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SUB1996-00005 • CITY OF TIGARD CITY OF TIGARD Washington County, Oregon • NOTICE OF FINAL ORDER q BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB) 96 -0005 Case Name(s): TRENT TERRACE SUBDIVISION Name of Owner: Dorothy Hirning Name of Applicant: Bradley Pihas Address of Applicant: 18025 SW Sarah Hill Lane City: Lake Oswego State: Oregon Zip: 97035 Address of Property: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard. City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 1S1 35AD, Tax Lot 500 Request: > The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. Zone: County Designation R -9 /Pending a City designation of R -12. COMPREHENSIVE PLAN DESIGNATION: County Designation R -9 /Pending a City designation of Medium Density Residential (7 -12 dwelling units per acre). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Action: > ❑ Approval as requested © Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision:'b THE DECISION SHALL BE FINAL ON SEPTEMBER 25, 1996 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON SEPTEMBER 25, 1996. Questions: If you have any questions, please call the City of Tigard Planning Dept. at (503) 639 -4171. SUB 960005 TRENT TERRACE SUBDIVISION NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER s • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Bradley ) FINAL ORDER Pihas for a preliminary 7 -lot subdivision for ) SUB 96 -0005 30,000 square feet in the R -9 zone. ) (Trent Terrace) I. FINDINGS The hearings officer hereby adopts and incorporates herein the Tigard Community Development Staff Report dated August 19, 1996 (the "Staff Report"), including the summary, findings about the site and surroundings, applicable approval standards, agency comments, and evaluation of the request, except to the extent expressly modified. II. HEARING A. The hearings officer conducted a duly noticed public hearing regarding the application on August 26, 1996. The following testimony was offered in relevant part. B. City Planner Mark Roberts summarized the staff report. The City received the Fire District's comments late and he submitted a copy to the Hearings Officer. He said that the staff recommends that a condition 17a be added, requiring Fire Marshall approval of the subdivision. He said the Code requires an arborist's report where a tree is find to be healthy and requires the applicant to design around the tree if possible. It appears on the preliminary plan the larger trees on the site can be preserved. But, where it is necessary to take out trees over 12 inches, the Code requires an arborist's report. C. Dick Occomando, engineer with V & M Engineering, representing developer testified that they have worked with City for approximately a year on this project to try to develop something that would be comprehensive to meet the conditions that they knew would be imposed on the project. They submitted the subdivision application with the idea that there would have to be a half street improvement on Spruce and Hall. The applicant and the owner accept the conditions of approval with a couple of questions that they would like to raise. Condition five (5) states that the applicant shall construct a half street improvement on Spruce street, and 5a specifies a section from curb to centerline equal to 16 feet. He said that the Japanese Church recently restored a pavement section on Page 1 -- Hearings Officer Final Order SUB 96 -0010 - Trent Terrace • Spruce Street. He asked that the Hearings Officer consider that if Spruce Street has a 5- year structural section then the applicant could work with the City to find out if it would . be redundant to remove the street section to centerline and repave. He requested that the condition be modified to require that a professional engineer make a decision of the structural section and integrity of Spruce Street abutting the property and coordinate those efforts with the engineering department in the City of Tigard. He said the applicant is also concerned about condition number sixteen (16) which says that where necessary the applicant shall provide an arborist's report concerning the need to remove trees. He said the applicant feels this requirement is excessive. D. Paul Roeger, City Engineering staff, said he would have a concern about how a modification would be worded. Mr. Occomando mentioned a 5 -year life, the typical condition is for a 20 -year life of a roadway. He has worded conditions before to say that if the existing section meets existing City standard the City would allow the applicant to use the existing street section and add onto the width. But, if the existing street section doesn't meet City standard the applicant would be required to remove the street to centerline and build the full depth section. He said that when properties develop and are required to do a half street improvement the city expects the street to be built to City standards. The Tigard street construction standard provides a 20 -year design life. If the Hearings Officer chooses to reword the condition it should ensure that the street section will meet structural and design life criteria. III. SITE VISIT The hearings officer visited the site before the hearing without the company of others. She observed the site's tree coverage, the nature of surrounding development, the terrain and condition of surrounding streets. IV. DISCUSSION 1. City staff recommended approval of the application subject to conditions in the Staff Report. The hearings officer finds that the Staff Report generally contains all the applicable standards for the application and findings showing the application complies with those standards. Those findings are not disputed in large part. The hearings officer adopts these findings as her own, to the extent they are not disputed as expressly provided otherwise below in support of a decision to approve the subdivision, subject to the conditions recommended in the Staff Report as amended herein. Page 2 -- Hearings Officer Final Order SUB 96 -0010 - Trent Terrace • • V. CONCLUSIONS The applicant's request does or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report with minor changes based on the above findings and the conclusions in section VI of the Staff Report. VI. ORDER The hearings officer approves the applicant's request, SUB 96 -0010 (Trent Terrace), subject to the conditions in the Staff Report, with the following amendments 1. Condition of approval 5a is amended as follows: City standard pavement section from curb to centerline equal to 16 feet. If the applicant proposes to utilize any portion of the existing pavement section on the north side of the centerline, he shall submit a report from a professional civil engineer that analyses the structural integrity of the pavement. If the pavement section meets or exceeds the current City stand, the City will allow the use of the pavement. 2. Condition of approval 17a is added as follows: The applicant shall obtain approval of the subdivision from the Fire Marshall. Dated this 5th day of September, 1995 taSe.": ,Ze/G Deniece B. Won City of Tigard Hearings Officer Page 3 -- Hearings Officer Final Order SUB 96 -0010 - Trent Terrace 10 • Agenda Item: 2.2 Hearing Date: August 26. 1996 7:00 PM STAFF REPORT TO THE As. • HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON CITY oFTIGARD SECTION I: APPLICATION SUMMARY CASES: FILE NAME: TRENT TERRACE SUBDIVISION Subdivision SUB 96 -0005 PROPOSAL: The applicant has requested to subdivide a 30,492 square foot parcel into seven lots ranging in size from approximately 3,129 square feet to 3,878 square feet. APPLICANT: Mr. Bradley Pihas OWNER: Mrs. Dorothy Himing 18025 SW Sarah Hill Lane 6325 SW 90th Avenue Lake Oswego, OR 97035 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: County Designation R -9 /Pending a City designation of Medium Density Residential (7 -12 dwelling units per acre). ZONING DESIGNATION: County Designation R -9 /Pending a City designation of R -12. LOCATION: The site is located at the southeast comer of SW Hall Boulevard and SW Spruce Street. (WCTM 1S135AD, Tax Lot 00500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. SECTION 1I: STAFF RECOMMENDATION: Staff recommends that the Hearing's Officer find that the proposed subdivision will not adversely affect the health, safety and welfare of the City. Therefore, .staff recommends APPROVAL, subject to the following recommended conditions of approval: STAFF REPORT SUB 96-0005/TRENT TERRACE Page 1 • • CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. UNLESS OTHERWISE SPECIFIED, THE STAFF CONTACT FOR ALL CONDITIONS IS BRIAN . RAGER WITH THE ENGINEERING DEPARTMENT, (503) 639 -4171. • 1. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address, and telephone number of the individual or corporate entity who will be responsible for executing the construction documents and financial assurance for the public improvements. 3. Additional right -of -way shall be conveyed to the State of Oregon, by and through its Department of Transportation, Highway Division, along the frontage of SW Hall Boulevard to increase the right -of -way to 45 feet from centerline. The description shall be tied to the existing right -of -way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering Department. (For additional information, contact Myron Melick, Oregon Department of Transportation, Right -of -Way Section, 7165 SW Fir Loop, Tigard, Oregon 97223, 684 - 1510). 4. The applicant shall obtain plan approval and a permit from ODOT for the construction of half - street improvements along the frontage of SW Hall Boulevard. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 25 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. an eight- foot -wide concrete sidewalk f. street striping STAFF REPORT • SUB 96- 0005/TRENT TERRACE Page 2 • . g. streetlights, as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) i. street signs • j. adjustments in vertical and /or horizontal alignment to construct SW Hall Boulevard safely, as approved by the Engineering Department. The applicant shall provide the City with copies of the proposed construction drawings for the street improvements for review. 5. The applicant shall obtain a permit from the Engineering Department for the construction of half - street improvements along the frontage of SW Spruce Street. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. a five -foot -wide concrete sidewalk f. street striping g. streetlights, as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) i. street signs j. driveway apron for private street k. adjustments in vertical and /or horizontal alignment to construct SW Spruce Street safely, as approved by the Engineering Department. 6. The structural section of the private street shall meet public local street standards. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 3 1 7. The final plat shall indicate that Tract A (private street) will be jointly owned and maintained by the Tots in the subdivision. 8. The applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the 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. 9. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 10. The face of the final plat shall indicate that Tract A (private street) is subject to a public sanitary sewer and water easement. 11. The applicant shall pay a fee in -lieu of constructing a water quality facility. This portion of the fee will cover only the hard surface associated with the private street and is equal to $180 for every 2,640 square feet of impervious surface. The applicant's engineer is responsible for providing the Engineering Department (Brian Rager) with an estimate of the hard surface area. 12. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 13. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to ensure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code. 14. A street tree planting plan shall be provided. This plan will be reviewed for compliance with the street tree size and spacing standards. The tree species and spacing shall be indicated for this purpose. The plan shall provide a method of guarantee to ensure the planting of the approved street trees. STAFF CONTACT: Mark Roberts, Planning Division. 15. Review of this subdivision under the R -12 Zoning District standards is conditional upon completion of the approval period for the City Council Action that assigned zoning and Comprehensive Plan Designations to this property. If no appeals are filed, Ordinance #96 -31 becomes final on September 12, 1996. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 4 • 16. The site contains two trees in excess of 12 inches in caliper that are entirely within the property. A 48 -inch Pine tree and a 14 -inch Maple are located along the eastem property line. Due to the location of the proposed improvement, it does not appear necessary to remove these trees. Where necessary, the applicant shall provide an arborist report concerning the need to remove the trees and a mitigation plan for removal of trees in excess of 12 inches in caliper. Mitigation is required where the trees have been determined to be healthy. STAFF CONTACT: Mark Roberts, Planning Division. 17. The final plat shall be revised to include an access restriction to SW Sitka Street to ensure that residential access to this street is limited to no more than six dwelling units. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION SHALL BE SATISFIED OR FINANCIALLY SECURED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 6394171.) 18. The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. 19. A fee, in -lieu of constructing an on -site water quality facility, shall be paid upon the issuance of each building permit in the subdivision. The fee is $180 per lot. 20. The applicant shall provide landscape plans for each lot in order to review compliance with the R -12 zoning district standard 20% landscape requirement. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 21. Street trees shall be planted according to the approved street tree plan. STAFF CONTACT: Mark Roberts, Planning Division. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and STAFF REPORT SUB 96-0005/TRENT TERRACE Page 5 • B. 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. 2. 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. 18.160.180 Bond: 1. As required by Section 18.160.180, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. A surety bond executed by 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 C. Cash. 2. 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. 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. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 6 3. Street centerline monumentation shall be provided as follows: A. Centerline Monumentation 1. 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. 2. The following centerline monuments shall be set: a. All centerline - centerline intersection points b. All cul-de -sac center points c. Curve points, beginning and ending points (PC's and PT's). 3. All centerline monuments shall be set during the first lift of pavement. B. Monument Boxes Required 1. Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. 2. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 7 • i • 3. 18.164.150 Installation: Prerequisite /Permit Fee A. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid, and permit issued. 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18.164.200 Engineer's Certification Required A. 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 III: BACKGROUND INFORMATION Site History: The property was added to an annexation request that was filed as Zone Change Annexation 94 -0003. This application was recommended for approval by the City Council on September 27, 1994. The Boundary Commission approved this request. The related Boundary Commission Final Order 3410 became effective January 29, 1995. On August 13, 1996, the City Council assigned City Zoning and Comprehensive Plan Designations for this property. This was required because the property was added to the annexation request after the City Council action. If no appeals are filed, the approval becomes effective September 12, 1996. Review of this application prior to the completion date of the assignment of these designations is contingent on the City Council action becoming effective. The City has no record of any other development applications having been filed for this site since the property was annexed. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 8 • Vicinit Information; Adjoining properties in this area are developed primarily with detached single - family residences. Site Information and Proposal Description: • The site is presently vacant. The property is vegetated with grasses and several scattered trees. Six trees exist on this property that are at least 12 inches in diameter. In terms of topography the property slopes slightly to the north west. The property is approximately three to six feet above the elevation of the adjoining SW Hall Boulevard and SW Spruce Street right -of -ways. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to subdivide an existing parcel of 30,492 square feet into lots ranging in size from 3,128 to 3,878 square feet. The R -12 Zoning District requires 3,050 square feet for each dwelling unit The applicant will be required to develop attached or detached, single - family residences on each lot. This use is classified in Section 18.42 (Use Classifications) as single - family attached and detached residential dwelling units. Section 18.52 lists single - family attached and detached residential dwelling units as a permitted use in the R -12 Zoning District. Dimensional Requirements: Section 18.54 states that the minimum lot area for each dwelling unit in the R -12 zoning district is 3,050 square feet There is no minimum lot width requirement in the R -12 zone. The proposed seven units require a net site area of 21,350 square feet. The net site area is approximately 30,492 square feet, thereby, meeting this standard. Developments within the R -12 zone are required to provide a minimum of 20% landscaping. Prior to issuance of Building Permits the applicant shall provide landscape plans for each lot in order to review compliance with this 20% landscaping requirement. Development Standards: Section 18.54 contains standards for the R -12 Zoning District. Single- family residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 3,050 Square Feet Average lot width N/A Front setback 15 Feet Garage setback 20 Feet Interior sideyard setback 5 Feet Comer sideyard setback 10 Feet Rear setback 15 Feet Maximum building height 35 Feet STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 9 • • The applicant will be required to comply with the aforementioned setback standards prior to the issuance of Building Permits. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes that incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density or cost or amenities of the project that adds five percent or more to the cost of each lot. As proposed, none of the seven Tots provide a north -south dimension of a minimum of 90 feet in compliance with the Basic Solar Access Standard. Due to the existing street patterns in the Metzger Area, it is not recommended that the subdivision plan be revised to provide Tots that meet the Basic Solar Access Standard. Solar Balance Point: Section 18.88.050 requires that one and two family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access Standards are still required to comply with the Solar Balance Point requirements. Compliance with these standards is reviewed prior to the issuance of Building Permits. Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands and a 20% deduction for public roads. Lands to be dedicated for public parks are also deducted. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may be created on a site. The gross area of the property is approximately 30,492 square feet. No new public streets or parks are required to be developed to serve this development. For this reason the 20% deduction for public streets is not applicable. A total of approximately 2,710 square feet is deducted from the gross for street right -of -way along the SW Hall Boulevard right -of -way. No area for parks has been deducted. This parcel has also not been found to contain Sensitive Lands. For these reasons the net lot area is approximately 27,782 square feet. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 10 • • By dividing the net lot area by the minimum lot size of 3,050 square feet permitted in the R -12 Zoning District, the site yields the opportunity to develop a maximum of nine dwelling units. The applicant has proposed to develop seven Tots. Because the lot size of each parcel is below 6,100 square feet, the minimum allowable to develop two dwelling units, this subdivision as proposed can be developed with a maximum of seven dwelling units. For this reason, the subdivision is in compliance with the density limitations for this zoning district. Landscaping: Section 18.100 contains landscaping standards for new development. The applicant must also comply with the standards set forth in Section 18.100.035 that requires all development projects fronting on a public or private street, or a private driveway more than 100 feet in length, plant street trees. Because no specific home plans have been provided at this time the applicant has not provided a landscape plan for this development. Street Trees: Section 18.100.035(B) states the specific spacing of street trees by size of tree shall be as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; 2. 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; 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; A street tree plan has not been provided to demonstrate compliance with this requirement. The applicant shall provide a street tree planting plan for review and approval prior to recording of the plat. Prior to issuance of Occupancy Permits for future dwelling units, the applicant shall plant street trees in accordance with the approved planting plan. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The height is measured from the top of the curb, or where no curb exists, from the street centerline grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. No structures have been proposed to be constructed within these areas as a part of this subdivision application. Prior to the issuance of Building Permits all new structures are reviewed for compliance with these standards. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees, prepared by a certified arborist, shall be provided with a subdivision application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed and a protection program defining STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 11 • • standards and methods that will be used by the applicant to protect trees during and after construction. The site contains two trees in excess of 12 inches in caliper that are entirely within the property. A 48 -inch Pine tree and a 14 -inch Maple are located along the eastern property line. Due to the location of the proposed improvement, it does not appear necessary to remove these trees. Where necessary, the applicant shall provide an arborist report conceming the need to remove the trees and a mitigation plan for trees in excess of . 12 inches in caliper. Mitigation is required where the trees have been determined to be healthy. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. Compliance with the standards listed in Criterion 1 are addressed elsewhere within the staff report. . The proposed Trent Terrace plat name is not duplicative of other plats. Due to existing development constraints and the small area of the subject property, no new public streets are proposed. The applicant proposes to finish required street frontage improvements along SW Hall Boulevard and SW Spruce Street as well as along the private street frontage. An explanation has been provided for the proposed private street "common improvement." The recommended Conditions of Approval require that Conditions, Covenants, and Restrictions be recorded with the plat obligating each future property owner with ongoing maintenance of the proposed private street. Street and Utility Improvements Standards: Section 18.164 contains standards for streets and utilities serving a subdivision. Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant has proposed to construct street improvements along the property frontage of SW Hall Boulevard and SW Spruce Street in compliance with this requirement. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of STAFF REPORT SUB 96-0005/TRENT TERRACE Page 12 • • adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. 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. The subdivision comprises approximately one -fourth of the land area within an existing grid of streets. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -way, it is not necessary to require a public street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The subdivision comprises approximately one -fourth of the land area within an existing grid of streets. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -way, it is not necessary to require a public street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Cul-de -sacs: Section 18.164.030(K) requires that a cul-de -sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. All cul-de -sacs shall terminate in a turnaround. The proposed street is to be developed as a private street. This dead end or cul-de -sac street has not been provided with a tumaround. Because the design provisions of Section 18.164 generally apply to public improvements rather than private improvements, a circular turn around has not been required. However, the proposed subdivision cul-de -sac does not exceed 400 feet in length and is not designed to serve more than 20 dwelling units. Because the street is less than 150 feet in length, the Uniform Fire Code also does not require the provision of a circular or hammerhead tumaround. Curbs. Curb Cuts. Ramps. and Driveway Approaches: Section 18.164.030(N) requires the following: 1. 