 23J ZIMMERMAN LARRY D&DONNA J 6960 DBURG ST 9335 SW CORAL ST T ARD,OR TIGARD,OR 97223 1 S128DC-01001 TOBEY MARSHA L 9335 SW LEHMAN ST • TIGARD,OR 97223 • ,S128DC-05601 TROUTT JOYCE I NOW SCHARBROUGH 10050 SW 92ND . PORTLAND,OR 97223 1 S126DC-05000 TSE INVESTMENTS LLC PO BOX 1754 LAKE OSWEGO,OR 97035 1 S126DC-05503 VANDERYACHT MARK S& MARY E 9125 SW LOCUST ST TIGARD,OR 97223 1S128DC-04500 VIP'S MOTOR INNS INC 29757 SW BOONES FERRY RD WILSONVILLE,OR 97070 1S 128DC-07600 • NEEKS H&D UFETIME TRUST BY HOWARD B/DOROTHY M WEEKS TRS 12900 SW 9TH ST#321 BEAVERTON,OR 97005 S • • Nathan and Ann Murdock PO Box 231265 "lard, OR 97281 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street • Tigard,OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard,OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 'Tigard, OR 97224 • °TO 4M ?at Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setupuabels\CIT Eastdoc) UPDATED: 30-Dec-04 CITY OF TIGARD 4/5/2005 13 125 SW Hall Blvd. 4:23:23PM /6,.,i..I�;c, y\ Tigard,Oregon 97223 . -'AL (503)63 9-417 1 Receipt#: 27200500000000001497 Date: 04/05/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid LANDUS Land Use Misc.-21.0000 @$1.0000 100-0000-438000 21.00 Line Item Total: $21.00 Payments: • Method Payer User ID AcctJCheck No.Approval No. How Received Amount Paid Check ALPHA COMMUNITY DEVPT MET 30647 In Person 21.00 Payment Total: $21.00 • cReceipt.rpt • 1 of 1 III • • • 4., alpha COMMUNITY DEVELOPMENT April 7, 2005 RE: PROPOSED 14-UNIT DETACHED CONDOMINIUM DEVELOPMENT TAX MAP 1 S 1 26DC, 4100, 4200 Dear Resident: Alpha Community Development is representing the developer of the property described above. A 14-unit detached cottage-style condominium development is proposed for this location. This property is currently zoned R-12 (3,050 sq.ft. minimum lot size). Prior to applying to the City of Tigard for the necessary approvals,we would like to discuss the proposal in more detail with the surrounding property owners and residents. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners/residents to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the City. You are invited • to attend a meeting on: April 28,2005, 6:30 p.m. at Tigard City Hall Town Hall Room 13125 SW Hall Blvd. Tigard, OR 97223 Please note that this will be an informal meeting on preliminary development plans. These psplans may be altered prior to the application to the City. Depending on the type of land e action required,you may also receive future notice from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a public nearing. 'should you have any questions regarding this proposal, please call me at 503-452-8003. Mncerely, a f6 e Vanderdasson !roject Manager r • gnclosures Plaza West,Suite 230,9600 SW Oak Portland,Oregon 97223 [T] 503-452-8003 IF) 503-452-8043 CIT1' GARD 91ST OeOONAPNiO h...AYATION!MIMI a AREA NOTIFIED r ' (soot - BORDERS - I•• (*--- . •al FOR: John Marquart L " fl 1 RE: I S 126DC; 4100/4200 • t , IlltEH' 12 , 1 • • pippliguii ' ` ..1010° Property owner Information • " " " • Iths e v dlaid t a f opr 3 n tmonths hifrm m map. • CORAL O' =1 ' t\N ,k aim wing • R M EMI LOCUST • IttNsms tNwiwm _ . testae tat+usau • � - N m • '"1A10101 �� ) MAPLELEAF ST w anuroow Q 0 100 200. SOD 400 60O Feat • �G r aa0 toot • :7-----\ City.o Tigard • Inaamleeon ee uA.meP m ter gane�m toe.uon�Ar and \ , . .Halm he wNOledvAN Die Development tiarvbea Dlvlllon. ' tatzsswtteutuva Pseud.OR 07222 (602)626.4171 Ntp9AMww.dAtgardor.w Community Development Plot date:Apr 4,2005;C:lmagicWIAGICO3APR • 411, FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS Shaping if Oettnr Community What Is The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of.their proposed development and to let them know what issues or concerns you have in regard to their proposal. What-Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. 0--ar all types of applications, property owners within 500 feet of the subject parcels receive notice of .: public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. Th.. ' oio a ' es.nel A T e .i.hbo Meeti ; s A 1 .: t all S built d? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the • project is entirely different, a new neighborhood meeting would be required.. In any case; notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. • }Iow.Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a - copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however,.that you may not LIKE all the standards, but at least you know what they are. If a development meets the code standards, it can proceed. • SI�� IFLj s� • iAcurpinljufalciBrfo2doc • S m� � n3- c" RZ f'n -7:.r-[>"'-=ct��..- - ^-.ter t u- rwx �. � "`.iq II -'r,'J3^zr�'-`,�! 41,'cw.f. til+ jiii `Y'1,.,..i„a;) ,. l.z {w�"'-S'j�vb�s::_ ,,- --• �i,, l.. i i ' } Y to�.. .i < �.�. *{ Irx ^.h�' 3s � }ia>� x 92 ''`--,.'�K,7- ,., lf"; F RTN r i1 'P! ' ii-s ti ?tx ,y0. �zr'�,i4ty;: �G �j{ i .. t .x,:.•,.✓..yq. ,`.'�.a- -5 ,.'7rT < r.�' .1. '.�� r'i � 1� )` 'F �•�' �;yt-N3Y,..'i" 1�,�. S.r.�±;. �'�a7Z�-��`3� _ �` � �� �.` .�iX=�i.'., C.f '. c d:`,.i� iia f- � �- I � r? i r� ��^-`_� '1',��a`� � ' I re I 1 I ceq 1� �rl J"1 �f ,5 I r t.h.P-i9 s Y :.3.i.::'•_h-�r+v',i� '�fSair� ��1�',..�s„ � <�-��L, ��xd �.. • Thy .ollowing is a list of questions developed by a subgroup of the Citizen Involvement Team. These questions are intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS • What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? • Will the decision on the application be made by City Staff, Hearings Officer, Planning Commission or City Council? How long is the process? (timing)/ • At what point'in the process are citizens given notice and the opportunity to provide input? • Has a pre-application conference been held with City of Tigard Staff? ✓ Have any preliminary requirements been addressed or have any critical issues been identified? ✓ What City Planner did you speak with regarding this project? (This person is generally the Planner. assigned to the land use case and.the one to contact for additional information). San • Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the sievetopment and how do you propose to mitigate the impacts if necessary? • .,nat street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? • Are streets proposed to be public or private? What are the proposed street and sidewalk widths? • What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY • What is the current zoning? What uses are allowed under this zoning? • Will there be a re-zone requested by the developer? If yes,to what zone? • How many units are proposed for the development and what is the minimum and maximum density allowed in the zone? DRAINAGE AND WATER QUALITY • What is your erosion .control and drainage plan What is the natural slope of the property? What are the grading plans? • Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? BEES AND LANDSCAPING 41) iat are the tree removal plans and what is proposed to mitigate for trees removed? • What are the landscaping plans? What buffering or fencing is required and/or proposed? • • AFFIDAVIT OF M.�A IolL I.N-.G/P6v O.r ST.-±r:-Ite N3�G'$NEIGHBORHOOD E IGHBORHOOD M` �,E 1 v S Ek'b T•I�N''+(=G N` O T I C E q q 0 Rti` ! 0 ,, ...11 '.;'. pt- 6 Et- . 6- � § e .a.6, (64' r AA D 91_ 4 iV g - -- 0 gf G�.. . , 0) lia 1` .f t 7r�`" rr t F0 .` .r. p 1y,1 v, Mfl C ^. - fie rt E 6} S t' t �6 ; Z * 3v . y y 1 -- t -1• fAT .+ r ,�G � EA-c: Ys.s s'-- i : �_ i.� �'- " ,."- -� -`y fcn u�Z�,...��i lyP ti���_ �•.r AF +Il.. 4+, �4�t: b r X 7r r � ��-' 4 �xL- Yy A ity h o- F r - ~ -, -:.,=-4;,-, 4 ,,,:m 6 x L'.4,-1 40:j 4� `pP LNji �-Kip Y ,e...„ 2- ee-_- :,.,, ,,`+f :, L 5-,.-.:. v? t• _ "_ ,s L.'" � .p .ii".2+ 'T •xkt ' f r t` . _. ..7'.'''..?‘ti.. L i , •a ., .. c°•% _ a frr -, •4 El I n ::o ,. -.r4`,, i,. kz,; ^ A "G.s -,.s-• `'er: ..-�`i� •! r , YL • f " , KUW"- ♦ ,•cei t: r t S ten � 4• �� • .k_Ab 4 of =S 1 17 7 . s a r:;-,r a�7 � f�, i . � :-�'+�.„y-.�°".h i,"�1 1=-D{ r d l .�Vq 7. 1VIP.P�K R;r C �t - 0`�_ : , D &fl 4t-lopc4".4..;.,,r) . c - -ni. :3.- I ls Q ilt4 gr! • MAILING: I, ELtiABETA R ,being duly sworn,depose and say that on the 7 fh day of Aril 20 D5 , I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at(or near) C(4UJ Sid) CO4Z9.L ST- ,a copy of which notice so mailed is attached hereto and made a part of hereof. • I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at TROP t1 O)(- CkdCJ SW OAK -`'V.. with postage prepaid thereon. • • ' • Signa e (In the presence of a Notary Public) POSTING: I, .a0k4 L)t Q do affirm that I am (represent) the party initiating interest in a proposed 14-UN Cr 1)I AC}1Et). P.U.t). affecting the land located at (state the approximate location(s) IF no address(s)and/or� - lot(s)currently registered) 1 S 1 (c [)C - 4I0C) -- 42.040 , • and did on the it 14- of , 1L , 20 O personally post notice indicating that the site may be •oposed for a 14- ON 1'r P-U•'D application,and the time,date and place of a neighborhood meeting to .iscuss the proposal. The sign was posted at S4OO SLO CC72,p L ST- gAS C" f-_?C n-71 NC,‘ -140 -7 I11d.I LE' . 1 (state location you posted notice on property) I / ltkj1/4. 40-k Or lif Signature (In the presence-aft Notary Public) (THIS SECTION FORA STATE OF OREGON, NOTARY PUBUC TO COMPLETE/NOTARIZE) STATE OF Oreoea ■ ) • County of Wa tic.., ) ss. Subscribed and swom/affirmed before me on the h day of iY 11 , 20 OS. ( #-M., OFFICIAL SEAL 9 KELLY ANDERSON 9 �'� NOTAf^,Y PUBUC-OREGON �p� � ` � (I COMMISSION N0.356943 ( A P R. .-`1- -��^�� ��-` ..... `v NOT PUBLIC OF ORE Oil 0 My Co ission Expires: ( i plicant,please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPI T: to AS l)t.1.NAanVD TYPE OF PROPOSED DEVELOPMENT: •P Address or General Location of Subject Property: ' -I SW •916/... - Subject Property Tax Map(s)and Lot#(s): I I,DC . iro- • h11 or rnaltIng-posting neighborhood nteeting.doe • • 4111 April 11,2005 2005 r i�i��Dii' ,.' I �� APR 1 22ri ,'��IG Ails �• CITY 7 ®F TIGARD Alpha Community Development OREGON John Marquart 9600 SW Oak St.#230 Tigard, OR 97223 Dear John: This letter contains important information about your room reservation. Please read this letter in its entirety. Your request to use the City of Tigard's Town Hall meeting room located in the City Hall at 13125 SW Hall Blvd is approved. The Town Hall meeting room is reserved for the meeting as follows: Event Date: April 28,2005 Event Time: 6 to 8 p.m. Please pick-up the key at the Tigard Police Department Records window located in the City Hall.The Police Dept.will release the room key no more than 15 minutes before your event start time. The key must be returned to the Police Dept no later than the event end time noted above. Please return the key to a Police Dept. staff member,do not leave the key in the window tray. The Police Department will be open during your event,so please make sure that the overall noise level of your event does not disturb Police business. The key to the Town Hall opens the outside door in the courtyard area between the Library and City Hall. Please see the • map on the back of this letter. Meeting participants are to enter and exit the Town Hall through the side door. Restrooms are available for use in the Police Dept lobby. The double doors into the City Hall hallway are not used after 5:00 p.m.on weekdays or on weekends. The hallway lights may be off and connecting doors may not work both directions. For the meeting participant's safety, please make them aware of the proper entrance and exit to the room. City staff is not available after 5:00 p.m.or on weekends to provide assistance, so clarifying what is available prior to the meeting will help your event go more smoothly. Please let me know prior to the event date any specific needs you may have. Police Dept. Staff cannot assist with your reservation requests,other than providing the key.Tables are available if requested prior to the meeting. Projectors and other equipment are not available through the City. As indicated in the Room Use Policies and Procedures,the City retains the right to cancel or relocate a meeting. We do our best to keep meeting reservations intact. However,it is sometimes necessary to make changes. Police Dept staff is authorized to release the key to the person or people noted on the room use application. Please be sure to list more than one person on the application if there could be someone else picking up the key or in case of an emergency. I am happy to update the key authorization when requested prior to the meeting. Please return the room to its original configuration and leave it in an orderly fashion. The City is unable to furnish cleaning supplies,mops, brooms or vacuum cleaners;therefore,you will need to bring your own. Trash that does not fit in the cans provided will need to be taken with you. On behalf of the City,we thank you for complying with these and all other conditions of the room use policy and I hope you will enjoy using our facility. If you have any questions regarding the reservation,please contact me at 503-718-2474. Sincerely Jill Byars • Room Reservation Coordinator 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 • • • City Hall o Police Dept. g -imal Town Hall m I .1)e., iv, b: W it _1_O ,I• -. 9�:;' J TIa vl•O, Courtyard Perms center f Cont.we. C ,;.,, W -,: aL 0 -"vilINL,--, r . Current g,= �..r: Library ,_ ter+' Future Permit -• F,o Wr-. . -. , Center _ , , ,: = _ • • • • • NEIGHBORHOOD MEETING SIGN-IN SHEET . _.r,. 111..::r,; :,;-.1'« :'44:0• - '& F:ti.4Y :3:4 _ / " J•`• 1 ~;�t1•',P 't-ly-•` ;�.. •+,> %.+t.,y .q �bi't.:� ''C ,p 'it :�it��-v„r:i;.:i,•+' •14,x.,.�r.•as• 1�••vT•i"'�^ y� ,r; G r::Y�x':, '� f.• •# � flu �.)` Yi.<?`r~i; r.�S�"4��... n.` �,o- •$"n:.l..fy['i �° `�..•�, �}<��3. .ta, -c��.5� ^•.;.qM���°?,y3;k,'•i.�y.'. �•�r'. '; .�`•.^t.�t5`?�vf"�1�, �,. '$s.>•� .�w, :a•. 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L/ 9D/ vCe) L,.e kati 97Z-2-3 • DATE:April 28,2005 PROJECT: 9400 Coral Street cottages 999-151 • • • x p a COMMUNITY DEVELOPMENT Coral Street condominiums - neighborhood meeting minutes April 28, 2005 Location: City of Tigard Town Hall Room, 13125 SW Hall Blvd. Meeting called to order at 6:30 p.m. Presenters-John Marquart (JM), Alpha Community Development Al Jeck (AJ), Alpha Community Development JM read the City of Tigard's prepared statement required for neighborhood meetings and reminded the audience to sign the attendance sheet if they had not already done so. He then gave a presentation of the 14-unit detached condominium plan. This presentation included an overview of the project vicinity and aerial photograph, discussion of existing site conditions/ characteristics, zoning, proposed site layout, access, common space, conceptual housing product, half street improvements and storm drainage. The floor was then opened for questions from the audience. • uestion: How will fire re access be provided? (JM, AJ): Fire access will be similar to any multi-family development and can occur at each of the private drives and if necessary across the common space. question: How will the site be graded? (JM): The site is currently very flat, and preliminary indications are for minimal disturbance to existing grade. Even if soils need to be imported, every.effort will be made to ensure that neighboring properties do not receive runoff. question: Have you been in contact with developer down the street? (AJ): Yes we have made contact regarding stormwater management. question: Will there be pedestrian access through the site? (JM, AJ): The developer is seeking a storm utility easement across neighboring property to the south (Locust Street) where pedestrian access might also occur, but nothing has been finalized. • Plaza West—Suite 230—9600 SW Oak Street—Portland—Oregon 97223 Tel 503 452-8003—Fax 503 452-8043 www.alphacommunity.com • • - a I h a rf • COMMUNITY DEVELOPMENT question: How will resident parking be accommodated? (JM): Parking will be accommodated in a series of 1-car garages adjacent to the private drives. Initial counts are for 14 units and 16 garage spaces. The development will meet or exceed code requirements. Additional parking can occur on-street as half- street improvements are planned. question: What will garages look like from the street? (JM, AJ): While final building plans do not yet exist, the developer acknowledges that appearance from street is important, and believes that appearance could potentially be improved economically via fenestration, dormers, etc. Summary of main concerns: 1. Storm drainage-capacity of existing ditch & impacts to downstream residences. 