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SUB2000-00010 Decision - SUNRIDGE HEIGHTS NO. 2 NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" SUBDIVISION (SUB) 200040010 CITY OFTIGARD VARIANCE AR 2110 I -00003 & 200 I -00009 Community {Devetupmerit Stuzpira{i ,'I BetterCommunity SUNRIDGE EIGHTS NO. 2 SUBDIVISION 120 DAYS = 08110/2001 SECTION 1. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: SUNRIDGE HEIGHTS #2 SUBDIVISION CASE NOS.: Subdivision (SUB) SUB000-00010 Variance (VAR.) VAR2001-00003 Variance (VAR) VAR2001-00000 REQUEST: The applicant is proposing a 4, duplex-lot subdivision of Lot 10 of the Sunridge Heights Subdivision which was originally a proved through Washinggton County Case file 93-206. The intent of the applicant is to build large custom/spec homes with large accessory dwellings (larger than 800 square feet) which qualify as duplex units, requiring a minimum lot size of 10,000 square feet. The proposed lot sizes are from 18,499 to 19,919 square feet. The a plicant is also proposin a Variance to reduce the minimum required number of dwelling units from 10 to 8 to facilitate the construction of the homes. A second variance to the maximum number of dwelling units taking access off of a private street from 6 dwelling units to 8 dwelling units has also been applied for. APPLICANT: CES/NW, Inc. OWNER: Sun Ridge Builders, Inc. Attn: Kirsten Van Loo DBA: Brentwood Homes 15573 SW Banggy Road, Suite 300 14912 SW Summerview Drive Lake Oswego, OR 97035 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: R-7: Medium-Density Residential District. ZONE: R-7: the R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 sqcare feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: Lot 10 of Sunrid e Heights Subdivision #1 located south of SW Bull Mountain Road at SW Brooklet Terrace; WCTM 2S1 0813D, Tax Lots 300 and 400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION 11. DECISION Notice is hereby given that the Ci of Tigard,Community Development 'Director's designee has APPROVED the above request and t e associated .variahces subject to certain conditions of approval.. The findings and' conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 1 OF 19 SUB2000-00010/VAR2001-000031VAR2001-00009 - SUNRIDGE HEIGHTS SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: u mit to flit aryning Division (Mathewi egger, 39-4171, ext. or review an approval. 1. Submit a revised plan that shows the species and size of the proposed street trees. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: ~u mifi tote Planning Department at ew c el egger, 639-4171, ext. or review an approval: 2. Provide the City with a copy of the deed restriction that only duplexes are allowed to be developed on proposed lots. 3. All building permit applications must be submitted with 2 dwelling units on each lot. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: t~epartmenti ~~riar~ l~ager~a ~7~, e~ct: -~'l$~fQr review an u mit to the Engineering approval: 4. Prior to appproval of the final plat, the applicant shall pay an addressing fee in the amount of $120.00. (STAFF CONTACT: Kit Church, Engineering). 5. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and tape access from it. 6. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the find plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R`s to the Engineering Department (Brian Rager) prior to approval of the final plat. 7. Prior to approval of the final plat, the applicant shall demonstrate that they have farmed and incorporated a homeowner's association. 8. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (OPS) geodetic control network, . These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: w GPS tie networked to the City's GPS survey. s By random traverse using conventional surveying methods. 9. Final Plat Application Submission Requirements:. A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (OILS 92,05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the find plat and submitted comments to the ap licant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City ngineer's signature. NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 2 OF 19 SUB2000-00010NAR2001-000031VAR2001-00009 - SUNRIDGE HEIGHTS SUBDIVISION I THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: -Submit to the ngineering Department-(Brian agei•-, or review are approval: 10. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 15.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following; 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed b a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filinq and Recording Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plait. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: NOTICE OF DECISION - `URE N SERVICE AREN' PAGE 3 OF 19 SUB2000-00010NAR2001-00003,VAR2001-00£109- SUNRIDGE HEIGHTS SUBDIVISION Centerline Monumentation in accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utlllty Improvement Standards. 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All im rovements installed by the subdivider shall be guaranteed as to workmanship and material for a perioTof one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Enaineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION Ill. BACKGROUND INFORMATION Site History: Formerly known as Pleasant View #3, this subdivision was originally approved through Washington County Case file 93-206. NO T ICEE OF DECISION-'URBAN SERVICE AREA" PAGE 4 OF 19 SUB2000-0001ONAR2001-00003(VAR2001-00009-SUNRIDGE HEIGHTS SUBDIVISION Site Information and Proposal Description: The applicant is proposing a 4, duplex-lot subdivision of Lot 10 of the Sunridge Heig hts Subdivision, which was originally approved through Washinggton County Case file 03-206. The intent of the applicant is to build large custom/spec homes with large accessory dwellings (larger than 800 square feet) which qualify as duplex units, requiring a minimum lot size of 10,000 square feet. The proposed lot sizes are from 18,499 to 19,919 square feet. The applicant is also proposing a Variance to reduce the required number of dwelling units from 10 to 8 in order to facilitate the construction of the homes. Vicinity Information: The proposed development is southeast of SW Juliet Terrace and south of SW Dekalb Street. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Two letters were received in regards to the impact that the proposed 4-lot subdivision will have on the surrounding properties. One letter was a positive response and addressed approval for the type of home (single-family with attached accessory dwelling unit) and lot size for the area. The second letter addressed the fact that the City of Tigard was allowing duplexes in the middle of surrounding single-family developments. Staff Response: this zone allows duplexes on lots of 10,000 square feet. The proposed duplexes, which are in actuality sin le-family homes with attached mother-in-law apartments, will have a minimum lot size of 10,000 square feet. Requiring such a lot size and allowing a variance to the minimum density from 10 units to 8 units only reinforces the intent of larger lots and fewer homes for the area. If the property was divided for single family units only, 10 dwellings and lots of approximately 5,000 square feet each would be required. SECTION V.' SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision -General Provisions 18.480.020 Subdivision - (General Provisions) B. Subdivision -Approval Criteria C. Applicable Development Code Sections 18.370 ars and Adjustments) 18.510 Residential zoning districts) 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) D. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) E. Impact Study (18.3901 The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.780 (Exceptions to Development Standards), 18.740 (HiStO IG Overlay), 18.742 (Home Occupations), 18.759 (Manufactured/Mobil Home Regulations), 18.755 Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), 18.797 (Water Resources Overlay District), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. NOTICE OF DECIS[ON -'URBAN SERVICE AREA" PAGE 5 OF 19 SUB2000-0ra010N1'182001-00003/VAR2901-00009 - SUNRIDGE HEIGHTS SUBDIVISION SECTION Vl. APPLICABLE REVIEW CRITERIA AND FINDINGS A - SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The proposed re-platting of Lot 10 of the Sunridge Heights subdivision into 4 duplex lots will consist of 4 lots no less than 18,499 square feet and no greater than 19,483 square feet. The R-7 zone requires duplexes to have a minimum lot size of 10,000 square feet. To ensure these lots remain duplex lots, the applicant will be required to provide deed restrictions that the lots can only be developed as duplexes. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has not proposed lot size averaging. Therefore, this standard does not apply. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior.to each phase to ensure provision of public facilities prior to building occupancy, b.} The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development, therefore, this standard does not apply. B SUBDIVISION APPROVAL CRITERIA A roval Standards Prelimina Plat: The-pro prosed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name i not duplicative. The Streets and roads are laid out so as to conform to thea plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it its in the public interest to modify the street or road pattern. NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 6 OF 19 SUB2000-0001OA/AR2001-00003NAR2001-00009 - SUNRiDGE HEIGHTS SUBDIVISION 1 Street layout is discussed in more detail, and conditioned if necessary, under the 18.810 (Street and Utility) section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the proposal meets, the preliminary plat approval standards for subdivisions. C - APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Variances and Adjustments ('18.370) Section 18.370,010.C.2.a states t at the proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity. The applicant is requesting yariances to reduce the minimum density can the property from 14 units to 8 units and exceed the maximum number of dwelling units taking access off of a private street from 6 to 8 units. The applicant states that the reqquest will not be materially detrimental to the purpose of the development (jade because the completed subdivision will facilitate the Construction of 4 large homes with large accessory dwelling units. Technically, 8 dwelling units, contained within 4 lots with the character of single-family homes, will be constructed on the subject site. The buildings will be similar in shape, square footages and value to all of the other recent development in the vicinity. The applicant states, in order for development on the subject property to be compatible with established development patterns in the area, a balance must be achieved between the mandated minimum density requirements and the traditional 'urisdiction of Washington County DLUT. Grantingg the request for a reduction to the minimum nurn er of dwelling units 'from 10 to 8 and allowing 8' dwelling units to take access from a private street instead of 6 achieves the balance necessary to ensure compatibility throughout the neighborhood. This is an area that had been platted with large lots and large homes well before minimum density requirements. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district. The request for a variance to the minimum density requirement and the number of units taking access from a private street is being made based on the following explanations: 1. The parcel was one (1) lot in a subdivision processed and approved by Washington County several years ago through a "Phased Development" procedure. 2. The parcel was under different zoning regulations at the time the subdivision was designed, so utilities and street sections were not necessarily compatible with Tigard's current standards. 