Elm Avenue Redmond, OR

E l m S t r e e t R e d m o n d O R

Patty Cordoni Main Office Phone: 541.383.7600

Cell Phone 541.771.0931 Email: [email protected]

Agent Detail with Addl Pics Report

Listings as of 12/17/14 at 10:21am

Active 12/15/14 Listing # 201410910 TBD Elm St Redmond, OR 97756 Listing Price: $750,000

County: Deschutes Cross St: 27th Original Price: $750,000

Property Type Land Property Subtype Investment Land

Area Redmond/Terrebonne Addition Fairhaven

Section NW Price/Acre $64,267.35

Tax ID 151308DB00200 Lot Sq Ft (approx) 508345

Acreage 11.6700

Owner Name Derel R Jaros, Dianne Leavitt DOM/CDOM 2/2

Directions Property is on the Northeast corner of Elm St and 27th St.

Marketing Remark 11.67 acres of R4 residential property in Redmond. Fairhaven Cottages Phase I & II approved PUD for 113 lot subdivision for single family residence, townhomes and duplexes. Great opportunity for a development on this main thoroughfare in Redmond.

Agent-Only Rmrks Fairhaven Cottages Phases I and II, Proposed 114 Townhomes (multifamily dwellings) - PUD 06-01 Extended until June 30, 2015. Buyer responsible for own due diligence.

Listing Agent Patty Cordoni (ID:6741) Primary:541-771-0931 Secondary:541-383-7600, FAX: 541-383-3940

LA EmailListing Office Cascade Sotheby's International Realty (ID:SIR) Phone: 541-383-7600, FAX: 541-383-3940

Agreement Type Listing Date 12/15/14 Expiration Date 12/14/15

Commission 3%

General InformationCommission Type Fixed Comm Pd-Seller Conc. No

Zoning R4 Tax Map 151308DB

Tax Lot 00200 Tax Acct# 241944

CC&R Yes Lot # PT TRACT D

Block # - Elementary School Tuck

Jr. High School Elton Gregory Sr. High School Redmond

Irrigation No Electric Company PP&L

HOA No Taxes $7125.17

Tax Year 2014 Farm Deferral Yes

Mfg. Housing Allowed Yes Other Restrictions Refer to City and County rule

Preferred Title Comp Western Title - Tiana VanLanduyt

FeaturesView Mountain Other, Terrain Existing Water City

Sewer/Septic City Sewer Community Paved Street, Corner Lot

Road Paved Terms Cash, 1031 Exchange

Sign On Property Yes

Presented By: Patty Cordoni / Cascade Sotheby's International Realty Phone: 541-771-0931

Information has not been verified, is not guaranteed and is subject to change. Copyright ©2014

U.S. Patent 6,910,045

L i s t K i t

Deschutes County Property InformationReport Date: 12/9/2014 3:10:26 PM

FOXRIDGE PROPERTIES LLC

PO BOX 5652

EUGENE, OR 97405

Account Information Ownership

Mailing Address:

Map and Taxlot:

Account:

Situs Address:

Mailing Name:

Tax Status:

151308DB00200

241944

**NO SITUS ADDRESS**

FOXRIDGE PROPERTIES LLC

Assessable

FAIRHAVEN PHASE VI

Assessor Acres:

Property Taxes

Assessment

Tax Code Area:

Current Tax Year:

2001

$7,125.17

11.67

Valuation

$396,780

$0

Land

Structures

Total $396,780

Real Market Values as of Jan. 1, 2014

$790,960

$396,780

Maximum Assessed

Assessed Value

Veterans Exemption $0.00

Current Assessed Values:

Account Summary

Property Class: 190 -- RESIDENTIAL

Warnings, Notations, and Special Assessments

Subdivision:

Block:

PT TRACT DLot:

Review of digital records maintained by the Deschutes County Assessor’s Office, Tax Office, Finance Office, and the Community Development Department indicates that there are no special tax, assessment or property development related notations associated with this account. However, independent verification of the presence of other Deschutes County tax, assessment, development, and additional property related considerations is recommended. Confirmation is commonly provided by title companies, real estate agents, developers, engineering and surveying firms, and other parties who are involved in property transactions or property development. In addition, County departments may be contacted directly to discuss the information.

The information and maps presented in this report are provided for your convenience. Every reasonable effort has been made to assure the accuracy of the data and associated maps. Deschutes County makes no warranty, representation or guarantee as to the content, sequence, accuracy, timeliness or completeness of any of the data provided herein. Deschutes County explicitly disclaims any representations and warranties, including, without limitation, the implied warranties of merchantability and fitness for a particular purpose. Deschutes County shall assume no liability for any errors, omissions, or inaccuracies in the information provided regardless of how caused. Deschutes County assumes no liability for any decisions made or actions taken or not taken by the user of this information or data furnished hereunder.

Disclaimer

2010 - 2011 2011 - 2012 2012 - 2013 2013 - 2014 2014 - 2015Real Market Value - Land $710,700 $264,910 $264,910 $175,050 $396,780Real Market Value - Structures $0 $0 $0 $0 $0Total Real Market Value $710,700 $264,910 $264,910 $175,050 $396,780

Maximum Assessed Value $790,960 $790,960 $790,960 $790,960 $790,960Total Assessed Value $710,700 $264,910 $264,910 $175,050 $396,780Veterans Exemption $0 $0 $0 $0 $0

Valuation History All values are as of January 1 of each year. Tax year is July 1st through June 30th of each year.

Deschutes County Property Information Report, page 1

Year Date DueTransaction

TypeTransaction

Date As Of DateAmount

Received Tax DueDiscountAmount

InterestCharged

RefundInterest

2014 11-15-2014 PAYMENT 11-21-2014 11-15-2014 $6,911.41 ($7,125.17) $213.76 $0.00 $0.00

2014 11-15-2014 IMPOSED 10-13-2014 11-15-2014 $0.00 $7,125.17 $0.00 $0.00 $0.00

Total: $0.00

2013 11-15-2013 PAYMENT 11-21-2013 11-15-2013 $3,052.04 ($3,146.44) $94.40 $0.00 $0.00

2013 11-15-2013 PAYMENT 10-11-2013 10-11-2013 $0.14 ($0.14) $0.00 $0.00 $0.00

2013 11-15-2013 IMPOSED 10-11-2013 11-15-2013 $0.00 $3,146.58 $0.00 $0.00 $0.00

Total: $0.00

2012 11-15-2012 PAYMENT 11-21-2012 11-15-2012 $4,715.48 ($4,861.36) $145.88 $0.00 $0.00

2012 11-15-2012 IMPOSED 10-12-2012 11-15-2012 $0.00 $4,862.62 $0.00 $0.00 $0.00

2012 11-15-2012 PAYMENT 10-12-2012 10-12-2012 $1.26 ($1.26) $0.00 $0.00 $0.00

Total: $0.00

Tax Payment History

Sale Date Seller BuyerSale

Amount Sale TypeRecording Instrument

01/20/2011 STERLING SAVINGS BANK FOXRIDGE PROPERTIES LLC $265,000 31-LENDER, DISTRESS OR SHORT SALE 2011-2914

09/21/2010 FAIRHAVEN ASSOCIATES LLC STERLING SAVINGS BANK $010-FORECLOSURE/BANKRUPTCY/TRANSFER TO AVOID LIEN

2010-37836

Sales History

No Structures Found.Structures

Deschutes County Property Information Report, page 2 (For Report Disclaimer see page 1)

Land CharacteristicsLand Description Acres Land ClassificationSUBURBAN TRACT 11.67

Ownership

Name Type Name Ownership TypeOwnership Percentage

OWNER FOXRIDGE PROPERTIES LLC, OWNER 100.00%

Category Name Phone AddressCOUNTY SERVICES DESCHUTES COUNTY (541) 388-6570 1300 NW WALL ST, BEND, OR 97701

CITY SERVICES CITY OF REDMOND (541) 923-7710 716 SW EVERGREEN AVE, REDMOND, OR 97756

POLICE SERVICES CITY OF REDMOND POLICE DEPARTMENT (541) 504-3100 777 SW DESCHUTES AVE, REDMOND, OR 97756

FIRE DISTRICT REDMOND FIRE AND RESCUE (541) 504-5000 341 NW DOGWOOD AVE, REDMOND, OR 97756

SCHOOL DISTRICT REDMOND SCHOOL DISTRICT (541) 923-5437 145 SE SALMON AVE, REDMOND, OR 97756ELEMENTARY SCHOOL ATTENDANCE AREA JOHN TUCK ELEMENTARY SCHOOL (541) 923-4884 209 N 10TH ST, REDMOND, OR 97756

MIDDLE SCHOOL ATTENDANCE AREA ELTON GREGORY MIDDLE SCHOOL (541) 526-6440 1220 NW UPAS AVE, REDMOND, OR 97756

HIGH SCHOOL ATTENDANCE AREA REDMOND HIGH SCHOOL (541) 923-4800 675 SW RIMROCK, REDMOND, OR 97756

EDUCATION SERVICE TAX DISTRICT

HIGH DESERT EDUCATION SERVICE DISTRICT (541) 693-5600 145 SE SALMON AVE, REDMOND, OR 97756

COLLEGE TAX DISTRICT CENTRAL OREGON COMMUNITY COLLEGE (541) 383-7700 2600 NW COLLEGE WAY, BEND, OR 97701

PARK & RECREATION DISTRICT

REDMOND AREA PARK & RECREATION DISTRICT (541) 548-7275 465 SW RIMROCK DR, REDMOND, OR 97756

LIVESTOCK DISTRICT DESCHUTES COUNTY LIVESTOCK DISTRICT NUMBER 6 (541) 388-6623 1300 NW WALL ST, BEND, OR 97701

IRRIGATION DISTRICT CENTRAL OREGON IRRIGATION DISTRICT ( 54) 548-6047 1055 SW LAKE CT, REDMOND, OR 97756

GARBAGE & RECYCLING SERVICE HIGH COUNTRY DISPOSAL (541) 548-4984 1090 NE HEMLOCK AVE, REDMOND, OR 97756

Service Providers Please contact districts to confirm.

Jurisdiction City Zoning DescriptionRedmond

City of Redmond Permits

Permit ID Permit Type Applicant Application Date Status711-P32203 Plumbing FAIRHAVEN ASSOCIATES LLC 02/21/2007 Void

Development SummaryPlanning Jursidiction:

Urban Reserve Area:

Urban Growth Boundary:

Redmond

No

Redmond


12/9/2014 3:10:23 PM

Tax Account #Account StatusRoll TypeSitus Address

LenderLoan #Property IDInterest To

241944ActiveReal PropertyNo situs address for this account

2001 151308-DB-00200Dec 09, 2014

FOXRIDGE PROPERTIES LLCATTN: R DEREK & DIANNE F JAROSPO BOX 5652EUGENE, OR 97405

TaxYear

TaxType

TotalDue

CurrentDue

InterestDue

DiscountAvailable

OriginalDue

DueDate

Tax Summary

2014 ADVALOREM 0.00 0.00 0.00 0.00 7,125.17 Nov 15, 20142013 ADVALOREM 0.00 0.00 0.00 0.00 3,146.58 Nov 15, 20132012 ADVALOREM 0.00 0.00 0.00 0.00 4,862.62 Nov 15, 20122011 ADVALOREM 0.00 0.00 0.00 0.00 4,777.35 Nov 15, 20112010 ADVALOREM 0.00 0.00 0.00 0.00 12,714.21 Nov 15, 20102009 ADVALOREM 0.00 0.00 0.00 0.00 14,301.29 Nov 15, 20092008 ADVALOREM 0.00 0.00 0.00 0.00 12,761.32 Nov 15, 20082007 ADVALOREM 0.00 0.00 0.00 0.00 12,307.89 Nov 15, 20072006 ADVALOREM 0.00 0.00 0.00 0.00 12,175.37 Nov 15, 20062005 ADVALOREM 0.00 0.00 0.00 0.00 12,174.24 Nov 15, 20052004 ADVALOREM 0.00 0.00 0.00 0.00 13,444.65 Nov 15, 2004

0.00 0.00 0.00 0.00Total

Statement of Tax AccountDESCHUTES COUNTY TAX COLLECTOR

DESCHUTES SERVICES BUILDINGBEND OR 97701(541) 388-6540

Page 1 of 1Deschutes County Property Information Report, page 4 (For Report Disclaimer see page 1)

REAL PROPERTY TAX STATEMENTJULY 1, 2014 TO JUN 30, 2015

DESCHUTES COUNTY, OREGON1300 NW WALL ST., SUITE 200

BEND OR 97701

241944ACCOUNT NO:

PAYMENT OPTIONS

FOXRIDGE PROPERTIES LLCPO BOX 5652EUGENE, OR 97405

SITUS:

MAP: 151308-DB-00200CODE: 2001

VALUES:

REAL MARKET (RMV)

LAND

STRUCTURES

TOTAL RMV

TOTAL ASSESSED VALUE

EXEMPTIONS

NET TAXABLE:

TOTAL PROPERTY TAX:

LAST YEAR THIS YEAR

175,050

0

175,050

396,780

396,780

175,050

0

175,050

3,146.58

396,780

0

396,780

7,125.17

TAX QUESTIONS

ASSESSMENT QUESTIONS

(541) 388-6540

(541) 388-6508

6,911.41TOTAL DUE (After Discount and Pre-payments)

Date Due 3% Option 2% Option Trimester Option

11/17/1402/17/1505/15/15

Total

4,655.11 2,375.062,375.06

2,375.06 2,375.057,030.17 7,125.17

Tear Here Tear HerePLEASE RETURN THIS PORTION WITH YOUR PAYMENT

2014 2015 PROPERTY TAXES- DESCHUTES COUNTY REAL ACCOUNT NO. 241944

PAYMENT OPTIONS Discount Date Due Amount Date Due Date DueAmount AmountFull Payment Enclosed

or 2/3 Payment Enclosed

or 1/3 Payment Enclosed

3%

2%

0%

11/17/14

11/17/14

11/17/1402/17/15

05/15/15

05/15/15 2,375.062,375.062,375.05

4,655.112,375.06

DISCOUNT IS LOST & INTEREST APPLIES AFTER DUE DATE Mailing address change on backEnter Payment Amount

$

FOXRIDGE PROPERTIES LLCPO BOX 5652EUGENE, OR 97405

MAKE PAYMENT TO:

DESCHUTES COUNTY TAX COLLECTOR

09100002419440000237506000046551100006911418

3648 - 013469 - 691141

7,125.17-2014 2015 TAX ( Before Discount )

LEGAL: FAIRHAVEN PHASE VI PT TRACT D

PROPERTY DESCRIPTION

CLASS: 190

6,911.41

6,911.41

6,911.41

790,960MAXIMUM ASSESSED VALUE 790,960

SCHOOL DISTRICT #2J 1,736.21HIGH DESERT ESD 33.33C O C C 214.36EDUCATION TOTAL: 1,983.90

DESCHUTES COUNTY 467.41COUNTY LIBRARY 201.13COUNTYWIDE LAW ENFORCEMENT 347.38COUNTY EXTENSION/4H 8.219-1-1 59.169-1-1 LOCAL OPTION 2013 13.38CITY OF REDMOND 1,612.47REDMOND DWNTWN URBAN RENEWAL 481.33REDMOND FIRE & RESCUE 641.39REDMOND AREA PARK & REC DISTRICT 135.94GENERAL GOVT TOTAL: 3,967.80

FAIRGROUNDS BOND 50.35CITY OF REDMOND BOND 29.60SCHOOL #2J BOND 2004 390.67SCHOOL #2J BOND 2008 655.40C O C C BOND 47.45BONDS - OTHER TOTAL: 1,173.47



M a p s

Deschutes County GIS

Deschutes County Property Information - DialRoad Map

Map and Taxlot: 151308DB00200

Deschutes County Property Information Report, page 7 (For Report Disclaimer see page 1)Deschutes County Property Information Report, page 7 (For Report Disclaimer see page 1)

C C & R ’ s

A d d i t i o n a l I n f o r m a t i o n

t\Fairhaven Cottages q--pra)

OWNER: Fairhaven Associates, LLC ( ,$a- :/250 NW Franklin, Ste. 204 )\" /

€t 8 7aL??

I..INDINGS AND DECISION

OF THE REDMOND URBAN ARE-A PLANNING CQMMISSION , "U}puD 06-01

::-:::r::]4 \-v-'r-'rr\'!'r\'-!

^ &\*flI L--- 7- u t - -

250 NW Franklin, Ste. 204 )\'--- . =.M'Bend, OR 97701 _/ \.t\ i_r

. . - ,

t - - ,6 *.ut""o

APPLICANT: Same as Owner .\7 A) \ *yf I ".V ' r ? o! t |ENGINEER: Fhckman, Wrlhams & Associates V) )

Attn: Phil Baldner "

\g?:#."5ffi1 '/")PT,ANNER' Scoff F,delman /

PUBLIC F{EARINGDATE. September 18, 2006LOCATION: Redmond Citv Council Chambers.777 SW Deschutes Ave.TIME: 7:00 Pivi

/

REQUEST: Approval of Fairhaven Cottages, Phases XII and XIII of Fairhaven PUD,including tentative subdivision plat and Site and Design for structural and siteelements. Aporoval of this request would allow a modification of the originalPUD approval for these phases of the Fairhaven Development, encompassing11.67 acres, to create 1 l8 lots for a mix of single-family detached homes,townhomes, duplexes, and a lot for a 34-unit condominium structure.

LOCATION: Property is shown on the Deschutes County Assessor's maps as Tl5S, R13E,Section 08D8, Tax Lot 200. Tiie site is located betweeii Creeii-rn'tro,i Aveiiu€ &r..rdElm Avenue and extends from 27e Street east to 25ft Street, including all lotsalong the east side of 25ft Street between Greenwod Avenue and ElrnAvenue.

PUL' Ub-UI

Page I of54

W" O'

t1'"**

Aerial View of Subject Site and Surrounding Area

WaverlyPUD

Subject Site

Fairhaven PLIDBoundary

High SchoolAnnex

PUD 06-01Page 2 of 54

1 .