2. Parking capacity and on-street parking demand. 1111 3. Coordination with nearby developers where feasible. Meeting ended at approximately 8:00 pm • Plaza West—Suite 230—9600 SW Oak Street—Portland—Oregon 97223 Tel 503 452-8003—Fax 503 452-8043 www.alphacommunity.com • • @TOTI1 0 Chicago Title Insurance Company of Oregon SEP 1 9 2005 • ®10135 SE Sunnyside Road,Suite 200 By MIA Clackamas,OR 97015 Phone No: (503)653-7300 Date: September 13,2005 Casa Terra,LLC do 9600 SW Oak St.,Ste 230 Portland,OR 97223 Order No.: 415374 Customer Reference: Palmer&Assoc. &Casa Terra/Keystone Enclosed,please find: X Preliminary Title Report Supplemental Title Report Copy of • Other: Thank you for choosing Chicago Title Insurance Company of Oregon. . III • • © Chicago Title Insurance Company of Oregon • PRELIMINARY TITLE REPORT September 13,2005 TO: Chicago Title Insurance Company of Oregon Order No.: 415374 10135 SE Sunnyside Road Suite 130 Escrow No.: 45-4I 5374-GB Clackamas,OR 97015 Ref: Palmer&Assoc. &Casa Terra/Keystone ATTN.: Ginger Bell Phone No.: (503)794-5860 Standard Owner's Coverage $ 1,330,000.00 Premium $ 1,686.75 Municipal Lien Search $ 100.00 We are prepared to issue a title insurance policy in ALTA(1992)form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued,and the full premium therefore paid. Dated as of: August 31,2005 at 08:00 AM • Vestee: Jack M. Coryell and Alice 0. Coryell, Trustees of the Jack M Coryell and Alice 0. Coryell Revocable Living Trust dated December 29, 1991, as to an undivided two-thirds interest and Alfred J. Chavez, as to an undivided one-third interest, as to Parcel 1 and Jack M. Coryell and Alice 0. Coryell, as tenants by the entirety as to Parcel II Subject to the exceptions,exclusions,conditions and stipulations which are part of said policy,and to exceptions as shown herein. CHICAGO TITLE INSURANCE COMPANY OF OREGON By: Deanne Edwards Title Officer 10135 SE Sunnyside Road,Suite 200 Clackamas,OR 970I5 phone(503)653-7300 fax(503)653-7763 EESTIONS CONCERNING THE CLOSING OF THIS TRANSACTION SHOULD BE DIRECTED TO YOUR ESCROW OFFICER,Ginger Bell,at phone(503)794-5860 and fax number(503)353-1468. 9014710030.rdw • • Order No.: 415374 DESCRIPTION •'ee Legal Description Attached Hereto GENERAL EXCEPTIONS(Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. a. Easements,liens,encumbrances,interests or claims thereof which are not shown by the public records. b. Any facts,rights,interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by the public records. 4. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights,claims or title to water; whether or not the matters excepted under(a),(b),or(c)are shown by the public records. 5. Any lien or right to a lien,for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. OECIAL EXCEPTIONS 6. Taxes for the fiscal year 2005-2006,a lien but not yet payable. 7. City liens,if any,of the City of Tigard.(An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found.) 8. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 9. Regulations,including levies, liens,assessments,rights of way,and easements of Tualatin Valley Water District. 10. The terms and provisions of the Jack M.Coryell and Alice O.Coryell Revocable Living Trust Agreement dated December 29, 1991. This company will require either a copy of the trust instrument creating the trust and all amendments thereto,together with a written verification by all trustees that provisions of the trust are'in full force and effect without revocation or termination,or Trust Certification approved by this company as provided for by ORS 128.234 and ORS 128.236. NOTE: Taxes for the fiscal year 2004-2005,paid in full. Original Amount: $1,400.18 Special Assessment: Metzger Park • Levy Code: 023-81 Account No.: R238914 Map No.: 1 S 126DC Tax Lot No.: 04200 (Affects Parcel I) NOTE: Taxes for the fiscal year 2004-2005,paid in full. Original Amount $616.74 Special Assessment: Metzger Park • • Levy Code: 023-81 Account No.: R238905 9014710031.rdw • • Order No.: 415374 • Map No.: 1 S 126DC • Tax Lot No.: 04100 (Affects Parcel II) NOTE: Property address is identified as: 9400 SW Coral Street,Tigard,Oregon 97223 NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of$1.00 per$1,000.00 or fraction thereof of stated consideration. NOTE: No search has been made or will be made for water,sewer,or storm drainage charges unless the city/service district claims them as liens(i.e.,foreclosable)and reflects them on its lien docket at the date of closing. Buyers should check with the appropriate city bureau or water/service district and obtain a billing cutoff.Such charges must be adjusted outside of escrow. NOTE: The following is for informational purposes only: The following deed(s)affecting said land were recorded within 24 months of the date of this report: NONE NOTE: The terms and provisions of the Operating Agreement for Casa Terra,LLC,a limited liability company. NOTE: We find no judgments or United States Internal Revenue liens against: Palmer&Associates,Inc.,an Oregon corporation,Casa Terra,LLC,an Oregon limited liability company or Keystone Development Inc.,an Oregon corporation END OF REPORT cc: 41 icago Title Insurance Company of Oregon Ginger Bell eystone Development,Inc. Palmer&Associates,Inc.and Casa Terra,LLC de/de September 13,2005 III 90 1471003 I.rdw • Order No.: 415374 • LEGAL DESCRIPTION PARCEL I: East one-half of Lot 8 and all of Lot 9, EXCEPT the East 150 feet of said Lot 9, Block "C", LEHMAN ACRE TRACT, in the County of Washington and State of Oregon. PARCEL II: The East 150 feet of Lot 9, Block "C", LEHMAN ACRE TRACT, in the County of Washington and State of Oregon. • • 9014710032.rdw MIKA, COM%O. v1, , ...... ws 11101 Q1.0) �j- •�+ it 7100 1900 jr�. . _ 1005 7 I 1102 ,16 AC k .. •:' 4 w 39K I "� ZOK +aea �• ` ' 2, 1T1Ii 780 ,6AC i RAC .35 AC 2 .35 A .a5 nc 1 —: 3= I ` j N 1902 C3 r a 1006 7soo ( teK f� 25 Ac , ;. �,� 5 - I - k --°�l (�, . .. • .i i - •.,TI..l0,.,4 s '-E}JMAN1l SQUAfE LEHMANN c� = < (CR 850) % �C :� 2 • '.; , _. - lYri::ti1%:•ii:t)iI: E::il::i __ — — 4 n— voa II' ii ! it�'� I r 3002 5'c 2600.17 AC E .29AC 1 -( _ 3200 3100 3000/ % 3301 w7A1 8- / s x 6 C s9AC a9A1 7 .7941 9 .-i pv 3.. -.•+•h UNE DAVID GRAHAM OIC 6 AT.8800 , 2602_ ,�'' d i 3300 f,, 1 �- - -' of 33 0 a9 Ac-�_—• �, -- Kfy a- 1061. 1f6:3j �_ a-° z 270( •i w �9000 .p (n g .990E 3500 3600 3700 3701 3800 -;s,� «.+3 +w. 2 3 ,J / 6 - ]9AC 3 _ �9 AC A3 AC 2 3a AC SAC 1 aoa/ ! 3900 pi. 0 2701• :_, 1 23AC Qr s 2701 o J i • R f l ..'•--- .- 6 --.21.5-1-..._. __-_-_ -.-1W- .. ? ..h......ffi:g:.::TI ': SW (CR 16301 CO AL .! .-ter ._�". _ _.. ._ ` : rte:--—..- --t`-isas—. . . SO' na.a i 'I-- -4.:4— art.. — +' I 5501 460119 AC .zo AC l 4001 ..4.-- - I rl..iJ I PQ� IT x I .Y9 AC "mso 44 +zoo_ 4100 :.„ 18 8 - i .79 AC .n•.• 42 AC' 9 .91 Ac Sr 7aao I 4 5603 f _L. ..r.►iabac ie I 4 I v, $ 22 Al a s I - 87°0 zoo W 0; .::- /4` �,. l a,. c ,./���' SwAe F ::-., I -_.. i 84o0 W 5600 E 1 '� 5202 I W re AC tl- f Z 4760 I.f ]9 Ac / -Ri 45 :{ .sex 4 4801 x >a*C 2 pc -, )8520 . t 3 It( .97+01 2' ^I ia6 5602 IiLL a 5101 1 I 6500 a90E!-------`"� -- ---i_____/__..—-- --..._.-.__L. .6.6 _. --.---_— - . 'T:: .f9.7y -.}aliX=nr:r i!'lltf \P.r.. dC:......,..::\e.�..,... ....�.,.. ... :Y.•S.!..-.,- �.Y..•; ..-•..,...,,;;:•.�.. �{.K:�.'SR•;^.u.v.-. . ........,;:r�\.\>.;c..\-,b\:r:.\. t�[te't!!l\b..\\c:\�.o..\..\\\..\\..\...\,.,:...,. - N • f0 0 i�.,(, ..S,l S CHICAGO TITLE This plat is for your aid in locating your land with reference to streets and other parcels. While this plat is believed to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon_ Map No.1S126DC 04200 • CHICAGO T TLE INSURANCE COMPANY 10001 S.E.SUNNYSIDE ROAD CLACKAMAS.OREGON 97015 • • [-)EE '0, 10T APR 1 1 2005 • APR 0 4 2005 J OO51 yY? CleanW aterr Services Our commitment is clear. By File Number I 1 Sensitive Area Pre-Screening Site Assessment Jurisdiction C ri TICGAQD Date /31/05 Map&Tax Lot 1517�Cv C 410G,471J0 Owner A 1� CQmMutJCT`{ E's Site Address cl4d0 514 COltl L St Contact NIAROZATZT Proposed Activity 14 -um cr P U.I1. Address QLPAA CoNtealgtl"{ \ST u/o SO I:M5b)1- �0:0 5W OAK 5T. *Z30 TZZ3 D C-Ar cart-Ass s Phone O3) 452-B003 Official use only below this line Y N NA Y N NA ® ❑ ❑ Sensitive Area Composite Map ❑ ❑ Stormwater Infrastructure maps Map# lfiw 0 QS# '100.0 4• (41A6 Y N NA Y N NA ❑ ❑ [A Locally adopted studies or maps 51 ❑ ❑Other Specify Specify 2 co* abviCs4 • Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order Nol 044 ❑ Sensitive areas potentially exist on site or within 200'of the site.THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT.If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. al Sensitive areas do not appear to exist on site or within 200'of the site.This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your prope ❑ The proposed activity does notmeet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Aced oat roves... &Oy,/ 41.16.40../ loll*IFieaI/y 1l• rilivP a✓acs.sr • Reviewed By Date: y/7!e • Returned to Applicant Mailer Fax Counter 155 N First Avenue,Suite 270•Hillsboro,Oregon 97124 Date y 7�b5 By Phone: (503)846.8621 •Fax: (503)846-3525 www.cleanwaberservices.ore i • alpha • COMMUNITY DEVELOPMENT INTERSECTION SIGHT DISTANCE CERTIFICATION Date: October 26, 2005 TIGARD, OREGON Engineering Division 13125 SW Hall Blvd Tigard,Oregon 97223 RE: Coral Commons—Preliminary Coral Street Sight Distance Certificate There are two accesses proposed on the project. The first is located 465' east of the intersection of Coral Street and SW Greenburg Road. The second is located 660' east of the intersection of Coral Street and SW Greenburg Road. The speed limit along SW Coral Street is 25 M.P.H.,based upon the posted speed limit, requiring 250 feet of sight distance in both directions. • As required by code, sight distance from the proposed accesses was measured to be in excess of 250' in both directions, from both proposed accesses. These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle. (Actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that the preliminary intersection sight distance at the proposed accesses for Coral Commons conforms to the requirements for sight distance as E set in the Tigard Development Code. Alpha Community Development, Inc. PROFF okGINEFy �' 16,723 < ti E / OREGON ,y ✓� �. Y 2 ".� 0, ''C C Renews 6-30-05 cts • l Plaza West,Suite 230,9600 5W Oak,Portland,Oregon 97223 [T] 503-452-8003 [F] 503-452-8043 i • • �.;=�alpha COMMUNITY DEVELOPMENT IMPACT STATEMENT for Coral Commons planned development Purpose The purpose of this Impact Study is to review existing public facilities and address any proposed modifications that will help mitigate the proportionate project impacts that will likely occur as a result of development. Some of the necessary facilities to serve this site are currently in place in SW Coral Street and SW Locust Street. Additional needed services will be provided by new construction within the site. The transportation, storm water,sanitary,water and private utility systems are or will be made available and adequate upon development in the immediate vicinity of the site. • Transportation System Two (2) private driveways, each measuring twenty-five (25) feet in width,will serve as the planned development's means of auto access. When completed,these private streets will provide direct access from the Coral Commons planned development to SW Coral Street, a local residential street, to the north and link to the existing transportation network. The site enjoys good transit access with the nearest routes running along Greenburg Road less than 500 feet west. Tri-Met routes 76 (Beaverton-Tualatin) and 78 (Beaverton-Lake Oswego) stop at Lehman Street. The Washington Square Transit E Center is located at the north side of the Washington Square mall nearby. Routes 43, ° 45, 56 and 62 also serve the TC. Existing Coral right-of-way measures sixty (60) feet,which is adequate for a local Y residential street, and half-street improvements will also be constructed to City of Tigard standards throughout the length of the planned development,roughly 285.45 feet. E. Pavement will be widened to eighteen (18) feet from centerline,six (6) inch curb will be E installed,five and half(5.5) foot planter strip will be created adjacent to curb,and five ° (5) foot sidewalk will be installed. Vehicle parking is expected to be permitted on both sides of the public street. O. • Plaza West,Suite 230,96005W Oak,Portland,Oregon 97223 In 503-452-8003 (Fl 503-452-8043 S • • Drainage Systems Storm/surface water drainage capabilities will be provided via of new installation of new catch basin and piped system within the site which ties into existing sewer within SW Locust Street via an easement through 11.5000. The applicant's proposal to direct storm flow southward into the improved sewer in Locust Street is being done in an effort to avoid adding volume to the existing ditch system in Coral Street,which may already be at or near capacity, if not overburdened. Stormwater shall be detained on-site and passed through Stormwater Management vault, to be maintained by homeowners' association, before its release into the public facility. The proposed.storm facilities will be constructed in compliance with Resolution 91-47 whereby;Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Sanitary Sewer System Sanitary sewer service will be provided to each residential unit via installation of a new sewer line within the site which ties into existing sewer within Coral Street. lndMdual lateral connections to the sewer will be provided to all home sites. • • Water Systems Domestic water service to each residential unit in the Coral Commons planned development will be provided by installing new lateral connections to existing water line in SW Coral Street. Meters will be banked at the right-of-way per City of Tigard standard. Individual lateral connections to water line will be provided to all home sites. Hydrants exist adjacent to and across Coral Street from the site to provide fire suppression to the site. Noise impacts No negative noise impacts are anticipated as a result of this planned. Noise levels, and other potential nuisances, generated would be typical of a small single-family neighborhood. • • • Parks System Coral Commons does not call for dedicated neighborhood parks, however, a central lawn is proposed as the focal point for the planned development. This "commons" is proposed to consist of an open lawn measuring roughly 5,492.54 square feet, an English border garden and trellises. The space is anticipated to function as a community gathering space for passive or organized recreation. The "commons"will also include a hardscaped patio area expected to feature moveable furniture. Small individual gardens are also proposed near each residential unit. While recreational opportunities are available within the site, as described above, playground and fields at Metzger Elementary School are also available roughly two (2) blocks southeast. Jeff Vanderdasson, P.E. Alpha Community Development, Project Manager PROF � GINE -v 16,723 • / ac (�c / I / OREGON ,y ✓,'QY 20. 