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, and; - a. concrete curbs and driveway approaches are required; except b. where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 13 • • c. asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. The recommended Conditions of Approval include design requirements for street • improvements that address these standards. _ Block Design: Section 18.164.040(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. See previous responses to block design requirements. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. The subdivision comprises approximately one -fourth of the land area within an existing street grid. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -ways, it is not necessary to require a Public Street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Because the total perimeter of the block measured along the right -of -way line is approximately 1,390 square feet, the applicant is not required to extend a new street to provide access to other parcels. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian/ bikeways shall be provided through the block. The existing block length was not designed to exceed approximately 360 feet, therefore an extension of a pedestrian or bicycle accessway is not required for this development. Lots - Size and Shape: Section 18.164.060(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. Each lot length has not been designed to exceed 2.5 times the average width in compliance with this requirement. Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. Each lot has been designed to provide a minimum of 26 feet of frontage in compliance with this requirement. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. This has been required as reviewed under the public facility concerns. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 14 • • Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. This has been required as reviewed under the public facility concerns. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. This has been required as reviewed under the public facility concerns. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(al (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site is adjacent to SW Hall Boulevard and SW Spruce Street. SW Hall Boulevard is classified as an Arterial Street and is under ODOT jurisdiction. The current right -of -way (ROW) width is approximately 30 feet. The ultimate ROW required on this roadway is 45 feet from centerline. The applicant has agreed to dedicate additional ROW to provide 45 feet from centerline. SW Hall Boulevard is not fully improved adjacent to this site. In order to mitigate the additional traffic impact from this development, the applicant is proposing to construct a half - street improvement. Considering other developments in the area, the required pavement widening will provide a total of 25 feet from curb to centerline. The applicant will need to obtain ODOT approval and permits prior to issuance of City construction permits for the public improvements. SW Spruce Street is classified as a local residential street. There is 60 feet of ROW in this area, which is adequate. This street is paved, but not to the width or structural section required by City standards. Therefore, in order to mitigate the traffic impact of the development, the applicant will be required to construct a half - street improvement. The applicant's plan indicates that they are willing to provide this improvement. Because this site is small, access to the proposed lots is challenging. The width of the site is only approximately 170 feet wide (after dedication of ROW for Hall is considered) and if a public street cul -de -sac were installed, the applicant would lose considerable land and reduce the number of lots available. Section 18.164.030(S) addresses this particular situation and allows the use of a private street that serves not more than six dwelling units. Private streets serving more than six units are allowed in planned developments. The applicant is proposing that six of the seven lots be served by the proposed private street, and Lot 7 can be served directly from SW Spruce Street. Staff recommends that this scenario be approved. However, the applicant should be required to guarantee that the private street will be jointly owned and maintained by the private property owners who will use it. To do this, the applicant should place a statement on the face of the final plat to indicate ownership and maintenance responsibility. In addition, the applicant should prepare Conditions, Covenants and Restrictions (CC &R's) that clearly lays out a maintenance agreement for the property owners. The CC &R's should also require that a homeowner's association be established to help regulate the maintenance of the street. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 15 • • SANITARY SEWER: There is an existing eight inch public sewer line in SW Spruce Street that is capable of serving this site. The applicant's plan indicates that a new eight inch public line will be extended into this project to serve the new lots. STORM DRAINAGE: Storm drainage from this site will flow to the northwest. The applicant's plan indicates that storm water will exit the site at the northwest corner and discharge into the roadside ditch in SW Hall Boulevard. The applicant will install public storm line in SW Spruce Street and SW Hall Boulevard to pick up street runoff and drainage from this site. In addition, the plan indicates that a short run of pipe will be extended north of this site to tie the drainage into the ditch. At the end of the pavement taper in SW Hall Boulevard, the applicant will need to install a ditch inlet and pipe to tie the drainage into an existing catch basin at the intersection of SW Hall Boulevard and SW Pine Street. All storm drainage work in SW Hall Boulevard shall be approved and permitted by ODOT. Copies of the plans and storm calculations shall be provided to the City, as well. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. However, where there is a small site, such as this, and the installation of a facility is impractical, the R &O allows a fee in -lieu of constructing a facility to be paid. Staff recommends that the fee in -lieu be allowed for this project. WATER: This site lies within Tualatin Valley Water District's (TVWD) service area. The applicant intends to tap into an existing water line in Spruce Street. Prior to approval of the final plat, the applicant shall obtain approval and permits from TVWD for the water work on this project. GRADING AND EROSION CONTROL: USA R &O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity that accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 16 • • • • SECTION V: OTHER STAFF COMMENTS The Building Department reviewed this proposal and have offered the following comments: 1. Tract A should have a public utility easement for sanitary sewer and water. 2. The proposed SW Sitka Street should have curbs and weep holes for Lots 4 -7. The sidewalk to be developed along the frontage of Lots 1 -3 shall also have weep holes designed to allow drainage to SW Hall Boulevard. No other comments or objections have been received. SECTION VI: AGENCY COMMENTS The Tualatin Valley Water District reviewed this proposal and have offered the following comment: The applicant shall verify with the Fire Marshall the need for fire hydrant installation to serve this development. No other comments or objections have been received. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED TO THE CITY OF TIGARD WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. 1 ✓'7,,a,, August 19. 1996 PREPARED BY: Mark Roberts, AICP DATE Associate Planner 464/wt. I . Au 9 ust 19.1996 APPROVED BY: Ric Bewersdorff DATE Planning Manager 1:1CURPLMPATT ASUBR.RPT.DOT STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 17 • • 0 1 I I I • Ilib ;. 'W•..14... III LF i ..1-.Q,:-..FcaTE .... 1 Z 0 (I 1 ; I H '�°ER .... \ I ; cm, s6JEY:.:LK ■ \ ' I - ; -. r . ' .... -.---1 � • / f N ,� % 3 1 o so iE. { �! .`- -- �" � u � - - - - - --±-- Z C •Met4r l02 I Z < o coNC rw �a�. • • j S II k � to ■ .',1 � IL. i rs.18100 !� Q 0. ',. Y' t 4.1434.10-j I lag I � - a. e' 4. .. . 1......___ j ig1( .!* ....l. CI M - i + 6 Ct , a $"\ s P • \ 111S = - - .1. 1 \ , \ • 1 ' -.. ce led .1 n I I •S I I G I. g v 7 1 1 y J L O 1 e- ' u i fF. �Ci6.�0 I 9 / O __ __� . VW MI LP. j • O"CPIC. Au. T , Li r . - - ) .-c- SW Spruce Street- - , • SITE PLAN CASE NO. EXHIBIT MAP A I Trent Terrace Subdivision • SUB 96 -0005 ' I I .• . `- ST IliZill I l 1 1 I I 4 ,,,,i,[i__ ,, ii � r — y 2 LELEAF T L O C UST Q ' � I MAPLELEAF 4 1. _ I Al ST • o• / ) I lin 1 COI L a PINE ST ' CD pINE , ____ I 1 ' O S C CT pri, > ® P I I l -- • 0 . 