SUMMARY

rUL ' UO-VI

Page 3 of54

Scope ofDevelooment: Tho applicant is requesting a 118 lot PUD in the R-4 Planned ResidentialZone on an 11.67 acre pacel. This proposal is Phases ) I and XIII ofthe Fairhaven PUD masterplan (PUD 99-02). The master plan initially desigo*ed these phases for mixed use dwelopment.This proposal includes a mixture ofhousing units including 36 single-fanily detaohed residenceqi4 duplex unitq and 66 townhome units. The proposai also inciudes two lots dodicated ascommon area and open spacc which toals over 40,000 square feet in are4 representing over 10.3percent ofthe subj ect site. A 21,327 square foot lot is also proposed for future multi-family 'L

tr câo,dwelopment is also proposed; howwer, Site and Design Review for this portion of dre J ,.,.+ .,,r,-,.Jdevelopmort will be reviewed through a later ryplication process. rlo f.dr,e s,{r

Enceptions Reuuired. Thc Piau ied Udi Deveiopureul plrvisiols, uiteria ald siaitdards iri liisRedmond Development Code allow for flexibility to many ofthe criteria and standards that aremandatory in regular subdMsions. Such exoeptions to the standards of the Dwelopment Codeare subject to review and approval by the Urban Area Planning Commission. The following are ) oycrp{,c{ .exceptions of which the Planning Commission would have to approv€ or the ryplicant would be J

''cc'tr'l

."quirud to "hmg"

the developnient plans in order to meet the criteria and standrds in the - A pcro" a\

Development Code

a. Front Yard Setbacks - The applicant has requested an exception to the l0 foot front yard - ,) *#'"setbacks in order to allow construction ofbuildings up to within 5 feet ofthese property :5 d)lines in order to staggo 1tre 6lildings within the lots proposed. ./

b. Clear Vision Areas Behind Garages - The applicant has requested an exceptio4 to the 15foot clear vision area between garages and private streets in order to constuct garages towithin l0 feet ofthe private streets.

c. Distance Between Multi-farnily Units - The materials submitted by the applicant do not - ru;'lur-lindicate the height of the multi-family (ownhome) structures nor the distance between /

')","f ,*

these structures. Ifthe applicant cannot demonstrde that these structures meet \ ""'.-. * ,t,,i.Development Code standards for a distance one-halfthe cumulative height between / )rlt' < "'

rnulti-fanily buildings, either the Planning Commission would need to consider grantingan exception to this standard or the applicant would need to provide revised plans to meetthis standard.

d. Required Parking for Multi-family Units - Each of dre multi-family (townhome).units i. ) *^.r^,tproposed with only one parking space on the towhome lot with additionally required L 1*"d"parking in shared parking areas. The Plarming Commission would have to grant an )exception to allow this required parking to be located offofthe multi-family lots. '/

the NE corner of 25m Street and Elm Avenue. Based on the materials provided by the applicant, i \.)tlus lot is intended tbr a 34-unit condominium structure; however, while thrs lot is part ot'thePUD proposal, this portion of the development is not part of this Site and Design Review. Site n u \fUI, prOpOSAl, UllS pomon OI tnc Oeveropme rS nOI pafl oI uus Jrrc alro U€srgn llcvlcw. JrIe { y'u - 0and Design Review for this lot will be required separately prior to building permits being issued. \ *8Q(#"

'

If the Planning Commission approves this PUD proposal, the decision will only allow for the / -1- ge $arcqfinn nffha lnt If will nntin qnw rrrv anrir.tve e sner:ific hnildino

"itu l".r.rirt or nrrmher of ,/ on'a''

and Design Review for this lot will be required separately prior to building permits being issued.

creation of the lot. It will not in any way approve a specific building, site layout, or number ofunits that will be approved on this multi-family site. These elements will be reviewed throughand subject to a separate Site an<i Design Review.

z .

3 . : The applicant is proposing a multi-family lot on -1

iased on the materials provided by the applicant, / , 11 i.vi,\ttructure; however, while this lot is part ot'the 1 Ptvl

\.r- l(

\oY

E Corner o

DISCU SSrON ()r'' ISSU Cli.

L Process: While the applicant has applied for ftis devolopment as a Planned Unit Development,this proposal serves as a modification to PUD 99-02, the Fairhaven PUD master plan. Therefore,this proposal musl be evaluated both in tenns of its overall impact on the overall Fairhavendevelopment and in terms ofthe functionality and characteristics ofthe specific project areaknown as Fairhaven Cofiages.

2. Exceptions Reouired: Planning stalf is in support of grmting the exceptions b., c. ard d. listedabove contingent upon the adoption ofthe recommended Conditions of Approval, several ofwhich are intended to mitigate the impacts ofthese exceptions.

3. Variancc Rcouircd: Planning staffcamot rccommcrd suppoit of cxccpiion a abovc siccc ihc l0foot ftont yard setback is specifically listed as a criteria for Planned Unit Developments.However, in order to allow for staggering the buildings proposed on this site, staffwould zupporta Vrianco request ifthe Planning Commission makes the frnding that reduced s€tbaoks would beacceptable for this development. As a Condition ofApproval, the applicant would be required toapply ed obtah approval for the Varianoe, but this could be processed administratively based ons finding cfsup'port by the Planning Comrnission. Plsxnin8 sta{IlyculC support such a f.nding aslong as a Condition ofApproval be added requiring the staggering ofbuildings within thereduced setback area between 5 and t0 feet.

4. Parkinq and Open Soac€ / Resreational Area: Staff findings demonshate that the Fopos€ddwelopment does not bave sufficient parking for the multi-family units to meet the standards ofthe Redmond Develonment Code. Staff also fiads t-hat a number of these umts do not hav. esu{ficient direct access to parking ard/or conmon opon space. Stafr is proposing a coupleConditions ofApproval that address these issues while retaining the character ofthedevelopment.

PLANNING COMllllSSlON'S Df, CISION : APPROVAL Wl f H CONDII TONS

.J/ArlFoNLf

CONDITI0NS0FAPPROVAL 7 r lz*lo1

Approval is based on the revised tentrtive plan entitled "Fairhaven Cottages PUD, Phases I & ll" dated6nn6 (City date-stamped 6123106); Landscape Plan dated 512106 (City date-stamped 6/23106); and the"Fairhaven Cottages Neighborhood Prqlect Summary submitted by the applicant. Any changes to theapproved PUD plans will require a new application except for changes that are necessary to comply withthe following conditions of approval and the standards ofthe Development Code.

The tbllowing conditions of approval shall apply:

l. Revised Plans: Prior to recording the final plat revised plans shall be submitted to and approved by theCity with the following changes:

A) Replacement of Lots 89 and 90 with addition of open space and 8 oarking sDaces directlvaccessible to Lots 59 throueh 74.

PUD 06-01Paee 4 of 54

B) Relocatron of Lot 88 to line up with Lots I I I through il8.

C) Removal of one of the lots out of Lots 9l through 95 and replacement with open space and 6additional parking spaces directly accessible to Lots 4l to 52.

D) Removal of one of the lots out of l.ots 83 through 87 and replaeement wilh addiiional open spaceand/or parking directly accessible to Lots 16 througtr 19 and/or Lots 75 through g2.

E) Addition of trvo (2) parking spaces adjacent to Lot 29.

F) Building footprints and elevations that clearly indicate there will be no unobscured window-to-win<iow aiignmeni of any adjacent buiidings.

G) Building footprints clearly indicating that no more than two consecutive living units with frontyard setbacks of less than ten (10) feet shall be aligned without a minimum staggering of 3 feet infront yard setback.

H) Street names tbr all private streets as approved by the Deschutes County street AddressCoordinator.

I) Landscape plan that includes the size of all trees and shrubs at time of planting and demonstratesthat no landscaping will obstruct required clear vision areas.

J ) A statement indicating that all garages will be constructed as proposed in the lloor plans submittedwith this application and no garage or portion of a garage wili bi constructed as additional livinssp8ce.

7< 2. Transportation: Prior to recording the final plat (unless otherwise indicated), all public streets shall bedesigned, constructed and dedicated to current Citv of Redmond Standards A sfcihcations taprif zoo:jand shall be subject to review and approval of the required construction plans. Street 1ight installationshall be required. street names shall be reviewed and approved by Deschutes county.

4 NW 2f st. - Forty. (40) fe,et of right-of-way dedication shall be required for the east half of 2fstreeet to achieve a total ofg0 feet of rightof-way adjacent to the subjeci propeny.

B) NW 2f Je - Improvemenrs conforming to full City local street standards shall be required withnew pa.vement, curb on both sides, sidewalk and sixty (60) ft. righrof-way dedication from Elm Ave.to the north property boundary at Greenwood Avenue.

C) Nl4/ Greenwood Ave - Improvements conforming to futl City local street standards shall be::Il*:]lt *f.l*.rnenl

curb on both sides, sidewalk on the souLrr side adjacent to subjectproperty trom 27"'st. to th€ east property boundary. Sixty (60) feet rightof-way dedication shali berequired for construction_ ofa full City local street. If unabie to acquire iighr-of-way dedication for thenorth half of Greenwood Ave., a cash contribution equal to the cost of iirprovingihe south half maybe provided in lieu ofconstruction.

PUD 06-01Page 5 of54

D) Proposed Pdvate Intedor Steets - The proposed private streets shall be pnvately owned andmaintained and shall conform to Redmond Fire & Rescue and/or AASHTO (including tumaround)standards.

D) Storm Water Control - The location of underground injection wells (drywells) within City streetsshall eomply with Oregon Dept. of Environmental Quality (D E Q ) regulations and shall not conflictwith existing active private domestic or municipal drinking water wells. All new drywells shall beregistered and pre-approved with D.E.Q. prior to City approval of the required public improvementconstruction plans. A copy of the completed D.E.Q. underground injection well registration shall beincluded with the construction plan submittal. Sag inlets, storm water retention basins and bio-swalesshall be designed for a 50 year/24 hovr storm event (per NOAA/Isopluvials). The proposed publicstorm water controi system shaii be subjeci to review and approval of the Ciry Engineering andWastewater Departments. All public storm water facilities shall provide storage for drainage withinpublic streets and public right-of-way only. Storm water drainage easements shall be shown on theplat and shall be subject to City approval.

E) 4es9;t - Direct vehicular access to NW 27d Street a minor collector. shall no1 be permitted.Therefore, the private street connections to 27h St., a minor arterial street, shall not be gated orbarricaded for pedestrian or emergency vehicle access only.

F/ All proposed Public Utility Easements (P.U.E.) adjacent to public streets shall be added orexpanded to include drywell infiltration/pit areas, shall include provisions for slope easements andshall be dedicated to the Ciry- witli the perniitted uses clearly identified.

3. Water: The proposed public water system shall be designed & constructed to current City Standardsand Specifications and shall be subject to review and approval of the construction plans. Improvementsshall be completed prior to recording the final plat (unless otherwise indicated).

4 Connection to the Crty's public water system shall be required. Therelbre, any existing activedomestic drinking water or irrigation wells located on subject property may no longer be used andshall be permanently abandoned in accordance with the Oregon Water Resource Department.

Bl A publtc water main shall be extended along Greenwood Ave. from 27ft St. to the easr properrybounda.ry per City "to & through" standards to complere a. looped prrblic system A puhlie water mainshall also be extended along the intemal private street serving Lots 28-35 and Lots 105-110 within aCity easement. All public water mains shall terminate with a fire hydrant.

CJ A twenty (20) ft. wide exclusive City water easement which guarantees unobstructed access andabsolves the City from responsibility to repair damaged to streets or landscaping shall be required forail pubiic water main iines iocated outside of pubiic right-oi-way. A combined City water and sewereasement or public utility easement may be considered as well where applicable.

D) Each new lot requires a single sepamte water service conforming to City standards with meterlocated at the property right-of-way line. Duplex lots require a sepamte meter for each unit. A Cityapproved backflow prevention device shall be required for aqr residential service larger than one (1)inch and for all irrigation systems. Lots 28-35 and Lots 105-110 shall be served tkough connectionto a required public water main to be located in the adjacent internal private street. The propos€dwater service clusters intended for these Lots as shown on the tentative plan will not be permitted.


l,/ Fire Uow, tire hydranVservice locations and/or lntemational lire code requiremenls to bedetermined by Redmond Fire & Rescue.

4. Wastev/ater: The proposed public sewer system shall be designed & constructed to cunent CityStandards and Specifications and shall be subject to review and approval of the construction plans.Tmprovements shall be completecl prior to recording the fina1 plat (rrnless otherwise indieated)

l) Connection to the City's sewer system shall be required.

B) The proposed public sewer system is acceptable for service to each new lot and adjacentproperties per City "to & through" standards (However, please see comments from Engineering inregard to cuffent construction in Greenwood Ave. as pan of the neighboring Megan Park Pirase idevelopment). Minimum pipe size for City gravity sewer main shall be eight (8) inch. The ability togravity serve each new lot and adjacent properties shall be required as existing topography allows.

Q A twenty (20) ft. wide exclusive City sewer easement which guarantees unobstructed access andabsolves the City from responsibility to repair damaged to streets or landscaping shall be required forall public gravity sewer main lines located outside of public right-of-way. A combined City water andsewer easement or public utility easement may be considered as well where applicable.

D) Each new lot requires a single separate sewer service and cleanout located at the right-of-way/easement line. Single family residential lots require a separate four (4) inch sewer servlce.

5. Site Drainaqe: All loVslte drainage shall be maintarned on site and shall not drarn onto public streets,inigation canals or neighboring properties. A comprehensive site gading and drainage plan shall berequired and approved by the Public Works Department prior to recording the final plat.

{ Site and private streeUalley drainage including drywells, storm water retention basins, bio-swalesor a comhination thereof shall be designed fot a 5O yearl24 hour storm event (fJer N0AA/Tsophrvials)

B,) The location of underground injection wells (drywells) shall comply with Oregon Dept. ofEnvironmental Quality (D.E.Q.) regulations and shall not conflict with existing active domestic ormunicipal drinking water wells. The proposed drywell shall be registered and pre-approved withD.E.Q. prior to construction.

6. Irrisation Canals or Laterals - lrrigation canals, laterals or ditches (including private) that are locatedwithin or cross public streets associated with this proposed subdivision shall be piped underground withC-900 PVC, Ductile Iron or as approved by C.O.I.D. and the City. COID has plat signing authority andwill require the piping ofthe C-8 lateral which meanders north-south through the subject site.

7. Constnrction Plans - I lpon lan<l rrse approval, a separale set of eonstnretion drawings shall hesubmitted to the Engineering Department for all required and/or proposed public improvements and stormwater control. Such plans must be reviewed and approved by the Engineering Department prior toobtaining any building permits.

8. Public Utility Easements - Easements shall be provided along property lines when necessary for thepiacement oi undergroun<i utiiities anti to provirie the sub<iivision or panirion with eieciric power,

PUD 06-01Pace 7 of 54

communicatlon t-acllitres, street lightrng, sewer lines, water lines, gas hnes, or drainage. Such easementsshall be labeled "Public Utility Easement" on the tentative and final plat and shall be approved by the CityEngineer or designate. All proposed Public Utility Easements (P.U.E.) adjacent to public streets shall bededicated to the City with the permitted uses clearly identified.

9 Tand Division A ereement - The applicant shall record the reqrrired land division a.greemeni/ publicimprovement agreement with the Deschutes County Clerk's olfice at the time of recording of the finalsubdivision plat.

10. Utilitv Improvements - All permanent utility service and minor power transmission lines that arewithin or immediately adjacent to lots in a subdivision shall be provided from underground facilitiesunless otherwise approved by ihe Hearings Body. Aii underground utilities, sanirary sewers and stormdrains installed in streets shall be constructed prior to the surfacing of such streets to the extent practicableand sanitary sewers shall be placed to such length as will negate the necessity for disturbing the streetimprovements when service connections are made.

I 1. Stre€t Lightins - Street lighting is required with this development. Street lighting shall be addressedwith sFeet construction plans and permits subject to review by the Engineering Department.

I 2 . Emgrsenc)'/Pedestrian Limited Access - Each of the three paved emergency/pedestrian only accessesonto 27u Street and Greenwood Avenue shall block through traffic with locked gating or bollards subjectto approval by Redmond Fire and Rescue.

13. Street Names - All street names shall be approved by the Deschutes County Street AddressCoordinator.

14. CC&R's - The final CC&R's for the PUD shall be submitted to the Planning Department andapproved by the City attomey prior to submitting a final plan.

15. Future Site & Design Review for Multi-family Lot - The multi-family lot on the NE comer of 25sStreet and Elm Avenue shall undergo Site and Design Review prior to any building permits being issued.This decision only creates the lot and does not in any way approve a specific building, site layout, ornumber of units that will be approved on this multi-family site. These elements will be reviewed throughand subject to a separate Site and Design Review.

16. lntemal Street Trafhc and Parkinq Control - All proposed intemal private streets shall be sigred andpainted for no parking on either side of the street. These streets shall have a maximum speed of l0 milesper hour that is clearly posted on each street and visible from both directions.

17. Variance to 8.0280(8Xd) * If the Plaming Commission makes a finding in support of reduced frontyard selhacks (from 10 feet to 5 feet), the applicant shall apply and obtain approval for a Variarree to lhisstandard.

18. Protection ofParkine in Garaees - The applicant shall provide CC&R's that clearly indicate thatspace in garages shall be maintained to allow for parking ofvehicles at all times. The CC&R's shall alsoprohibit the conversion ofa garage, or any portion ofa garage, into additional living space.


I 9. Storage of Garbage Cans - The applicant shall provide CC&R'S that clearly indicate that pnvat€garbage containers shall be stored within garages and shall not be left on the street more than 24 hoursafter the designated time ofpublic garbage collection.il il il il il il il il il il il il il il il i i i 1 i i ii i il nND oF coNDITtoNSi i i i i i i il l i / i i i i i i i i 1 i i i i i i tl ii i i

In accordance with RDC Section E 1610, all land use approvels shall bc volid for a period of two (2)yean, unless ertended. Such extensions shall be administrative, in writing, and not subject to sppeal,This approval is for the plans submitted and any substantiel change or modificaiion will require a newepplication to be reviewed by the Planning Division.

THIS DECISION BECOMf,S FINAL TWELVE (I2) DAYS FROM DATE MAILf,D UNLESS AWRITTf,N APPEAL IS SUBMITTED TO THE COMMUNITY DEVELOPMf,NT DIRECTOR ON AI'ORIVT PRI)SCRIBT)D BY 'T HT: COilTMUNI'|Y DEVi]LOPIVIEN'I' DX,PART'MI]'N'I'ALONG WI I'}IPAYMENT OFAII APPf,AL HEARING FET,.

Stanley E. Clark, ChairmanRedmond Planning Commission

Mailed Bv:

Gail Bloom, Planning Assistant

CC: Davtd PillingPamela ThomasGary Blake, Fairhaven Associates

Date

Date

ATTACHMENTS:

l. ExhibttA- Statt'Ftndings.2. Exhibit B - Agency Comments3. Exhibit C - Planning Commission Workshop Minutes from Gardenside Site Visit on81281064. Exhibit D * Tentative Plan for Fairhaven Cottages PUD, Phases I & II5. Exhibit E - Fairhaven Cottages Conceptual Landscape Plan6. Exhibit F - Fairhaven Cottages Neighborhood Project Summary (booklet)

PUD U6.OIPage 9 of54

DXHTBIf'A - S'r'4rl'!'' r''$,DrNGS O.r- !AC'r'ANp CpNCLUSTONARY l'rNDrNcS

ATBLICABLE ORDINANCE PROYISIqNS

1. Redmond Urban Area Comprehensive Plan2. Redmond City Code, Chapter 8, Applicable Development Regulations.

- Articie i Zoning Stanriar<is-Section 8.0115, Limited Residential - R-4 7,one.-Section 8.0275 - 8,0295, Planned unit Development-Section 8.0305 & 8.0310, Clear Vision Areas-Section 8.0367, Public Worla Standards and Specifications-Section 8.0500 - 8.0515n Off Street Parking and Loading

- Articie iI, Lan<i Use Frocedures- Article III, Subdivision and Partition Standards.

-Section 8.2 I I 5n Informational Req uirements.-Section 8.2 I 30, Development Following Approval.-Section 8.2150, Required Responses for Approval.-Secfion 8.2400, Compliance Required.

c r ^ _ ^ : _ - _ ( l r t a t l ? r c l r _ _ _ _ . --,f,eGlfufl O.Z{UJ1 DII'tsClS.