1° SSp� 1211,-New 6 3406 • • • • a a COMMUNITY DEVELOPMENT TO: Kim McMillan, City of Tigard NOFF�f�o FROM: Jeff Vanderdasson, P.E. x,723 PROJECT: Corral Common's (� OREGON DATE: October 8th, 2005 6'e Gl y 20, 1�� S 4 VA NDEQ��S Project Overview Renews 6/30/06 The proposed Corral Common's Subdivision is located on SW Corral Drive between SW Greenburg Drive and SW 92nd Ave. The storm drainage system will be collected, treated and discharged into the existing storm system located in SW Locust street. • Water Quality Design Water quality treatment will be provided with a Stormwater Management Filter. The water quality facility was designed to treat the entire flow delivered to it during a design storm of 0.36" of rainfall within a 4-hour period. The resulting flow is 0.046 cfs during this event. Two filter cartridges will be required in order to meet treatment requirements. Underground Piped Detention Facility Storm water detention is required on the project. We developed two hydrographs for the project: one for pre-development conditions and one for the post-development conditions for the entire site based upon a 2, 10 and 25-year, 24-hour return storm as required in Appendix A Section 1.2-C of the Clean water services Manual. The post-development 2, 10 and 25-year hydrographs were routed through the piped detention facilities using "Hydraflow Hydrograph" a computer routing program. Detention storage was accomplished using a combination of orifices to achieve the pre-developed release rates. Using the Santa Barbara Urban Hydrograph with a 24-hour duration, the following is a summary of pre- and post developed run off rates. PRE-DEVEL.. POST-DEVEL. DETENTION EVENT RUN-OFF RUN-OFF OIFICE DISCHARGE 2-Year 0.27 cfs 0.45 cfs 0.25 cfs 10-Year 0.47 cfs 0.68 cfs 0.41 cfs 25-Year 0.58 cfs 0.79 cfs 0.48 cfs • • • The control structure for the underground piping system will consist of a 60" precast, sumped manhole with detention orifices installed in a polyvinyl chloride cross. The top of the cross assembly riser will provide an overflow for events larger than the 25-year event. Storm Drainage Conveyance Sizing As required, our system will be designed to convey a 25-year return frequency 24-hour event using the Rational Method. Proposed pipe material will be PVC. An 'n' value of 0.011 will be used as a basis for pipe sizing. Stormwater runoff will be'collected, detained, treated, and discharged to the existing system South of the site in SW Locust Street. The existing system is a 12 " line @ 0.45%. The capacity of the line is 2.83 cfs. The proposed flow from the upstream detention is 0.52 cfs during the 25 Year storm. • • • ice c 1AALIT-I C0wc .+'CA110A1S EX15T1N4 IwoPEQ.vlou5 phP.tii15. /234 SF PQO?oSED tw,e -v,Iow" AteX113 : N-3eW PAiwwc,: SSG SF WALK : 5438 Sr uNtTS : IIog12 sF 221-3 Sf NEB 1wtPe2.0Cu5 g2E0,: 2. I5 2- SF • Logo _ 0.34, x 21S-02. 12 = £4S cF LApte = (04514400 = o.o¢SCFS -CAQTIC4ES - ' -.-o • 045 x (4+9 hr.) i'34 — — — LASE 2. cWR?R-10c, ESi. list A PROJECT: COeAL. COwwtpns Q)-alpha CLIENT: JOB#: 999 . 1 Sl COMMUNITY DEVELOPMENT DESIGNER: C, DATE: PAGE#: Plaza West, Suite 230 9600 SW Oak Portland, Oregon 97223 T 503.452.8003 F 503.452.8043 www.alphacommunity.com • • • BALLAST • 48"0 (SEE NOTE 8) , 1111 Av, INLET PIPE SA:iiiiiiridAp I 2"0 HDPE OUTLET STUB (SEE NOTES 4$6) MANHOLE STORMFILTER - PLAN VIEW 4111 SCALE: N.T.S. 30"0 FRAME • CONCRETE AND COVER(STD) GRADE RING ` STEP -1 • (TYP) HDPE OUTLET RISER WITH SCUM BAFFLE a ■' E I0"MIN (SEE NOTE 7)IIIII Ai J■ Pi INLET PIPE % %% %1111111k (SEE NOTES 4* 5) , "'' STORMFILTER CARTRIDGE(TYP) I/I( ■/�I/�I MIEN (SEE NOTES 2*I I) ��"��"� Maletiriffr "� BALLAST_...------.. (SEE NOTE 8) SEE DETAIL 2/2 UNDERDRAIN MANIFOLD MANHOLE STORMFILTER - SECTION VIEW 0 SCALE: N.T.S. THE STORMWATER MANAGEMENT Stormfilter' • U.S. PATENT No. 5,322,629, No. 5,707,527,No. 6,027,639 No. 6,649,048, No. 5,624,576, • AND OTHER U.S.AND FOREIGN . PATENTS PENDING 0' - PRECAST 48" MANHOLE STORMFILTER SHEET PLAN AND SECTION VIEW 1/2 STORMWATER STANDARD DETAIL III MANAGEMENT INC. DATE DRAWN BY: PROJECT N0 DRAWING FILE NAME 1 (800)548-4667 10/29/04 MJW DTL MHSF3-48PC-DTLDWG • • . GENERAL NOTES 1.)STORMFILTER BY STORMWATER MANAGEMENT INC. (SMI), PORTLAND, OREGON 800-548-4667. 2.) FILTER CARTRIDGE(5)TO BE SIPHON-ACTUATED AND SELF-CLEANING. 3.)PRECAST MANHOLE STRUCTURE TO BE CONSTRUCTED IN ACCORDANCE WITH ASTM C478. 4.)STORMFILTER REQUIRES 2.3 FEET OF DROP FROM INLET TO OUTLET. MINIMUM ANGLE BETWEEN INLET AND OUTLET 15 45°. 5.) INLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR. 6.) PRECAST MANHOLE STORMFILTER EQUIPPED WITH A 12-INCH DIAMETER HDPE OUTLET STUB AND SAND COLLAR. CONNECTION TO DOWNSTREAM PIPING TO BE MADE USING A FLEXIBLE COUPLING OR ECCENTRIC REDUCER,AS REQUIRED. COUPLING BY FERNCO OR EQUAL AND PROVIDED BY CONTRACTOR. 7.)RECOMMENDED MINIMUM CLEARANCE FOR MAINTENANCE ACCESS. IF A SHALLOWER SYSTEM 15 REQUIRED, CONTACT SMI FOR OTHER OPTIONS. 5.)ANTI-FLOTATION BALLAST TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR, IF REQUIRED. BALLAST TO BE SET AROUND THE PERIMETER OF THE STRUCTURE. 9.)ALL STORMFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE GUIDELINES FOR DETAILS. 1 0.)DETAIL REFLECTS DESIGN INTENT ONLY. ACTUAL DIMENSIONS AND CONFIGURATION OF STRUCTURE WILL BE SHOWN ON PRODUCTION SHOP DRAWING. I I.)STANDARD DETAIL SHOWS MAXIMUM NUMBER OF CARTRIDGES. ACTUAL NUMBER REQUIRED TO BE SPECIFIED ON SITE PLANS OR IN DATA TABLE BELOW. 30"0 FRAME PRECAST MANHOLE , ,-----. Ai AND COVER(STD) STORMFILTER DATA `.•• DESIGN WATER QUALITY FLOW RATE(cfs) XXX :i PEAK FLOW RATE(< I cfs) XXX ": I.. RETURN PERIOD OF PEAK FLOW(yrs) XXX a•: ?.." #OF CARTRIDGES REQUIRED XX :.`c\ I e:�/ CARTRIDGE FLOW RATE(I 5 qpm STD) XX ••'"'. "r MEDIA TYPE(CSF, PERLITE,ZPG) XXXXX _ •• .,r-'' RIM ELEVATION XXX.XX' ECCENTRIC REDUCER YESWO SIZE (BY CONTRACTOR) NO 12"x XX" MANHOLE STORMFILTER — TOP VIEW 0 SCALE: N.T.S. PIPE DATA: I.E. ORIENTATION MATERIAL DIAMETER INLET PIPE#I XXX.XX XX° XXX XX" INLET PIPE#2 XXX.XX' XX° XXX XX" OUTLET STUB XXX.XX' 0° HDPE 12" OUTLER NOTES/SPECIAL REQUIREMENTS: PIPE ORIENTATION KEY: RISER = SAND COLLAR sv COUPLING(BY CONTRACTOR) o EE NOTE 6) j OUTLET STUB I �� 4 'I 0 i lisormr. OTLET THE (BY U CONTRACTOR) B ALLAST __ (SEE NOTE 8) GROUT(BY CONTRACTOR) THE STORMWATER MANAGEMENT StormF titer" U.S. PATENT No. 5,322,629, MANHOLE STORMFILTER — OUTLET DETAIL 0 No. 5,707,527, No. 6,027,639 SCALE: N.T.S. No. 6,649,048, No. 5,624,576, AND OTHER U.S.AND FOREIGN PATENTS PENDING Mr- PRECAST 48" MANHOLE STORMFILTER SHEET to' TOP VIEW, NOTES AND DESIGN DATA 2/2 STORMWATER STANDARD DETAIL MANAGEMENT INC. DATE: DRAWN BY: PROJECT NO DRAWING FILE NAME: 2 (800)548-4667 10/29/04 MJW DR MHSF3-48PC-DTLDWG Table of Contents • Coral commons-5 foot.gpw Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •2 - Year . Summary Report 1 Hydrograph Reports 2 Hydrograph No. 1, SBUH Runoff, Existing conditions 2 • TR-55 Tc Worksheet 3 Hydrograph No. 2, SBUH Runoff, Post Design 4 TR-55 Tc Worksheet 5 Hydrograph No. 3, Reservoir, Pipe routing 6 Pond Report 7 Hydrograph No. 4, SBUH Runoff, By-Pass 8 TR-55 Tc Worksheet 9 Hydrograph No. 5, Combine, <no description> 10 10 - Year Summary Report 11 Hydrograph Reports 12 Hydrograph No. 1, SBUH Runoff, Existing conditions 12 TR-55 Tc Worksheet 13 Hydrograph No. 2, SBUH Runoff, Post Design 14 TR-55 Tc Worksheet 15 Hydrograph No. 3, Reservoir, Pipe routing 16 Pond Report 17 Hydrograph No. 4, SBUH Runoff, By-Pass 18 TR-55 Tc Worksheet 19 Hydrograph No. 5, Combine, <no description> 20 25 - Year Summary Report 21 Hydrograph Reports 22 Hydrograph No. 1, SBUH Runoff, Existing conditions 22 TR-55 Tc Worksheet 23 Hydrograph No. 2, SBUH Runoff, Post Design 24 TR-55 Tc Worksheet 25 Hydrograph No. 3, Reservoir, Pipe routing 26 Pond Report, 27 Hydrograph No. 4, SBUH Runoff, By-Pass 28 TR-55 Tc Worksheet 29 Hydrograph No. 5, Combine, <no description> 30 100 - Year Summary Report 31 Hydrograph Reports 32 Hydrograph No. 1, SBUH Runoff, Existing conditions 32 TR-55 Tc Worksheet . 33 • Hydrograph No. 2, SBUH Runoff, Post Design 34 TR-55 Tc Worksheet 35 Hydrograph No. 3, Reservoir, Pipe routing 36 Pond Report 37 Contents S • Coral commons-5 foot.gpw Hydrograph No. 4, SBUH Runoff, By-Pass 38 TR-55 Tc Worksheet 39 Hydrograph No. 5, Combine, <no description> 40 • 111 • • 1 Hydrograph Summary Report 10 Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 0.27 6 486 5,236 -- — — Existing conditions 2 SBUH Runoff 0.45 6 480 6,653 — — — Post Design 3 Reservoir 0.25 6 504 6,651 2 102.10 542 Pipe routing 4 SBUH Runoff 0.04 6 480 587 — — — By-Pass 5 Combine 0.27 6 498 7,238 3,4 — — <no description> • . • Coral commons-5 foot.gpw Return Period: 2 Year - Monday, Oct 10 2005, 3:19 PM Hydraflow Hydrographs by Intelisolve • S 2 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM *yd. No. 1 Existing conditions Hydrograph type = SBUH Runoff Peak discharge = 0.27 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 1.16 ac Curve number = 86 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 19 min Total precip. = 2:50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A • Hydrograph Volume=5,236 cult Existing conditions Q (cfs) Hyd. No. 1 —2 Yr Q (cfs) 0.50 0.50 0.45 0.45 • 0.40 0.40 0.35 0.35 0.30 0.30 0.25 0.25 0.20 0.20 0.15 0.15 0.10 0.10 0.05 0.05 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 1 Time(hrs) 0 0 3 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve •Hyd. No. 1 Existing conditions Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.150 0.011 Flow length (ft) = 61.0 99.0 31.0 Two-year 24-hr precip. (in) = 2.50 2.50 2.50 Land slope (%) = 8.20 1.00 12.00 Travel Time (min) = 4.25 + 14.51 + 0.26 = 19.02 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow • X sectional flow area (sqft) = 0.00 0.00- 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 19.00 min • • • • 4 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •yd. No. 2 Post Design Hydrograph type = SBUH Runoff Peak discharge = 0.45 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 1.03 ac Curve number = 93 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 9.3 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=6,653 cuft Post Design Q (cfs) Q (cfs) Hyd. No. 2 --2 Yr 0.50 - 0.50 0.45 - 0.45 •0.40 0.40 0.35 0.35 0.30 - - 0.30 0.25 0.25 0.20 - 0.20 0.15 0.15 0.10 - 0.10 0.05 ' 0.05 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 410 _ Hyd No. 2 Time (hrs) • • • 5 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve • Hyd. No. 2 Post Design Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 74.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope (%) = 2.00 0.00 0.00 Travel Time (min) = 8.71 + 0.00 . + 0.00 = 8.71 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow 0 X sectional flow area (sqft) = 0.79 0.00 0.00 Wetted perimeter (ft) = 3.14 0.00 0.00 Channel slope (%) = 0.50 0.00 0.00 Manning's n-value = 0.011 0.015 0.015 Velocity (ft/s) = 3.80 0.00 0.00 Flow length (ft) = 145.0 0.0 0.0 Travel Time (min) = 0.64 + 0.00 + 0.00 = 0.64 Total Travel Time, Tc 9.30 min • • • 6 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM ilkyd. No. 3 Pipe routing Hydrograph type = Reservoir Peak discharge = 0.25 cfs Storm frequency = 2 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 102.10 ft Reservoir name = Coral detention Max. Storage = 542 cuft Storage Indication method used. Hydrograph Volume=6,651 cuft • Pipe routing Q (cfs) Q (cfs) Hyd. No. 3—2 Yr 0.50 0.50 0.45 0.45 •0.40 0.40 0.35 0.35 0.30 - 0.30 0.25 0.25 0.20 0.20 0.15 0.15 0.10 0.10 0.05 ' 0.05 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Time(his) Hyd No. 3 Hyd No. 2 Pond Report ' Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM Pond No. 1 - Coral detention .Pond Data Pipe dia. = 5.00 ft Pipe length = 70.0 ft No. Barrels = 1.0 Slope = 0.05 % Invert elev. = 100.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 100.00 00 0 0 0.25 100.25 00 23 23 0.50 100.50 00 45 69 0.76 100.76 00 58 126 1.01 • 101.01 00 67 193 1.26 101.26 00 73 266 1.51 101.51 00 78 345 1.76 101.76 00 82 427 2.01 102.01 00 85 513 2.27 102.27 00 87 599 2.52 102.52 00 88 688 2.77 102.77 00 88 776 3.02 103.02 00 87 863 3.27 103.27 00 85 948 3.52 103.52 00 82 1,030 3.78 103.78 00 79 1,109 4.03 104.03 00 73 1,182 4.28 104.28 00 67 1,249 4.53 104.53 00 58 1,306 4.78 104.78 00 45 1,351 5.04 105.04 00 23 1,375 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] •Rise(in) = 2.60 2.10 0.00 0.00 Crest Len(ft) = 2.00 0.00 0.00 0.00 Span(in) = 2.60 2.10 0.00 0.00 Crest El.(ft) = 104.80 0.00 0.00 0.00 No. Barrels = 1 1 0 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El.(ft) = 100.00 102.50 0.00 0.00 Weir Type = Rect - - - Length(ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope(%) = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orif.Coeff. = 0.60 0.60 0.60 0.00 Multi-Stage = n/a No No No Exfiltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. • Stage(ft) Stage/ Discharge Stage(ft) 6.00 6.00 5.00 5.00 . 4.00 4.00 3.00 3.00 • 2.00 L 1 2.00 1 •- - - -1.00 1.00. _ _- - - .0.00 0.00 0.00 0.50 1.00 1.50 2.00 Total Q Discharge(cfs) • • • 8 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •yd. No. 4 By-Pass Hydrograph type = SBUH Runoff Peak discharge = 0.04 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 0.13 ac Curve number = 86 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 4.102682 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A • Hydrograph Volume=587 cuft By-Pass Q (cfs) Hyd. No. 4—2 Yr Q (cfs) 0.10 0.10 0.09 0.09 •0.08 0.08 0.07 - 0.07 0.06 0.06 0.05 0.05 0.04 0.04 0.03 0.03 0.02 0.02 0.01 0.01 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Hyd No. 4 Time(hrs) • • 9 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve •Hyd. No. 4 By-Pass Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 50.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope (%) = 6.00 0.00 0.00 Travel Time (min) = 4.10 + 0.00 + 0.00 = 4.10 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00. 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow • X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 4.10 min • • • 10 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •yd. No. 5 <no description> Hydrograph type = Combine Peak discharge = 0.27 cfs Storm frequency = 2 yrs Time interval = 6 min Inflow hyds. = 3, 4 Hydrograph Volume=7,238 cuft <no description> Q (cfs) Hyd. No. 5--2 Yr Q (cfs) 0.50 0.50 0.45 0.45 •0.40 0.40 0.35 0.35 0.30 0.30 0.25 0.25 0.20 0.20 0.15 0.15 0.10 . -�� 0.10 0.05 I — 0.05 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Time (hrs) Hyd No. 5 Hyd No. 3 Hyd No. 4 0 • 11 Hydrograph Summary Report Hy�. Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) . (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 0.47 6 486 8,650 -- — -- Existing conditions 2 SBUH Runoff 0.68 6 480 10,045 — — — Post Design 3 Reservoir 0.41 6 504 10,043 2 103.26 943 Pipe routing 4 SBUH Runoff 0.07 6 480 969 — — -- By-Pass 5 Combine 0.45 6 498 11,012 3,4 — . — <no description> • • • • • III Coral commons-5 foot.gpw Return Period: 10 Year Monday, Oct 10 2005, 3:19 PM Hydraflow Hydrographs by Intelisolve • • 12 . Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •yd. No. 1 Existing conditions Hydrograph type = SBUH Runoff Peak discharge = 0.47 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 1.16 ac Curve number = 86 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 19 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=8,650 cult Existing conditions Q (cfs) Hyd. No. 1 -- 10 Yr Q (cfs) 0.50 0.50 0.45 0.45 •0.40 .4 0.40 0.35 - 0.35 0.30 0.30 0.25 ' 0.25 0.20 0.20. 0.15 0.15 0.10 0.10 0.05 0.05 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Time(hrs) Hyd No. 1 • • 13 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve •Hyd. No. 1 Existing conditions Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.150 0.011 Flow length (ft) = 61.0 99.0 31.0 Two-year 24-hr precip. (in) = 2.50 2.50 2.50 Land slope (%) = 8.20 1.00 12.00 Travel Time (min) = 4.25 + 14.51 + 0.26 = 19.02 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow • X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 19.00 min • • • 14 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM 4111yd. No. 2 Post Design Hydrograph type = SBUH Runoff Peak discharge = 0.68 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 1.03 ac Curve number = 93 Basin Slope = .0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 9.3 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=10,045 cuft Post Design Q (cfs) Hyd. No. 2— 10 Yr Q (cfs) 1.00 1.00 0.90 0.90 •0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 - - 0.20 0.10 I 0.10 0.00 I 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 2 Time(hrs) • 9 15 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve • Hyd. No. 2 Post Design . Description A B C Totals Sheet Flow . Manning's n-value = .0.150 0.011 0.011 Flow length (ft) = 74.