00 • ST SRRUCE I U I CO CO lH• S r E I I 4--Nlri-.07i3a- , ;�: is c13 iii:,, ti I11I ST F., sa,,, ■ • 4-- Mil Ilk I-- MN c IU wir MI �� II FLE t 711111 Vicinity Map SUB 96 -0005 Trent Terrace Subdivision N , • EXIIIEIT CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER p BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB) 96 -0005 Case Name(s): TRENT TERRACE SUBDIVISION Name of Owner: Dorothy Hirning Name of Applicant: Bradley Pihas Address of Applicant: 18025 SW Sarah Hill Lane City: Lake Oswego State: Oregon Zip: 97035 Address of Property: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard. City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 1S1 35AD, Tax Lot 500 Request: > The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. Zone: County Designation R -9 /Pending a City designation of R -12. COMPREHENSIVE PLAN DESIGNATION: County Designation R -9 /Pending a City designation of Medium Density Residential (7 -12 dwelling units per acre). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. Action: > ❑ Approval as requested © Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision:% THE DECISION SHALL BE FINAL ON SEPTEMBER 25, 1996 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. • THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON SEPTEMBER 25, 1996. Questions: If you have any questions, please call the City of Tigard Planning Dept. at (503) 639 -4171. SUB 96 -0005 TRENT TERRACE SUBDIVISION NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Bradley ) FINAL ORDER Pihas for a preliminary 7 -lot subdivision for ► SUB 96 -0005 30,000 square feet in the R -9 zone. ) (Trent Terrace) I. FINDINGS The hearings officer hereby adopts and incorporates herein the Tigard Community Development Staff Report dated August 19, 1996 (the "Staff Report"), including the summary, findings about the site and surroundings, applicable approval standards, agency comments, and evaluation of the request, except to the extent expressly modified. II. HEARING A. The hearings officer conducted a duly noticed public hearing regarding the application on August 26, 1996. The following testimony was offered in relevant part. B. City Planner Mark Roberts summarized the staff report. The City received the Fire District's comments late and he submitted a copy to the Hearings Officer. He said that the staff recommends that a condition 17a be added, requiring Fire Marshall approval of the subdivision. He said the Code requires an arborist's report where a tree is find to be healthy and requires the applicant to design around the tree if possible. It appears on the preliminary plan the larger trees on the site can be preserved. But, where it is necessary to take out trees over 12 inches, the Code requires an arborist's report. C. Dick Occomando, engineer with V & M Engineering, representing developer testified that they have worked with City for approximately a year on this project to try to develop something that would be comprehensive to meet the conditions that they knew would be imposed on the project. They submitted the subdivision application with the idea that there would have to be a half street improvement on Spruce and Hall. The applicant and the owner accept the conditions of approval with a couple of questions that they would like to raise. Condition five (5) states that the applicant shall construct a half street improvement on Spruce street, and 5a specifies a section from curb to centerline equal to 16 feet. He said that the Japanese Church recently restored a pavement section on Page 1 -- Hearings Officer Final Order SUB 96 -0010 - Trent Terrace • Spruce Street. He asked that the Hearings Officer consider that if Spruce Street has a 5- year structural section then the applicant could work with the City to find out if it would be redundant to remove the street section to centerline and repave. He requested that the condition be modified to require that a professional engineer make a decision of the structural section and integrity of Spruce Street abutting the property and coordinate those efforts with the engineering department in the City of Tigard. He said the applicant is also concerned about condition number sixteen (16) which says that where necessary the applicant shall provide an arborist's report concerning the need to remove trees. He said the applicant feels this requirement is excessive. D. Paul Roeger, City Engineering staff, said he would have a concern about how a modification would be worded. Mr. Occomando mentioned a 5 -year life, the typical condition is for a 20 -year life of a roadway. He has worded conditions before to say that if the existing section meets existing City standard the City would allow the applicant to use the existing street section and add onto the width. But, if the existing street section doesn't meet City standard the applicant would be required to remove the street to centerline and build the full depth section. He said that when properties develop and are required to do a half street improvement the city expects the street to be built to City standards. The Tigard street construction standard provides a 20 -year design life. If the Hearings Officer chooses to reword the condition it should ensure that the street section will meet structural and design life criteria. III. SITE VISIT The hearings officer visited the site before the hearing without the company of others. She observed the site's tree coverage, the nature of surrounding development, the terrain and condition of surrounding streets. IV. DISCUSSION 1. City staff recommended approval of the application subject to conditions in the Staff Report. The hearings officer finds that the Staff Report generally contains all the applicable standards for the application and findings showing the application complies with those standards. Those findings are not disputed in large part. The hearings officer adopts these findings as her own, to the extent they are not disputed as expressly provided otherwise below in support of a decision to approve the subdivision, subject to the conditions recommended in the Staff Report as amended herein. • Page 2 -- Hearings Officer Final Order SUB 96 -0010 - Trent Terrace • V. CONCLUSIONS The applicant's request does or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report with minor changes based on the above findings and the conclusions in section VI of the Staff Report. VI. ORDER The hearings officer approves the applicant's request, SUB 96 -0010 (Trent Terrace), subject to the conditions in the Staff Report, with the following amendments 1. Condition of approval 5a is amended as follows: City standard pavement section from curb to centerline equal to 16 feet. If the applicant proposes to utilize any portion of the existing pavement section on the north side of the centerline, he shall submit a report from a professional civil engineer that analyses the structural integrity of the pavement. If the pavement section meets or exceeds the current City stand, the City will allow the use of the pavement. 2. Condition of approval 17a is added as follows: The applicant shall obtain approval of the subdivision from the Fire Marshall. Dated this 5th day of September, 1995 ,e/0 Deniece B. Won City of Tigard Hearings Officer Page 3 -- Hearings Officer Final Order SUB 96 -0010 - Trent Terrace • • Agenda Item: 2.2 Hearing Date: August 26. 1996 7:00 PM • STAFF . . REPORT TO THE : :: ` HEA „ OFFICER. CITY OF TIGARD FOR THE CITY OF TIGARD, OREGON . SECTION I: APPLICATION SUMMARY CASES: FILE NAME: TRENT TERRACE SUBDIVISION Subdivision SUB 96 -0005 PROPOSAL: The applicant has requested to subdivide a 30,492 square foot parcel into seven lots ranging in size from approximately 3,129 square feet to 3,878 square feet. APPLICANT: Mr. Bradley Pihas OWNER: Mrs. Dorothy Hirning 18025 SW Sarah Hill Lane 6325 SW 90th Avenue Lake Oswego, OR 97035 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: County Designation R -9 /Pending a City designation of Medium Density Residential (7 -12 dwelling units per acre). ZONING DESIGNATION: County Designation R -9 /Pending a City designation of R -12. LOCATION: The site is located at the southeast corner of SW Hall Boulevard and SW Spruce Street. (WCTM 1S135AD, Tax Lot 00500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. SECTION II: STAFF RECOMMENDATION: Staff .recommends":that the Hearing's Officer find; that the proposed subdivision will not adversely affect the health . safety and welfare of the City Therefore, staif recommends VAL, subject to thle following. recommended conditions of approval STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 1 • • CONDITIONS OF APPROVAL . ALL CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. :;;.`UNLESS :..OTHERWISE SPECIFIED, THE STAFF. CONTACT FOR :: ALL ::: :CONDITIONS .IS :BRIAN:RAGER WITH ::THE ENGINEERING DEPARTMENT, ( 503) 639 -4171: . 1. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address, and telephone number of the individual or corporate entity who will be responsible for executing the construction documents and financial assurance for the public improvements. 3. Additional right -of -way shall be conveyed to the State of Oregon, by and through its Department of Transportation, Highway Division, along the frontage of SW Hall Boulevard to increase the right -of -way to 45 feet from centerline. The description shall be tied to the existing right -of -way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering Department. (For additional information, contact Myron Melick, Oregon Department of Transportation, Right -of -Way Section, 7165 SW Fir Loop, Tigard, Oregon 97223, 684 - 1510). 4. The applicant shall obtain plan approval and a permit from ODOT for the construction of half - street improvements along the frontage of SW Hall Boulevard. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 25 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. an eight- foot -wide concrete sidewalk f. street striping STAFF REPORT - SUB 96- 0005/TRENT TERRACE Page 2 • g. streetlights, as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) i. street signs j. adjustments in vertical and /or horizontal alignment to construct SW Hall Boulevard safely, as approved by the Engineering Department. The applicant shall provide the City with copies of the proposed construction drawings for the street improvements for review. 5. The applicant shall obtain a permit from the Engineering Department for the construction of half - street improvements along the frontage of SW Spruce Street. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. a five- foot -wide concrete sidewalk f. street striping g. streetlights, as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) i. street signs j. driveway apron for private street k. adjustments in vertical and /or horizontal alignment to construct SW Spruce Street safely, as approved by the Engineering Department. 6. The structural section of the private street shall meet public local street standards. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 3 • • • 7. The final plat shall indicate that Tract A (private street) will be jointly owned and maintained by the lots in the subdivision. 8. The applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the 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. 9. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 10. The face of the final plat shall indicate that Tract A (private street) is subject to a public sanitary sewer and water easement. 11. The applicant shall pay a fee in -lieu of constructing a water quality facility. This portion of the fee will cover only the hard surface associated with the private street and is equal to $180 for every 2,640 square feet of impervious surface. The applicant's engineer is responsible for providing the Engineering Department (Brian Rager) with an estimate of the hard surface area. 12. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 13. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to ensure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code. 14. A street tree planting plan shall be provided. This plan will be reviewed for compliance with the street tree size and spacing standards. The tree species and spacing shall be indicated for this purpose. The plan shall provide a method of guarantee to ensure the planting of the approved street trees. STAFF CONTACT: Mark Roberts, Planning Division. 15. Review of this subdivision under the R -12 Zoning District standards is conditional upon completion of the approval period for the City Council Action that assigned zoning and Comprehensive Plan Designations to this property. If no appeals are filed, Ordinance #96 -31 becomes final on September 12, 1996. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 4 • . 16. The site contains two trees in excess of 12 inches in caliper that are entirely within the property. A 48 -inch Pine tree and a 14 -inch Maple are located along the eastern property line. Due to the location of the proposed improvement, it does not appear necessary to remove these trees. Where necessary, the applicant shall provide an arborist report concerning the need to remove the trees and a mitigation plan for removal of trees in excess of 12 inches in caliper. Mitigation is required where the • trees have been determined to be healthy. STAFF CONTACT: Mark Roberts, Planning Division. 17. The final plat shall be revised to include an access restriction to SW Sitka Street to ensure that residential access to this street is limited to no more than six dwelling units. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE FOLLOWING CONDITION: SHALL: BE SATISFIED OR FINANCIALLY SECURED: • Unless: otherwise noted, the staff contact shall: be Brian Rager, ;. :Engineering De p artment (5q3) .639 - 4171..::...:...: : 18. The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. 19. A fee, in -lieu of constructing an on -site water quality facility, shall be paid upon the issuance of each building permit in the subdivision. The fee is $180 per lot. . 20. The applicant shall provide landscape plans for each lot in order to review compliance with the R -12 zoning district standard 20% landscape requirement. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE. ISSUANCE OF OCCUPANCY PERMITS: 21. Street trees shall be planted according to the approved street tree plan. STAFF CONTACT: Mark Roberts, Planning Division. IN ADDITION, THE APPLICANT. SHOULD BE_ AWARE. OF THE FOLLOWING SECTIONS OF: THE COMMUNITY DEVELOPMENT .: CODE, THIS_. IS NOT AN EXCLUSIVE LIST: 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 5 • B. 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. 2. 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. 18.160.180 Bond: 1. As required by Section 18.160.180, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. A surety bond executed by 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 C. Cash. 2. 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. 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. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 6 • 3. Street centerline monumentation shall be provided as follows: A. Centerline Monumentation 1. 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. 2. The following centerline monuments shall be set: a. All centerline - centerline intersection points b. All cul-de -sac center points c. Curve points, beginning and ending points (PC's and PT's). 3. All centerline monuments shall be set during the first lift of pavement. B. Monument Boxes Required 1. Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. 2. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 7 • - 3. 18.164.150 Installation: Prerequisite /Permit Fee A. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid, and permit issued. 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18,164.200 Engineer's Certification Required A. 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 III: BACKGROUND INFORMATION Site History: The property was added to an annexation request that was filed as Zone Change Annexation 94 -0003. This application was recommended for approval by the City Council on September 27, 1994. The Boundary Commission approved this request. The related Boundary Commission Final Order 3410 became effective January 29, 1995. On August 13, 1996, the City Council assigned City Zoning and Comprehensive Plan Designations for this property. This was required because the property was added to the annexation request after the City Council action. If no appeals are filed, the approval becomes effective September 12, 1996. Review of this application prior to the completion date of the assignment of these designations is contingent on the City Council action becoming effective. The City has no record of any other development applications having been filed for this site since the property was annexed. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 8 1 Vicinity Information: Adjoining properties in this area are developed primarily with detached single - family • residences. Site Information and Proposal Description: The site is presently vacant. The property is vegetated with grasses and several scattered trees. Six trees exist on this property that are at least 12 inches in diameter. In terms of topography the property slopes slightly to the north west. The property is approximately three to six feet above the elevation of the adjoining SW Hall Boulevard and SW Spruce Street right -of -ways. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to subdivide an existing parcel of 30,492 square feet into lots ranging in size from 3,128 to 3,878 square feet. The R -12 Zoning District requires 3,050 square feet for each dwelling unit. The applicant will be required to develop attached or detached, single - family residences on each lot. This use is classified in Section 18.42 (Use Classifications) as single - family attached and detached residential dwelling units. Section 18.52 lists single - family attached and detached residential dwelling units as a permitted use in the R -12 Zoning District. Dimensional Requirements: Section 18.54 states that the minimum lot area for each dwelling unit in the R -12 zoning district is 3,050 square feet. There is no minimum lot width requirement in the R -12 zone. The proposed seven units require a net site area of 21,350 square feet. The net site area is approximately 30,492 square feet, thereby, meeting this standard. Developments within the R -12 zone are required to provide a minimum of 20% landscaping. Prior to issuance of Building Permits the applicant shall provide landscape plans for each lot in order to review compliance with this 20% landscaping requirement. Development Standards: Section 18.54 contains standards for the R -12 Zoning District Single- family residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 3,050 Square Feet Average lot width N/A Front setback 15 Feet Garage setback 20 Feet Interior sideyard setback 5 Feet Corner sideyard setback 10 Feet Rear setback 15 Feet Maximum building height 35 Feet STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 9 • 1 The applicant will be required to comply with the aforementioned setback standards prior to the issuance of Building Permits. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes that incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density or cost or amenities of the project that adds five percent or more to the cost of each lot. As proposed, none of the seven lots provide a north -south dimension of a minimum of 90 feet in compliance with the Basic Solar Access Standard. Due to the existing street patterns in the Metzger Area, it is not recommended that the subdivision plan be revised to provide lots that meet the Basic Solar Access Standard. Solar Balance Point: Section 18.88.050 requires that one and two family residences that are developed on Tots that were exempted from Compliance with the Basic Solar Access Standards are still required to comply with the Solar Balance Point requirements. Compliance with these standards is reviewed prior to the issuance of Building Permits. Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands and a 20% deduction for public roads. Lands to be dedicated for public parks are also deducted. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may be created on a site. The gross area of the property is approximately 30,492 square feet. No new public streets or parks are required to be developed to serve this development. For this reason the 20% deduction for public streets is not applicable. A total of approximately 2,710 square feet is deducted from the gross for street right -of -way along the SW Hall Boulevard right -of -way. No area for parks has been deducted. This parcel has also not been found to contain Sensitive Lands. For these reasons the net lot area is approximately 27,782 square feet. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 10 • By dividing the net lot area by the minimum lot size of 3,050 square feet permitted in the R -12 Zoning District, the site yields the opportunity to develop a maximum of nine dwelling units. The applicant has proposed to develop seven lots. Because the lot size of each parcel is below 6,100 square feet, the minimum allowable to develop two dwelling units, this subdivision as proposed can be developed with a maximum of seven dwelling units. For this reason, the subdivision is in compliance with the density limitations for this zoning district. Landscaping: Section 18.100 contains landscaping standards for new development. The applicant must also comply with the standards set forth in Section 18.100.035 that requires all development projects fronting on a public or private street, or a private driveway more than 100 feet in length, plant street trees. Because no specific home plans have been provided at this time the applicant has not provided a landscape plan for this development. Street Trees: Section 18.100.035(B) states the specific spacing of street trees by size of tree shall be as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; 2. 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; 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; A street tree plan has not been provided to demonstrate compliance with this requirement. The applicant shall provide a street tree planting plan for review and approval prior to recording of the plat. Prior to issuance of Occupancy Permits for future dwelling units, the applicant shall plant street trees in accordance with the approved planting plan. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the comers of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The height is measured from the top of the curb, or where no curb exists, from the street centerline grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. No structures have been proposed to be constructed within these areas as a part of this subdivision application. Prior to the issuance of Building Permits all new structures are reviewed for compliance with these standards. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees, prepared by a certified arborist, shall be provided with a subdivision application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed and a protection program defining STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 11 • • standards and methods that will be used by the applicant to protect trees during and • , after construction. The site contains two trees in excess of 12 inches in caliper that are entirely within the property. A 48 -inch Pine tree and a 14 -inch Maple are located along the eastern property line. Due to the location of the proposed improvement, it does not appear necessary to remove these trees. Where necessary, the applicant shall provide an arborist report concerning the need to remove the trees and a mitigation plan for trees in excess of 12 inches in caliper. Mitigation is required where the trees have been determined to be healthy. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. Compliance with the standards listed in Criterion 1 are addressed elsewhere within the staff report. The proposed Trent Terrace plat name is not duplicative of other plats. Due to existing development constraints and the small area of the subject property, no new public streets are proposed. The applicant proposes to finish required street frontage improvements along SW Hall Boulevard and SW Spruce Street as well as along the private street frontage. An explanation has been provided for the proposed private street "common improvement." The recommended Conditions of Approval require that Conditions, Covenants, and Restrictions be recorded with the plat obligating each future property owner with ongoing maintenance of the proposed private street. Street and Utility Improvements Standards: Section 18.164 contains standards for streets and utilities serving a subdivision. Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant has proposed to construct street improvements along the property frontage of SW Hall Boulevard and SW Spruce Street in compliance with this requirement. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 12 • adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. 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. The subdivision comprises approximately one -fourth of the land area within an existing grid of streets. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -way, it is not necessary to require a public street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The subdivision comprises approximately one -fourth of the land area within an existing grid of streets. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -way, it is not necessary to require a public street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Cul-de -sacs: Section 18.164.030(K) requires that a cul-de -sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. All cul-de -sacs shall terminate in a turnaround. The proposed street is to be developed as a private street. This dead end or cul-de -sac street has not been provided with a tumaround. Because the design provisions of Section 18.164 generally apply to public improvements rather than private improvements, a circular turn around has not been required. However, the proposed subdivision cul-de -sac does not exceed 400 feet in length and is not designed to serve more than 20 dwelling units. Because the street is less than 150 feet in length, the Uniform Fire Code also does not require the provision of a circular or hammerhead turnaround. Curbs. Curb Cuts. Ramps, and Driveway Approaches: Section 18.164.030(N) requires the following: 1. 