-Section 8.2410, Blocks.-Section 8.24l5r l,tlts, Size and Shape.-Section 8.2420, Lofs, General Requirements.-Section 8.2425, General Provisions.-Secfion 8.2430, Grading of Building Sites.

C ^ ^ . . : ^ - O a A t E C * ^ ^ : ^ l Q ^ . L ^ ^ l - ^-JCLfruu ( }3tJ- r9 JPtLr i l | JClUalr ls .

-Section 8.2450, Improvement Procedures,-Section 8.2550, Application (Sfreet Dedications).-Section 8.2555, Minimum Design Standards.-Section 8.2610, Variances

- Article IV, Site and Design Review Standards

EXHIBITS: The tbllowing exhibits make up the application matenal submitted by the developer tbrthis project:

1. Tentative Plan dated612106 and Landscape Plan dated6105106 (both City date-stamped6t23t06).

2. Application, burden of proof statement, and all materials submitted with the application

3. il;if#1aT,oti,o6 from Hickman, williams & Associates, Inc. requesting an exceptionfrom front and rear yard setbacks.

4. Project summary including elevations for the single-family detached, duplex andtownhouse buildings, as well as floor plans for each.

5. Traf{ic Impact Study, prepared by Hickman, Williams & Associates, lnc.5. Titie Repon prepareci by First rrmerican Titie insurance Company.7 . Preliminary draft Declaration of Covenants, Conditions, and Restrictions

PUtl lJ6-01Page l0 of54

FINDINGS (JI{'!AC'f'

Locafion: Property is shown on the Deschutes Counfy Assessor's maps as T15S, Rl3E, Section 08D8,Tax Lot 200. The site is located between Greenwood Avenue and Elm Avenue and extends fuom27'hSfieet east to 25th Street, including all lots along the east side of 25th Street befween Greenwod Avenueand Elm Avenue.

Zoning and Comprehensive Plan Designation: The sub;ect property is zoned Limited Residential -Planned R-4 on the Redmond Urban Area Comprehensive Plan and Map.

Site Description: The subject site undeveloped and relatively flat. The site is bordered on the south byEtm Avenue and on the west by 27th Street. Greenwood Avenue and 25th Street, the other two streetsserving the subject site, are currently undeveloped. There is minimal vegetation on the site with a fewscattered juniper trees. A COID C-8 iaterai meanders tiuough the site from north to south.

Surroundine Land Uses & Zonine: All properties sulrounding the subject site are zoned R-4. Theproperfy to the south, east, and west of the subject site are all part of the Fairhaven PUD development.The lots to the east and west are single family and duplex lots while the lots to the south are beingdeveloped with four-plex townhomes. The property to the north contains a single family dwelling and iscurrentiy used ior pasrureiand.

Prooosal: The applicant is requesting approval of a 118 lot development on I 1.67 acres within theFairhaven PUD development. This proposal represents a modification of previous master plan approvalof Phases XII and XIII, which originally were proposed as mixed use (commercial, single-family andmulti-family residential) and later changed to multi-family housing. This current proposal includes 36siugiv iariiiiy ticiauiipti residsriuss, 8 zer'o lui-iiris duplcxcs (i6 uuiis), ariti i6 fuur-plcx iuwriliuuics (64units). In addition, a21,327 squiue foot lot in the southeast corner would be created for futuredevelopment of multifamily housing, described in the applicant's burden of proof as a 34-unitcondominium structure. Site and Design Review for this structure is not included with this applicationand will be completed at a later date.

' l ' ! . ^ - - ^ - ^ - - ^ , 1 : - ^ ! , , - - ! - - + . = . ^ : - : ^ - ^ - J - ^ ^ - ^ ^ + i ^ - ^ l ^ - ^ ^ ^ l . \ . . î ne proposai inciiioes rw'o maJor coiTrfiion open space ano recreaiionai areas. \Jiie is an open space sinpin the middle of the development, approximately 50 feet wide and 300 feet long, fronting 26 of the singlefamily detached homes. The other is a 13,328 s.f. landscaped entry plazaand pavilion on the northwestcorner of the Elm Avenue I 25th Street round-about. There are also 11 small open space areas scatteredaround the single-family residences and townhomes. Although the burden of proof did not specifu thetotal square footage of open space proposed within these phases of the Fairhaven Development, it appearsto be over 40,000 square feet (staffestimate) which lvould represent approximatelr- t0.3 percent of thetotal site area.

PUD Ob.UIPage l l of54

C9NCL,U STONARY l'rNprNGS

1. Redmon4 Urb4n Area Comprehensive Pla$.

Finding:The Redmond Urban Area Comprehensive Plan sets forth several policies and objectives whichgeneraiiy are iound to appiy to resfuiential development within the Ciuy. The Comprehensive Planis implemented by the specific standards and approval criteria set forth in the Redmond Code,Developmental Regulations (RDC)-Article I: Zoning Standards (R-4 7.one- Section 8.0115);Section 8.0275 to 8.0295 (Planned Unit Development), Section 8.0300-8.0310, SupplementaryProvisions, Section 8.0600 and 8.0605, Conditional Uses; Article II - Procedures; Article III -

SuMivision and Partition Standards, and Article IV Sitc and Design Review Standards. ORSi97.i95 (i) generaiiy prohibiis a iocal government irom using specific comprehensive plan policiesand objectives as criteria for land use decisions unless such policies and objectives have beenincorporated into the locally adopted land use regulations (i.e. the Redmond Code - DevelopmentalRegulations, Chapter 8) g are specifically referenced by the Zone Code and/or the Subdivision andParfitioning Ordinance approval criteria.

Tiie pi'olioserl piaruied uriii iieveiopriieni and ienia-rive suirdivisioii plai are evalualed in thisrecommendation for consistency with these goals and policies in terms of Code complianceo efficienturbanizafion, providing a variety of lot sizes, adequate provisions for public services, provision ofmixed uses, and open space containing developed community recreational opportunities.

The Redmond Code - Developmental Regulations (RDC) governs lot dimensions, solar setbacls,yard setbaclis, location of drivew'ay's, spccifications of mandated improvements and ail otherdevelopment standards, including fire and emergency access into the subdivision and compliancewith the Cify's Grid Sfreet Policy.

2. Redmond Development Code, Chapter 8, Article I, Section 8.0110, Limited Residenfial - R-4Zone. Section 8.01 15 states:

(l) Pumose. The intent of the R-4 Zone is to recogniz€ and enhance areas of scenic quality and viewamenities. It is ftrther the intent of the zone to allow some flexibility in housing tt?es to provideview amenities to all income levels.

(2) Uses Permitted Outright. In an R-4 Zone, the following uses are permitted outright:

(a) Single-farnily dweliings

(3) Conditional Uses Permitted. In an R-4 Zong the following uses and their accessory uses are permittedwhen authorized in accordance with the provisions of Sections 8.0600-8.0645:

(j) Planned unit dovelopment distict

l.indingsPlenned Unit Developmen8 (PUDs) are conditionally allowed in the R-4 zonc A Conditional Usewas approved over the entire Fairhaven development sife with the origlnal opproval.

(4) Accessow Uses. In an R 4 Zone, there shall be the following limitations onaccessory uses:

(a) Must meet the requirements set fonh in the Suppiementary Provisions,Section 8.0323.


l'inding:No accessory uses sre proposed for any of the residential lots as a part of this development

(5) Lot Size. In an R-4 Zone, the minimum lot size shall be as follows wherethere is both a public water and sewer system provided:

(a) For a single family dwelling, the lot area shall be a minimum of 6,000square feet.

(b) For a two family dwelling, the area shall be a minimum of 7,500 squarefeet. For a duplex lot in an approved duplex lot subdivision, the lot area for each lot shall be a

minimum of 3,750 square feet.

(c) For a muiti family dweiiing compiex the iot area shaii be a minimum oi7,500 square feet plus 1,250 square feet for each additional dwelling unit up tofour units.

(d) For a multi family dwelling complex, the lot area shall have a minimumarea of 7,500 square feet for the first unit plus the minimum unit square footage based upon the number oft - - J - - - - - - J - - - - l t : - - ^ - - - - i r l . - + l - ^ f - l l - . - , : . - - + - l - t - .uc(uuul l rJ ptr l uwtrrr ruE uf l l t r l r u ln lu l ruwr i lE taurt r .

Studio or Effrciency 750 square feetI Bedroom 1000 square feet2 Bedrooms 1500 square feet3 Bedrooms 2250 square feet4 Bedrooms 2500 square feet

Provided that the overall density shall not exceed one dwelltng unit per 3,000 square tbet of lot area.

(e) Each lot shall have a minimum street frontage of 50 feet except for lots fronting on acul de sac furn around upon which said frontage may be reduced to 40 feet. This frontage shall bemeasured at the front vard setback.

l'inding:The PUD code language allows for flexibilify to many dimensional requirements, including lot sizeand frontage. The lot sizes and other dimensional standards are addressed later in this reporf.

(6) Yards. Except as provided in Sections 8.0550-8.0575, in an R 4 Zone, the minimum yardrequirements shall be as follows:

(a) A tiont yard shall be a mrnrmum ot'15 t'eet tiom the tbundatron ot'a burlding,structure or portion thereof used for dwelling purposes and 25 feet from the foundation of a separatebuilding, sffucture or portion thereof used as a garage or other non residential use and street right of way.The garage setback may be reduced to a minimum of 20' for single family residential uses.

(b) A side yard shall be a minimum of five feet from the foundation to the property line,except that on corner iots the side yar<is on the street side shaii be a minimum of i 5 feet.

(c) A rear yard shall be a minimum of 20 feet from the foundation to the property line.

(d) The setback from the northern lot line shall meet the solar setback requirements inSection 8.0370.

l'inding:The PUD allows for some flexibilify in setbacks. Setbacks are addressed later in this reporf.


(7) Height ot'Buildrngs. ln an R 4 Zone, no building shall exceed a height ot'40 t'eet, except aslimited by Section 8.0335.

Finding:According to the applicant's burden of proof, all proposed buildings are less than 40 feet in height

(8) Ofi Street Park'ing and Loading. In an R-4 Zone, ofii street parking anei ioading shali beprovided in accordance with the provisions of Sections 8.0500-8.0515.

Finding:Offstreet parking standards are addressed later in this reporf.

(9) Keeping of Livestock. See Suppiementary Provisions Section 8.0355.

Finding:This standard is not applicable. No keeping of livestock is proposed within this subdivision.

(10) Trans America Bike Route. No land use action or permit shall be allowed on adjacent landstu tiie Tratrs furierica Bike Ruuis iiiat wili uritiuly affuct ilic pur'ptlsc of ilie bikc ruuic.

Finding:The subject properfy is nof located on the Trans America Bike Route.

3. Redmond Development Code, Chapter 8 Development Regulations, Article I - Zoning Standards,C t ^ ^ 4 i ^ - O n n F < D l ^ - - ^ J U T - : a n ^ - . ^ l ^ - - - - 4 n : ^ r - : ^ a / T ) f I T \ \ogvrrull o.vLt J, -rrar|rr|; lt t,r|rl r-rtvEruPr[Grrl r4sfrrt.] \r wu).

(l) Purpose. The purpose of the Planned Unit Development District is to provide a greaterflexibility in development of land; to encourage a variety in the development pattern ofthe community; encourage mixed use in a total area which could not otherwise be

:T:'J;ry,,T',"ffiJl;tr*ii:";::,'J$H#Iffi::s;H:i#J?:ffi SJJg:,fi ::J:desirable aesthetic and eflicient use of open space; create public and private cofilmonopen spaces and provide flexibility in the location of improvernents on lots. The PlannedUnit Development District is not intended to be simply ameans of avoiding normalzoning requirernents for a single use in a particular area.

()\ Arlnntinn nf Dlannprl I Ini t T' lprrelnnrnanf f) icfr inf Anrr rrrnr.rattrr rpcir lpnfial lrr 'znnarl tna., hpt t t t r g v v t r v r l v a r r u u r v u v r r r t | J v t v r v v r r r v r r L v r u l r r v r . r u r t p r v v v r 3 t r v u r v v l r t r g r r t l v r l v g r r r 9 l v v

f :::ff lr,:ff :;1ffi fff."#r#Js3ilT3,[1i,:ilffiffi ;LH"dt:"J:r'!::r*:H:1ffi::ffi1ilf JH"ff;;'fi"

P U D s sharr meet the conditionar use

Findino.

This proposal includes a mix of housing units, including single family detached, duplexes, andtownhomes and includes open space. In addition, it is part of a larger PUD which includescommercial and semi-public uses. Therefore, stafffinds that this proposal is not utilizing the PUI)process simply to avoid normal zoning requirements. As stated previously, a Conditional Use wasapproved for this site as part of the original Fairhaven PUD master plan approval.

(3)ffilf9tThetbllowinguSeSmaybepermtttedinaPlamedUnitDevelopment

l. Single family dwellings2. Multi-faryily dwellings and duplexes.


3. Public and private non-prolit oarks aad plavCrounds. community centers. and recreationalfacilities

4. Common Bublic and private open spaces5. Hikine and riding trails6. Private non-commercial clubs. such as qolf swimminq- tends. and countrv clubs

Finding:Thc proposel includcs four use.s ligted as permitted uses within e PUD including single familydwellings, multi-family dwellings, recreitional fscilities, and conmon open spaces. Therr .re nouscs proposed which are not permittcd in a PUD.

Design, Beview Requke4 All development within a PUD district is subject to theprovisions of the Site & Design Review Standards. Approvai of a PUD may dispensewith the requirement for further application for Design Review approval if the designreview standards and criteria have been fully considered and approved in connection withthe PUD application.

Finding:The appiicant has applietl ftrr Site and Druign ileview as a prrt of thc PUD applicatlon. The Siteand Design review criteria are addressed later in this report

4. Redmond Development Code, Chapter 8 Development Regulations, Article I - Zonrng Standards,Section 8.0280, Development Standards.

(1) l'linimiim development d-istrict size. Plaiined iinit developmenis shall be established only onparcels of land which are suitable for the proposed development and of sufficient size tobe planned and developed in the manner consistent with the purposes of this article. Aplanned development shall not be established on less than ten acres of contiguous landunless the Hearings Body finds that property of less than ten acres is suitable as a plannedunit development district by virtue of its unique character, topography or landscapingfbafures, or by virtue of its qualiffing as an isolated problem area as determined b;- -.heHearings Body.

Finding:The subject site is 11.67 acres in size and is part of the 77.61acre Fairhaven PUD master plan.Stafffinds fhis standard is met

(2) Compatibility with NeigFborhood. The development plan and program submitted by thedeveloper as provided in this article shall present an organized arrangement of buildings,service facilities, open spaces and improvements such as recreation facilities, landscapingand fencing to insure compatibility with the Comprehensive Plan and character of theneighborhood. Adequate selices normally rendered by the city to its citizens must be

;xi:H#,Hi:ffi :"*fl:Iiil'#,1*:,:r;;i$,:#Tlt'#H#::tffij;,il?,;:J,'J:li"-f;":H,1';3i?,::1T"#il";,ffif trff :i'Ji:;J"T,lrines'roads

Findings:As described above, the proposed PUD offers four types of housing options, single family detachedndupiexes, townhomes, and condominiums. The proposai aiso inciudes two open space I recreationareas. As mentioned previously, the subject site is bordered on three sides by other propertieswithin the Fairhaven PUD master plan. The uses proposed on this site are compatible with thesurrounding single family detached, duplex, and multifamily housing.

PUD 06-01Page 15 ot 54

(4)

Residential Density. The minimum number of'dwelling umts required rn a Planned UnitDevelopment shall be derived as follows:

(a) Determine gross development land area. For the purpose of density calculations,deduct out dedicated parks and landscaped right-of-way.

No maximum ciensities.R-4 --- 5 units per acre

(b) The total minimum number of dwelling units of all combined zones within theP.U.D. may be distributed at the developer's option throughout the P.U.D.

Finding:Fairhaven Coffages, Phase XII and XIII of the Fairhaven PUD master plan, has a density ofapproximately 9.9 dwelling units per acre (12.8 units per acre including the conceptually proposed34-unit condominium building). According to the applicant's burden of proofo the entire Fairhavendevelopment, affer adjustments for this proposal, will have a density of 6.9 dwelling units per acre.This is similar to the densify approved both in the original PUD approval (6.9 per acre) and themost rccent approved revisiun oi the FUD (6.6 per acre), Staff iinds thut density stanriards arc meiby this proposal both for the subject site and for the greater Fairhaven PUI).

'-'ffi ii::i;:$"{'#il#fiffi."#1*11#*lilitrffiHf,,determines that eqtial protection will be accor,ie,J adjoining propeities in vai-ying ihe yai,Jrequirements. Open space may serve as peripheral yards and/or buffer strips to separate

ffi1,ffi{iT$:$j,#i};1il#t;:}lli't,Fffi "i*J;:"ffi.*iT#*"E i - J i - - .l rr|t.lllr5.

The Fairhaven Coftages PUD would be bordered by a street on the north, south, and west sides sothe peripheral yard requirement does not apply. The sfandard does apply to the eastern border ofthe subject site. Based on the landscape plan submitted wifh the application, stafffinds that fhisstandard is met on the eastern border as the footprints of each of the proposed duplexes show theyare at least 15 feet off the eastern properfy line.

(5) Open SpacE. Open space withrn a planned unit development means the land area to be usedfor scenic, landscaping, or open recreational purposes within the development. Openspace shall be adequate for the recreational and leisure needs and use of the occupantsand users of the planned unit development. To the maximum extent possible thedevelopment plan and program shall assure that natural feafures of the land are preservedand landscaping is provided. In addition a minimum of 10% of the gross land area shallbe <iesignated tor open space, <iedicateci park, or iandscape<i right-of-way. In orcier toinsure that open space will be psnnanent, dedication of the development right to the Cityof Redmond may be required.

Finding:Based on conseruative staffestimates, fhis proposal includes at least 401000 square feet of openspace which represents approximateiy i0.3 percenr. Based on tire burtien oiproof submined by theapplicant, the overall open space approved in the mosf recent Fairhaven PUD master plan will nofbe changed by this proposal. Based on the burden of proof, a total of 8.72 acres of open space isprovided in the Fairhaven PLID, representing 11,2 percenf of the total master plan area.

PI"JD 06-0IPage 16 of 54

(3)

While llf percentis the stated minimum f'or the amountof open space provided in a PUD,additional open space may be required to ensure it is "adequate for the recreational and leisureneeds and use of the occupants and users of the planned unit development." Stafffinds that theopen space is sufficient for the internal single family detached homes; however, access to this openspace is limited to many of the townhomes on the periphety of the development. Staff recommendsadditional open space be provided at the northwest corner of the Villiage Green with the removal ofLot 89 and Lot 90 anri the reconiiguration of Lot EE so that it is uniform with Lots I I I through I lE.In addition, staff recommends removal of two of the single.family detached lots on the friangularareas to the northeast and southwest of the Villiage Green (Lots 91-95 and Lots 83-87) in order toprovide additional open space to the townhome sfrucfures furthest from the major open space /recreation areas in this development These recommendations are included in recommendedCondition of Approval l.

(6) Construction Standards. All provrsions ot'the Zontng Standards, Subdivrsion & PartrtionStandards, Site & Design Review Standards, Sign Standards, Standards andSpecifications and the Building Code shall apply and control design and construction ofimprovements within the planned unit development except as specifically varied asprovided for Section 8.027 5.