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope (%) = 2.00 0.00 0.00 Travel Time (min) = 8.71 + 0.00 + 0.00 = 8.71 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow •. X sectional flow area (sqft) = 0.79 0.00 0.00 Wetted perimeter (ft) = 3.14 0.00 0.00 Channel slope (%) = 0.50 0.00 0.00 Manning's n-value = 0.011 0.015 0.015 Velocity (ft/s) = 3.80 0.00 0.00 Flow length (ft) = 145.0 0.0 0.0 Travel Time (min) = 0.64 + 0.00 + 0.00 = 0.64 Total Travel Time, Tc 9.30 min • • • 16 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM *yd. No. 3 Pipe routing Hydrograph type = Reservoir Peak discharge = 0.41 cfs Storm frequency = 10 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 103.26 ft Reservoir name = Coral detention Max. Storage = 943 cuft Storage Indication method used. - Hydrograph Volume= 10,043 cuft Pipe routing Q (cfs) Hyd. No. 3 -- 10 Yr Q (cfs) 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 1 -0.60 0.60 0.50 0.50 • 0.40 0.40 0.30 0.30 0.20 0.20 0.10 i 0.10 0.00 N., 0.00 0 2 4 6 8 10. 12 14 16 18 20 22 24 26 • Time(hrs) Hyd No. 3 Hyd No. 2 P • • 17 and Report Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM Pond No. 1 - Coral detention "'Pond Data • • Pipe dia. = 5.00 ft Pipe length = 70.0 ft No. Barrels = 1.0 Slope = 0.05 % Invert elev. = 100.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 100.00 00 0 0 0.25 100.25 00 23 23 0.50 100.50 00 45 69 0.76 100.76 00 58 126 1.01 101.01 00 67 193 1.26 101.26 00 73 266 1.51 101.51 00 78 345 1.76 101.76 00 82 427 2.01 102.01 00 85 513 2.27 102.27 00 87 599 2.52 102.52 00 88 688 2.77 102.77 00 88 776 3.02 103.02 00 87 863 3.27 103.27 00 85 948 3.52 103.52 00 82 1,030 3.78 103.78 00 79 1,109 4.03 104.03 00 73 1,182 4.28 104.28 00 67 1,249 4.53 104.53 00 58 1,306 4.78 104.78 00 45 1,351 5.04 105.04 00 23 1,375 • Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] "'Rise(in) = 2.60 2.10 0.00 0.00 Crest Len(ft) = 2.00 0.00 0.00 0.00 Span(in) = 2.60 2.10 0.00 0.00 Crest El.(ft) = 104.80 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El.(ft) = 100.00 102.50 0.00 0.00 Weir Type = Rect - - - Length(ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope(%) = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 . Orif.Coeff. = 0.60 0.60 0.60 0.00 Multi-Stage = n/a No No No Exfiltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage(ft) Stage/Discharge Stage(ft) . 6.00 6.00 5.00 _ __ 5.00 4.00 4.00 3.00 3.00 _ - - -- '- -- - - --- - 2.00 2.00 • 1.00 - 1.00 0.00 0.00 0.00 0.50 . 1.00 1.50 2.00 Total Q Discharge(cfs)• • 18 Hydrograph Plot Hydraflow Hydrographs by Intelisolve - Monday,Oct 10 2005,3:19 PM Olyd. No. 4 By-Pass Hydrograph type = SBUH Runoff Peak discharge = 0.07 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 0.13 ac Curve number = 86 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 4.102682 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=969 cuft By-Pass Q (cfs) Q (cfs) Hyd. No. 4 -- 10 Yr 0.10 0.10 0.09 0.09 0.08 0.08 0.07 0.07 0.06 - 0.06 0.05 0.05 0.04 0.04 0.03 0.03 0.02 I 0.02 0.01 I 0.01 0.00 — 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • — Hyd No. 4 Time (hrs) • • 19 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve OHyd. No. 4 By-Pass Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 50.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope (%) = 6.00 0.00 0.00 Travel Time (min) = 4.10 + 0.00 + 0.00 = 4.10 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 4.10 min • • 0 20 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM elyd. No. 5 <no description> Hydrograph type = Combine Peak discharge = 0.45 cfs Storm frequency = 10 yrs Time interval = 6 min Inflow hyds. = 3, 4 Hydrograph Volume= 11,012 cuft <no description> Q (cfs) Hyd. No. 5 — 10 Yr Q (cfs) 0.50 0.50 0.45 0.45 0.40 0.40 0.35 0.35 0.30 - 0.30 0.25 0.25 0.20 0.20 0.15 r 0.15 0.10 I - 0.10 0.05 0.05 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Time (hrs) Hyd No. 5 Hyd No. 3 Hyd No. 4 • • 21 Hydrograph Summary Report H Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) . 1 SBUH Runoff 0.58 6 486 10,341 -- — — Existing conditions 2 SBUH Runoff 0.79 6 480 11,675 — — — Post Design 3 Reservoir 0.48 6 504 11,673 2 103.87 1,137 Pipe routing 4 SBUH Runoff 0.08 6 480 1,159 — -- --- By-Pass 5 Combine 0.52 6 498 12,832 3,4 -- -- <no description> • 4111 _ Coral commons-5 foot.gpw Return Period: 25 Year • Monday, Oct 10 2005, 3:19 PM Hydraflow Hydrographs by Intelisolve • • 22 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM Oyd. No. 1 Existing conditions Hydrograph type = SBUH Runoff Peak discharge = 0.58 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 1.16 ac Curve number = 86 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 19 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume= 10,341 cult Existing conditions Q (cfs) Q (cfs) Hyd. No. 1 —25 Yr 1.00 1.00 0.90 0.90 0.80 0.80 0.70 0.70 0.60 - 0.60 0.50 0.50 0.40 0.40 0.30 - 0.30 0.20 0.20 0.10 l , 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Time (hrs) Hyd No. 1 • • 23 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve •Hyd. No. 1 Existing conditions Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.150 0.011 Flow length (ft) = 61.0 99.0 31.0 Two-year 24-hr precip. (in) = 2.50 2.50 2.50 Land slope (%) = 8.20 1.00 12.00 Travel Time (min) = 4.25 + 14.51 + 0.26 = 19.02 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved . Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow • X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 . Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 19.00 min • • 24 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM .yd. No. 2 Post Design Hydrograph type = SBUH Runoff Peak discharge = 0.79 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 1.03 ac Curve number = 93 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 9.3 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor' = N/A Hydrograph Volume= 11,675 cult Post Design Q (cfs) Hyd. No. 2—25 Yr Q (cfs) 1.00 1.00 0.90 . 0.90 •.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20. i I 0.20 0.10 l ! I - 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • — Hyd No. 2 Time(hrs) • • 25 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve OHyd. No. 2 Post Design Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 74.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope (%) = 2.00 0.00 0.00 Travel Time (min) = 8.71 + 0.00 + 0.00 = 8.71 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow - • X sectional flow area (sqft) = 0.79 0.00 0.00 Wetted perimeter (ft) = 3.14 0.00 0.00 Channel slope (%) = 0.50 0.00 0.00 Manning's n-value = 0.011 0.015 0.015 Velocity (ft/s) = 3.80 0.00 0.00 Flow length (ft) = 145.0 0.0 0.0 Travel Time (min) = 0.64 + 0.00 + 0.00 = 0.64 Total Travel Time, Tc 9.30 min • • • 26 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •yd. No. 3 Pipe routing Hydrograph type = Reservoir Peak discharge = 0.48 cfs Storm frequency = 25 yrs Time interval = 6. min Inflow hyd. No. = 2 Max. Elevation = 103.87•ft Reservoir name = Coral detention Max. Storage = 1,137 cuft Storage Indication method used. Hydrograph Volume= 11,673 cuft Pipe routing Q (cfs) Hyd. No. 3--25 Yr Q (cfs) 1.00 1.00 0.90 0.90 •0.80 0.80 0.70 - 0.70 0.60 0.60 0.50 - 0.50 0.40 0.40 0.30 - 0.30 0.20 0.20 0.10 l 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • - Time (hrs) Hyd No. 3 Hyd No. 2 Pond Report • 27 Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM Pond No. 1 - Coral detention Pond Data Pipe dia. = 5.00 ft Pipe length = 70.0 ft No. Barrels = 1.0 Slope = 0.05 % Invert elev. = 100.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 100.00 00 0 0 0.25 100.25 00 23 23 0.50 100.50 00 45 69 0.76 100.76 00 58 126 1.01 101.01 00 67 193 1.26 101.26 00 73 266 1.51 101.51 00 78 345 1.76 101.76 00 82 427 2.01 102.01 00 85 513 2.27 102.27 00 87 599 2.52 102.52 00 88 688 2.77 102.77 00 88 776 3.02 103.02 00 87 863 3.27 103.27 00 85 948 3.52 103.52 00 82 1,030 3.78 103.78 00 79 1,109 4.03 104.03 00 73 1,182 4.28 104.28 00 67 1,249 4.53 104.53 00 58 1,306 4.78 104.78 00 45 1,351 5.04 105.04 00 23 1,375 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] IRise(in) ' = 2.60 2.10 0.00 0.00 Crest Len(ft) = 2.00 0.00 0.00 0.00 Span(in) = 2.60 2.10 0.00 0.00 Crest El.(ft) = 104.80 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El.(ft) = 100.00 102.50 0.00 0.00 Weir Type = Rect - - - Length(ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope(%) = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orif.Coeff. = 0.60 0.60 0.60 0.00 Multi-Stage = n/a No No No Exfiltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage(ft) Stage I Discharge • Stage(ft) 6.00 6.00 5.00 5.00 4.00 4.00 3.00 3.00 2.00 2.00•:: . . . _.. 0.00 0.00 0.50 1.00 1.50 2.00 • Total Q Discharge(cfs) • 28 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM 101yd. No. 4 By-Pass Hydrograph type = SBUH Runoff Peak discharge = 0.08 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 0.13 ac Curve number = 86 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 4.102682 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume= 1,159 cult By-Pass Q (cfs) Hyd. No. 4—25 Yr Q (cfs) 0.10 0.10 0.09 0.09 • 0.08 0.08 • 0.07 0.07 0.06 0.06 0.05 0.05 0.04 0.04 0.03 0.03 0.02 0.02 0.01 I 0.01 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Hyd No. 4 Time(hrs) • • 29 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve •yd. No. 4 By-Pass Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 50.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope (%) = 6.00 0.00 0.00 Travel Time (min) = 4.10 + 0.00 + 0.00 = 4.10 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow • X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (Ws) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 4.10 min 0 • • 30 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •d. No. 5 <no description> Hydrograph type = Combine Peak discharge = 0.52 cfs Storm frequency = 25 yrs Time interval = 6 min Inflow hyds. = 3, 4 Hydrograph Volume=12,832 cuft <no description> Q (cfs) Hyd. No. 5—25 Yr Q (cfs) 1.00 1.00 0.90 immi 0.90 0.80 rii 0.80 0.70 0.70 0.60 iii 0.60 0.50 IIII 0.50 0.40 ' 0.40 0.30 0.30 0.20 / 0.20 0.10 �.� 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 0 _ Time (hrs) Hyd No. 5 Hyd No. 3 Hyd No. 4 • • 31 • Hydrograph Summary Report Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 0.71 6 486 12,646 — — — Existing conditions 2 SBUH Runoff 0.94 6 480 13,863 — — — Post Design 3 Reservoir 0.70 6 498 13,862 2 104.88 1,360 Pipe routing 4 SBUH Runoff 0.10 6 480 1,417 — — — By-Pass 5 Combine 0.75 6 498 15,279 3,4 ---- — <no description> • 4111 _ Coral commons-5 foot.gpw Return Period: 100 Year Monday, Oct 10 2005, 3:19 PM Hydraflow Hydrographs by Intelisolve • • 32 Hydrograph Plot • Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005, 3:19 PM •yd. No. 1 Existing conditions Hydrograph type = SBUH Runoff Peak discharge = 0.71 cfs Storm frequency = 100 yrs Time interval = 6 min Drainage area = 1.16 ac Curve number = 86 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 19 min Total precip. = 4.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume= 12,646 cult Existing conditions Q (cfs) Q (cfs) Hyd. No. 1 -- 100 Yr 1.00 1.00 0.90 0.90 - • 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 - 0.40 0.30 0.30 0.20 - 0.20 0.10 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • - Hyd No. 1 Time (hrs) • • 33 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve •-I yd. No. 1 Existing conditions Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.150 0.011 . Flow length (ft) = 61.0 99.0 31.0 Two-year 24-hr precip. (in) = 2.50 2.50 2.50 Land slope (%) = 8.20 1.00 12.00 Travel Time (min) = 4.25 + 14.51 + 0.26 = 19.02 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow • X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 19.00 min • • • 34 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •yd. No. 2 Post Design Hydrograph type = SBUH Runoff Peak discharge = 0.94 cfs Storm frequency = 100 yrs Time interval = 6 min Drainage area = 1.03 ac Curve number = 93 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 9.3 min Total precip. = 4.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume= 13,863 cult Post Design Q (cfs) Hyd. No. 2 -- 100 Yr Q (cfs) 1.00 1.00 0.90 0.90 • 0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 0.20 0.10 i 0.10 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • Time Hyd No. (hrs) • • • • 35 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve OHyd. No. 2 Post Design Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 74.0 0.0 - 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope (%) = 2.00 0.00 0.00 Travel Time (min) = 8.71 + 0.00 + 0.00 = 8.71 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow • X sectional flow area (sqft) = 0.79 0.00 0.00 Wetted perimeter (ft) = 3.14 0.00 0.00 Channel slope (%) = 0.50 0.00 0.00 Manning's n-value = 0.011 0.015 0.015 Velocity (ft/s) = 3.80 0.00 0.00 Flow length (ft) = 145.0 0.0 0.0 Travel Time (min) = 0.64 + 0.00 + 0.00 = 0.64 Total Travel Time, Tc 9.30 min • • • • 36 • Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM •yd. No. 3 Pipe routing Hydrograph type = Reservoir Peak discharge = 0.70 cfs Storm frequency = 100 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 104.88 ft Reservoir name = Coral detention Max. Storage = 1,360 cuft Storage Indication method used. Hydrograph Volume=13,862 cuft Pipe routing Q (cfs) Hyd. No. 3 -- 100 Yr Q (cfs) 1.00 1.00 0.90 0.90 •0.80 0.80 0.70 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 i 0.20 0.10 0.10 0.00 - 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 3 Hyd No. 2 Pond Report • • 37 Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM Pond No. 1 - Coral detention "pond Data Pipe dia. = 5.00 ft Pipe length = 70.0 ft No. Barrels = 1.0 Slope = 0.05 % Invert elev. = 100.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 100.00 00 0 0 0.25 100.25 00 23 23 0.50 100.50 00 45 69 0.76 100.76 00 58 126 1.01 101.01 00 67 193 1.26 101.26 00 73 266 1.51 101.51 00 78 345 1.76 101.76 00 82 427 2.01 102.01 00 85 513 2.27 102.27 00 87 599 2.52 102.52 00 88 688 2.77 102.77 00 88 776 3.02 103.02 00 87 863 3.27 103.27 00 85 948 3.52 103.52 00 82 1,030 3.78 103.78 00 79 1,109 4.03 104.03 00 73 1,182 4.28 104.28 00 67 1,249 4.53 104.53 00 58 1,306 4.78 104.78 00 45 1,351 5.04 105.04 00 23 1,375 Culvert/Orifice Structures . Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] *Rise(in) = 2.60 2.10 0.00 0.00 Crest Len(ft) = 2.00 0.00 0.00 0.00 Span(in) = 2.60 2.10 0.00 0.00 Crest El.(ft) = 104.80 0.00 0.00 0.00 No.Barrels = 1 1 0 0 Weir Coeff. = 3.33 0.00 0.00 0.00 Invert El.(ft) = 100.00 102.50 0.00 0.00 Weir Type = Rect - - - Length(ft) = 0.00 0.00 0.00 0.00 Multi-Stage = No No No No Slope(%) = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .000 Orif.Coeff. = 0.60 0.60 0.60 0.00 Multi-Stage =, Ex filtration No No No Eltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note:Culvert/Orifice outflows have been analyzed under inlet and outlet control. Stage(ft) Stage/ Discharge Stage(ft) 6.00 6.00 5.00 H 5.00 4.00 4.00 3.00 3.00 2.00 2.00 • 1.00 I - 1.00 •0.00 0.00 0.00 0.50 1.00 1.50 2.00 Discharge(cfs) Total Q • • 38 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM elyd. No. 4 By-Pass Hydrograph type = SBUH Runoff Peak discharge = 0.10 cfs Storm frequency = 100 yrs Time interval = 6 min Drainage area = 0.13 ac Curve number = 86 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 4.102682 min Total precip. = 4.