3_ Under the original approval of Pleasant View 2, all lots were approved a duplex lots and Washington County did not have minimum density requirements in this zoning district until the late summer of 2000. It is because of the minimum density requirements that the number of dwelling units accessing this private street is more than six. 4. The site had significant topographwhwith approximately 13,444 square feet of slope over 25%, which constrained street design, ich in turn resulted in considerable grading. 5. There are very large utility easements Imppacting over 10 percent of the net development area. Topographic grades in those areas must be maintained (for pipe cover). 6. All of the surrounding properties were developed under Washington County development codes, with no minimum density requirements, on very large platted lots. 7. Storm water treatment facilities for the site are located to the west, and storm drainage design for the site required very specific grading patterns. NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 7 OF 19 SUB2000-00010NAR2001-00003/VAR2001-00009 - SUNRIDGE HEIGHTS SUBDIVISION 8. There was a desire to protect the existing trees along the eastern property line, while still accommodating the alignment for the new private street. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land.. The proposed use of the subject site will remain residential; the same as permitted under this title. All other City standards will be maintained by this variance. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or pants will not be aversely affected any more than would occur if the development were developed as specified in the title. The proposed use, four (4) large homes with large accessory dwelling units, will have a less severe impact on the infrastructure and site topography than a requirement for more development. The request for an increase in the maximum number of allowable dwelling units accessing a private street will not impact any physical or natural system to greater degree. Even though, there is an increase in dwelling units allowed on a private street, the number of vehicle trips produced by 8 dwelling units will not exceed the carrying capacity of the private street. The hardship is not self-imposed and the variance requested is the minimum variance, which would alleviate the hardship. The hardship in this situation is riot self-imposed, but arises from the fact that this area of unincorporated Washington County is no longer under the jurisdiction of Washington County, but in fact has been taken over by the City of Tigard. Therefore, instead of the County land use regulations being applicable to this property, the Tigard Development Code is being used to finish the final development of the site. This is the minimum variance that can be requested to achieve a balance between the Tigard Development Code and the expectations of the property owner and the need for neighborhood compatibility. FINDING: Based on the analysis above, the Variance criteria have been met. Residential Zoning Districts 18.510) Lists the description of the residential Zoning District. The site is located in the R7: Medium-Density residential zoning district. The R-7zonin district has the following dimensional requirements: STANDARD R-7 Minimum Lot Size 5,000 sq. ft. Detached unit 10,000 sq.ft. Duplexes - Attached unit [1] 5,000 s .ft. Average Minimum Lot Width 50 ft. Detached unit lots 50 ft. Duplex lots Attached unit lots 40 ft. Maximum Lot Coverage 80% L2] Minimum Setbacks Front yard 15 ft, Side facing street on corner & through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft, Maximum Height 35 ft. Minimum Landscape Requirement 20% Ill Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lets range in size from 18,499 square feet to 19,919 square feet. The proposed duplex NOTICE OF DECISION -'URBAN SERVICE AREA" PACE 8 OF 19 SUB2000-000101VAR2001-000031VAR2001-00009 - SUNRIDCE HEIGHTS SUBDIVISION i units all meet the minimum lot size of 10,000 square feet for duplexes. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the setbacks, building height aria lot coverage/landscape requirements during the building emiit review process for the duplexes on individual lots. This is not a planned development, therefore, here will be no flexibility in the setbacks. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access. Egress and Circulation 18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shalt be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and e Tess into the site is pre-existing, Engineering approved it when Sunridge Heights (Pleasant View #3I improvements were constructed. Each lot has a minimum of 79 feet of frontage.- he applicant is proposing to construct duplexes, which according to Table 18.705.1 requires (1), 15 foot driveway with 10 feet of pavement. Therefore, each lot will be able to accommodate the required driveway. Driveways will be reviewed at the building permit phase. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. All lots front on a pre-existing 36-foot wide private street with a minimum of 79 feet of frontage. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, teases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is proposed with this application. Therefore, this standard does not apply.. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directl with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Based on the plans submitted, proposed duplex lots 1 through 4 will gain access to SW Brooklet Terrace, a private street approved under Washington County. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach maybe constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line ;shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end shapes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 9 OF 19 SUB2000-000IQNAR2001-00003NAR2001-00009 - SUNRIDGE HEIGHTS SUBDIVISION between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. Inadequate or hazardous access:. Applications for building ppermits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. Based on the plan submitted by the applicant, Staff can not foresee any hazardous conditions associated with the access. The plans rovide for emergency vehicles with a turnaround in the form of a hammerhead located at the end of W Brooklet Terrace. Direct individual access to arterial or collector streets from single-Family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. The proposed duplex lets will have access, via a private street (SW Brooklet Terrace). Therefore, this standard has been met. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed subdivision is for duplex lots. Therefore, this standard does not apply. Minimum access requirements for residential use: Vehicular access and egress for single«family~, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing .of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; Vehicular access to individual lots will be reviewed during the building permit phase. Therefore, this standard does not apply. Section 18.705.030.M.4 states that Access drives in excess of 150 feet in length shall be pprovided with approved provisions for the turning around of fire apparatus by one of the fallowing: a circular, paved surface having a minimum turn radius measured from center paint to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of Font having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope o a required turnaround is 5%. The private street is appr+ximately 280 feet in length, with a hammerhead turn-around that is 36 feet wide and each leg is 50 feet deep from the centerline. FINDI : Based on the analysis above, the Access, Egress and Circulation standards have been satisfied. NOTICE OF DECISION -°URDAN SERVJCE AREK PAGE 10 OF 19 SUB20OG-00010/V[\R2001-000031VAR2001-00009-SUNRIDGE HEIGHTS SUBDIVISION Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number ofi flowable dwelling units is based on the net develo ment area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parrs. The net area is then divided by the minimurn lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way and land for private streets from the total site area. Of the total site area (76,807 square feet), 13,444 square feet is subtracted for slope areas greater than 25%. No wetlands or land dedicated to the public for parks. This results in a net developable area of 63,363 square feet. Therefore, the maximum number of tots permitted on this site is 12 and the minimum number of lots is 10. However, the applicant has requested a variance to the minimum density as discussed earlier in this decision under 18.370 (Variances and Adjustments). FINDING: Based on the analysis above and the analysis and approval of the variance criteria, the Density standards have been satisfied. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet Long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: Small or narrow stature trees (under 25 feet tall and less than 16 feetwide branching) shall be spaced no greater than 20 feet apart; o Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and Large trees (over 40 feet tall and more than 5 feet wide branching) shall be spaced no greater than 40 feet apart; According to the Buffer Planting plan, street trees are proposed to be planted. However, the applicant has not provided information as to species and size. Therefore, the applicant will be conditioned to submit information addressing species and size of street trees. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screenin Matrix (Section 18.745.1 Lfferin equires a minimum of the "`A" option when bufferingg duplexes from single-family homes. The "A" gstandard consists of a 10-foot buffer of lawn Jliving groundcover. The proposed project abuts single-family homes to the north, east and west. The applicant is proposing a 10-foot buffer of lawn with additional shrubs and trees.. FINDING: Based on the analysis above, staff can not confirm that all of the landscaping and screening standards have been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit a revised plan that shows the species and size of the proposed street trees. Off-Street Parking and Loading Requirements 118.765 Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. FINDING: Because each individual duplex will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 11 OF 19 SUB2000-000'IQNAR2001 0003NAR200 9-00009 - SUNRIDGE HEIGHTS SUBDIVISION Tree Removal: Chapter 18.790 re uires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development ofthe site. Trees on the project site were removed under authority of a prior land use approval through Washington County Case file -U93-206. Therefore, no trees have been proposed to be removed with this application. FINDING: Based on the analysis above, the Tree Removal standards do not apply. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not proposed any structures or vegetation in the vision clearance area. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. Q - STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810)- Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width pfanned as a portion of an existing street shall be dedicated and improved in accordance with the TD C. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50 foot right-of-way width and a 24 to 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Brooklet Terrace, a private street, which was fully improved as a part of the Sunridge Heights (Pleasant View subdivision. All four lots will take access from SW Brooklet Terrace. See discussion under "Private Streets" on page 13 of this decision. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it i necessary to give access or permit a satisfactory future division of adjoining land, streets sliall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. NOTICE OF DECISION -'URBAN SERVICE AREX' PAGE 12 OF 19 SUB2000-00010NAR2001-00003/VAR2001-4©009 - SUNRIDGE HEIGHTS SUBDIVISION This development i a fulfillment of the future street plan produced by Sunridge Heights (Pleasant View f,3). No additional plans are necessary. Cul-de-sacs: Section 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shell only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and + The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. m If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. City reviewed and approved the construction of SW Brooklet Terrace, however, geometry of the private street was approved by Washington County under case file 93-206. The hammerhead turnaround was reviewed and approved by the City Engineer. The dead-end street is less than 300 feet. Grades and Curves: Section 1$.810.030.11 states that grades shall not exceed ten percent on arterials, 12% oil collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or s gnalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The streets in Sunridge Heights were approved and constructed with grades less than 12%. Therefore, this standard is met. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. SW Brooklet Terrace is a private street and will serve 4 lots with 4 primary units with 4 large accessory dwellings. The applicant has addressed the number of dwelling units accessed off of a private street above under Code Section 18.370.010.C.2a (Variances and Adjustments). The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the find plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18..010.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Bloch Sizes: Section 18.810.040,8.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 13 OF 19 SUB2000-00010NAR2001-00003NAR2001-00009 - SUNRIDGE HEIGHTS SUBDIVISION s Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or, For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. o For non-residential blocks in which internal public circulation provides equivalent access. SW Brooklet Terrace is a private, dead-end street of approximately 275 feet in length. Therefore, the proposed subdivision does not create any blocks. Extensions are blocked by other platted lots and the urban growth boundary. Section 18.810.040.8.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the cede. The proposed development provides adequate pedestrian and bicycle accesses to adjacent parcels through the already constructed SW Brooklet Terrace and associated sidewalks.. The access to adjacent properties to the east and west is precluded by existing development and the closest street, SW Juliet Terrace, is less than 330 feet away. Therefore, this criterion is satisfied. Lots - Size and Shape: Section 18.810.060(,A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The average lot width for all 4 lots is 140 feet. The average lot depth is 133 feet. Therefore, the average lot depth for all four lots is not greater than 2.5 times the average lot width. This criterion has been satisfied. Lot Frontage; Section 18.810.060(8) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All proposed lots have a minimum 79 feet of frontage onto SW Brooklet Terrace. Therefore, this criterion has been met. Sidewalk : Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. A pre-existing 5-foot public sidewalk exists on the west side of the street and has been approved under a previous permit from Washington County. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Wafer Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. over-sizing. Section 18.810.090.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Public sanitary sewer was installed as a pert of the Sunridge Heights project, and laterals were provided for these four proposed lots. No further public sanitary sewer work is needed. NOTICE OF DECISION `URBAN SERVICE AREA" PAGE 14 OF 19 SUB2000.000IONA.R2001-00003NAR2001-00009 - SUNRIDGE HEIGHTS SUBDIVISION 1 Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm waterand'flood water runoff. Accommodation of Upstream Drainage Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). This issue was addressed as a part of the SunOdge Heights project. The public storm drainage system was sized to include development of these four new lots. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). No additional storm drainage work is needed, as these four lots were factored into the plan for Sunridge Heights, Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Cost of Construction: Section 18.810.110.6 states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The proposed development is not adjacent to any proposed bikeways identified on the City's adopted pedestrian/bikeway plan. Therefore, this standard has been met. Utilities: ;Section 118.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services, o The City reserves the right to approve location of all surface mounted facilities, s All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed pprior to the surfacing of the streets; and Stubs for service connections shall 6e long enough to avoid disturbing the street improvements when service connections are made. NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 1 S OF 19 SUB2000-0001ONAR2001-00003/VP,f~'oo1-00009 - SUNRIDGE HEIGHTS SUBDIVISION Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the a prgva[ authority determines that the cast and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result In the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. This issue was adequately addressed as a part of the Sunridge Heights development. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water stem: Public water lines were installed as a part of the Sunridge Heights development, and services were installed for these four potential lofts. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adapted by Resolution and Order No. 00-7) which require the construction of can-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. There is an existing water quality pond that was sized to treat the Sunridge Heights project, as well as these four lots. No further construction is necessary for these lots. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water systems resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The four lots have already been graded, as a part of the Sunridge Heights project. No additional grading is required to create the lots. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $120.00 (4 lots $0/address = $120.00). Surve Requirements: The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: NOTICE OF DECISION -'URBAN SERVICE AREA" WAGE 16 OF 19 SUB2000-000IONAR2001-00003NAR2001-00009- SUNRIDCE HEIGHTS SUBDIVISION s GPS tie networked to the City's GPS survey. o By random traverse using conventional surveying methods. E - IMPACT STUDY , Section 18.390.060 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of--way dedication, or provide evidence that supports the conclusion that the read property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County, Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Basen a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for a duplex, is $2,130 per unit. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is roughly proportional to the cost of dedication and construction of the internal streets. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $37,040 ($2,130 x 8 duplex dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street impprovements citywide, a fee that would cover 100 percent of this projects traffic impact is $53,250 ($17,(040 divided by .32). The difference between the TiF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $17,040, the unmitigated impact can be valued at $36,230. Given that no dedication is required as part of this application, there is no need for further rough proportionality findings. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Long Range Planning Department has reviewed the proposal and has offered the following comments. While I understand the reasoning behind the requested ad'ustment, I am concerned that you will be setting a precedent that will result in other large, undevelope lots in Bull Mountain to obtain variances to be more consistent with neighboring developed property. Not sure that I agree that their circumstance in is different from other undeveloped sites. Did they subtract everything they could in their density calculations? (Public or private streets). The City of Tigard Operation Utility Manager has reviewed the proposal and offered the fallowing comments: Water Service to this development was constructed in phase I of Sunridge Heights. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: 1. Public safety and other emergency service providers share concerns regarding logical continuit of streets and street names. Concerns with this project are SW Burgandy and SW Dekalb treet. This department recommends signage at point street name changes. Signs should be placed strategically and in a way to alert vehicles traveling in both directions. NOTICE OF DECISION -'URBAN SERVIC_E AREA" PAGE 17 OF 19 SUB2000-000IO/VAR2001-000031VAR2001-UU009 - SUNRIDGE HEIGHTS SUBDIVISION r 2. Recommend signage at foot of private drive (Brooklet Terrace) to advise house numbers of properties situated along the street. The City of Tigard Building Division has reviewed the proposal and has offered the following comments: Location and number of fire hydrants to be approved by Tualatin Valley Fire & Rescue. The City of Tigard Operations Department has reviewed the proposal and has no objections to it. The City of Tigard Water District has reviewed the proposal and has no objections to it. SECTION Vlll. AGENCY COMMENTS The Unified Sewerage Agency of Washington County has reviewed this proposal and has offered the following comments: 1. An agency Site Development Permit must be obtained prior to any modification of the public storm water system, sanitary sewer system, water quality/water quantity facilities in the development. 2. The applicant must provide verification that the water quality facility has adequate capacity to treat the additional impervious area of the proposed lets. If the impervious surface from the 4 duplexes is not included in the design for the water quality facility, the applicant must revise the facility to provide the required treatment. 3. Erosion Control Permits and Sewer Connection Permits must be obtained from USA for the new lots. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1. Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where tare apparatus roadways are more than 28 feet wide but less than 2 feet wide, "NO PARKING signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) The entire length of SW Brooklet Terrace shall be posted as a fire lane on both sides. Signs shall be as described in item #2 below. 2. Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.819 - 98.812" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide byy 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 3. Fire hydrants for single family dwellings, duplexes and subdivisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 4. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that them: is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 5. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the reqquired fire flow shall be determined according to UFC Appendix Table A- I11-A-1. (UFC Appendix III-A, Sec. 5) NOTICE OF DECISION -'URBAN SERVICE AREA" PAGE 18 OF 19 SUB2000-000IO/VAR2001-00003NAR200"0089 - SUNRIDGE HEIGHTS SUBDIVISION 6. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) SECTION IX PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 6, 2001 AND EFFECTIVE ON JULY 21, 2001 UNLESS AN APPEAL IS FILED. A eal. T e Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.'I . may appeal this decision in accordance with Section 18.390.040.+G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and farms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL1S 5:00 PM OIL JULY 20, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. ..July 6, 2001 PREFAB [3k af~ievu c I 9ger DATE ssistant Pia ner C c '!wa t Jul 6 2001 APPROVED BY Richard Bewersdorff DATE Planning Manager i.leurpl n\mathew\sub\sub2000-00010.doc NOTICE of DECISION -URBAN SERVICr AR` K' PAGE 19 of 19 SUH2000-00010NAR2001-00003NAR2001-00009 - SUNRIDGE HEIGHTS SUBDIVISION r. 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