F-incling:This is a standard requirement for any new construction in Redmond and will be added asrecommended Condifion of Approval 7.

(7) Height Requirements. No building or structure shall exceed the height requirements of theunderlying zone.

l'inding: 'I'he R-4 zone has a maximum height allowance of 4tl l'eet 'l'he plans submifted andburden of proof indicate that all structures will be under 40 feet in heighf, measured fo themidpoint of the pitched roof.

(8) Lot Requirement$. The following minimum lot requirements shall be observed:

(a) Lot Area: No requirements(b) Lot Width: No requirements(c) Lot Depth: No requirements(d) Front Yard: The front yard shall be a minimum of 10 feet. Garage will be

setback a minimum of 20 feet and at least 5 feet from the front ofthe house.

(e) Sitie Yarci: iio requiremsnts(f Rear Yard: No requirements(g) Lot Coverage: No requirements(h) Solar Setback: The solar setback as prescribed in Section 8.0370.

Findings:The appiicani iias suiiriiiited a leiter requesiing, an excepiion iu inrnl yard siandards. Tiicapplicant requests front yard minimum setbacls of 5 feet instead of the l0 feet required in order tostagger the buildings for "a more appealing visual presentation of the buildings on the lots."

The PUD provisions in the Development Code allow for certain flexibilify in relation to severalelements of the underlying zone related to lot size, setbacks, etc. However, since the 10 foot front= r o * . I r c * ! : - + L ! o o - o - l f i - - ! ! . - ' a t L + 1 t t l + c + r 4 e - . | - - - - ! ^ , f , f l f l ! ' t t - - - . ^ J ^ - ^ ^ ^ L ^ l l L ^ - ^ - . - : - ^ J ' f i t - : ^ : -

Jaru Jclrralrt rJ sPtlr lr t-4r|_Y Dlalfcu aD a J]. tr lr laru (rr I ( j | , Jr a talr. | i l lc SuAit UC itqufaci" l . i r i ts IS

reflected in recommended Condition of Approval 1.

PUD 06-01Page l7 of54

A PUD is subject to solar standards, which would appty along the northern perimeter of thisdevelopment However, since the norfhern lofs proposed in this development are along a futurestreet, solar setbacks will not likelv be an issue.

(9) Non Residential OfGSfteet Parking and L_oading. Off-street parking and loading space for allnon-resiciential uses shaii be required to be iimited to 80% of the minimum standards ofSection 8.0500 to 8.0515 of the Redmond Development Code. All parking shall bescreened from view and behind structures. All parking lots shall be accessed frominterior roads or alleys within the planned unit development.

Finding:There is no non-resitieniiai off-street parking proposed in this development so this provision doesnot apply.

( l0) Limitations.

(a) No buildings shall exceed 4,000 square feet of commercial floor area...

3'inding:No commercial buildings are being proposed.

(b) Signage shall be reviewed with Design Review and integrated into the overallbuilding and Site Design. Other than the Planned Unit Development entrancesigns no signs shall be visible from adjacent residential properties.

l'inding:None of the plans or supporting documents submitted by the applicant indicate any proposedsignage. If a sign is confemplated in the fufure, it shaU be required to obfain approval inaccordance with the City of Redmond Sign Code (RDC 8.4000).

(c) Street and Utilities

l. 4ll construction oJ stryets and utilities within&lanned unit developmentsshall_compbt wi.th the CiW standafds snd specif,cations. If private streetsare proposed, the applicant shall provide clear notice in the declaration ofprotective covenants, conditions and restrictions to purchasers that theCity will not maintain or repair said roads and that the cost of such repairand maintenance shall be borne bv the homeowner's association.

liinding:The public sfreets included in this development shall comply with all City standards andspecificafions. This is reflected in Condition of Approval2.A.

There is a internal network of private sfreets included in this proposal. The applicant has provideda draft of the CC&R's for this development which states that the private streets will be maintainedby the homeowners' association.

2. The City may require those streets needed for traffic circulation under theprovisions of the Redmond Transportation Plan and the City gridstandards (8.0367) to be public streets.

PUD 06-01Paee l8 of54

I inding:None of the proposed private streets are needed for public streets for fraflic circulation or for gridstandards.

3. The applicant shatl provide to the City easements for all public utilities(sewer and water) on the subject property.

Ir'inding:The applicant will compty with this requirement by providing public easements within private

sffeets for water and sewer maintenance access. This is reflecfed in recommended Conditions ofApproval2 and 3.

(d) Landscaping shall be provided for l5% of all the commercial areas and any parkingiots. a ponion of the iandscaping shaii be provicied on t}e property to bufferlarger uses from adjoining residential property.

Finding:There are no commercial areas or parking lots proposed in this phase of the Fairhaven

development

(e) Street trees shall be placed on all residentral streets spaced no more than 30 tbetapart.

Finding:The applicant supplied the planning division with a sfreet tree plan that meets this standard.

( i I ) Planneci unit deveiopments shaii provide a mixture of single iamiiy dweiiing units with ciupiex

dwelling units or multi-family dwelling units or multi-family complexes. Planned unit

developments shall have developed public or private non-profit parks or playgrounds, or

community centers or recreation facilities. They may also include retail cornmercial uses andprofessional offices.

Finding:This propos*l includes a mixture of single family dwelting uni8, zero lot line duplex units, zero lot linetownhomes and e 3zl-unit condominium development The proposd meets this critcrion.

(12\ Plarured unit developments shall create public and/or private open spaces.

Firding:This is addresscd in the previous standard.

(13) Planned unit devetopments must colserve natural land features, if any exist.

Finding:No significant rratulal featui'es ivere identified on the subiect Property.

5. Redmond Development Code, Chapter 8 Developme{t Regulations, Article I, Planned UnitDevelopments, subsection 8.0285, "Proeedure".

(l) In general.

(a) Any owner of real prop€rty desiring to develop a plamed unit development shallsubmit a preliminary dwelopment plan and progam to the Planning Director ofthe City of Redmond together with the preliminary filing fee. For the purpose of

PUD 06-01Pase l9 of 54

this sectton "owner" shall mean and rnclude any public body, corporafion orholder of a written option to purchase property. An owner of land locatedoutside of but contiguous to a City boundary may submit a preliminarydevelopment plan and the Hemings Body may review it in accordance with theprovisions of these standards. Such preliminary development plan and prograrnshall consist of a preliminary plan in schematic design and a written programjointiy containing the iollowing iniormation:

Identification and description - proposed names of planned unit developmenqlocation by legal description, nirmes and address of applicant and designers of theplanned unit development; plan scale (l inch to 100 f""0; date of plan andprogram; and north point.

Existtng conditrons - contours at an interval ot'one tbot tbr ground slopes less thanfive percent (5o/o), two feet contour intervals for ground slopes befween fivepercent (5o/o) and ten percent (l0o/o), five feet contour intervals for ground slopesexceeding ten percent (10%) location and direction of all water courses; naturalfeafures, such as rock outcropping, marshes, wood areas, etc.; location and namesof all existing or prior platted streets or other public ways, railroad and utilityright-of-ways, parks and other pubiic open spaces, permanent buildings andsffuctures and their uses, permanent easements and city boundaries within fivehundred feet of the development; existing sewers, water mains, culverts and otherunderground facilities within the development, indicating pipe sizes, grades,manholes and their exact location; and the land ownership.

lrnorng:The applicant submitted plans, the application, and a burden of proof addressing these criteria.

(2) Propoqed Development. A preliminary plan shall show the following in addition to otherrequirements of the Hearings Body:

iil lf#i]ffitr fu;i#]* nn:s- naffi c(d) Parks, playgrounds, open spaces(e) Proposed on and offstreet parking

Findirrg:The applicant has provided the information listed in this sfandard.

The preliminary written progrirm shall contain the following information in addition toother requirements of the Hearings Body:

(b)

(c)

/ ^ \\(r,'

(b)

(c)

D-^-^ô. l ^ . r -o*^Lin nn{-1amr r \rP\JJ!\r U vv rlwl DrllP PGrLLvr rr

Operation and maintenance proposal (neighborhood easements, condominiums,coops, neighborhood associations, etc.)Waste disposal facilities

Finding:f lor r . r r . r l inn / r r \ a . r r .h . r r t i f . . rn . . ld ha inr l i r . i r l r r . r lk r nurr tar l . fhar"afnra / . r \ ic rmat. - L 5 C ^ u U r 5

\ A r t L s l r r q l r r l t r v u t s v ! u r s r l r s B s r r J v r r u l g t a u ! r ! l v r $

\ 5 , l J r u ! D .

Regarding (b), the applicant has submitfed draft CC&Rs, which adequately address eachforeseeable aspect of site maintenance with the exception of two elements that shall be required asConditions of Approval. Firsf, the CC&Rs must ensure that garages shall be maintained as vehicleparking spaces (and not solely for storage). Second, the CC&Rs must prohibit any conversion of

PUD 06-01D ^ a ^ n A ^ c < Ar (l5! r.v vl J'T

l .

2.

gsrages to living area. 'l'he City Attorney shall review these CCdtRs as a recommended Conditionof Approval (Condition 14).

Regarding (c)' comments stafing "approval" from High Countly Disposal lead staff to concludethat this development can be adequately serued by a solid waste provider. The developmenf doesnot include common frash enclosures or community collection. Property owners will be responsibleior their own trash receptacies with the exception of the iot designated for future condominiumdevelopment which will be reviewed for trash rtceptacle location under a separate Site and DesignReview.

(d) Lighting

Finriing:The applicant's burden of proof statement indicates fhat all sfreef lighting on public sfreets haseither been previously installed or electrical wiring provided to locations specified by the City. Theburden of proof statement also indicates that all lighting internal to the subdivision will be directeddorvnward and shielded.

(e) Water supply, public'rransportation, corrununity protevtion, shopping

Findings:Staff finds the following:

Water supplv. The applicant's burden of proof statement indicates that "water service willL ^ - - ^ - * J ^ J L - ,De pi'o-viil€fi DJ the Ci-.y- of Redmond and disfributed by a public on-sife distribution s-y-stem.

Public Transportation. There is no pubtic transportation system currently available withinthe Redmond cify limits. Since this situation cannot be remedicd by the developer, staffconcludes thaf no reasonable condition can be provided that requires the developer to solvethe regional public fransportation issues.

3. ComFunity Protectign. Commenfs received by the Police Department stated "approval",leading the Planning Commission to the conclusion that the development can be adequatelyserved by City Police. The Fire Department also provided commentq which have beenincorporated into the recommended conditions of approval.

4. Shonning. Stafffinds that commercially zoned land in the City address this standardadequately. In adtiition, there is a commerciai iot on the southwest corner oi the EimAvenue | 25th Sheet round-a-bouf thaf was approved in the original Fairhaven pUDapplication that will provide convenience shopping for this development

Stafffinds that these criteria are met

(0 General time tabie oi tieveiopment

Finding:The applicanf's burden of proof indicates that Fairhaven Coffages witl be constructed in fwophases with Phase I construction commencing in late 2fi)6 and Phase 2 consfruction in 2007 or2008.

(g) Names and addresses ot'the proposed design team tbr preparatron ot'the tinal planand program together with their qualifications.

Finding:

PUD 06-01Page 2l of 54

'l'he material provided by the applicanf meets this criterion.

(3) Staff Review. Upon filing of the preliminary development plan and program and receipt ofthe initial filing fee, the Subdivision Review Committee shall review the preliminarydevelopment plan and program and shall prepare for submission to the Hearings Body aplanning.staff report containing the following information in addition to such othermlo(manon as ls pefnnent:

(a) A map showing the existing zoning of the subject property and adjoining propertieswithin or without the boundaries of the City of Redmond

(b) Existing land use map of the area within 1,000 feet of the subject property

(c) Report comments on consrstency ot'the proposed planned unit development wrth theComprehensive General Plan, the zoning standards, and the subdivisionstandards of the City of Redmond and a prospective effect of said planned unitdevelopment on land use, traffic, City services, etc.

Finding:'Ihe Comprehensive Plan is not an approval document, but it establishes the framework throughwhich the Redmond Development Code is administered. The applicant provided plan sets and aburden of proof addressing these standards.

(4) Hearings Body Review. Following receiptby the Hearings Body of the Planning Director'sreport upon the preliminary development plan and program, the Hearings Body shall hold apubiic hearing in accorcimce with the provisions of Sections 8. i000-8. i999.

Finding:These land use applications will be decided by a Hearings Body as is required by this Code section.

(5) Decision. Upon review at the public hearing, or any continuance thereol the Hearings Bodyrnay appruvs iitc prinuipai oi iire prclirnilary pitur aurti prugrarn, require arnerrthneni arrdmodification thereto, or reject said plarured unit development in accordance with thissection and Sections 8.0600-8.0645.

Finding:The decision rendered by the Hearings Body must meet this requirement

6. Redmond Code, Chapter 8 Development Regulatrons, Arhcle I - Zontng Standards, Section 8.0290Final Development Plan and Program.

(l) Time Limit for Filing. Upon acceptance in principle by the Hearings Body or acceptance inprinciple with modifications required by the Hearings Body of planned unit developmentthe owner-applicant shall file with the Planning Director within one year of thepreiiminary approvai of the Hearings Bo<iy a finai <ieveiopment pian and program. lltreHearings Body may grant an extension for filing an additional 180 days upon request by

:#il:'ffi#:.'11,1iffi l;*'sT"Jffi #ff -ffi *'[:#:::lXi#n:i]1il,*subdivision plat with approval of the final plan and program.

Finding:The applicant's burden of proof indicates that the applicant fully intends to comply with therequirements of this section.


(2) Required intbrmation. The tinal development plan and program shall contain the tbllowinginformation:

(a) Land Use:

l. o tT*;:J*#aicating all proposed uses within the planned unit

2. All areas proposed to be dedicated or reserved for interior circulation, publicparks, playgrounds, school sites, public buildings or otherwise dedicatedor reserved to the public

3. Open space that is to be maintaine<i anci conuoiieci by the owners oitheproperty and their successors in interest available for the recreational andleisure use of the occupants and users of the planned unit development.

Finding:The plans submitted with fhe application and burden of proof statement submitted meet thesubmitial requiremeni$.

(b) Contours and drainage:

1. Contours as they will be after development2. Drainage systems and sanitary sewers and treafinent facilities as required.

l'inding:As a condition of approval, fhe applicanf shall submit a grading and drainage plan engineered for a50 yearr 24 hour storm event The grading and drainage plan shall be approved by CityEngineering and Wastewater departments prior to platting the subdivision (recommendedCondition 2.D.).

(c) Circuiation:

l. A street system and lot design with appropriate dimilsions. A subdivisionplat if the land is to be subdivided shall comply with this requirement.

Finding:The pians submitteti meet this requirement.

2. A traffic flow map showing circulation patterns within and adjacent to theproposed development. Any special engineering features and raffic

;:.:t'TtH im ffi1.* t:ffi i tat e or in sur e th e saretv o r th e

l'inding:The plans submitted meet this requirement.

3. Location and dimension of pedestrian walkways, malls and foot and horsetrails.

Fintiing:The plans provided meet this standard by providing sidewalks and walking paths throughout thedevelopment. No malls or horse trails are proposed, however, an enfry plzza / pavilion is proposedand is connected to the general pedestrian wallrway system.

PtrD 06-01Page 23 of 54

(d) Parking and Loading:

I . Location, alrangement, number, and dimension of automobile garages,parking spaces and the widths of aisles, bays, and angle of parking.

2. Location, turangement, and dimensions of truck loading spaces and docks.

l'inding:The revised plans submitted meet criferion d.1. No truck parking or docks are provided or needed.

(e) Architectural sketches: The developer shall submit preliminary architectural sketchesdepicting the types of buildings and their approximate location on lots. Thesketches shall also depict the general height, bulk, and type of construction andproximity of structures on iots.

F''inding:The plans required for Site and Design are more detailed than the requirements of this standard,and are addressed in a later finding.

(t Laqdscapinq: Deveioper shaii submit a preiiminary iandscaping plan depicting treeplantings, ground cover, grades, slopes, screen plantings and fences, etc., andshowing existing trees in excess of twelve inches in diameter measured four feetfrom ground level and showing the location of trees to be removed by thedevelopment.

n !_ - . | ! _ - - _r ururllB;

The applicant has provided a landscaping plan that meets this standard.

(g) Program Eleme:nts: The written program shall contain the following elements:

l. Table showing the total number of acres and their distribution by use, the*n*ar* *a* -^ - . l -o t * -o4n. { fn . ô-^ ! - - .1 . r ' ^ l l . l - ^ + . ' - ^ n*J f ^ - - ^ - - ^^ i ' l ^ -+ . i ^ tPvrvvrr ldrEiv uvsrBrrotvt l rur vdvl l t lwvi i i i iB ryPU afl iu iUI i iui i- iUsiuQit i i i i i

uses, including off-street parking, streets, parks, playgrounds, schools,and open spaces as shown in the proposed development plan.

2. Table showing the over all density of the proposed residential developmentand showing density by dwelling fypes.

3, Dratts ot'appropnate restnctrve covenants and all other documents providingfor the maintenance of any public open spaces and recreational areas notdedicated to the city including agreements by property ownersassociations, dedicatory deeds, or reservations of public open spaces.

4. A time schedule showing construction commencement, rate of development,an<i approximate compietion date ior each phase oiconstnrction and typeof structure.

5. The stages for development of private and public facilities planned.

6. Written consent of all persons owning any interest in the real property withinihe pianned unit deveiopment to the finai cieveiopmeni pian anci program.

Finding:


Criteria I through 6 have been met.

7. Such other information as the Hearings Body rnay require.

Finding:The Hearings Body may require additional information at the public hearing.

Hearings Fody.Review. Upon recerpt and review by the Planning Dtrector ot'the tinal

di"rtop*ent plan and program, the Hearings Body at a regular public meeting shall

either:

(a) Consider the final development plan and program as being in compliance with the

requirements and intent of these standards with its recommendation that the

pianned unit cieveiopment ciistrict be estabiished on the property in question,

(b) Continue the public hearing to a date certain and refer the final development plan to

the Planning Director with recofilmendations as to amending the proposed

development plan and Program,

(c) Disapprove the finai <ieveiopment pian and program as inconsistent with the

approved preliminary plat and program.

Finding:These provisions establish procedures for deciding this fype of land use permit review. In this case'

the Final Development Plan is the end product that results from the tentative plan as approved by

ihe planning Cr.rmmissiun, cumbineri with any and ali requireti changes thai resultctl irom ihc

Conditions of Approval.

(a) Apppals. The decision of the Hearings Body regarding the development plan may be

appealed in the manner provided for in Sections 8.1000-8.1999.

Ir'inding:A1 tand use decisions are subject to appeal as stated within the referenced RDC section and as

mandated by State Law and prescribed through the Oregon Revised Statutes.

(5) Filing gf approved final,plan and program. Following approval, the owner-applicant shall

file with therecorder of the City of Redmond and the Planning Director of the City of

R.edmon<i, a conforme<i anci approveci finai <ieveiopment pian and program together with

all documents approved as to form by the City Attorney relating to dedication,

improvements, maintenattce agreements, covenants, deed restrictions, and by laws of

neighborhood associations, cooperatives, and improvement of the district.