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=1,417 cult By-Pass Q (cfs) Hyd. No. 4— 100 Yr Q (cfs) 0.10 0.10 0.09 1 0.09 • 0.08 • 0.08 0.07 0.07 0.06 0.06 0.05 0.05 0.04 0.04 0.03 0.03 0.02 I I 0.02 /17j 0.01 ' 0.01 0.00 - 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 411 Hyd No. 4 Time (hrs) • • 39 TR55 Tc Worksheet Hydraflow Hydrographs by Intelisolve •Hyd. No. 4 By-Pass Description A B C Totals Sheet Flow Manning's n-value = 0.150 0.011 0.011 Flow length (ft) = 50.0 0.0 0.0 Two-year 24-hr precip. (in) = 2.50 0.00 0.00 Land slope (%) = 6.00 0.00 0.00 Travel Time (min) = 4.10 + 0.00 + 0.00 = 4.10 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow • X sectional flow area (sqft) = 0.00 0.00 0.00 Wetted perimeter (ft) = 0.00 0.00 0.00 Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Total Travel Time, Tc 4.10 min • 411 • • 40 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Oct 10 2005,3:19 PM elyd. No. 5 <no description> Hydrograph type = Combine Peak discharge = 0.75 cfs Storm frequency = 100 yrs Time interval = 6 min Inflow hyds. = 3, 4 Hydrograph Volume= 15,279 cult <no description> Q (cfs) Q (cfs) Hyd. No. 5 — 100 Yr 1.00 1.00 0.90 0.90 • 0.80 0.80 0.70 ! 0.70 0.60 0.60 0.50 0.50 0.40 0.40 0.30 0.30 0.20 - 0.20 0.10 0.10 0.00 I 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 • — Time(hrs) Hyd No. 5 Hyd No. 3 Hyd No. 4 • • NOTES: • A A 1. ALL MANHOLE SECTIONS SHALL L CONFORM TO THE REQUIREMENTS OF ASTM C-478 AND APPLICABLE PROVISIONS OF STD. MANHOLE DRAWING NO. 010 _', , 2• INLET 4AND OUTLET PIPE NOT TO EXCEED INLET $ MM S 3• PROVIDE RO EXCEEDING ED DETAIL FOR OUTLET FLOW OUTLET CONTROL EXCEEDING 18' DIA. SUMP VOLUME AVAILABLE MINIMUM MAXIMUM 60° M.H.= 58.9 CF 98.1 CF 72" M.H.= 84.8 CF 141.3 CF PLAN 84" M.H.= 115.4 CF 192.3 CF PROVIDE SPECIAL DETAIL FOR VOLUME REQUIREMENTS EXCEEDING 192.3 CF SUMP VOLUME REQUIREMENTS �;: 20 CF/1.0 CFS OF INFLOW .k 58.9 CF MINIMUM REQUIRED N. •:e REMOVABLE WATERTIGHT CAP i'''• ," OUTLET FLOW CONTROL �:a :::V PLASTIC OR DUCTILE IRON PIPE "T" OR APPROVED EQUAL. INLET FLOW—i2 FT E FLOW( OUTLET • -..;-■':;ti•� • -- •p p .. 1 - 12" ••:. :4",;:-F 36"MIN. STD 3•' , , , + I. SECTION B—B s B ag .• VARIABLE SUMP 4. DEPTH '.'• 60" MAXIMUM b ANCHOR TO WALL WITH STAINLESS STEEL RISER 36" MINIMUM ',:° 60" MINIMUM s":a CLAMP OR STAINLESS STEEL BAND AND STAINLESS '. STEEL EXPANSION ANCHORS MIN. 2 PLACES. ;;:c. •• STEEL BAND TO BE MIN. OF 2" WIDE .. :.:-.!.:: ;•::. 74" SELF TAPPING CONCRETE ANCHOR e'w�o'Qa:..,..•\ y:..V,Q• .':•%'.1'":.a':�:i?;A:.:;'•..c": ° PHILLIPS 5-12 OR EQUAL ° rX1 X=" STAINLESS STEEL BOLT. MANHOLE DIAMETER TO BE DETERMINED ,�� °. . BY SUMP VOLUME REQUIREMENTS. :. . •'o �` -•a'`. .v. SECTION A—A CLAMP DETAIL (SECTION A—A) • N.T.S. • WATER QUALITY MANHOLE C1eanWate Services DRAWING NO. 515 REVISED 09-03 Our commitment is clear. i . • ._ ---\ REMOVABLE WATERTIGHT COUPLING OR FLANGE t P! ' 21" MIN �!� 11.5x ORIF. CIA. (MIN.)I.E.CET.I. 72" MIN MAX \PLATE WELDED TO ELBOW WITH ORIFICE DIAM. = DET.ORIF ' ELBOW — RESTRICTOR N.T.S. MANHOLE FRAME WI BOLTED COVER UNLESS OTHERWISE SPECIFIED ELBOW RESTRICTOR RIM ELEV. = MH.RIM ' MAX. DESIGN /SEE DETAIL WATER SURF. MAX. W.S. / OVERFLOW 27" MAX 1 TOP SLAB AND MANHOLE RINGS SHALL CONDITIONS ''---!�%! , �-:. CONFORM TO A.N.S.I. SPEC. 478 V T OVERFLOW EL = 25YR.OVER Ng VERT. BAR GRATE I V 1 12" IIIN! !At 1/2" BOLT (STAINLESS STEEL) FOR POND OVERFLOW ip • FABRICATED CORRUGATED GALV. CHAIN i METAL CROSS WITH TURNOUT GATE, 200# CAPACITY - °z DIA. = MTL.CROSS-DIA. SLACK WHEN I� SATE IS DOWN v �,-.1 (TYPE BOLT CHAIN TO 1 CONCRETE. ( INLET PIPE 30" MIN. OUTLET PIPE• oI.E.IN I.E.OUT $ _< 0 _J ''0 0 'FLEXIBLE COUPLING ARMCO N c : 0.: G •E. COMPACTED GRANULAR MODEL 160 "' MATERIAL• TURNOUT GATE t • . y 1' SECTION OF PIPE A.TTATCHED TO BE ITIGDHT b • ^ V A BY GASKETED BAND TO ALLOW I E IN PLACE WITH N .`• REMOVAL 4110 MASTIC - "• _"_- 3" MIN.--1 MH.SIZE RESTRICTOR PLATE I�'1'..I _ 1 Jam-' ORIFICE DNY_Q(Ofl,IF,'W.Q.OP,IF 6" MIN. I`.. SECTION MANHOLE AND BASE PER •j STD. MANHOLE DETAIL NOTES: I 1. ALL PRECAST SECTIONS SHALL Li-) MANHOLE ACCESS FROM ABOVE CONFORM TO THE REQUIREMENTS o OF A.S.T.M. C478. ALL POURED 0 IN PLACE CONCRETE SHALL HAVE CV 0 4310 P. 28 DAY STRENGTH OF 3000 P.S.I. O INFLow LINES l- 42" TO_4" � SLUMP. >\ GRATE OPENING. \ �� CO PROVIDE 3/4"-CIA. SMOOTH ��� ®® \OUTLET PIPE BARS CO 4" O.C. ji ELBOW LU OF OPENING G LENGTH ��,� N RESTRICTOR RING MANHOLE W OF OPENING = GRT.OPENING RING W ANGLE AS NEEDED TO I PROVIDE 6 MIN. CLR CO PLAN TO MH WALL I 0 0 FLOW CONTROL MANHOLE z O NTS 0 0 CO i r . co DRAWN BY: DATE: CV 0 REVIEWED BY: DATE: ' .:, G SCALE: COMMUNITY DEVELOPMENT 3 / U / III 1111. • • . , . ak--445, • • . - alpha • . • EXIST. SDM1-1 COMMUNITY . EXIST. KWH ExIc,T. SSivii-1 GRATE=217.71 DEVELOPMENT • GRATE=220.58 RIM=.219.k6 IF 10" IN Nr.--214.11 1, iE 15" IN NW=216.08 ,. 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Ak J _ .�l ,. 4 ' ` r• .1,`' f r i i. :,,,;E:-R F F4■ ! .. .-1-••• r71 ,� a •i''$, ,, 4 n 1I y r � b. a ,,,,'./., . .i e _ i, ,, i :«.. . • • • • • • • FROM :WASHINGTON_COUNTY SURVEY FAX NO. :5038462909 Aug. 08 2005 12:40PM P1 0818-15 1117 FROM- T-13t. P00:111401 F•41;. d WASHINGTON COUNTY l,ANIJ USE ANT) TRANSPORTATION SURVEYOR'S OFFICE SU DtVIStO�l Pl. NAMING, I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF ■ 011• SUBDIVISION: • MAP AND TAX LOT NUMBER: I S I z(bc 4 100 4w?.cc CITY JURISDICTION (Which City?) OR COUNTY JURISDICTION: C rc• o Ct R ) SURVEYOR'S NAME: COMPANY NAME: /UAW C-om \UC c\-NI br-Q.u)c>e°.N c OWNER'S NAME: . Atc C I IlL t er Cot- .l..i. I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: 3014 MikizctoAc • - _ Company neme:. ppaarLoI�nA1 :� Address:4 W QA 4e.. WYJCI c'7•ZZ_", Telephone number: '4 _ . - r2. '�•' Fax number:1Q2.412: ep3, . E-Mail: iwn2.04thispire. u �_ h Signature: i*J Date f/05 ..... ...__ •>G24 �C. 4r2 - Name approved • Washington County Surveyor's Office 155 North First Avenue, Suite 960-16 Hillsboro, OR 97129 Fax:(503)846-2909 .oufl flirrrwe,mtmu.r..w�ron.wwv.fl a.,n...w..........w...a........ i RECEIVED 08-08-'05 12:33 FROM- 5038462909 TO- P001/001 From5033574822 • 10/205 12:23 #033 P.002/003 0 IiiirW2i, rep - V AW -,-: WASTE MANAGEMENT October 25, 2005 John Marquart Alpha Community Development Re: Coral Commons Condominium Proposal John, .• Waste Management of Oregon-Washington County Operations has reviewed the design plans for the proposed development at 9400 SW Coral St, Tigard, Or. We have determined that we can adequately access and provide garbage/recycling collection III services within the proposed development design, as long as each resident is responsible for rolling out his own containers to the main service road. Sincerely, Dave Huber Route Manager Waste Management of Oregon-Washington County Operations • • III , RECEIVED 10-25-'05 13:24 FROM- 5033574822 TO- P002/003 • • • • .1=-71-a i ' alpha • COMMUNITY DEVELOPMENT October 20, 2005 Dave Huber Waste Management, Washington County Operations via facsimile @ (503) 357-4822 RE: Coral Commons condominium proposal, 9400 SW Coral St.,Tigard, 97223 Dear Mr. Huber, Thank you for responding to our inquiry into service availability and service area/enclosure design for the above proposal. As I mentioned, the City of Tigard is seeking sign-off from Waste Management before making any land-use decision. The proposal may be summarized as follows: The site is located at 9400 SW Coral Street in Tigard,just east of Greenburg Road in the Washington Square area. 14 detached single-family cottage-style condominiums are proposed for the site. Garages will be clustered in 4 buildings at the driveway entrances to the site. The northernmost space in 2 of the garage buildings is proposed • for the residents' rubbish container storage (shaded). These end units are to be located roughly 15 feet from the Coral right-of-way/sidewalk (26 feet from the Coral travel surface). Our client's intent is for each resident to have an individual account with Waste Management, and for each resident to be responsible for rolling out his own containers. The developer has indicated that your trucks/vehicles may utilize the driveways for service if necessary. Please find attached for your reference the following: • title sheet indicating vicinity map e • site plan • site plan detail (rubbish areas shaded) • garage area rendering (rubbish area at left, closest to you) =, Please do not hesitate to contact me at jem @alphacommunity.com or (503) 452-8003 if any of the exhibits are unclear or if you should require anything further. Thank you. E Sincerely, ALPHA COMMUNITY r,3 l•OPMENT `. John Marquart • Staff II Planner Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223 [TJ 503-452-8003 [F] 503-452-8043 • • 0 John Marquart From: Walt Knapp [waltknapp @Comcast.net] Sent: Wednesday, November 09, 2005 12:37 PM To: John Marquart Subject: 9400 SW Coral Street Trees I have evaluated the row of trees on the adjacent site to the south of the subject property. The primary species is a narrow-crowned maple cultivar similar in appearance to Lombardi poplar, with a tight, narrow branching that extends the entire length of the tree.There is also a Scotch pine on the east side of the row. None of the trees are large specimens. The trees are located 5-7 feet south of the common boundary.A storm sewer will be installed on the subject property about 8 feet north of the boundary. Thus it appears that excavation for the sewer will be at a distance of ' about 12 feet from back of the excavation to the trees as represented on the survey. In my opinion,this will not affect the health and stability of the trees. It is unlikely that large roots will be encountered within the excavation. Nevertheless, excavation should be done to the extent possible with the track hoe located outside the potential root area (east or west of the line of trees) to reduce soil compaction. • Walter H. Knapp Certified Forester, SAF 406 Certified Arborist, ISA PN-0497 • • - • • . • • 410 41110 F P . "1- - •Giee° 414;:bi„,..1..._:„..11 -4-....%%4N"!..._ • 1 ._ l _ _ —_-"lb -kc° • ••:• 1, • -----— 1_ !_, 1 i ----:—= a) ..__..._ • 1\711Al 1. il _Ibl■-. - ----------- -- ----- ... _. •••- —.'' 't ' 111111111111 MIMI, i .. .• i...,..1 1 ' . ,,, - -. ,s, 1_ ! • • ! • i [1.4.:1, 10Z I! ...L:. WI 11,_j t.—.:.::J 1..1--771.7• 402 L:&-. ..- I I I Pa --- . --401 I I IVAIV ; 1 '• '-I •' ''' .lritei; .200/4 1,00.4 fa/BAI ; • • , • . eat TOO- --.■---- -7-'4,ceet• ' Mg ' . , : 1 MA 4.0011PIZA • " Fr lirraVIAZAtif t1,4110t.li. Miiii OiReVERDIViriViOsitto-gm.V.- _ ri.........1■.=•■•■•■11 edetiedesAvitt■Igt Ato ...440... ... ( t . • ..............-.•==.-- —_ . _ - AM ,LextreLLEE.. sh3 a LUZ Sir 11•6 ROOM 2/2 14 046 • :=.....1-----...37---- -••• —" --- ------1"7". 7". 2*-0 1 ..., . : . WIC • +1 I • J • NOOK wc x screo Nom ommI . .... :L"-- ur. • . W..A.■ ' .=.., • I? WO!4 20/8 F. • • 0 1, 0. 4 L- i_ II II., .... . X :i.I: • 0..E2Rti 12/8 iii 0/4 ts •"..6 0 71' .----- _____17.--- L--- — 'mi.&) 'C'0 r 1 • : • __ [01 •\..:. 1 ...I L .J :....e,.. . —7— . ........-1.••••=ma r s ta UNIT 1 13*-6. le.-0. IS'-‘b• -- 39'-0. t MAIN LEVEL: 4n0 SQ. FT. UPPER LEVEL: 510 SQ. FT. TOTAL: 1,500 SQ. FT. 0 SHEET TTTLE: wimps I R LAYOUT Keystone Development 1 '4 . Unit A . DATE: DRAWN BY: P 07/21/05 MK 110114.0 Wm.•••:••■■•■03.rep••m• 8 ..--,slaw••••two•••••■0.•••••••.••• )OB NUMBER: - R05-056 11x17 • • 0 1` F ..natollgi 1. , i.i is ttit u.- , ......___...... I______, ael REiji-Z___H--7 II i:7_ ,,,,,,,Liwii9„.„,__:::...__.:__.:. ._________ • _ .d .-�e,�el tite °le .� 1 -1 , i _,_ _, i,_.4_,1 :.,. „,,latairlaillgtfigiallir ' ; .. : • ..- .imirt,..----r- .4.4-EvATairori • .....to.,... --.. _ __________. ti,„, vro..... urw„, .rvi 1 • 1 1 1 -_--- (A) • 01•O4 11 TO • [, of., , . LOFT ba a l6A • -...._ P_____.= . . • —�..........._.�.....__Q_�_._�_ 42•-0• . , t0'-0' U•-0- 21'-0- . I _L. . . • , BMW I NOOK GHAT RM - =' wo.at; OM a14RD aN■WO •_____ 9 ,i i 4. ei 0 '` J 0. "--). .n . u loo r-'}• ,I� C1 MO RI 2 0 L_J m ..,- . ...... -- . - E LN 2 ,0..6. 12._4. MAIN LEVEL: 1,000 SQ. FT. 42.0 1 UPPER LEVEL: 498 SQ. FT. TOTAL: 1,498 SQ. FT. 0 SHEET TITLE: REVISIONS K LAYOUT . Keystone Development .....41.0.. ._________.. $ care: I Unit B ..C•n%%%%%%...n•: . • • ---- i .....= • -a'1r�i �•►1• in .`1 _1 .—`4 J k•moI I_-T [ � , tt __ � __ III --_' _ _ al • :i m rbsa i, • �j b t!obiiab.�iiv��i!v: �!o �s i✓v,. vim_ t • �.. a•��6s .vr ar•��s - - -a<s .,4....y:4.::t!4IL'a^..fit _ __ 1* • ----^, • ro Lt r . J-crr egf.rro I I L 43'-6• -._.. _- ��� ��. ___-4-- • 0 L._ 1 . I 1110 x 4/0 0 r DRI I t O/O R 12/10--- • • • ••� moo © N -1` s e O Nib ti • GREAT 1 1 in WS B�DRM 2 UKR4/a am f ■ ........"...1.'•le- . . -t-ti---Er 6.-w 16'-6' 5.,• ,�•_a• MAIN LEVEL: 998 SQ. FT. _ 43•_ • . UPPER LEVEL: 513 SQ. FT. TOTAL: 1,511 SQ. FT. •NS I LAYOUT Keystone Development _ •�:.• • Unit C - • x DATE: DRAWN BY: ...... a...,•a,�.,•.MY O 07/21/05 KAK e •+--... •mama^• - )O8 NUMBER: R05-056 11x17 al • • . . • Z7: 4 1 1 11 1 li .1] i . --. •■ • • f ' II ..] -..,j —:_ _: -: : iii ; ' . -_ smnn nn®s ! assn ss®s Ell inns inn-1r= S' FRIL9Hint . MIMIIIMIN NMI = PHI ®® © ] = ❑❑ _H , ,_. _. _ ■,, - -- --- .z.....-: ,--_:: .,.. i.w•®_ r :faiiE i621s S-i_a,:41s 10Siati3_1a►,wPjSs. • I 1 I I C F= CO) rty j><i • MULTI-PURPOSE • RO ti FLEX SPACE . • 44'-0' 2'-0' II'-0' II'-0' II'-0' II'-0' 'I I I I I 1 I I I I I 1 I . L11_. . I S3> E E. TRASH 4 we.x 19/4 1043 x 19/4 IO/A x 19/4 ` RE VC I • I I I I I J� I I II JIB • V'HON Vali rlAN1lR • SHEET TITLE: REVISIONS x LAYOUT Keystone Development AXIS $ DATE: Typical Garage Unit ■„••,••..,• 07/21/05 DRAWN BY: Coral Commons 111•.1•""" •'°•""'^°"' .MO JOB NUMBER: e nsxaa..sM.=•nmenxwwcn R05-056 11x17 one. w 0 • 0 • • g eikh a'_l ' _ • •��I.I. I�s I ■ 411111116., suisaI�I ._• _ , ii l� l=``) `l8 11111 L*!I �El n111 Inns `-Puma JIt$J� ®1nn sins . MINN ®®O® 1 ®MMN ®M®® — NINON MINI NMI EMI 1 i MOM NOM MEN Ad,. +:r `°Wle(4∎41f iVili :for .7 iW4e _-- --- --- --- - -- --- --- - -- 1'-04 44'45' , Iv-co 11,-0). u'-0' m-m' , 1 1 1, 1 1 1 II r*ERACIE rlAQgal CIAQA'IE -0 (f I0 10/e h 19/4 r _ _ • II I I I • I I I I I I I I I I I I I I I I I I I I • I I I I I I I II f Ia MIOH Brat FL.WTL'R • SHEET LAYOUT Keystone Development AX , S Typical Garage Unit ••••'••°•'•••'•••'•• DATE: DRAWN BY Coral Commons "'"�RAM"M'� � O 07J71JQ5 KAK a ....0111.....,..,"'�"'a"`°'• 1111.0111b 1.2.41.JOB NUMBER: R05-056 11x17 • 0 • , . • 0 • . • • IEI ICI , 0 4411111 111. .c-ai�Jai���ums Jaiaiu� au��iii►N. E ® NE ® ®® w MINN M AM. NM HIM ® ® = U ® iiiiM lir'"" I — Jtl eil ���t•sll I�I�� Illr'igi IRAN�. ar/.t r aP 4►a rit r,a�/..tari to • 44_0. T-0•, II'-0' iv-0. II'-0' ii.-0' k I I 1 I 1 I J I • CCARAGE G*ARAUE GARAGE CaAfiggE 10/6 x 19/4 10/6 x IS/4 10/6 x 19/4 10/6 x 19/1 e e • r -.._ _ _ _ -I E - - _. ._- -1 r_ ..... _ _ _ -.1 f- _ _ _ _. -I I I I I I I• I I I I I I I I I I I I I I I I I . I I V'MOH 6TR!MASTER • SHEET TITLE: REVISIONS T LAYOUT Keystone Development 'AXIS Typical Garage Unit .........- z DATE: a...w.rx.c■Axvwa aum.nw ID 07,?1,05 DRAWN BY: Coral Commons ® minima a...a...mimic 1mawxa. KAK JOB NUMBER: R05-056 11x17 • • DRAFT • ARTICLE 5. BUDGET,EXPENSES AND ASSESSMENTS 5.1. Budget.The board of directors shall from time to time,and at least annually, prepare a budget for the Association, estimate the common expenses expected to be incurred, less any previous overassessment and plus any underassessment,and assess the common expenses to each unit owner in the proportion set forth in the Declaration. The budget shall provide for a reserve fund in accordance with Section 5.5 below.Within thirty(30)days after adopting the annual budget, the board of directors shall provide a summary of the budget to all owners.If the board of directors fails to adopt an annual budget,the last adopted budget shall continue in effect. 