(6) Control of the development after completio4. The final development plan shall continue to

conirol ihe planneri unit deveiopment after it is finished anti the foiiowing shail appiy:

(a) The building official in issuing a certificate of completion of the planned unit

development shall note the issuance on the recorded final development plan

(b) After the certificate of completion has been issued, the use of the land and

tlie coiisfiuciioii, iiiodificaiioii or alieraiioii of a buiidiiig oi sfiuctiu'e witliit-t

the planned unit development shall be governed by the approved final

development Plan


(3).

(c)

(e)

l .

After the certrticate ot'completron has been rssued, no change shall be madein development contrary to the approved final development plan except asfollows:

Minor modifications of existing buildings or structuros may be authorizedbythe Planning Director if they are consistent with the purposes and intentoithe final plan anci do not increase the cubic footage of a buiiriing orsffucrure

A building or structure that is totally or substantially desfroyed may bereconstructed without approval of an amended planned unit developmentif it is in compliance with the purpose and intent of the final developmentpian.

An amendment to a completed planned unit development may be approved ifit is required for the continued success of the planned unit developrnent, if itis appropriate because of changes in conditions that have occured since thefinal development plan was approved or because there have been changes intlie eisvciopriicnl pulicy oi iiis curiiriiuriily as re{leuiyd iiy thc CuriiprvhvnsivsPlan or related land use regulations

No modification or amendment to a completed planned unit development isto be considered as a waiver of covenants limiting the use of the land,buildings, structures and improvements within the area of the planned unit- I ^ , , ^ t - - - : o - r . ^ - l - l f - i - t + - r ^ - - f ^ - ^ ^ r L ^ ^ - ^ ^ , . ^ - ^ - 4 ^ ^ ^ ^ . : . . ^ 4 ^ - - - ^ L ^ - - -ugvtrruPrrl9lrr, dlr\l illr rrSuLD tu grrrurvs rltgDtr tyuv9rranrr] <r$alllrJr ailry vrliiii$c

permitted by this section are expressly reserved.

2 .

(d)

Finding:These requirements establish the process for allowing minor changes lo an appmved tentative plat,and for recording the final plat for a PUD.

7. Redmond Development Code, Section 8.0305-8.0310, Sstablishment and Measurcment of Clcar VisionArcas.

In all zones, on all corners of all building sites adjacent to the inter-section of two streets or of a street andan alley, within a triangle formed by the street curb of such building site (ignoring any corner radius) and aline drawn between points on such street lines at designated distances from the intersection thereof, thereshaii be no ience, waii, hedge, or buiiciing higher than tiuee ieet nor any obstmction to vision other than apost column or free trunk (clear of branches or foliage) between a height of three feet and a height of eightfeet above the level of the curb, or of the level of the above mentioned point of intersection if the streets aresloping.

A clear vision area shall consist of a triangular area two sides of which are lines measured from the cornerintersection of the sneet curb iines for a ciistance specified in this reguiation, or, where the curb iines haverounded corners, the lines extended in a sfraight line to a point of intersection and so measured, and thethird side of which is a line across the corner of the lot joining the non-intersecting ends of the other twosides. The following measurements shall establish clear vision areas within the city:

At an intersection of two streets, the minimum distance shall be 25 feet.Ai ail uilier iuicrscutiuris, iriulurjiirg sirsvi io aiioy ariti siresi iu privaic riliveway iriivrscuiiuus,

the minimum distance shall be 15 feet.


( 1 )

\z)

l'inding:Staff finds thst required 15 foot clear vision rreas shall be required at the intersection of private driveways.nd str'oets wifhin this development However, the spplicsnt has requested an exception to this stondard.Strfi supporb this exception in ordcr to maximize the development potentisl of this site with the provisionitst recommcnded Condition 16 be included in order to ensure traffic wlll be troveling at speeds adequatefor public safety and Fecommendcd Conditions 1. A-E. also be included in order to cnsure adequrte guestperking for the development

8. Redmond Development Code, Chapter 8, Article I, Section 8.0500, Off-Sfreet Parking

(l) Residential UsesOne family dwelling ormobiie home

Two family dwelling

Multi-family dwelling

Finding:The site plan includes a total of. . ^ - t . : - - 8 ^ t t ^ - - . ^ .PAr rr|I|B, arr r ats rtf rrr.f wDr

36 single family units14 duplex units66 multi-family unitsGuest parkingl U l n n o n a r c n d a arrr.au45!r ir l rarr,L

Two spaces per dwelling turit ona singie lot.

Two spaces per dwelling unit on a single lot.

Spaces equal to 1.5 times the number of dwelling units; where fractioned,next highest full unit; plus one additional space for owner or manager and

C - . - - - J - - = , . - - t 1 l = - - . . = - l + - - - + - + : - i ! J t - - - r - . - - - - -urrs sPau€ Psl rtvs uwslrilrB uilrrs rur Busslb. uanlgl atlu Duat slol-argE; Except

in the case of complexes restricted to the aged, the number of spaces may bereduced by 30o/o.

199 parking spaces for the entire development Staffs calculations of

72 spaces required28 spaces required99 spaces required13 spaces required

I s n c a a - o ^ . r l - o r lr i t P 6 ! ! r l Y L r r L u

Stafr finds that the total required parking for this development is 213 spaces, 14 sprces more than areproposed on the site plan.

Further' since eoch proposed townhome unit includer only a single.car garagc end, if the exception to theclerr vision sres is approvedo there would be no parking availsblc in eny of the drivewry,s, stsff frnds that anadditional space for every two units must be acccssible from thc townhom$. Stafr fnds that the followirglots do not have sufficient direct access to the rdditionel0.5 required parking space.:

Lots 28 to 35 (t lots - 4 spaccs)Lots 41 to 52 (12 lots - 6 sprces)Lots 59 to 74 (16 lots - 8 sPaces)

In total, staff finds thst 36 of thc proposed multi-fanily units do not heve direct acce3s to thc exfra 0.5prrking space required beyond the I space in each of the townhome grngcs. Thls represents lE perkingspaccs that must be added or relmated to meet the requirement for multi-family unit parking.

In order to address this parking dispnrit"v of hctween l4 spaces and 18 spaces, strff recommends addingproposcd Condition of Approval 1. A-f,., requiring thc applicant to eliminate a totsl of four lots and toreconfigurt the alignment of lot 88 in order to creale additional parking that is directly accessible from thetownhone lob lisled rbove,

PLD 05-0!Page 27 of54

It is importsnt to notc that no on-street psrking is ellowed on 27fr Stroet, which would otherwise be used tosupplement thc townhome parking shortage. In addition the townhomes on f,lm Avenue will compete foroo-Jt""et parking with the four-plexes to the south and the townhomes on 25s will compete for on-streetperking with the duplcxes to the e.st (part of this proposal).

9. Redmond Development Code, Chapter 8, Artiole I, Section 8.0505, Off-Street Parking and Losding

(l) The provision and maintenance of ott-street parkrng and loading spaces is a continulng obligation ot'the property owner. Should the owner change the use to which the lot or building is put, therebyincreasing off-street parking or loading requirements, it shall be a violation of this ordinance tobegin or maintain such altered use until such time as the increased or off-street parking or loadingrequirements are complied with. Businesses within the C-2 zone shall be exempt from thisprovision upon finding that there is inadequate site area to accommodate the required parking. Thisdoes not however, exempt the business irom any iees associateci with the requireci parking.

Finding:The applicant has provided draft CC&R's with thc applicetion that address msinten ncc of the parkingareas. Any chrnge in use would be requircd to go through a separate Site rnd Dcsign Review which wouldinclude review of parking for the specified use-

(2) Requirements tbr types ot'burldings and uses not specrtically hsted...

Finding:The uses are known; this criterion does not apply.

(3) In the event that several uses occupy a single structure or parcel of land, the total requirements for off-street shaii be the sum oithe requirements oithe severai uses computed separateiy.

(a) Owners of fwo or more uses, structures or parcels...

Finding:There are no mixed uses within any proposed building or parcel so these criteria do not apply.

(5) Oti:street parking spaces lbr dwellings shall be located on the same parcel with those dwellings. Othsrrequired parking spaces shall be located not farther than 300 feet from the building or use they are requiredto servg measured in a straight line from the building.

Finding:Staff finds thrt this standrrd is not met for the townhome units rs only one sprce will be providcd on thesame parcel with the edditional 0.5 space plus gucst ond management perking locatcd as shared parking inthe development The Planning Commission would have to grant an exception to this standard in order forany of the required parking to be located off of the parccls it is essociatcd with. Staff suppor8 this exceptioncontingent on adoption of proposed Conditions ofApproval l. A.-8. requiring the addition of parking spacesdircctly accessible to all townhome units, as discussed in previous fmdings in this section).

(6) Required parking spaces shail be avaiiable for the paking of passanger automobiies of resirients,customers, patrons and employees only, and shall not be used for storage ofvehicles or materials orfor the parking oftnrcks used in conducting the business or use.

Finding:The applicant has submitted draft CC&R's; however, staff recommends thrt the applicant provide revisedCC&R's ihai inciude pnrvisions ior ihe protedion oi parhing spaces inciuriing: 1) a requirumeni ihai allgsrage are maintained to ensure the availability of vehicle parking within each garage and 2) a prohibitionagainst the convension ofany garage inlro additional living area.PUD 06-01Pace 28 of54

(7) ln any zone in connection wlth every building or part thereofhereatter erected and having a gross tloorarea of 10,000 square feet or more . . .

Finding:There orr no buildings within rhis proposal in excess of 10,000 square feet or more.

(8) Loading and unloading of merchandise, equipment, etc. shall not be pennitted liom public streetsor roads.

Finding:Since this is a rcaidential development, thb critcrion does not apply.

10. Redmond Code, Chapter 8 - Developmentai Regulations, Articie iII - Subdivision and Partition Stan<iartiqSection 8.2120, Master Development Plan. An overall master development plar shall be submitted forall developments affecting land under the sarne ownership for which phased dwelopment is conternplated.The master plan shall include but not be limited to, the following elernents:

(1) Overall development plan, including phase or unit sequence

(2) Show compliance with the Comprehensive Plan and applicable land usestandards and policies.

(3) Schedule of improvements initiation and completion.

(4) Overall transpodation and traffic pattern plan showing compliance withgnd street standrds.

(5) Genoal program for phasing timetable projection.

(6) Development plans for any common elements or facilities.

(7) :1*tr"Ji,#;;:ffirir#ffi[H[$:r,T#'.ff#tradditional impact analysis.

(8) Street tree plan.

Finding:The applicant has provided information addressing the above standards rnd this strfr reportaddresses these issucs in several other findings,

11. Redmond Dwelopment Code, Article I, Zoning Regulations, section 8.0610, Permit and ImprovcmentsAssurance. The Hearings Body may require an applicant to fumish the City with a performance bond orsur- uul(it rul[r ur atssurau[,€ rrr4t utg I rgaurflBt rjuuy ugErrrS uEr,€ssiuy tu BuauaurrFg ugvcruPtrg||a rl

accordance with the standards established ard the conditions atached in granting a conditional use pemrit.

Finding:No bonding will be necessary for this development as all public improvements are either alreadycompleted or will be completed prior to platting fre subdivision plan with tte exception of: - - * - , ^ - - -k +^ / r - -^ - . . , ^^ . r 4 . , ^ - . . - f ^ - . . ,L |^ ! r . r r ^ - -^ t : -o -+ o- . , ^ -^ . ; .1 - - ^ - - r . ^^ - . - : r . . , . i ^ - 3 f ln|uPrur lu tu . ! ! r .u ! r ru r 4 l ,Pr ! -u . r rdJ Prur ru ! 4 t4 .

feet of additional right-of-way cannot bc acquired by the City prior to pletting.

PIJD 06-01Pase 29 of 54

lZ. Redmond Code, Chapter 8 - Developmental Regulationq Article lll - Subdil'rsion and Partitton Standards,Section 8.2150, Required Findings for Appnoval. The Hearings Body shall not approve a tentative planfor a proposed subdivision unless the Hearings Body finds, in addition to other requirements and standardsset forth in this ordinance, that the subdivision as proposed or modified will satisfy the intent andrequirements ofthes€ standards, Redmond Zoning Standards and be in compliance with the ComprehensivePlan. Such findings shall include the following:

(l) The subdivision contnbutes to orderly development and land use patterns in the are4and provides for the preservation of natural features and resources such as streams,lakes, natural vegetation, special terrain features, agricultural and forest lands andother nafural resources.

l'inding:Stafffinds that this proposal confributes to orderly development and land use pafterns in the area.Although the proposed lot sizes are below the minimum allowable size of 61000 square feet, stafflinds that this higher density can be mitigated by the proposed open space and recreationalflrcilities if the recommended conditions of approval are imposed, All proposed streets in thedevelopment extend through the development and will allow for fufure extension into neighboringproperties. No signifrcant nafurai iearures were identified on the subject property.

(2) The subdivision will not create excessive demand on public facilities and servicesrequired to serve the development.

Finding:This siandarti was previousiy addressed. The appiicant can meet ihis standard by compiyrng withthe conditions of approval.

(3) The tentative plan for the proposed subdMsion meets the requirements of ORS92.090.

Findi4:The tentNtive plat was preprrcd by a registercd Professional f,ngineer as requirrd by ORS 92.090,

13. Redmond Code, Chapter 8 - Dwelopmental Regulations, Article III - Subdivision and Partition Standards,Section 8.2400, Compliance Required. All land divisions shall be in compliance with the designstandards set forth in this article and the Public Works Standards and Specifications dated Decembo 1995or as amcirdcd hcrcaftcr by th'c Rcdmond Ciiy- Coi,ncil. Al! srccts shall conform io thc follo'*ing dcsignpafameters:

(a) It is Cify Standard to develop through public streets at a spacing ofapproximately 660 feet. The purpose is to provide a street grid pattern ofthrough streets to facilitate traffic movement. Street designs shall conform totcpography and cther existing natural and man=made conditions. lllustrativeexamples of other conditions include the dry canyon, main COI canal,Highway 97, and the Burlington Northern Railroad tracks.

Finding:According to the applicant's burden of proof stafementr 25ft Street, 27h Street, Greenwood Avenue,gnd Ekn Ao;enue \yere e!! required grid streets snd heve been ccnstructed snd/or designed, to naeegthe City's grid street policy. This standard is met.


(b) ln general, a street network ls compnsed ot'streets classttied tiom lowerorder (local) to higher order (arterials). The spacing of a proper grid patternhas principal arterials (Hwys. 97 and 126) spaced at > 2 miles, minorarterials at I mile, collectors at 0.25-0.50 mile, and local streets at 660 feet.It is the City standard to adhere to this grid spacing as topography and otherexisting natural and man-made conditions allow.

S inding:Greenwood and Elm Avenue are proposed at approximately 640 feet apart and 25tr and 27tr Streetare proposed at approximately 620 feef apart These are all local streets so this standard is met

(c) All proposed sffeets, alleys and pedestrian pathways shall connect to ofherstreets within a development and to existing and planned streets outside thecieveiopment. Srreets shouid ssrve parks, sciroois or other pubiic iandswithin a neighborhood. Local streets shall align and connect with otherstreets when crossing collectors and arterials.

Finding:The applicant's street layout is deemed as appropriate.

(d) New local streets should connect with existing local streets and collectors,and in certain special cases arterial streets. Cul-de-sac streets shall bepermitted only where no feasible connection with an adjacent street exists, orifthe local street connection would be to a higher order street (arterial) andthe function ofthat higher order sheet may be diminished. If cul-de-sacstreets repres€nt more than l0 percent ofthe total land miles in adwelopment, the subtiivider shail be required to demonsfate that alternativeinternal circulation layouts (minimizing cul-de-sacs) are infeasible.

FindingrThere are no cul-de.sacs proposed in this dcvelopment All local streets adjacent to thisdevelopment connect with othcr existing local streets.

14. Redmond Codg Chapter 8 - Developmental Regulations, Article lll - Subdinslon and Partition Standards,Section 8.2405. Streets.

(l) General. The location, width, and $ade of streets shall be considered in theirrelation to existing and planned streets, topographical conditions, publicconvenience and safety, and the proposed use of land to be served by the streets.The street system shaii assure an adequate traffic circuiation system withintersection angles, grades, tangents, and curves appropriate for the traffic to becmried considering the terrain. The subdivision shall provide for thecontinuation of the principal streets existing in the adjoining subdivision or oftheir proper projection. Where, in the opinion of the Hearings Body, topographicconditions make such continuation or conformity impractical, exception may bemacie. in cases where the Ciry may aciopt a pian or piat oi a neighborhood orarea of which the subdivision is apart, the subdivision shall conform to suchadopted neighborhood or area plan.

(2) Future Re-subdivision. - Not applicable

(3) Exisiing Sirwis. Wirerrcver cxisiirrg sirccis, arijaccui iu or wiiirin a iraui, arc oiinadequate width to accommodate the increase in fraflic expected from the

PUD 06-01Page 3l of54

subdrvrsion or by the City's transportatron policres, additional nght-ot:'way shallbe provided at the time of the land division by the applicant. Duringconsideration of the tentative plan for the subdivision or partition, theSubdivision Committee shall determine whether the improvements to existingstreets, adjacent to or within the tract, are required. If so determined, suchimprovements shall be required as a condition of approval of the tentative plan.Improvements to adjacent streets shail be requireci where traific on said streetsshall be directly affected by the proposed subdivision.

(4) Minimum Right-of-Way and Roadway Width. The street right-of-way androadway surfacing widths shall be in conformance with standards andspecifications set forth in RDC Section 8.2800.

l'inding:These standards are addressed in the Engineering comment section. The applicant can meet thesestandards by complyrng with recommended Condition of Approval number 2.A.

(6) Future Extension of Streets. When necessary to give access to or permit asatisfactory future division of adjoining land, sfreets shall be extended to theboundary of the subciivision or panidon anci the resuiting dead-end strsets may beapproved without a permanent turn-around. Reserve strips shall be required topreserve the objective of street extensions.

Finding:The plans submitted show 25tr Street and 27tr Street extending to the northern property line, whichwiii aiiow iuiure development to the north. Siaffiinds that the proposai meets this standard.

(7) Frontage Roads. If a land division abuts or contains an existing or proposedcollector or arterial sfreet, the Hearings Body may require marginal accessstreets, reverse frontage lots with suitable depth, scresn planting contained in anon-access reservation along the rear or side property line, or other freafinentilecessai]- for a,Jequate protection of resideiitial propeities aiid to affb-idseparation of through and local traffic. Provision may be made for emergencyaccess. All frontage roads shall comply with appropriate local road standards.

Finding:No frontage roads are required in or adjacent to this development

(8) Streefs Adjacent to Railroads, Freeways and Parkways...

Finding:There are no railroadsn freeways, or parkways adjacent to subject site.

(9) Continuation of Sfreets. Subdivision streets which constitute the continuationoi streets in contiguous territory shall be aiigned so that their center linescoincide. Where straight line continuations are not possible, such center linesshall be continued as curves. These streets or the continuation of streets incontiguous territory may be required by the Hearings Body where suchcontinuation is necessary to maintain the function of the sfreet or desirable in thesurrounding area. Where solar orientation would not be possible if the street areacontinueci, wouid not be possibie iithe street area cominueci, a new pattern maybe started that is solar oriented.

PUD 06-0rPage 32 of 54

l'inding:The plans submitted meet this criterion.

(10) Street Layout. Streets should be oriented on an east/west axis to the greatestpossible extent to insure solar access for lots within the subdivision.

F inding:The plans submitted meet this criterion.

(11) Street Names. Except for extensions of existing streets, no street name shall beused which will duplicate or be confused with the name of an existing street in anearby city or in the county. Street names and numbers shall conform to theestabiished panern in the Ciry and shaii be subject to the approval of the FireDepartment.

Finding:The names of all local public streefs serving this developmenf have already been esfablished. As acondition of approval, the applicanf shall coordinate fhe private streets names with DeschutesCouniy Aeidress Coordinator (Condiiion 13).

(12) Sidewalks. Sidewalks are required to be installed on both sides of a public streetand in any special pedestrian way within the subdivision except that in the caseof collectors, arterials, special industrial districts or in steep terrain, the HearingsBody may approve a subdivision without sidewalk if alternative pedestrian routes

, - : t - l - f ^ r - - r l - - - f - r . . - - : - - ^ . - - - : J - - - L : - l ^ - - - - - l - - - - : . - - - : - ^ ^ l ^ f - - ^ - : t - -ar(i avarraurE. rl l LIltr uit"sv ur butrtrts s(;rvrlrB rG5luElluii l i lrvab uavrrrB 5li lBrE-rilrutry

dwellings located on lots equivalent to two and one-half or fewer dwellings peraue, the requirement of sidewalks shall not apply, provided there is no evidenceof regular pedestrian activity along the streets involved. Sidewalks may berequired along routes to existing or future school and park sites.

Finding:Sidewalhs are proposed on all streets by the applicant therefore the proposal meets thisrequirement

(13) Bicycle Routes. tf appropriate to the extension of a system of bicycle routes,existing or planned, the Hearings Body may require the installation of separatel - in . rn lo lanac . r r i fh in s f roofc , rnA/nc <.on.r r . . r fA k in. rn lo nofhc

Finding:Bicycle systems are required on higher-order streets, such as arterials and collectors. Since allsfreets associated with this development are local streets, bicycle routes are not required.

(14) Intersection Angles. Steet intersections shall be as near right angles as possibleexcept where topography requires a lesser angle, but in no case shall the acuteangle be less than 60 degrees.

Finding:Based on the plans submitted, this standard has been met

(15) Alignment Staggered street alignment shall whenever practicable, leave aminimum of 200 feet distance between the center line of the streets, but in nocase be less than 125 feet.


Ir'inding3Thcre is no staggercd sfeet alignmcnt proposed.

( I 6) Locel Residential Non-Grid Streets. Local residential non-grid streets may bereduced to the narrow street standard provided for in the Public Works standardsand specifications when approved as pad ofa Master Plan through theSubdivision or Planned Unit Deveiopment process and found to be in compliancewith the followine:

Finding:A PUD may offer relief to a variety of standrrds rnd criterir, port of which include strect widths.The epplicant is proposing seven privete reduced-width strecb intemal to tte development that ar€24 feet in width. Stafffinds thrt thfu is acceptrble; however, stafr recommends a condiiion beadded restricting parking from cither side of lhe street (Condition 16).

15. Redmond Code, Chapter 8 - Developmental Regulations, Article III - Subdivision and Partition Standards,Section 8.24 I 0. Blocks.

/ 1 \ r . a - . - - . - - 1 ' - f i - - t - . - - r l - - . i J r l - - . - l - l - - . - - - f 1 - l - - 1 . - - l - - l l . - - - - t - . - r l - - . - - - J / r - . - - J - - . - - e -

t l, \rgllgrii l. l l l t i rgrrBur. wruur arru silaPc ur uluuKs Sili l i l auuurrxrruuatg Liltt rrvgu rur au(iqualg

building site size and street width and shall be compatible with the limitations of thetopography.

(2) Size. No block shall be longer than 1000 feet between sffeet lines. Where appropriate at cul-de-sacs, dead-ends streets, or along blocks more than 1,000 feet in lengt[ pedestrian andL : ^ - , ^ l ^ ^ ^ * : J ^ - ^ . - ^ . , L ^ - ^ - . . : - ^ A + ^ * i - i * i - ^ + - ^ . , ^ l J i ^ + ^ - ^ ^ l - ^ + - . , ^ ^ - ^ . . L J : - , : ^ : ^ - ^L n v l v r v 4 v v v s ) v \ r t l t \ t t l D r t r 4 y L r v r u Y u r r v \ t l t , t r l n l r r r n r - v t t c l v v l \ t l D t ( L t t v v L r v t t r y v v t r J u L r \ l r v r J l v t l J ,

parks, school, and collector or arterial streets. Access corridors shall be located to providea reasonably direct connection between likely pedestrian destinations. A reasonably directconnection is a route which minimizes out of direction travel for people likely to use theconnection considering terrain, safety and likely destination. The Hearings Body maydetermine based on evidence in the record that construction of a separate access corridor isinonn.nnr io fa nr im-r .o^+inol Q. .^ l t or r i ionno - - t , i -n l r t r lo l - t r f ic nnt l im' i+o. l +^.rrrtlpl,r\rPllt&v \rr urrl,ta,fvtlv(n. rJltvll v vluvrlvt/ rrr(ry urvruuv utlr rJ rr\rl r-Lrutv\, r\r.

(d *1ff"1*;"J;oabuttin8 existine development makes construction of an access

O) When the access corridor would cross a natural area with significant natural habitatartd constnrctinn .r,orr!r! he inco.mnatihle wrth nrotection ofnqhrral values.

(c) When the access corridor would cross topography where slopes exceed 30olo or wherepath grade would exceed 12% slope; or

(d) When a cul-de-sac or dead-end street abuts rural resource land at the urbangrowth boundary.

(e) In industrial zones...

Finding:The block length does not exceed the 1000 foot mrximum length in this development This standardis mei.

PUD 06-01Pase 34 of 54- ' - o - - - -

(3) Easements.

(a) Utifify Easemenfs. Easements shall be provrded along propertylines when necessary for the placement of overhead or undergroundutilities and to provide the subdivision with electric power,communication facilities, street lighting, sewer lines, water lines, gaslines, or drainage. Such easernents shall be labeled "Public UtilityEasement" on the tentative and final plat; they shall be at least 12ieet in wi<ith an<i centereci on iot iines where possible, except utiiitypole guylines easements along the rear of lots adjacent to un-subdivided land mav be reduced to l0 feet in width.

Finding:Easements are addressed in the Engineering comments. The applicant can meet this standard bycompiying with recommenried Condidons of Approvai 8.

(b) Drsinage. Ifa tract is raversed by a water coursq such as adrainage way, channel or stream, there shall be provided a stormwater easenent or drainage dglrt-of-way conforming substantiallywith the lines of the water course or in such firther width as will beadequaie foi the pulposv. Streeis or parkways p,araiiel tr.r uajorwater courses and drainage ways may be required.

Finding:The applicant will pipe the existing COID C-8 laterel that borders thrt meanders nor6-souththrough the subjcct site. Since COID has plrt-signing euthority, steff ffnds that rny water righ8 orCOID fscilitiG on sitc fl'c llre i€sponsibility of tte appiicant fo cooi'dinrte nith COID.

16. Redmond Code, Chapter 8 - Developmental Regulations, Article III - Subdivision and Partition Standards,Section 8.2415, Lob, Size and Shape. The size' width, and orientation oflots shall be appropriate for drelocation ofthe land division and for the type of development and us€ contemplated, and shall be consistentwith the lot size provisions ofthe zoning standards, with the following exceptions:

(l) ln areas beyond the Ctty Ltmits that are not to be served by a public sewer,minimum lot and parcel sizes shall permit compliance with the requirementsof the Department of Environmental Quality and County Sanitarian, and shallbe sufficient to permit adequate sewage disposal. Any problems posed bysoil structure and water table as related to sewage disposal by septic tankshall be addressed and resolved in the applicant's initial plan.

I inding:The parcels will be served by the public sewer system so this does not apply.

(2) Where property is zoned and planned for business or industrial use...

Finding:This property is zoned anti pianned for residentiai use.

(3) ln steep terrain, increased lot sizes may be required to avoid excessive cuts,fills, and steep driveways.

Finding:The site is reiativeiy fiat, anri staffsees no purpose in appiying this standard based on the existingterrain.

PUD 05-04 / CU 05-14 / SP 0s-5sPage 35 of54

17. Redmond Code, Chapter 8 - Developmental Regulations, Article lll - Subdivision and Partition Standards,Section 8.2420, Lots, General Requirements.

(1) Frontage. Each lot shall abut upon a sfreet or ill officially approved wayother than an alley for at least 50 feet, except for lots fronting on the bulb ofa cul-de-sac, then the minimum frontage shall be 30 feet.

l'inding:Staffbelieves fhat a Planned Unit Development allows for frontages that are less than 50 feet inwidth, which are being proposed. Additionally, sfafffinds that proposal is appropriate as proposedbased on the flexibility of a PUD.

(2) All side lot lines shall be at.ight angles to sffeet lines or radial to curvedstreets wherever pracdcai except as provicieci ior in subsection (5) oitirissection.

Finding:The lot layout submiffed meets this sfandard.

(3) Tiuough iots, iots with doubie frontage, should be avoided except where theyare essential to provide separation of residential development from majorstreet or adjacent nonresidential activities to overcome specific disadvantagesof topography and orientation. A planting screen easement of at least 10 feetin width and across which there shall be no tight of access may be requiredalong the lines of lots abutting such a traffic artery or other incompatible use.

F inding:Each of the townhome lots along 25th Stre etr 27h Streef, Elm Avenue and Greenwood Avenue areproposed as through lots with double frontage. However, staff finds that this is acceptable as one ofthese streets in each case is a private street infernal to the development. These 24-foot streets seryeas alleys with the primarT purpose of providing access to fhe residents of the development Staff isin support of the proposed privafe sfreet layout as it maximizes the potential for development ofthis site and aliows ior the townhomes to front onto the public streets without having direct accessonto these streets.

(4) Corner lots shall be 5 feet more in width than other lots and also shall havesufficient extra width to meet the additional side yard requirements of thezoning district in which they are located.

!'inding:The corner lots proposed meet this standard with the exception of Lot 15 on the southeast corner of25e Street and Greenwood Avenue which is the same widfh as other proposed lots on the east sideof 25th Street. Since PUD's allow flexibilify in regard to lot sizes, stafffinds that the proposed lotsize is acceptable.

(5) Soiar Access. as much soiar access as feasibie shaii be provicieci each iot inevery new subdivision considering topography, development pattern, andexisting vegetation. The lot lines of lots, as far as feasible, shall be orientedto provide solar access at ground level at the southern building line two hoursbefore and after the solar zenith from September 22 to March 21. lf it is notfeasible to provide solar access to the southern building line the solar access,iiieasibie, shaii be provicied at i0 ieet above grotrnd ievei at the southernboundary line two hours before and after the solar zenith from September 22

PUD 05-04 / CU 05-14 / SP 05-55Pase 36 of 54

to March 21, and three hours betbre and atter the solar zenith tiom March?2to September 21. This solar access shall be protected by solar heightrestrictions on burdened properties for the benefit of lots receiving the solaraccess. If the solar access for any lot, either at the southern building line orat l0 feet above the southern building line, is not feasible, supportinginformation must be filed with the application.

l'inding:Solar access was addressed in previous findings. Solar access requirements only apply to the lofs onthe northern boundary of the property. Since these lots are bordered by Greenwood Avenue to fhenorfh, solar access should not be an issue.

Underground Utilities. All permanent utility service to lots in asubciivision shaii be provicieci from uncierground faciiities. Provicieci,however, the Hearings Body may allow overhead utilities if thesurrounding area is already served by overhead utilities and the proposedlots in the subdivision could be served by the existing overhead system.The subdivision shall be responsible for complying with requirements ofthis section and shall:

Obtarn a permit ti'om the Public Works Supenntendent ot'placement for all underground utilities.

Make all necessary arrangements with the utiliry companies andother persons or corporations affected by the installation of suchunderground utilities and facilities in accordance with rules andreguiations of the Public Utiiity Commission oithe State ofOregon.

All underground utilities, sanitary sewers and storm drainsinstalled in streets shall be constructed prior to the surfacing ofsuch streets to the extent practicable and sanitary sewers shall bepiaced to such iength as wiii negate the necessiry ior ciisturbingthe street improvements when service connections utre made.

Finding:There are no existing overhead utilities directly adjacent to the site. Any new utilities shall beplaced underground as a condition of appruvel.

Redmond Code, Chapter I - Developmental Regulattons, Arhcle lll - Subdtvrsion and Parhtron Standards,Section 8.2425. General Provisions.

Lighting. The subdivider shall provide underground wiring to the Citystandards and a base for any proposed ornamental street lights at locationsapproved by the affected utility company.

l'inding:As stated in the applicant's burden of proof, atl required lighting in the public right-of-way haseither been provided or wired to City standards and specified locations.

(2) Fire Hazards. Whenever possible, a minimum of trvo points of access to thesubdivision shall be provided to provide assured access for emergencyvehicies anci ease resicient evacuation.

PUD 05-04 / CU 05-14 / SP 05-55Page 37 of54

(6)

(a)

(b)

(c)

1 8 .

( 1 )

I inding:This proposal includes three points of access onto Greenwood Avenuer 25th Sfreet, and EIm Avenue.This standard is met

(3) Street Tree Planting. Street trees shall be planted at aratio of one tree pernewly created lot within a subdivision. Trees shall be planted within 30' of acurb on each iot, an<i shail be a specie and size consistent with R.DC section8.3035 (4Xk), "Street Trees".

Finding:The applicanf has provided a street tree plan that meets this standard.

(4) ll'aierSewer. All subdivisions shall provide waier an<i sewer linesconstructed to City standards and specifications approved by the CityEngineer. All lots shall be s€rved from fte City ofRedmond water system orby wster systerns acceptable to the City. Water mains and service lines shallbe'installed prior to the curbing and paving ofnew streets in all newsubdivisions.

I'inding:These requirements rr€ addrc$cd in lhe commenis from Engineerlng and arc incorporoted into drerecommendcd Conditions of Approval.

19. Redmond Code, Chryto 8 - Developmental Regulations, Article III - Subdivision and Partition Standards,Section 8.2430, Grading ofBuilding Sites. Grading ofbuilding sites shall conform to the followingstandards unless physical con<iitions <iErnonsrate the propriety of otho standartis:

(1) Cut slope ratios shall not exceed one foot vertically to one and one-halffeet horizontally.

(2) Fill slope ratios shall not exceed one foot vertically to two feethorizonialiy.

(3) The composition of soil for fill and the characteristics oflots and parcelsmade useable by fill shall be suitable for the purpose intended.

(4) When filling or grading is conternplated by the subdivider, he shallsubmit plans showirrg existiiig arri finished giades for'r:he approvai of dreCity Engineer. In reviewing &ese plans, the City Engineer shall considerthe need for drainage and effect offrlling an adjacent property. Cradingshall be finished in such a manner as not to create steep banks orunsightly areas to adjacent property.

Iinding:As recommended Condition of Approvel 2.D., prior to platting the subdivision, the applicsnt shdlsubmit rnd obtain approval from Engincering and Wasteweter for en enginecred grading rnddrainage plan thrt meets the criteria for a S(lyear, 24'hour event

ZO. Redmond Codg Chapter 8 - Developmental Regulations, Article III - Subdivision and Partition Standards,Saat in - e l z l? ( Sna- i - l S- fk - -L"

If special building setback lines are to be established in a subdivision, they shallbe shown on the tentative plan and final plat and included in the deed restrictions.

PUD 0s-04 / CU 05-14 / SP 0s-55Page 38 of 54

2 i .

l inding:The applicant has requested reduced setbacla, from 10 feet to 5 feet, for certain lots within thisdevelopment If granted, this would constitute special setbacks; however, since these setbachswould be more lenient fhan generally allowed by the Development Code, deed restrictions are notnecessarT.

Redmond Development Code, Article iV, Site anri Design Review, section 8.3035, "Site and DesignReview Requirements", requires compliance with the following standards and criteria:

L Instellation of Ufilities. All new service lines and relocated fransmissionlines shall be placed underground. Existing overhead transmission linesor utility lines shall be relocated underground unless otherwise approvedby ihe CDD Direcior, City Engineer, or Hearings Body.

Finding:All new utilify service lines and relocated transmission lines will be provided underground as arecommended Condition of Approval.

^ f f r : - l - r - r F I I t - - r \ - J ! - - t : - - - . ' n - - t - l ! ^ t . - - - - - - - - - . - A l - - - - - - r - - . : ^ l - rL. rlgilr- ul- YYay l,curuulrurr cr ruur|c rurpruvtsrlcn]!r. fr,ugquatE rrBrrr-

of-way dedication and improvements to streets, alleys, sidewalks,bikeways and other public ways shall be provided by the Owner thatconform to City of Redmond adopted Transportation Plan,Transportation Impact Analysis & Access Management Standards,Public Works Standards & Specification and the local service street- ^ l : ^ : ^ ^ : - ^ 1 , . 1 : - ^ + L ^ ^ - i l - ^ l : ^ . , I - l : ^ . . ^ f ^ ^ + - . ^ l ^ ^ - ^ + e i r ^ + : ^ - ^ fPt , l l rvrv l , r r rVr l I ( r r I rB l r rv 5rr \ r PVrrvJ. r l l l l lv | ' | U l c l tv lU<l r V\ r l rDl l t lUt lur l tJr

improvements, the City may choose to accept financial payment,contribution, other approved security or agreement for the purpose ofproviding the needed improvements. The City may require that nobuilding permit be issued until public improvements are completed; thisshall be clearly identified (if applicable) within the Site ImprovementA n rooman f

r \ 6 r vv r r r v r r a .

Finding:This standerd was addressed in the comments from Engineering, which are incorporated into therecommended Conditions of Approval.

? Naiohhnr.hnnrl Cnrrnafihi l i tv Thic sfenrlerr l chql l nnt qnnlrr fn anrr

development that also requires a conditional use permit.

Finding:This standard does nof apply when a conditional use pennit is applied for due to redundancy ofstandards.

4. Architecfural Requirements

Arcbitectural theme. A specific architectural theme is required for any structurethat is a candidate for Site and Design review. The theme used shall be carried outcompletely in the design and not mixed with conflicting themes. The theme usedshall be consistent with all buildings on the subject site.

!'inding:The plans submitted for the residenfial units comply with this requirement by showing a Craftsmanarchitectural theme that is generally consistent with many homes and neighborhoods in Central Oregon.

PUD 0s-04 / cu 05-14 / sP 05-s5Page 39 of54

b. False tiont desiCn. A lalse liont design ofa building shall be avoide4 except tbrthe Downtown (C-2) Commercial District.

Finding:No false fron8 are proposed.

e. Multi-Family Dweliines and Comniexes.

Finding:The Plenning Commission has mede the interpretrtion thrt torvnhomes orc subject to multi-family dwellingstanderds since lhey sherc a common foundrtion end roof line. Thercforg stefT applies the multi-familydwelling standards, as follows:

l. There sha[ be no window-to-adjoining-window alignment wh€nadjoining buildings are less than 60' aprt.

Finding:The side elevations of the townhome structures indicate thst there are several windows on the side of each ofthese structures. According to recommended Condition ofApprovel 1.F,, the applicant shall provide plansond/or documentation to the City demonstrating that window-to-window alignmcnt will be avoided ormitigeted in accordance with this criterion.