5.2 Determination of Common Expenses.Common expenses shall include: (a) Expenses of administration, including management fees. (b) Expenses of maintenance,repair or replacement of common elements, any other portions of the Condominium required to be maintained by the Association pursuant to the Declaration or these Bylaws,and any Association property. (c) Cost of insurance or bonds obtained in accordance with these Bylaws. (d) A general operating reserve,including an amount sufficient to cover the deductible under the property damage insurance policy. • (e) Reserve for replacements,repairs and maintenance. (f) Any deficit in common expenses for any prior period. (g) Utilities for the common elements and other utilities with a common meter or commonly billed,such as water and sewer, (h) Any other items properly chargeable as an expense of the Association. 53 Assessment of Common Expenses. (a) Obligation to Pay. All unit owners shall be obligated to pay common expenses assessed to them by the board of directors on behalf of the Association pursuant to these Bylaws and the Declaration.No unit owner by the owner's own action may claim . exemption from liability for contribution towards common expenses by waiver by the owner of use or enjoyment of the common elements or by abandonment by the owner of the owner's unit. A unit owner may not claim an offset against an assessment for failure of the Association to perform its obligations and no unit owner may offset mounts owing or claimed to be owing by the Association or Declarant to the unit owner. Subject to paragraph(c)below, Declarant shall be assessed as the unit owner of any unsold unit.but such assessments shall be prorated to the date of sale of the unit.The board of directors,on behalf of the Association shall assess the common expenses against the unit owners from time to time, and at least annually,and shall take prompt action to collect from a unit owner any common expense due which remains unpaid for more than thirty(30)days from the due date for its payment. The board may elect to round assessments to the nearest dollar. • • • (b) Working capital fund.Declarant shall establish an initial working • capital fund in an amount at least equal to two(2)months of estimated regular association assessments for each unit.At the time of closing of the initial sale of each unit and thereafter on any subsequent sale of a unit,the purchaser shall make a contribution to the working capital of the Association equal to two months'regular association assessments for the unit.At the time of the organizational and turnover meeting,the Declarant shall pay such contribution for all unsold units,but may obtain reimbursement for such sums from the purchaser upon the sale of each such unit. Such contribution shall be in addition to the regular monthly common expense assessment and shall not be considered as an advance payment of regular assessments.The working capital fund shall be transferred to the Association for deposit to a segregated fund at the time of the organizational and turnover meeting.Declarant may not use the working capital Fund to defray any of Declarant's expenses,reserve contributions,or construction costs or to make up any budget deficits while Declarant is in control of the Association.After the organizational and turnover meeting,the board of directors,at its discretion,may use working capital funds for regular operating expenses,extraordinary items of maintenance,repair or replacement or capital additions,or may deposit all or a position of such funds into the reserve account. (c) Commencement of regular operating expense assessments.Regular monthly assessments for common operating expenses for units in the first stage of the Condominium shall commence upon closing of the first sale of a unit in such stage of the Condominium and for subsequent stages shall commence for all units in such stage upon recording of the applicable Supplemental Declaration. (d) Commencement of assessment for replacement reserves.Regular monthly assessments for replacement reserves as described in Section 5.5 for all units in the • Condominium shall commence upon the closing of the sale of the first unit in the Condominium. • Such reserve assessments shall commence with respect to subsequent stages upon recording of the applicable Supplemental Declaration for such stage.Declarant may elect to defer payment of such reserve assessments to the Association for each unit owned by Declarant until the closing of the sale of such unit,but not beyond the date of the turnover meeting referred to in Section 2.1 above,or if no turnover meeting is held,the date the owners assume administrative control of the Association.The books and records of the Association shall reflect the amount owing from Declarant for all reserve assessments. (e) Annexation of additional stages. If additional units are annexed to the Condominium,the board of directors shall promptly prepare a new budget reflecting the addition to the Condominium and shall recompute any previous assessment covering any period after the closing of the sale of the first unit in the new stage. 5.4 Special or Extraordinary Assessments. (a) Special Assessments for Capital Improvements.In the case of any duly authorized capital improvement to the Common elements,the board of directors may by resolution establish separate assessments for the same,which may be treated as capital contributions by the unit owners,and the proceeds of which shall be used only for the specific capital improvements described in the resolution.The Association shall not assess units owned by the Declarant for additional capital improvements to the Condominium without the written consent of Declarant as long as Declarant owns more than two units or the time specified in the Declaration for annexing additional stages has not expired. (b) Other Special or Extraordinary Assessments. In the event the board of directors determines that the assessments established upon adoption of the budget as provided in Section 5.1 above will be insufficient to pay the common expenses, or the board of directors determines that additional funds will be needed to meet unexpected or unbudgeted common expenses,the board may levy an additional special or extraordinary assessment. Such • • assessment shall be allocated to each unit in the same proportion set forth in the Declaration, and • may be payable in installments over a specified period,in a lump sum, or in a Lump sum with option to pay in installments with interest,as determined by the board of directors. 5.5 Replacement Reserves. (a) Establishment of Account.The Declarant shall conduct a reserve study as described in paragraph(c)of this Section and establish a reserve account for replacement of those common elements all or a portion of which will normally require replacement in more than three(3)and less than thirty(30)years,and for exterior of the common elements include exterior painted surfaces.The reserve account need not include those items that could reasonably be funded from operating assessments or for limited common elements for which maintenance and replacement are the responsibility of one or more unit owners under the provisions of the Declaration or these Bylaws. (b) Funding of Account.The reserve account shall be funded by assessments against the individual units for the purposes for which the reserve account is being established. which sums shall be included in the regular monthly assessment for the unit,except as otherwise provided in Section 5.3(b).The reserve account shall be established in the name of the Association. (c) Reserve Studies.The board of directors annually shall conduct a reserve study or review and update an existing study to determine the reserve account requirements for the items described in paragraph(a)of this Section and may adjust the amount of payments in accordance with the study or review and may provide for other reserve items that the board of directors,in its discretion,may deem appropriate.The reserve account need not include items that could reasonably be funded from operating assessments.The reserve study shall include: • (i) Identification of all items for which reserves are to be established; (ii) The estimated remaining useful life of each item as of the date of the reserve study: (iii) An estimated cost of maintenance,repair or replacement of each item at the end of its useful life; and (iv) A thirty(30)year plan with regular and adequate contributions, adjusted by estimated inflation and interest earned on reserves,to meet the maintenance,repair • and replacement schedule. (d) Use of Reserve Funds. The reserve account shall be used only for the purposes for which the reserves have been established and shall be kept separate from other funds. After the organizational and turnover meeting described in Section 2.2,however,the board of directors may borrow funds from the reserve account to meet the seasonal demands on the regular operating funds or to meet unexpected increases in expenses which will later be paid from assessments, if the board of directors has adopted a resolution,which may be an annual continuing resolution,authorizing the borrowing of funds.Not later than the adoption of the budget for the following year.the board of directors shall adopt by resolution a written payment plan providing for repayment of the borrowed funds within a reasonable period.In addition to the authority of the board of directors under paragraph(c)of this Section,after the oorgani7ational and turnover meeting,the Association may,on an annual basis,elect not to fund the reserve account described in paragraph(a)of this Section by unanimous vote of the owners or elect to reduce or increase future assessments for the reserve account by an affirmative vote of at least seventy-five percent(75%)of the voting power. • (e) Sale of Units.Nothing in this section shall prohibit prudent investment of • • the reserve account.Assessments paid into the reserve account are the property of the • Association and are not refundable to seller of units. Sellers of the units,however,may treat their outstanding,share of the reserve account as a separate item in any sales agreement. 5.6 Default in Payment of Assessments.In the event of default by any unit owner in paying any assessments to the Association,including assessed common expenses.and any other charge imposed or levied by the Association pursuant to the provisions of the Declaration,these Bylaws or the Oregon Condominium Act, such unit owner shall be obligated to pay interest at the rate of twelve percent(12%)per annum on such assessment from the due date thereof,or at such greater rate as may be established by the board of directors from time to time,not to exceed the maximum lawful rate,if any.In addition,the defaulting unit owner shall pay a late charge for any assessment not paid within ten(10)days of its due date in the amount of five percent (5%)of the delinquent payment,or such other reasonable late charge or administrative fee,or both,as may be established by the board of directors from time to time by resolution that is delivered to each unit,mailed to the mailing address of each unit or mailed to the mailing address designated by the unit owner in writing,together with all expenses incurred by the Association in collecting such unpaid assessments.including attorneys'fees(whether or not suit is instituted, and at trial or any appeal or petition for review therefrom).If the assessment is not paid within thirty(30)days of its due date,the board of directors may declare any remaining installments of assessments for the balance of the fiscal year immediately due and payable.The board of directors shall have the right and duty to recover for the Association such assessments,together with such charges,interest and expense of the proceeding,including attorneys fees,by an action brought against the unit owner or by foreclosure of the lien upon the unit granted by the Oregon Condominium Act.The board of directors shall notify the holder of any first mortgage upon a unit and any eligible mortgage insurer or guarantor thereof of any default not owed within Sixty (60)day's of the date of default. • 5.7 Foreclosure of Liens fur Unpaid Assessments In any suit brought by the Association to foreclose a lien on a unit because of unpaid assessments,the unit owner shall be required lo pay a reasonable rental for the use of the unit during the pendency of the suit,and the plaintiff in such foreclosure suit shall be entitled to the appointment of a receiver to collect such rental.The board of directors,acting on behalf of Association,shall have the power to purchase such unit at the foreclosure sale and to acquire,hold,lease,mortgage,vote the votes appurtenant to,convey,or otherwise deal with the unit.A suit or action to recover a money judgment for unpaid assessments shall be maintainable without foreclosing the liens securing the same. 5.8 Statement of Assessments. The board of directors shall advise each unit owner in writing of the amount of assessment payable by such owner. and furnish copies of each budget on which such assessments are based to all unit Owners and,if requested,to their mortgagees.The board of directors shall promptly provide any unit owner who makes request in writing with a written statement of the owner's unpaid assessments. 5.9 Priority of Lien:First Mortgages.Any lien of the Association against a unit for assessments shall be subordinate to tax and assessment liens and any prior mortgage of record. Where the purchaser or mortgagee of a unit obtains title to the unit as a result of foreclosure of a first mortgage, such purchaser or mortgagee,its successors and assigns,shall not be liable for any of the assessments chargeable to such unit which became due prior to the acquisition of title to such unit by such purchaser or mortgagee. Such unpaid share of assessments shall be a common expense and reallocated on a pro rata basis for all units,including the mortgaged unit.The purchaser or mortgagee shall not be relieved of the obligation to pay further assessments.A deed in lieu of foreclosure accepted by the holder of a first mortgage shall extinguish a lien filed by the Association to secure unpaid assessments under the circumstances described in OTS 100.465. • 5.10 Voluntary Conveyance.In a voluntary conveyance of a unit,the grantee shall be jointly and severally liable with the grantor for all unpaid assessments against the grantor of the • • • unit up to the time of the grant or conveyance,without prejudice to the grantee's right to recover 0. from the grantor the amounts paid by the grantee therefore.However,upon request of a prospective purchaser the board of directors shall make and deliver a statement of the unpaid assessments against the prospective grantor or the unit,and the grantee in that case shall not be liable for,nor shall the unit;when conveyed be subject to,a lien filed thereafter for any unpaid assessments against the grantor in excess of the amount set forth in the statement. • • • S ARTICLE 7. • MAINTENTANANCE AND USE OF CONDOMINIUM PROPERTY 7.1 Maintenance and Repair.Except as otherwise provided in Section 7.3 for damage or destruction caused by casualty: (a) By Association.The Association shall be responsible for the following maintenance,repairs and replacement,the cost of which shall be charged to the unit owners as a common expense: (i) Except as otherwise provided herein,all maintenance,repairs and replacements to the general common elements. (ii) Maintenance,repairs and replacements of all utility lines outside of the units and limited common elements,or serving more than one unit,and the storm water system, including the sediment pump,drywell system,the five-foot square turf pad at the base of the downspouts for each dwelling unit, and he regular irrigation and mowing required to maintain the turf drainage system in a healthy state. (iii) Maintenance(including mowing)of all landscaping,irrigation and lighting within the limited common element yards in accordance with a Maintenance Resolution adopted by the Board of Directors. (iv) Repair,maintenance and replacement of exterior roofing material of the units; painting or staining of exterior surfaces of the units;maintenance(but not replacement)of exterior siding, trim,balconies and porches of the units; cleaning,maintenance and repair(but not replacements)of exterior gutters and downspouts; arid painting, staining,repairs,maintenance and replacement of perimeter fences, • and painting, staining,repairs and maintenance,but not installation or replacement,of limited common element fences. (v) All maintenance,repairs and replacements of the garages,except automatic garage door openers. (b) By Unit Owners.Each unit owner will be responsible for the following maintenance, repairs and replacements at such mil owner's own expense: (i) Except as otherwise provided herein,all maintenance and repairs to such unit owner's unit and limited common elements. (ii) Maintenance,repair or replacement of windows and doors and any plumbing, heating or air conditioning fixtures,telephones,water heaters, fans,.vents,lighting fixtures and lamps,electrical outlets,blinds,garbage disposals,fireplaces,refrigerators,dishwashers,ranges and other appliances or accessories that may be in or connected with such owner's unit. (iii) Replacement(but not ordinary maintenance,repair or staining) of exterior siding,trim,gutters and downspouts of the unit and limited common element fences. (iv) Maintenance,repair or replacement of any utility or communication lines within the unit or limited common element yard,except where such line serves more than one unit. (v) Maintenance,repair or replacement of any automatic garage door opener within the unit owner's limited common element garage. • (vi) Maintenance,repair or replacement,but not painting or staining of limited common element balconies and porches attached to he unit. • • (vii) Except for landscaping irrigation and lighting within the limited common element yard to the extent maintained by the Association pursuant to the Maintenance Resolution, all other maintenance of the limited common element yard,which shall be kept in a clean and attractive condition,in good repair and free of trash and other unsightly material. (c) Failure to Maintain.The board of directors,by resolution,may adopt required maintenance schedules.In the event any owner fails to perform any maintenance,repair or replacement as required by this section,the Association may shall cause such maintenance to be performed at the expense of the unit owner and assess the cost of such maintenance or repair to the unit owner.At the request of an owner,the Association may elect to contract for any such maintenance,repair or replacement at the expense of the owner. 7.2 Additions.Alterations or Improvement. (a) A unit owner may make any improvements or alterations to such owner's unit that do not impair the structural integrity or mechanical systems of the Condominium.A unit owner shall make no repair or alteration or perform any other work on such owner's unit which would jeopardize the soundness or safety of the property,reduce its value,impair any easement or hereditament or increase the common expenses of the Association unless the consent of all the other unit owners affected is lint obtained. (b) A unit owner may not change the appearance of the common elements or the exterior appearance of a unit without the prior written permission of the board of directors. 73 Damage or Destruction by Casualty of Condominium Properly. In the case of damage or destruction which affects a material portion of the project,timely written notice shall be given to the unit owners and their mortgagees and any eligible mortgage insurer or guarantor and the following provisions shall apply: • (a) In the event of damage or destruction by casualty of Condominium property,the damage or destruction shall be repaired,reconstructed or rebuilt unless,within fourteen(14)days of such damage or destruction,the board of directors or more than ten percent(10%)of the unit owners shall have requested a special meeting of the Association. Such special meeting must be held within sixty(60)days of the date of damage or destruction.At the time of such meeting,unless unit owners holding ninety percent(90%)of the voting power,whether in person,by writing or by proxy,with the approval of mortgagees as required by the Declaration,vote not to repair,reconstruct or rebuild the damaged property, the damage or destruction shall be repaid,reconstructed or rebuilt.If the damage or destruction is not repaired,reconstructed or rebuilt.then the property shell be removed from condominium ownership in the manner provided in the Oregon Condominium Act. (b) The Association shall be responsible for repairing,reconstructing or rebuilding all such damage or destruction to the common elements and,to the extent of the Association's insurance coverage, all such damage or destruction to the units.Each unit owner shall be responsible for such repairing. reconstructing or rebuilding of his unit as is not so covered by the Association's insurance and to the extent of any deductible under the Association's insurance. (c) If,due to the act or neglect of a Unit owner,or of a member of such owner's family or household pet or of a guest or other occupant or visitor of such unit owner,damage shall be caused to the common elements or to a unit owned by often,or maintenance,repairs or replacements shall be required which would otherwise-be a common expense,then such unit owner shall pay for such damage and such maintenance,repairs and replacements as may be determined by the Association,to the extent not fully covered by the Association's insurance. (d) In the event any portion of the insurance proceeds paid to the Association is not used lo • repair,reconstruct or rebuild the damaged or destroyed property,the Association shall distribute the proceeds among the unit owners and their mortgagees(as their interests may appear)in the same proportion • • as common expenses are shared,unless the property is removed from unit ownership.If the property is removed From unit ownership,the insurance proceeds,together with the proceeds from the sale of the property,shall be distributed to the unit owners and their mortgagees(as their interests may appear)in the manner described in the Oregon Condominium Act. 7.4 Condemnation.If any portion of the Condominium is made the subject matter of any condemnation or eminent domain proceeding or is otherwise sought to be acquired by a condemning authority,notice of the proceeding or proposed acquisition shall promptly be given to the each unit owner and to each mortgagee and any eligible mortgage insurer or guarantor.The Association shall represent the unit owners in any condemnation proceedings or in negotiations,settlements and agreements with the condemning authority for acquisition of any portion of the common elements,and each unit owner appoints • the Association to act as his attorney-in-fact for such purposes.All compensation,damages or other proceeds of the taking, other than any award for moving expenses of specific unit owners, shall be payable to the Association and allocated and distributed as provided in this Section 7.4. (a) Complete Taking.If the entire Condominium property is taken,or if unit owners holding ninety percent(90%)of the voting power agree that such substantial portion of the Condominium has been taken as to make the project obsolete,then the property shall be deemed removed from unit ownership.In such event,any proceeds of the condemnation paid to the Association,together with any other proceeds upon sale of the remaining Condominium property,shall be distributed among the owners and their mortgagees, as their interests may appear in accordance with the provisions of the Oregon Condominium Act. (b) Partial Talking.If less than the entire Condominium property is taken and the property is not determined to be obsolete as provided in paragraph(a)above,then as soon as practicable the board of directors shall,reasonably and in good faith,allocate the award among the units in accordance with the reduction in the value of each unit and its interest in the common elements,compared to the total reduction • in value of all units and their interest in the common elements.In the event any unit owner or mortgagee objects to the allocation determined by the board of directors,the matter shall be submitted to arbitration in accordance with the rules of the American Arbitration Association. The cost of such determination shall be paid our or the proceeds of the condemnation.Any portion of the award allocated to a unit owner under this paragraph shall be paid first lo all mortgagees and holders of liens on the unit owner's interest in accordance with the existing priorities,and the balance to the unit owner.If any reconstruction or repair is undertaken as a result of the condemnation,the board of directors may retain and apply such portion of each unit owner's share of the award as is necessary to discharge the owner's liability for any special assessment arising from such reconstruction or repair 7.5 Restrictions and Requirements Respecting Use of Condominium Property. The following restrictions and requirements are in addition to all other restrictions and requirements contained in the Declaration and these Bylaws: (a) Residential use.No commercial activities of any kind shall be carried on in any unit or in any other portion of the Condominium without the consent of the board of directors of the Association,except activities relating to the rental or sale of units. This provision,however, shall not be construed so as to prevent or prohibit a unit owner from maintaining his or her professional personal library,keeping his or her personal business or professional records or accounts, handling his or her personal business or professional telephone calls,or conferring with business or professional associates,clients or customers,in such owner's unit. (b) Use of common elements. The common elements shall be used for the furnishing of services and facilities for which the same are reasonably intended,for the enjoyment of the units. The use, operation and maintenance of the common elements shall not be obstructed,damaged or unreasonably interfered with by any unit owner. • . • • • (c) Offensive or unlawful activities. No noxious or offensive activities shall be carried on in any unit nor shall anything be done in or placed upon any unit or common element which interferes with or jeopardizes the enjoyment of other units or the common elements or which is a source of annoyance to residents. No unlawful use shall be made of the Condominium nor any part thereof,and all valid laws, zoning ordinances,and regulations of all governmental bodies having jurisdiction thereof shall be observed. (d) Animals. No animals or fowls shall be raised,kept or permitted within the Condominium or any part thereof,except domest6ic dogs,cats,other household pets kept within a unit or yard. No such dogs,cats or pets shall be permitted to run at large nor shall be kept,bred or raised for commercial purposes or in unreasonable numbers. Any inconvenience,damage or unpleasantness caused by such pets shall be the responsibility of the respective owners thereof,and owners shall be responsible for removal of wastes of their animals. All dogs shall be carried or kept on a leash while outside a unit or yard. No pet shall be permitted to cause or create a nuisance or unreasonable disturbance or noise. A unit owner may be required to remove a pet upon receipt of the third notice in writing from the board of directors of violations of any rule,regulation or restriction governing pets within the Condominium. (e) Exterior lighting or noisemaking devices and antennas. Except with the consent of the board of directors of the Association,no exterior lighting or noisemaking devices shall be installed or maintained on any unit. Seasonal holiday lighting and decorations are permissible if consistent with any applicable rules and regulations and if removed within thirty(30)days after the celebrated holiday. Exterior antennas, satellite receiver and transmission dishes and other communication devices shall not be permitted to be place upon the general common elements, and may not be placed on any unit or limited common element except in accordance with rules established by the board of directors. (f) Windows,terraces,yards,balconies,porches and outside walls. In order to preserve the attractive appearance of the condominium the board of directors of the Association may regulate the nature of items which may be placed in or on windows,terraces,patios,yards,porches,and the outside walls so as to be visible from other units,the common elements or outside the Condominium. Garments, • rugs,laundry,sheets,reflective surfaces and other similar items may not be hung from windows, facades, terraces,yards,balconies,porches or patios. The owner may not alter the landscaping or plantings within his or her yard other than from the approved plant list without prior written approval from the board of directors of the Association. (g) Leasing and rental units. No unit owner may lease or rent less than his or her entire unit and no unit owner may rent such owner's unit for transmit or hotel purpose, or for a period of less than 30 days.All leases or rentals shall be by written lease agreement,which shall provide that the terms of the lease shall be subjects in all respects to the provisions of the Declarations and these Bylaws,and that any failure by lessee or tenant to comply with the term of such documents shall be a default under the lease. If the board of directors finds that a lessee or tenant has violated any provision of the Declaration,these Bylaws or the rules and regulation,the board my require the unit owner to terminate such lease or rental agreement.Other than the foregoing,there is no restriction on the right of any unit owner to lease or rent such owner's unit. (h) Signs. Unless written approval is first obtained from the board of directors,no sign of any kind shall be displayed to the public view on or form any units or common elements except signs used by the Declarant to advertise units for sale or lease.The restrictions contained in this paragraph shall not prohibited the temporary placement of`political"signs on any unit or limited common element yard by the . owned,subject to reasonable regulation adopted by the board of directors retaining to size and length of display. (i) Trash. No part of any unit or any part of the common elements shall be used or maintained as a dumping ground for rubbish,trash,garbage,recycling materials or other waste.No garbage,trash,recycling materials or other waste shall be kept or maintained on any part of the property, except in sanitary containers in the designated area. • . • (j) Insurance. Nothing shall be done or kept in any unit or in the common elements which Swill increase the cost of insurance on the common elements.No owner shall permit anything to be done or kept in his or her unit or in the common elements which will result in cancellation of insurance on any unit or any part of the common elements. (k) Garage doors. All garage doors shall remain closed except to permit the entrance and exit of vehicles or access to any garage storage area. (1) Washing Machines. Each unit contains a washing machine hookup. The unit owner shall be responsible for all damages to any unit or the common elements that night be caused by the washing machine or leakage from the.washing machine. Association rules and regulations. In addition,the board of directors from time to time may adopt,modify,or revoke such rules and regulations governing the conduct of persons and the operation and use of the units and common elements as it may deem necessary or appropriate in order to assure the peaceful and orderly use and enjoyment of the Condominium property. Such action may be modified by vote of not less than seventy-five percent(75%)of the voting rights present,in person or by proxy,at any meeting,the notice of which shall have stated that such modification or revocation or rules and regulations will be under consideration. A copy of the rules and regulations,upon adoption,and a copy of each amendment,modification or revocation thereof, shall be delivered by the secretary promptly to each unit owner and shall be binding upon all unit owners and occupants of all units from the date of deliver. 