2. Unbroken or continuous building spans greator than 32' in length(including rooflines) are not permitted. At least three architecturalfeatures shall be added to buildings more than 32' in length. Choices ofihese required features include Out are not limited to) oriel or baywindowg trelliseq staggered roofheights or pitches, cupolas, decorativetrim, and stone or brick ernbellishments. The developer may choose adifferent architectural feature subject to the approval by the CommunityDwelopmont Director.

Finding;Staff finds ttet the proposcd elev.tiotrs meet thir criterion by brerking up spsns with rrchitectursl festures.

3. Lining up two or more rosidential buildings in even rows is prohibited,Buildings shall be located so they enclose spaces and so that views fromwithin buildings are oriented to landscaped courts or recreation areBsrr-here-"'er feasible.

Finding:The plens submittcd wilh this proposal show all townhome buildings lined in even rows which is prohibitedby this criterion. As recommended Condition of Approval X, the applicant shall provide a revised plan withbuilding footprinb for all multi-femily townhome structures demonstrating thst meet this criGrion bystaggcring the building footprints.

4. There shall be no outdoor storage of furniture, tools, equipment, buildingmaterials or supplies belonging to the occupants or management of thecomplex. All multi family developments shall provide for storage offurniture, tools, equipment, building materials or supplies belonging to thennnrrnqnfc nr rncr ' lor ret r rpnf nf tha nnt t rn lpv Fanh r l . r re l l ino chal l ho. rp i fcvvvs l ,@rrr v^ l r rwrut2v^rrv la. v^ t r rv vvarr l /avrr . lwrr I r r vr r r r r t t r r^s l r rs r v rLu

own storage are4 which shall be securable. Storage areas may be indoorsuch as attached or detached garages, or within specific areas that areinternal to each dwelling unit. Storage a.reas may also be within outdoor

PUD 05-04 / CU 05-14 / SP 05-55Page 40 of54

structues such as within a carport or a sepdate storage butlding onpremises. The City may exempt or reduce the storage space requirementfor "specialty housing" such as housing for the eldaly or for housing forlong-term infirm care.

tr'inding:E ch unit has its own genrgc; therefore interaal storage is possibie within each unit

5. All roadways and paking areas shall be paved and roadways shall not beless than 20 feet in width.

Findiq:Aii proposed rordwrys me€t this siandard.

6. No parking shall be permitted on any common or shared driveways orprivate drives less than 28' rn width.

Finding:As discuwul prcvftrusly, stalf rctommcnrls a Condition of Appruval prohibiting pariring on eithcr sidc uf ahc24 foot wide priv.tc streeb.

7 . All second or third stories of any-multiple family dwelling or complexshall be setback 25 feet from the property line of an abutting single familyor duplex residential dwelling or lot. Single story multiple familyd*'ellings or complexes shall be set back no less than l5 feei from iheproperty line of an abutting single family or duplex residential dwelling orlot. The Hearings Body may approve setbacks adjacent to single family orduplex residential dwellings or lots to be reduced to the minimum yardsetback allowed in the zone if the design mitigates impacts to adjacentproperties.

l.indingsSince all of the townhome lots are doublo.frontrge lo8 (abufting either streets or other townhomes on eachside), there ere no ebufting single femily or duplex buildings so this stNndard do€r not {pply.

8. All new multi-family dwellings and complexes shall be set back no lessthan 15' (fifteen feet) from any adjacent residential dwelling or use asmeasured from the property iine to the foundadon of the new buiiciing. Asight obscuring fence or evergreen hedge may be required by the HearingsBody when in its judgrnent such screening is necessary to preserve thevalues of nearby properties, protect the aesthetic character of theneighborhood or vicinity, and to provide security for occupants of thesubject complex.

I'inding:Since all of the townhome los are double-frontoge lots (rbutting either streets or olher townhomes on eachsidc), there are no abutting rcsidential uses go this slandard does not apply.

9. Covered bicycle parking facilities shall be provided.

Finding:f,ach proposed residential unit includes a garage which may serve as a covered bicycle parking frcility.

PUD 05-04 / CU 05-14 / SP 0s-5sPage 41 of 54

10. Second, third and fourth stories of multi family dwellings and complexes

in residential zones shall occupy no more than 807o ofthe burldingfootprint area (ground floor), and shall be set back no less than 4 feet fromthe vertical plane created by the first floor.

Finding:Staff finds that the plens submitted comply with these criteria when front porches are included incalculi|tions ond mersurcmen$.

Special yards and distances between new multi family dwelling I complexbuildings on a site when multiple buildings are proposed, or which will beadjacent to existing buildings having setbacks less than 10 feet from theirrespective property lines, shall be provided as follows:

An inner court provrdrng access to double-row dwelhng groupsshall be a minimum of 20 feet in width.

Except for single family dwellings on one lot, the distancebetween principal buildings shall be at least one half the sum ofthe height of both buildings; provided, however, that in no caseshaii the distance be iess than i2 teet. This requirement shail aisoapply to portions of the sirme buildings separated from each otherby a court or other open space.

Finding:Subsection (i) does not apply rs there ere no proposed double.row dwelling groups. The applicant did notindicate the height of ihe Jownhome structures as messured io ihe miti-poini. The epplicant did notindicated the height (measured to roof mid-point) ofthe townhome structur$, nor the distance betweenstructurca. If the applicant cannot demonstrate that the proposal meeh this standard, the PlanningCommission will either have to make an exception to this standard or require the applicant to revise fheplam to meet thc standard.

iviuiti fauriiy riwuiiirrgs arrti uornpicxes sirali curnpiy wiiir iirc Ciiy's acsssspolicies regarding vehicle access and provide adequate pedestrian ways tosafely navigate the parking areas and to connect to the public sidewalks.Adequate internal vehicle access shall be designed to minimize oreliminate vehicle/vehicle or vehicle/pedestrian confl icts.

Finding:The plans submitted include sidewalks in front of the townhornes with paved walkways to the front porches.Thercfore, stsff fmds lhat Oe proposd mcets this requirement

13. For a multi-family dwelling complex a minirnum of at least 2,500 squarefeet plus 150 square feet per dwelling unit shall be provided for arecreational play are4 group or commurury actit'ities, or cornmcn opsnspace. Such aea shall be improved with grass, plantingso surfacing,equipment or buildings suitable for recreafional use. The Hearings Bodymay require this area to be protected from streets, parking areas, or thelike, by a fence or the equivalent.

Finding:The open space requirements for a PUD are greater thatr these st ndrrds so this proposal meets thissJendard based on calculstion due to the *Vilhge Green' in thc center of the development llowcvcr, sincettis common erer is not on or dircctly .djacent to the townhome lob, shfffinds that it is the buden of theapplicant to demonstrete sufficient rccess of the townhome r$idents to the common open space andPUD 0s-04 / CU 05-14 / SP 05-55Paec 42 of 54

I l .

(r)

(ii)

12.

recnertional arca. Stafflinds that the townhome lots in the southwcst and norttesst corners of the subjectsite do not have adequate Nccess to the primery common recreation lnd open spece arra" Stalf rccommendsadding Condition of Approvsl X, rcquiring ihe elimination of two tax lols in tte triangular areas with singlo'family detached homcs to lhc northeast and southwest of the Village Green in order to provide morc openspace immediately accessible to residents of these torvnhom€s.

t *'T:'#"ff"#iHr#T;H:ff1:l o" *Eenqr so as noi io bc

Finding:It rppesrs that no exterior equipment will bc neccssary. If any is contempllt€d, then it shrll bescrccned from view from a public road or any residence.

5. Landscaping.

a. Plant sizes. All required shrubs shall be at least I gallon size and all required treesl5 gallon size at time ofplanting and no less than l-l/2" caliper measured 3'above {hished grade.

b. Veeetative cover. Ali required landscape aroas shall be planted withshrubs, trees and or living ground cover to a minimum of 5070 vegetativecover at the time of planting.

FindingrThe applicant's hndscaping phn shows the size of plents for the development but does not showthe size ai iime of pianiing. As recommendcd Condiiion of Approval 1.I.' the applicent shall submitand obtoin approval from the City for a revised lmdscape plan that indicat$ that th6e standsrdsare met

c. Outdoor storage and s€rvice areas. Outdoor storage and service areasshall be screened or buffered from adjacent properties or from publiciighs of way with a ruiliriurir 3 fuot trali and wide larrdscape slrip ur sitcobscuring fencing unloss otherwise approved when adjacert to a similar

ff ;'#T'''ff #ffi"l;Hx;#"".Uiff#*H,X?i*1',i",planting or installation, and shall be shown by detail or photo

r'[ru[rB;No ortdoor stor.ge is proposed as part of this project

d. Areas between buildings and orooorty lines adjacent to a street. Areasbetween buildings and propedy lines adjacent to a street shall belandscaped with trees and shrubs within a minimum 3 foot widelo.ldscspe stnp.

Finding:Tbe revised proposol meets this standard.

e. A oarking or loadine area. A parking or loading area shall be separated from anyl^r linF a.lio^hr r^ o rnod-,orr h.r a lon,|ceencrl .t in rr l.ocr l n fFr in wi'lth 'n.l

any lot line by a landscaped strip at least 5 feet in width.. .

The Community Development Director may make an exception of the five (5) footlandscaping sfiip requirements if the following criteria apply:

PUD 05-04 / CU 05-14 / SP 05-55T \ - - - - / | a - f c ,raBrt +J ul J&t

(r)(ii)

The properties are ad;acent to one another; and,The parking and back up areas are adjacent to a common lot line.

l'inding:There are no

Finding:Stafffinds that the landscape plan demonsfrates sufficient landscaping adjacent to the on-siteparking spaces to meet this criterion.

g. Parking lot.landscaping. In addition to meeting all other landscape requirements, at

:1?i,:.::,llL1:1.?1,^."f::i"T::":1 required la':rdscaping for the site shall be planted

witiiiir of ii-ruilnurartrry auJaunur ru the pai'kiiig lot(s), plus a i'atio of orre fiee per teii

parking spaces shall be planted. This parking lot landscaping may be considered asmeeting a portion of the underlying zone's minimum landscape percentage

requirements. Parking lots exceeding 20 spaces shall incorporate a porrion of thisrequired landscaping in interior islands not less than three feet in width.

Tr : - l : * - .r ' l | - | l l l l l [ , .

There are no parking lofs proposed in this development

h. Protection of Parking Lot Landscaping. Parking lot landscaping shall be protected by

;,:H'#;ff$*;l:"fff l;,ii'[f if:;.f*ilff #[T#.T'i-ff ';:l'ff -the nlonter{ nren ic - la-ted .r ' i th QAOZ 'ronafofinn 'r f fha +i*o ^f ^l t t1!1g.

Finding:There are no parking lots proposed in this development

i. Preservation and Replacement of Trees. All existing ffees having a six (6) inch trunkdiarneter 3' above grade or greater shall be presen,ed or replaced with fifteen gallcn-

sized ffees at a 'one-to-one' ratio. Replacement ffees shall have a minimum l-ll2

inch trunk diameter measured at 3'above grade. This criteria shall be met in thesubmitted landscape plan.

Finding:There are severa! ex-isting juniper trees seaffered on this site fhaf wil! tre removed; however, staff

finds that the landscape plan, is more than sufficient to meet the requirement for replacement of

trees.

PUD 05-04 / CU 05-14 / SP 05-5sPage 44 of 54

lf an exception is granted, an easement shall be recorded on the deed. If at anytime the parking area is no longer shared, the parking area shall conform to the five(5) foot landscape strip requirements.

parking or loading aress proposed on this site.

Landscape. areas abutting parking areas ppaces. access aisles andloAdir,rg zones. Landscape areas abutting parking spaces, access aisles and loadingzones shall incorporate a sight obscuring landscape screen. The screen shall be atieast 3 ieet higher than the finished grade of the parking are4 except in required ciearvision areas where the clear vision requirements must be met. The screen height maybe achieved by a combination of earth mounding and plant materials. Fences with orwithout slats may qualifu for parking lot screening on interior, side or rear lot lines

or when adjacent to an alley.

r .T3Hilfi::Hl:lJJ;:;:;J,:i:'#*?1ff!tn"''system and approximate line location shall be shown on the site plan provided.

Finding: The landscaping plan denotes an irrigation system for this development This standard ismet

k. Street trees. A street tree plan rs requlred tbr all development tiontrng on public orprivate roads. All sfreet trees shall meet the following requirements.

l. Certain aees are prohibited by City Code. Prohibited tree speciesinclude: fir, cedar, willow, balnr, poplar and asper! nut, locust, allfruit bearing species and cottonwood.

2. Trees chosen tbr the public right-ol--way shall be single stern,round, compact crown, deciduous treeg free of fruit, thoms orother harmtrl appendages. Trees that are tolerant ofextqnes inweather, cultivation around the foot areq and pest and dis€ases arerecommended.

3. Tap root trees and surface root trees shall be avoided.

4. Trees shall be chosen with a mature height ofno more dran 30 feetand a minimum branching clearance of 8 feet at maturity-

5. The center ofall trees planted in public right ofway shall be aminimum oi i 8" from rhe face of rhe sireet curb.

6. Street fiees shall be placed at the rate of ono tree for every 25 feetof street frontage. Trees may be evenly spaced with variations tothe spacing permitted. Irrigation systems shall be required for allstreet trees.

7. When street trees are planted on private prop€rty, the trees shallnot be planted further than 25' from the curb. Evergreon speciesare acceptable street trees on private property provided that theyare more than 5 feet away from pathways and driveways.

Finding:The applicant has provided a street tree plsn thet complies with this standard.

l. Maintenance oflandscuing. All landscaping shall be continuously maintained andreplaced when necessary to maintain compliance with an 4proved landscape plan. Forlandscaping in excess of $5,000, the City may require a maintenance bond

Finding:The CC&R's provided for Home Owner Association maintenance of len&caping within thecommon open space lrels, consistent with this criterion.

6. Parking,and Unloadine Areas/Docks.

a. Off-Sircui ParkiriB. Arsas. Fzuking areas siiaii liu as nsar llis pubiiuentrances to the structure served as possible.

PUD 0s-04 / CU 0s-14 / SP 0s-55Page 45 of 54

b. Parking lot. The parking shall be dispersed around the burldrngemphasizing the importance ofthe building and accessibility to entrances.

c. Truck loadine areas or docks. Truck loading areas or dockg wheredelivery is done by semi truck with a specified loading doc( shall belocated or screened from the street or from the major public entrance to thebuiiding. The Appiicant shall identif the specific typ{s) and size ofdelivery vehicles which will deliver and/or take goods to/from thebuilding; fte hours of delivery, the location ofdelivery doors and theirdimensions. Truck loading areas or docks shatl not inhibit circulation on-site or create access problems from adjac€nt streets.

Finding:There are no parking or unloading ereas proposed.

7. General Site Criteria.

a. Gradins and Drainage.

l. Grading on the site shall take place so there is no adverse all'ect onneighboring properties or public right-of-way. A grading planmay be requircd to assure that all drainage is retained on site.

2. All drainage shall be retained on site at all times. A drainage planmay be required that shows slope, method ofdrainage retentionand disbunement of water on site at the discretion of the CiwEnginoer.

Finding:As a condition ofepproval prior to platting the devclopment, lhe rpplicent sholl submit an engineeredgreding and drainage plsn to the Engineering and Wastewater Depertnents and obtain epproval

b. Clear Vision Standard. No obstructions greater than three and one half(3 %) tbethigh, including any landscaping which will grow greater than three and one half (3%) feet higlL with the exception oftrees whose canopy heights are at all timesgreater than eight(8) feet, may be placed in a clear vision area as defined in ArticleI, " Supplementary hovisions".

Finding:Thc lendscape plan submitted by the applicant does not indicate clear vision areas at the intersections ofstreets (public or private). As recommended Condition of Approval I .1, the *pplicant shall provide arevised lendscepe pl.n that shows all clear vision arcas end indicrtes that lendscepirg will mect thisstanderd.

c. Trash coiieciion areas. Trash collecdon areas shaii not be orienied rowardsbuilding entranc€s or public sneets other than alleys and shall be screened orenolosed with building material which is compatible with those used in the exteriorofthe building. Location(s) ofall trash collection area(s) shall be reviewed andapproved by the Fire Marshal or designate.

d. Waier iariri Sewer Service. Coruiecliuu iu lire Ciiy's pubiic waivr autl siuwcr sys'rcrlsshall be required and shall comply with the current Public Works Standards &Specifications.

PUD 05-04 / CU 05-14 / SP 0s-55Pase 46 of 54

l'inding:There are no trash collection treas proposed. Criterion d. is a standard condition of approval.

e. Accessibility. At least one pedestrian pathway, which meets UBCaccessibility requirements, shall be provided within the boundary of thesite from public transportation stops, accessible parking spaces, passengerioading and <irop ofizones, and pubiic streets or sidewaiks to anaccessible enfiy. When more than one building or facility is located on asite, at least one accessible route shall be provided between accessiblebuildings and accessible site facilities. The accessible route shall be themost practical and direct route among accessible building entries,accessible site facilities and the accessible entry to the site. Walksparaiieiing vehicular ways shaii be separated from vehicuiar ways bycurbs, planted areas, railings, or other means between the pedestrian wayand vehicular routes.

Finding:According to lhe plans submitted, all streets serving the Planned unit Development with adoptedCity standmds which includes at lerst a S-foot sidew$k as plrt of the proii,osed and requircdriglitof way improvemenh. In addition, there arc pedestrian connectionr throughout lhis dwelopmenfthat mect this criterion for accessibility.

E. Traffic Imoact Analysis (TIA)

9. Cit!' ofRcdmond Acccss l"{anagcmcnt Standaids. All land usc approvals shall corr.ply-with the access managernent standards.

10. Transportation Impact Analysis. It shall be the burden ofthe developer to evaluatetransportation system impacts through studies prepared by a qualified registeredprofessional engineer. When a transportation irnpact analysis is required it mustdsrnonstrate +.hat the fcllolving standards aro met:

Finding:The Traflic Impact Study submitted has been reviewed by Engineering Division, and isacceptable as submitted provided the street improvements described in the comments fromEngineering are incorporated as Conditions of Approval.iiiltititltlltiiiiilliilliittiiiiiiiiiiiiiiiiliilr$ND oF coNCLUSroNAR.y FniDnrcstiiiiiiiiiiitiiltitiitifittiliiiiiiiittitriiii

PUD 0s-04 / CU 05-14 / sP 05-55Page 47 of 54

UXHTBII. B _AGI]NCY COMMT]NTS

Asencv Comments. Staffreceived the following agenry comments from the respective agoncies anddepartnents.

l. Finance: "No comrnents."2. Buildinq: "No comments."3. Policc 'Approval."

4. Hieh Countv Disoosal: "Approval""Private streets must be big eno4h for large res. truck to get in and out. Enough of a radius on comers for fuck toget aroutrd."

5, Fire:

If thoe me questions regarding Fire Code issues, please contact Jessica M€yer at 541-504-5016 or email [email protected]. or.us.