7.6 Abatement and Enjoining of Violations.The violation of any provision of the • Declaration or these Bylaws of any rule or regulation adopted pursuant to these Bylaw,or of any decision of the Association made pursuant to such documents,shall give the board of directors,acting on behalf of the Association,the right,in addition to any other rights set forth in these Bylaws,to do any or all of the • following after giving written notice and an opportunity to be head: (a) to enter the unit and limited common element in which or as to which such violation exists and to summarily abate and remove,at the expense of the defaulting unit owner any structure,thing, or condition that may exist contrary to the intent and meaning of such provisions, and the board of directors shall not thereby be deemed guilty of any manner of trespass,provided,however, that judicial proceedings shall be instituted before any items of construction may be altered or demolished; or (b) to enjoin,abate,or remedy such thing or condition by appropriate legal proceedings; (c) to levy reasonable fines based won a resolution adopted by the board of directors that is delivered to each unit,mailed to the mailing address of the each unit or mailed to the mailing address designated by the owner of each unit in writing,or (d) to terminate the right to receive utility services paid for out of assessments or the right of access to and to use of recreational and service facilities of the Condominium until the correction after the violation has occurred. • i • ARTICLE 11. MAINTENANCE OF COMMON ELEMENTS 11.1 Responsibility for Maintenance. The necessary work to maintain,repair or replace the general common elements shall be the responsibility of the board of directors of the Association to the extent provided in the Bylaws. Responsibility for maintenance of the units and limited common elements shall be as allocated in the Bylaws. 11.2 Mortgagee's Rights upon Failure to Maintain. If the mortgagee of any unit determines that the board of directors is not providing an adequate maintenance,repair and replacement program for the common elements, such mortgagee, at its option,may give a notice to the board of directors by delivering same to the registered agent, setting forth the particular defect which it believes exists in the maintenance,repair and replacement program. If the specified defects are not corrected within 90 days,subsequent to receipt of such notice,then the mortgagee,upon written notice to the registered agent that it is exercising its proxy rights,shall have the right to attend succeeding annual or special meetings of the Association and to cast a vote for each unit on which it holds a mortgage on all business coming before such a meeting. Such proxy rights shall continue until the defects listed on the notice are corrected. 11.3 Rights of City Upon Failure to Maintain. The provisions of this Declaration and of the Bylaws regarding the maintenance,repair and replacement of the common elements shall be deemed to be for the benefit of the City of Tigard,as well as the unit owners, and the City may enforce such provisions by appropriate proceedings at law or in equity. Without limitation to the foregoing,the City may deliver a written notice to the board of directors by delivering the same to the registered agent,setting forth the particular defect which it believes exists in the maintenance,repair and replacement program. If the specified defects • are not corrected within 30 days after receipt of the notice,or,if such correction cannot reasonably be completed within such time,the Association fails within such time to commence and pursue the correction with reasonable diligence,then the City may take necessary curative action. In such event,the cost of correction by the city shall constitute a lien against each unit and its interest in the common elements based upon such unit's share of the common expenses as provided in this Declaration. 11.4 Indemnification. The owners of the Condominium shall hold harmless, defend and indemnify the City of Tigard and the City's officers, agents and employees against all claims,demands,actions and suits,including attorneys' fees and costs brought against any of them arising out of the failure to properly maintain the open spaces and general common elements on the Condominium that are the subject of this Declaration. All workers hired to perform maintenance work on common elements or open spaces at the Condominium shall have standard commercial general liability insurance in a reasonable amount from a registered insurance company that protects each unit owner. Each unit owner shall release and indemnify the other unit owners against all liability for injury to an owner,member of the owner's family,or resident of an owner's home for injury or for property damage that results from any undertaking pursuant this Declaration. • H:\Word\HOA-CCRs\coral.declaration.articlel l.doc . • • • p C ORAL COMMONS . frX al ha TAX MAP : 1S 126DC, TAXLOT: 4100 & 4200 COMMUNITY DEVELOPMENT CITY OF TIGARD ,WASHINGTON COUNTY, OREGON 9600 SW Oak Suite 230 Portland,OR 97223 m -452.8103[9 503-452-8043 www.alphacommunily.com com munity.com PROJECT TEAM: OWNER - - T SW CORAL STREET — a _ ,p,. . : ff`' 4 a-' i ,'k%4-'''' '' q ' AIt I t, %' .3 I 11111 m �' swC ralSt' 40 REVISIONS JACK M.&ALICE O.CORYELL c" x 9900 SW 92ND AVE. — - 285.45 sww .f.il Saun!i Rd`'' it NO. DATE DESCRIPTION TIGARD,OR 97223 - - __ SITE --.1 P •. I1 r, - y_ y Vii+`` %` is I ' I ( 1 IM I i Sq 41ne :j Sw'Loagt si I e S_�, .- :: F _ iii a nm:c _ - APPLICANT 1 I PALMER&ASSOCIATES , . »i !:i' i/ y 9600 SW OAK SUITE 230 ' ' 1. : -'' ; - ;' � PORTLAND,OR.97223 11:j �+ C9�tk: PH:(503)452-8003 "k°° �^ N_ "' Lcar._=,. . '�•� PlS ;.` _ :. Y CONTACT:JERRY PALMER -° �'� �N = „:=' APPLICANTS REP/ ENGINEER I'- ., << :_"•� W 3` ALPHA COMMUNITY DEVELOPMENT I 747A4,7,7 I 9600 SW OAK SUITE 230 I ■i_�� — I 0..204:S_Ma9.Qugck.csm in - -•. " , :NMJE@ PORTLAND,OR.97223 J" I a 1:7 r, 9 1 t: i PH:(503)452-8003 e• FAX:(503)452-8043 t• `� a NOT TO SCALE CONTACT:JEFF VANDERDASSON UTILITIE L !!! CORAL S &SERVICES WATER: CITY OF TIGARD — ' ""-- --'; �B285.45��-• STORM: CITY OF TIGARD iatzcac ier sa __ LEGEND: COMMONS SEWER: CITY OF TIGARD 11.421012 POWER: PORTLAND GENERAL ELECTRIC 1 2 UNIT# FIRE: TUALATIN VALLEY FIRE&RESCUE POLICE: CITY OF TIGARD POLICE DEPT. SCHOOL: TIGARD SCHOOL DISTRICT - GRAPHIC SCALE A UNIT TYPE PARKS: CITY OF TIGARD GAS: NORTHWEST NATURAL ■ . s. • ( IN PEE ) 1 inch = 30 fl SHEET INDEX: TITLE NOTES: a SHEET SITE AREA: 1.16 ACRES 1 TITLE SHEET EXISTING ZONING: R.12 TAX MAP: 1S 126DC • TAX LOT: 4100,4200 2 EX. CONDITIONS PLAN NUMBER OF UNITS: 14 AVERAGE UNIT SIZE: 1 109 SF. DRAWING DATE: 08-05-2005 3 AERIAL PHOTO 4 SITE CONCEPT PLAN _Q(�L a BENCHMARK: - , r 1 OSHD BRASS DISK ON SW CORNER OF 5 UTILITY CONCEPT PLAN COMMUNITY DEVELOPMENT CONCRETE BOX CULVERT,W SIDE OF HALL BLVD. 100'N OF OAK STREET INTERSECTION 6 GRADING & EROSION CONTROL CONCEPT PLAN PROJECT NO.: 999-151 • TYPE: PLANNING DATE: 7 SW CORAL ST IMPROVMENT CONCEPT PLAN TYPE: 8 LANDSCAPE CONCEPT PLAN 1 P1:\we:1999-151\dwg\Planning\SHEETS\999-151-T(RE.cwg-SHE-ET:2204 4 Oct 12.2035-935cm jem • • • • "---'' frit--4.40. h• _ al p EXIST. SDMH ` ' RIM=�,�.�F .XIS_ _D�4 .= ` IE IN ,=r:-.,; a COMMUNITY IE 15" IN NW=216.06 iE 3" IN Y=206.;4 I` v IN =1 .—I. ,s e' E=2",�IE s ,IT =z a.y: E =s OUT E=213.a; DEVELOPMENT �� s / I x -- 9600 SW Oak,Suite 230 r #' — I _ 'S5 Xx -} t, Y — ey - - Portland,OR 97223 e� 4• r s'- AS LT ri V" �r x°si ■ ■L iw _.r> -� I IT]503-452-8003(fl sa+-0sz�oa� Yn, i_. li\ J — n x=ate, III +.�r: i _/ j/ \( M. J { www.ofphacommunify.com —r I (`-- — �`°. 1/ /_ ,_ _ 11 / E I. s��aQo" w ' — — "_�\—,.— — l _t — ! .. - -- - - J ®e/ J J / i r� ' asTns' / �V r Imo : I i 1 1 I —_ _ j .. / I / I > [ // \ I `'� REVISIONS 1. T/ /\,•`/ f.\ No. DATE DESCRIPTION \\J i L_- I 1 I ate 1' EXIS . I I I ter / / \` 1 / /•1 — r HOE • \ / .4 I !' ( / I / / f / / / \ 1 ' / 'i I \ I !. twit= 1 / . Tea4ao i 4n i / / i I EXIST. \ �°" _ / GARAGE o I\\ ,., - s // IIIFFF70000"' 000��� / / LEGEND I r 1 / / —254— EX 2-FT CONTOUR / EXIST. V.'AL 1, I \ 1� `/ —750— EX 10-FT CONTOUR \ I —SS— EX SANITARY SEWER / / , —90 EX STORM DRAIN I ( �' EX WATER LINE a:�cors \.ii — ."_r,_ I _"`V _ ;''I v'°`°°/ 0 EX GAS LINE / € / —PnTi— EX BURIED POWER \ — — _''-- rte- \ / - EX OVERHEAD POWER • 411 \5 .� _ — — / A— EX CABLE TVE LINE E •-n:s rz�aan .._ :. ,.rte _ E tstasx \J � ' .F aG "'/ nat sancroa w EX SANITARY MANHOLE li 9 cX ANI ARY CLEANOUT CORAL - > — ��� SM. EX STORM MANHOLE �' , 0 EX CATCH BASIN COMMONS• / 9 EX STORM CLEANOUT I. I EX FIRE HYDRANT I" �l ' v EX WATER METER • 1 �r''''�... / e EX WATER VALVE 7j / ! 4 EX GATE VALVE i ; EP, EX TELEPHONE _ ' L., / EX CABLE RISER RISER 4.1 i EX LIGHT POLE / / 1 � I EX TREES TO REMAIN ' --- - - - - -- - — .�� EX TREES TO BE REMOVED • i 1\ -- EXISTING 1/ j , CONDITIONS t , C � ? 1 i • �/ J�,I 4 r/ PP — -- - - -... - - - .- - - - - - - - - - - alpha COMMUNITY DEVELOPMENT 4110 . 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"14------ -5'1.1/$311Jci c„,----- 0 .5-- SIDEWALK / 7 / 1 9 7- • ., _.....-- ---- --- --- I [1]5Q3-452-W3 19S03-452-8043 • i o w" ,-----' __ ..- , .....„--- _ ...,-1 t----m ‘-, 4.-_, '''';•Th.4, I . ..-- ,, ,._ — www.alphocommunily.com - ..— 7 . ----- I ,-- 1, _)---_-:/-...r .:-_= :1_,--7 ---- .,,,,... \ .. _--- , , 8.-PUE ------ .-- Th•\., , `1e11.- — — _S" // .."------1- ;•.•`-..,•-•— . •-r-- ---. ■ rif..p \ MI,;.-1:•::-1.,MN . I REVISIONS • . A I r2. \ MI .:.:',"!111171 NO. DATE DESCRIPTION • , lairErte I ■ ''k I , • -'.1: ' . Vf, . . .., /'....P.rRy1 )TE4 GTAORTAGE 7G1 -.-...-1":...-:'•arai '141 .. :-..:' > I ,.••-•:,•.:.:-•• e.....: .• ,-- ,... .• 13.-- .-1-•-!---.,z.7.-::-.;•.-:El a . „ .• . .., ,„ c•-, • . •• .t: -, 8.00 i --"- . • ..• et I , 1 / : ' IR' ,..-,_ PRIVATE' \ ---1 : . . 18122= 1 WALKWAY\ I I Z ---- I N .. • c . 0,--- 6 I ,,-L0 I I .. ..---- ';.4 -• - I 1 6 ,---- I .• • , , t ,,-- U) • .• ‘,- , . . L4-1-,. .,, =,1-, • „--- I , 1 ,. i . . .• . .• •• .-. • . 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SIDEWAUC / CORAL STREET -45,\47-alpha HALF STREET WIDENS FROM APPROX. 9.5' TO 18.0' (i) NOT TO SCALE COMMUNITY DEVELOPMENT • - SCALE 0 15 30 613 PROJECT NO.: 999-151 30 TYPE: PLANNING DATE: • • MM • • 1 IN=30 FT NAproN999-151\dwg\PlonnLig\SHEETS\999-151-SWE.cfwg-SHEE:Tht34 Oct 11.2205-3:51pm writ . 1.- . • 0 • • • . . . T. r . . .„ . „ alpha • • • . EXIS S.:,MH . • COMMUNITY EXIST. SDMH EXIST. saAH GRATE=217.71 SRA Tr.:=22o.58 RIM=2I 9.55 :E 10" IN N:214.11 DEVELOPMENT IE 15 II`i NW=215.06 IE B" IN 'Ai.--20:3.14 r---"IE. 15• iN W=214.31 1 r--IE 15- OUT E=215.973/--!E 5" OUT E=.-209 g 1 / ii.." 15 OUT E=213.91 _ _ - - _ _ — i — — /— 1 1 / .",•-10 1 9600 SW Oak.Suite 230 4/ -x,, / xG .., :-,x ; LEGEND Portland,OR 97223 _..0.-, za, / .---'-'-' ■ f .. 4.4-0V 'goo 6+00 2+00 3-,00 2-SS .-2 :'1a6 .,-- Xi= — — ,...— • [T1503-452-8033(9 503-452-8043 xo 3" WATER EASEMENT LINES _ __—_-- — — ' ' — — ------'- _.--- SW CORAL STREET: xss- SERVICE (TYP.) 1,1 —SS>— PROPOSED SANITARY SEWER ' www.alphacommunity.corn xv,, 1 ,,..---------BANK ., ". EX SANITARY SEWER --- ':.'7 ,.., .. ,,,a .171 . ....IC.. t,_, MMOIIIM 7-::': ' .... —SD,— PROPOSED STORM DRAIN L'i. --• •' •••• :. •1 --‘1,'' _....-__' •§1_1," "...:-' _::.• •-•- ..__.7.. ..- ' ---.z_k- - - - ___ ___ —•=r,— EX STORM DRAIN ,. 1 ---- I. ,q 285.45 ,..,• ---w-- PROPOSED WATER LINE , REVISIONS -- r'..-".:-- --- .'---- ----—— I . .$ —w EX WATER LINE NO. DATE DESCRIPTION I P-4, -I-5:.•'::- ‘1;,---7 ---- ..1-1 0 PROPOSED SANITARY MANHOLE A - ' • • ..L-...."..-s 1 ■ I , ii ::-.:':, •1:I Initrzc Z EX SANITARY MANHOLE •'..., ••1,1 4 it. !. .•-::.,; 71...060 1 • PROPOSED STORM MANHOLE I r..41 I ... , 0 EX STORM MANHOLE . f1P4: l'A if, :•..,; . I 1 ' • PROPOSED CATCH BASIN 1 :, • -E----- 11 ,1 1 11 DETENTION ,.---- 1111::..f;:; • .... . 1 .... , 'SIN= SYSTEM .- . 71.4.1* I l-pm C LEGEND: HvALBLtiNitgy PARNI VDA TEp E ESA:)TRRA. i II ...I I• ' I: .5111 IIIMESI':: A 0 8 ACCESS EASEMENTS OVER ITS ENTRITY. IATJITAIFI2Y, .• _, . 1 : ■. '. OrikIP111-.;,■ ' ‘---t ----s : —.MK • 1 TiliAtVrtiii:04 . .._■•••••"111.1*,141p,', • : I . I • I . 1 B .• t9t2MDC =TOO 16 it • _ - ,.•.'....--•-..--:.-: 7II1.S4IL.So O C --..-•.•..1' 4B:..T.—z.i--.5--•.. acc‘ll.....-- ,C'.JT-•...-.2 .,,..-.'....I..:.-,:••.. — —T1—.LO1I=.-S0Q 2 C.8 5A.4 5' _ C SD <D SD <D 7W1.0I.ESIZ2 i C <SD r - - _I I I CORAL B WATE R QUALITY MANHOLE. COMMONS S . . . . . .. . • • . • 15' PROPOSED OFFSITE. '-".----STORM SEWER EASEMENT . : • , . . . . . :. , • . . . : . • . .. . - . .•.• . .•.• • - : • . .•.• ' • • . .. : . . : . .• . : • . . I I .• : • ' -- li • .• —1 I • _ L UTILITY . / I :, .• CONCEPT .• • • : . .• • . . • . : . PLAN ) . • • . : - : . _ . . . : . . . . .• . . . : . - . . . : : ...... G.," ., -•_•.. _ _ ri : _ ___ _ _ .• a a • -75-6-ctlpha . 0 . COMMUNITY DEVELOPMENT • ..... PROJECT NO.: , -• 999-151 30 5 30 SCALE 0 1. 60 TYPE: C,--.TE: PLANNING IVill_i_6WI 1 IN= 30 FT •' ,"'•'''''.-''''''--.7.7" I . 0 0 ilk • 11 AtOU '- • . • .• alpha COMMUNITY DEVELOPMENT . , ; • 1 _ _ _ _ — — - 1 ---, - 9600 SW Oak.Suite 230 --<—--- :IIN't4R.Fe-TOR--TO MA-TCH-Z--'- — -r-7---t-- 1, .. Portland,OR 97223 MATCH EXISITNG CURB I-, i FOR LINE AND GRADE ....---- Z___._....---e---", ._.... <,,,. \ 1 --......_ 2,,-OR 1 i • 34o • , --e!,-..." -' 4,-09)(Sr' \ :F , --- 'Sr",Do ,,,---2.--_ EXISTING EDGE OF PAVING SW CORAk. STRE--........., 7-,- . , „ ETJ 503-452-8CO3 19 503-452-8043 ,.1 ." ."-- 4 -4Alligr' • " -., i___. yiv , — x.,,,•,-----. , ......0.--- ---- __-- LEGEND I www.a I pho communily.com / / ' XW .1 ....' Xs," - r- .,,,---2' ._ , ., '4--_,----,;;;-;,,rd:;,,,„..-':.÷Tr-,,,,-,' _ ,,,,,•.,,,, --- ' ---_,:z7,, , f,, .S. --___,... kw I, ----:t" XVI „ —324-- EX 1-FT CONTOUR \,r::: , "P' --VaIMI:.' 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CGDO COMMUNITY DEVELOPMENT • PROJECT NO.: 999-151 TYPE: PLANNING SCALE DATE: 3P 0 15 30 60 . , 1 , 1 ■ 1 1 IN=30 FT ..,0,,,,,...\dwg\Plannin2\SHEETSV99-151-GRADING.ciwg-SHFC-I:roc34 Oct I I.2005-3:51 pm g44 • • • , • n I I _ia I alpha • I P A 1 COMMUNITY - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - DEVELOPMENT m HALF STREET MATCH EMS1ING 01R ° IMPROVEMENTS O o�.m - — — ' — — 1.w — — 3'°° — —••ro — s�ao ��5'PUBLIC —O ''� I — . saes — 9600 SW Oak,Suite 230 3 SIDEWALK :::;4,;:,d ,'.,a•=% x-< :; { ° Portland.OR 97223 c. [l]503-452-8CO3[9 503452.8043 -- 1 . ---1H5.15 -- • �y�_ 'rte-r--- ,� www.alphocommuniiy.com • I'_,. I: : -1"••:1:; ,� I ! I -.;[.� I > ?•,. rrr�MI 1 i I REVISIONS I t:.':1;I- [ r.Et NO DATE DESCRIPTION I . [:i ! . L i o• I og .i; I I 1 1 c _II I I :-a: , I..._iii 1r • 1 1 "7 B I i I•[ I , t - i 1 1• . I I• • • ! j I i i i CORAL• • • 230 I i i , j • I j i ! 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SSW-1 GRATE=217.71 COMMUNITY GRATE=220.58 Ravi:--2219.86 1E 10" IN N=214.11 IE 15" IN NW=216.06 1E 8" IN W=206.14 /1—IE 15" IN W=214.31 DEVELOPMENT U— IE 15 OUT E= 2159)/ IE 8" OUT E.-------209.91 / 1E 15" OUT E=-213.91 ,-- I— --- / ----- - /.---...._ --- // - — .... i ---- 7 ....t.7...„„ .,...., ___------ 9600 SW Oak, Suite 230 ..,,,,, _ .--- ......„ r" —XSD — XSD--f------- — SD--------(1-)-:.: -'---('6 ----\ ,,.. / ----10_ ......„„. - Portland, OR 97223 __ __ 4J ta,,, --- xss_7-- -- -=.--x 4-...-- x, - mow #4 ....—-----;.1.'i,----" ,o,--"----ly, dt, r --——--— AS7;*ALT 1 :..• — yr At• - - -xss UT- ' .....---- ...> _ --GLZ- [1] 503-452-8003 [F] 503-452-8043 CI ...**,/±..xw........ ........ C **,..x, .,,! _..z......_xw_ _„......imoor ........ ......___________..c...,,,,x w „,........; f....T....,.....b2r ......_......-....--...7....____Xff,..7.--. ..)-77,—y,_74 c ----,......,.... -_ _,...7,2577, ._xw 7,...,..„.,*.....Th,,./.,.._.1„, xw____________.... . '' ' ) c 14.'"'"'".."" 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