Water:o Chryter 5, Section 508.3; Appendix B, Table Bl05.i & Table Ci05.1: Type VB at 5,238 square feet =

2,fi)0 GPM = minimum of 2 hydrants required with not more than 450 feet spacing between them and notmore than 225 feet to a hydrant from any point on the strea. (Hydrants shown on plans meet the abovespacing requirement. )

o Exception: A reduction in required fire flow of 757q as approved" is allowed when the building isprovidod with an approved automatic sprinkler system. The resulting firo flow shall not be lessdiaii 1,500 gallols per niilutg with hydmrts spaced every 500 fe€t arcuud dre exterior ofthesauotue and not more than 250 feet to a hy&ant from any point on the stre€t.

o Chapter 5, Section 508.3 Appendix B Section Bl05.l Ono and two family dwellings: The minimum fire.flow requirernents for one- and two-family dwellings having a fire-flow calculation area which does notexceed 3.6fi) scuare fect (includhg the garage) shall be 1,000 gallons per minute and hydrants spaced not-^-^.L^- r f | / | f^^. c : -^ n^,- , ^- l . f t^ . . , . t . . -^ t^- f^- . t . . ,^ l t : - - - L^- i - - - J : -^ c l^ . . . ^^t^. . t^ . :^-r r rurs r | r .ur lur uwerrr ! tsr r r4v| l rB 4 rqe-rruw

of 3,600 square feat shall not be less than that specified in Table B I 05 . I .

o Appendix B, 8104.2 Area Separation: Portions of buildings which are separated by fire walls with outoporings conslnrcted in accordance with the Intemational Building Code (table 705.4) are allowed to beconsidered as separate fire flow calculation areas.

o NOI'f,i Bel'orc the sDplicatiotr is deemcd complete an ctrqinccred fre Row rnalysis is rrouired.

o Chapter 5, Section 501.4 Timing oflnstallation: Fire appaatus access roads and water supply for fireprotection is required to be installed and made serviceable prior to and during the time on construction.

Access:o Chapter 5, Section 503.2. I Dimensions: Fire apparatus access roads shail have an unobstructe<i wirith ofnot

less than 20 feet and an unobstructed vertical clearance ofnot less than 13 feet 6 inches.o D I 03 .6 Signs: When required fire apparatus acress roads shall be marked with permanent NO

PARKING - FIRE LANE signs complying widr figure D103.6.o D103.6.1 Roadg 20-26 ft wide: Shall have Fire Lane signs posted on both sides as a firc lane.o D103.6.2 Roads more than 26 ft wide: Roads 26-32 ft wide shall have Fire Lane signs posted on

one side of ihe road as a fire iane.

o Chapter 5, Section 503.2.4 Tuming radius: The required tuming radius ofa fire apparatus access road shallbe 30 feet inside and 50 feet outside.

PUD 0s-04 / CU 0s-14 / SP 0s-5s

Chapter 5, Sectton 503.2.3 Surtace: Frre apparatus access roads shall be desrgned and marntarned tosupport the imposed loads (75,0001bs) of fire apparatus and shall be surfaced so as to provide all-weatherdriving capabilities.

Chapter 5, Section 505.1 Address Numbers: Buildings shall have approved address numbers plainly legibleand visible from the street or road fronting the property.

Chapter 5, Sechon 504.1 Required Access: Exterior doors and openings shall be made readrly accessiblefor emergency access by the fire departrnent. An approved access walkway leading from fire apparatusaccess roads to exterior openings shall be provided when required by the fire code official.

o Note: The street names shall follow the Cify of Redmond streef grid names and numbers. (Theprivate streets shall follow the above requiremenl)

6. Citv trngineer:

I have reviewed the Trip Generation Analysis for Fairhaven Cottages submitted by Hickrnan, Williams andAssociates. A total of3,357 trips per day is now anticipated when this last stage is completed as compared to 3,290for the original study for an increase of67 trips. I agree with Phil Baldner that this increase of two percent is notsignificant. No additional analysis is required.

7' &ng!sgcr!!s!

Subject property located at the northeast corner of NW 27'h St. and Elm Avenue. The Engineering Dept. providesthe following recommendations based on the submitted tentative plan set dated 6/02106:

l. Transoortation: All public streets shall be designed constructed and dedicated to current City of RedmondStandards & Specifications (Aprii 2003) to tire limits ofeach phase. Street light and postai box instailation shaii berequired. Street narnes shall be reviewed and approved by Deschutes County.

A) NW 2/ SL - Minor arterial street. Existing paved street with curb, sidewalk and forty (40) ft. right-of-wayadjacent to subject property. Existing curb and sidewalk shall be repaired and/or replaced at the discretion ofthe City Engineering Inspector. Forty (40) I1. right-of-way dedication shall be required for the east half of 27*St. to achieve a total of eighty (80) ft. adjacent to subject propsty. Upon request the cost of additionaldedication required for conforrnance to ihe Ciiy's afierial sheet standard may be considered for transportationSystem D€velopment Charge (SDC) credits.B) NW 2f SL - Local grid street. Eisting paved street south of subject property. knprovements conforming tofull City local sfreet standards shall be required with new pavement, curb on both sides, sidewalk and sixty (60)ft. right-of-way dedication from Elm Ave. to the north property boundary (Greenwood Ave.).C) NW Elm Avv. - Local grid street. Existing paved street with curb, sidewalk and sixty (60) ft. right-of-wayadjacent to subject pruperry-. Existirig cub and sidewall shall be iepailed arrdr'oi replaced a1 the riisr]l€tion ofthe City Engineering Inspector.D) NIY Greenwootl Ave- - Local grid street located along the north property boundary. Existing unimprovedthirty (30) ft. right-of-way east of subject property. Existing paved street west of subject property.Improvements conforming to full City local street standards shall be required with new pavement, curb on bothsides, sidewalk on the south side adjacent to subject property from 27* St. to the east property boundary eitheras a condition of approval or iE conj'nnction *'ith ncighboring dcvclopmcnt. Sixfy (60) minim'um right-of-'*'aydedication shall be required for construction of a firll City local street. If unable to acquire right-of-waydedication for the north half of Greenwood Ave., a cash contribution equal to the cost of improving the southhalf may be provided in lieu of construction at the discrotion of the City Engineer.E) Proposed Private Streets - The proposed private streets shall be privately owned and maintained and shallconform to Redmond Fire & Rescue and/or AASHTO (including tBmaround) standards.

PUD 05-04 / CU 05-14 / SP 05-55Pase 49 of 54

l.) Storm Waler L:ontrol - 'Ihe locaflon of urderground injection wells (drywells) within City streets shallcomply with Oregon Dept. of Environmental Quality (D.E.Q.) regulations and shall not conflict with existingactive private domestic, irrigation or municipal drinking water wells. All new drywells shall be registered andpre-approved with D.E.Q. prior to City approval of the required construction drawings unless otherwiseapproved by the City Engineer. A copy ofthe completed D.E.Q. und€rgound injection well registration may beincluded with the construction plan submittal. Sag inletg storm water retention basins and bio-swales shall bedesigned for a 50 year/z4 hour storm event (per NoAAJlsopiuvials). The propose<i public storm water controisystsm shall be subject to review of the required public improvernent construction drawings. All public stormwater fasilities shall provide storage for drainage within public streets and public right-of-way only. Stormwater dminage from private streets or private property shall be prohibited unless otherwise approved by thePublic Works Director or City Engine€r. Proposed storm drainage easements shall be shown on dre plat andshall be subject to City approval.G) Siie Access Direct vehicuiar access to 27'n Sr., a minor arieriai sreer, shaii not be permitte<i. Therefore, iheprivate sfeet connections to 27'n St. shown on the tentative plan shall be gated or barricaded for pedestrian orernergenry vehicle access only. Otherwise, proposed site access is acceptable subject to City sighvstop distanceand clear vision standards. Emergency access and turnarounds shall be provided as required by Redmond Fire& Rescue.H) Trafric Impacts - Please refer to comm€nts from Mike Caccavano, PE, regarding the Traffrc GenerationÂ,laiysis piepiucd by Fliilip Bairhrer, PE/PLS of Hiclutia , Wiiiiarns & Associales, Ilc.,I,) Public Utility Easernents (P.U.E.) adjacent to public streets shall be added or expanded to include drywellinfilhation/pit areas, shall include provisions for slope qrements and shall be dedicated to the City with thepermitted uses clearly identified.

2. Water: Existing eight (8) inch City water main and eight (8) inch service stub located in Elm Ave. adjacent tosubject properry. Existirrg eighi (8) inch City watei main sfdb locaied in 25'St. at nlm Avenue. lxisting eigr\t (8)inch City water main located in 27" St. adjac€nt to subject property. Proposed public water system shall bedesigned & constnrcted to cunent City Standards and Specifications.

l.) Connection to City's water system shall be required per City Development Code section 8.2425(4). As aresulq any existing active dom€stic drinking or inigation water wells located on subject property may no longerbe used and shall be permanently abandoned in accordance with the Oregon Water Resource Department.Bl A public l'ratsr main shall be extetded along Greenwood Ave. &om 27" St. to the east propertsy' bourdary,per City'1o & through" standards to complete a looped public system. A public water main shall also beext€nded along the intemal private street serving Lots 28 - 35 and Lots 105 - 110 within a City easement.O6erwise, the proposed public water system is acc€ptable for service to each new lot. The minimum pipe sizefor City water main shall be eight (8) inc[ unless larger size is needed to meet fire flow requiranents. Allpublic water mains shall terminate with a fire hydrant.C) .4 hvenry (20) ft. u,,ide exclusi'ro City rvater easement which guarantees unobstructed sccess anC absol.;esthe City from responsibility to repair damaged to streets or landscaping shall be required for all public waermain lines located outside of public right-of-way. A combined City water and sewer easement or public utilityeasement may be considered as well where applicable.D/ Each new lot requi(es a single separate water servioe conforming to City standards with meter located at theproperty-right-olway line. Duplex lots require a sepaxate meter for each unit. A City approved backflowprevention device shall be required for any reside,ntial service larger than on-e (l) inch and for a!! irrigationsystens. Lots 28 - 35 and Lots 105 - 110 shall be served through conneotion to a required public water main tobe located in the adjacent intemal private street. The proposed water s€rvice clusters intended for these Lots asshown on the tentative plan will not be permitted. In light of the required public water main in GreenwoodAve., the applicant may want to reconsider the location ofwater service connections to Lots 65 - 68 as well.E) Fire flow, fne hydrant/service locations and./or intemational fire code requirsrnents to be determined byRedmond Fire & Rescue A wafer svsfem/fire flow analysis and mitigation plan prepared hy a registeredprofessional engineer may be required at the discretion of the Redmond Fire Marshal to veri& conformance tointernational fre code requirements. Pl€ase note that the location and number of proposed fue hydrants may beadjusted when considering existing hydrants in the adjacent streets that surround this properfy.

PUD 0s-04 / CU 05-14 / SP 05-55Page 50 of54

3. Wastewater: Exising twenty four (24) inch City gravity sewer main and services located in Elm Ave. and 24s St.adjac€nt to subject property. Eight (8) inch City gravity sewer main currently under construction in GreenwoodAve. at the east property boundary. Proposed public sewer system shall be designed & constructed to current CityStandards and Specifi cations.

l) Comection to the City's sewer system shall be required per City Development Code sections 8.2140 (5) and8.2425(4). As a resulq any oxisting private sewer system located on subject properties may no longer be usedand shall be permanently abandoned rn accordanc€ with Deschutes County and/or Oregon Dept. ofEnvironmental Quality regulations.A/ Considoing the public sewer main currandy under construction in Greenwood Ave. as part of neighboringMegan Park Phase 1, the applicant may want to consider revising the proposed sewer system layout andconnection to the existing public system in order to avoid utility trenohing and restoration in the existing pavedroundabout at Elm Ave. and 25* Street. Otherwise, The proposed public sewer system is acceptable for serviceto each new iot and a<ijacent properties per City 'to & through" standards. Minimum pipe size for City gravitysewer main shall be eight (8) inch. The ability to gravity s€rve each new lot and adjacent properties shall berequired as existing topography allows.C,/ A twenty (20) ft. wide exclusive City sewer easernent which guarantees unobstructed access and absolvesthe City from responsibility to repair damaged to sheets or landscaping shall be required for all public gravitysswer main lines located outside of public right-of-way. A combined City water and sewer easement or publicutility easernenr may be considered as well where applicable.D,/ Each new lot requires a single separate s€wer s€rvice conforming to City standards with cleanout located atdre property/right-of-way lin€. Single family residential lots require a separate four (4) inch sewer ssrvice.Residential duplex lots require a sgparate four (4) inch service for each unit, or one six (6) inch servioe perduplex. All sewer services shall be located to provide complete gravity service to each new lot as existingtopo$aphy allows.

4. Site Drainage: All lovsite dninage shall be mairftain€d on srte atrd shall not dmin onto public streets, irrigationcanals or neighboring properties. A comprehersive subdivision grading and drainage plan shall be required.

,4,) Site and private shoet drainage including drywells, storm water retention basins, bio-swales or acombination thereof shall be designed for a 50 yea 24 hour storm event (per NOAA,/Isopluvials).B) Contact the Portland office of D.E.Q. @ G03) 229-5945 for compliance to all state & federal storm waterregulations.C7 Tho location of undergroun<i injection weiis (drywells) shail compiy with Oregon Dept. of EnvironmentaiQuality (D.E.Q.) regulations and shall trot conflict with existing active domestic, irrigation or municipaldrinking water wells.

5. Irriqation Canals or Laterals - Inigation canals, laterals or ditches (including private) that are located within orcross public streets associated v/ith this proposed partition shall be piped underground with C-900 PVC, Ductileiron or as oiirerwise approve<i by C.O.I.D. and ihe Ciry. Piease note; the City may be inter€sied in acquiring anywater rights that ar€ transferred as a result subdividing.

6. Construction Plans - Upon land use approval, a separate set of construction drawings shall be submitted to fteEngineering Departnent for all roquired and/or proposed public improvements and storm water confiol. Anapproved Tentative Plan which complies with all required conditions of approval shall be submitted along with orprior io thc final suhlivision trrlut uldr'or corrshusiiorr plarrs. ii is recoutrlsrrdsd iirat buildirrg pcrurits bo rsslrictcduntil such time the required public infrastructure is consfucted and completed.

PUD 05-04 / CU 05-14 / SP 05-55Page 5l of54

E. COID:

PUD 05-04 I CU 0s-14 / SP 05-s5Page 52 of 54

July 12,2006

Communitv Dcvelopment f)enartmentPlanning DivisionP. O. Box 726Redmond, OR 97756

Attn: Gail.Bloom

Re: Fairhaven Aqgociates, LLCP{ID'0601 'j"

l5-13-08D8 TL20006472526

We are in receipt of your request for comment on the referenced PUD. The District has its C-8 lateralwhich meanders through the referenced property. The easement for C-E is 30 feet in width (15 feet eachside of centerline). There shall be no encroachment of any kind to this easement without written pennissionfrom this officc. C-8 will need to be piped according to District specifications. A piping agreement willalso need to be com^nleted through this office

Tail water nrn offfrom subject prop€rly or from adjacent property shall be &e responsibility of subdivisiondeveloper.

Any inigation conveyance, District or private, which passes through the subject properly shall not beencroached upon without writtsn permission from this office.

Irrigation water is unsefe for hrrman eonsrmpfion and should not be r:sed br dri:rk-rng or otber dcnesdcpurposes such as bathing showering dishwashing cooking, or maintaining oral hygiene.

ln conclusion the Disnict will require the following as conditions of approval. These conditions shall bemetprior to issuance of anypermits:

l. Any required piping done to District specifications.2. Piping agreement signed.3- Any crossings have been dealt with4. Feesbee,npaid.

If you have any questions please contact me at (541) 54840/.7.

Sincerely,

Jeremiah D. Fender

9. PP&L:

PUD 05-04 i CU 05-14 / SP 0s-55Page 53 of54

VPncrFrCoRP\ ^FoAr*rcrr ftm;Yrqsfiaf cail'|fl?

July 3, 2A06

Community Dwelopment DeparfincntPlanning DivisionAttn: Gail BloomPO Box 726Redmond, OR 97756

Redmond Application Number: PUD 0641

Dear Gail:

This is to advise you that Pacific Porver and Lrght Conrpany has etectric service di*ribution frcilities ator near Elm Avenue & 256 in the City of Redmond, Deschutes County, Oregou and Pacific Porver andLight Co. has cerdfied gghts to prcvide eleCrica! energ)' ip this aree.

Pacific Porver and Light Co. will provide electric service to this project within a reasonable time afterservice is applied for. These er$emions areprovided under our Rules and Reguladons as filed rvith theOrqgon Sate Public Utilities Commissioners. These Rules and Regulations require that under somesifitations, the developer or customer u'ill be required to participate in the line ertension costs.

Electric s€rvice to thir prqiect is in accordance nith the Rates, Rules and Regulations of pacific po*.er,sfiles Electric Tariff.

B.egsQ-Nof: If yotrr dwelopment includes a Public lXility Easernent (PUE), Pacific pow-er requires thefollowing language to be inctuded on the construction drawings and plat map

"Utilities shall have the right to instiall, maintarn, and operate their equrpment above and below groudand all other related frcilities rvithin the Plblic Utility Easements identified on this plat map ar roay b"necessary or desirabie in serviqg the lots ideffifred irereur, inciuding the right of access to such tacriitresand the ryht 9 require thc rcmoval of any obstructions including ttees aod oegstation that may be placedwithin the PLIE at the lot orvner's expense. At no time may any pcrrnanent structures be placed rvithin thePVn ol ury other obsruction which interferes nith the use of thi PUE *ithout the prior *riu"o approrralof the lJrilities and facilitics in the p[rE'.

If yor have more questions please give me a call at 38&2t03.

Respatfully,

Annqlt-e Towery for Robe'rt Couq1,.fu'"Robert G. CoatesOperations Manager&ntral Crqgcn

d-NK\$v /\ . /

10. Posfmaster:

Dlstnrct MaNecEnPoRTLAND DISTRICT

trffiFffi

April21,2006

Project Developers / Builders

PT|g the development stage of a new zubdivision, it is the responsibility of the developer and/orbuilder to pay the costs necessary to bring streets, sidewalks, *ito, ptrone, gas, and electric servicellto a new development. Like utility cornpanies, the Postal Serviceir u ,*ri.obased organization.We provide the service of mail delivery; however, wc do not provide the mail rmeptacle.

It is the policy of the U. S- Postal Service that mail delivery to all new developmerrts be centralizeddelivery using ceirtralized box units (cBU). In the Portland Dishict, ;h;fi* parts of the country, itis the responsibility of the customer (developers and builders) to provide the necessary mail receptacleequipment.

The authority for this is ftom the Postal operations Manual (PoM). section 632, Mail Receptacles,states that,

Appropriate nail receptlcles ryust be providedfor the receipt of mait. The type of mailreceptacle depends on the rnode of delivery in place. Purciasq insnllation, ind

maintenance ofmail receptacles is the respowibility of the customer.

The PoM also advises that appropriate locations for installation be verified and approved by the postalSsvice and local govemment.

To facilitate the most cost'effmtive delivery of mail into the 2lst century, I am committed to assistrngall customers, both large dwelopers and individual customers, with refeiences for the purchase,installation, and maintenance of authorized m,ail receptacl6 equipment.

Sincerely,

{l}tv*Dallas W. Keck

PUD 05-04 / CU 0s-14 i sP 05_s5Page 54 of54

Documents

Elm Avenue Redmond, OR