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, and; a. concrete curbs and driveway approaches are required; except b. where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 13 • c. asphalt and concrete driveway approaches to the property line shall be • built to City configuration standards. • The recommended Conditions of Approval include design requirements for street improvements that address these standards. Block Design: Section 18.164.040(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. See previous responses to block design requirements. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. The subdivision comprises approximately one -fourth of the land area within an existing street grid. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -ways, it is not necessary to require a Public Street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Because the total perimeter of the block measured along the right -of -way line is approximately 1,390 square feet, the applicant is not required to extend a new street to provide access to other parcels. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian/ bikeways shall be provided through the block. The existing block length was not designed to exceed approximately 360 feet, therefore an extension of a pedestrian or bicycle accessway is not required for this development. Lots - Size and Shape: Section 18.164.060(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. Each lot length has not been designed to exceed 2.5 times the average width in compliance with this requirement. Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. Each lot has been designed to provide a minimum of 26 feet of frontage in compliance with this requirement. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. This has been required as reviewed under the public facility concems. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 14 411 Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. This has been • required as reviewed under the public facility concems. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. This has been required as reviewed under the public facility concerns. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site is adjacent to SW Hall Boulevard and SW Spruce Street. SW Hall Boulevard is classified as an Arterial Street and is under ODOT jurisdiction. The current right -of -way (ROW) width is approximately 30 feet. The ultimate ROW required on this roadway is 45 feet from centerline. The applicant has agreed to dedicate additional ROW to provide 45 feet from centerline. SW Hall Boulevard is not fully improved adjacent to this site. In order to mitigate the additional traffic impact from this development, the applicant is proposing to construct a half- street improvement. Considering other developments in the area, the required pavement widening will provide a total of 25 feet from curb to centerline. The applicant will need to obtain ODOT approval and permits prior to issuance of City construction permits for the public improvements. SW Spruce Street is classified as a local residential street. There is 60 feet of ROW in this area, which is adequate. This street is paved, but not to the width or structural section required by City standards. Therefore, in order to mitigate the traffic impact of the development, the applicant will be required to construct a half - street improvement. The applicant's plan indicates that they are willing to provide this improvement. Because this site is small, access to the proposed lots is challenging. The width of the site is only approximately 170 feet wide (after dedication of ROW for Hall is considered) and if a public street cul -de -sac were installed, the applicant would lose considerable land and reduce the number of lots available. Section 18.164.030(S) addresses this particular situation and allows the use of a private street that serves not more than six dwelling units. Private streets serving more than six units are allowed in planned developments. The applicant is proposing that six of the seven lots be served by the proposed private street, and Lot 7 can be served directly from SW Spruce Street. Staff recommends that this scenario be approved. However, the applicant should be required to guarantee that the private street will be jointly owned and maintained by the private property owners who will use it. To do this, the applicant should place a statement on the face of the final plat to indicate ownership and maintenance responsibility. In addition, the applicant should prepare Conditions, Covenants and Restrictions (CC &R's) that clearly lays out a maintenance agreement for the property owners. The CC &R's should also require that a homeowner's association be established to help regulate the maintenance of the street. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 15 • SANITARY SEWER: There is an existing eight inch public sewer line in SW Spruce Street that is capable of serving this site. The applicant's plan indicates that a new eight inch public line will be extended into this project to serve the new lots. STORM DRAINAGE: Storm drainage from this site will flow to the northwest. The applicant's plan indicates that storm water will exit the site at the northwest corner and discharge into the roadside ditch in SW Hall Boulevard. The applicant will install public storm line in SW Spruce Street and SW Hall Boulevard to pick up street runoff and drainage from this site. In addition, the plan indicates that a short run of pipe will be extended north of this site to tie the drainage into the ditch. At the end of the pavement taper in SW Hall Boulevard, the applicant will need to install a ditch inlet and pipe to tie the drainage into an existing catch basin at the intersection of SW Hall Boulevard and SW Pine Street. All storm drainage work in SW Hall Boulevard shall be approved and permitted by ODOT. Copies of the plans and storm calculations shall be provided to the City, as well. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. However, where there is a small site, such as this, and the installation of a facility is impractical, the R &O allows a fee in -lieu of constructing a facility to be paid. Staff recommends that the fee in -lieu be allowed for this project. WATER: This site lies within Tualatin Valley Water District's (TVWD) service area. The applicant intends to tap into an existing water line in Spruce Street. Prior to approval of the final plat, the applicant shall obtain approval and permits from TVWD for the water work on this project. GRADING AND EROSION CONTROL: USA R &O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity that accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 16 AP- , : 1 1 1 1 j ■ L ST • --,41"1 1 [ 1 11 111 1 ----1 . 2 LOCUST E - 7 . 1. ' LELEAF ri 1 AP oki MAPLELEAF i..A E . 1 o il , 1 ' 1 C : 11111 sT . _ II , 1 1 IN V ) 1 PINE ST • • , 1111 F_ TF1111111 i 1 - .piNE ... S II' 1 C : 1 C .': " ■ • ST SRRUCE I C -----. IIII - I ' L iii N. 17.7 1 i • . l l MI : ----- ill fi 1 iii: 111 11111 -11 \,e----- ST 111 1111111 . Cj) Ell ' 4 4•■■ 1 11111111116k 1111 111 all 11111 Im ; al. Ill :. . Md. I 11111 ' , 1 MOM 1/4.J mom I ! riff 1:111 711 IliAll ' III - ■ F _ Vicinity Map A !. SUB 96-0005 Trent Terrace Subdivision N......,....m. N • EXHIBIT Trent.T Subdivision /SUB 96 -0005 Notice of Final Order by the Hearings Officer Bradley Pihas 18025 SW Sarah Hill Lane - Lake Oswego, OR 97035 Dorothy Hirning 6325 SW 90th Avenue Portland, OR 97223 Vic Accomando V & M Engineers 7000 SW Hampton St., Suite 123 Tigard, OR 97223 I I . I i 1 • I 1 4 i 1 • J i i 1 ■■•TiLL 171 LF i•• CCR$r 84 =E PIPE I 1 z I 0 '\ , OEGIN TAPER ' I -�_ E333 \ i \ : : i ti . 1 3 1 \ 1 1 � 4 1 #:;.:81.10 i4 t • L I' I �� ! 1 ' Tamp - h - 37 - -- r - ; : : ." r .� . 7 .:....sr...: (9 I • 1C CGIHC. PI \ I i 1 liCt -Vdi . -� . ' � 5 � simi r j ' �' .`�. -- it ... le v.:. _ >�T4� '57 ..F 7• • `: I I y r w..� 1 ,7.W ,l• .: �. Q - ^ ,piC, o,oe I ,fl I — �L B• +l- "N ry - '� ( 1i 0 I • 1 Ce 1i$ ■ al \ \ 4 c......... —. § c- 4 ict \, \ .; - -.•:-/ � , \ -Nil , • 1 1: i _ I 0 1 \,., LL FF.184�m I b O • g I 1 i a d 1 FF. IB6,'0 � , N r I I 3 ( r II I ': r 1 • ` -,s, 31b3• L V ■ • O _ .. ........5#4.1. h Lt. © - - r ALL t61 LP. ` - - - - -- -— SW Spruce Street -- - _ ! - ' i SITE PLAN CASE NO. ■ I EXHIBIT MAP A T rent Terrace Subdivision I SUB 96 -0005 I1 • • SECTION V: OTHER STAFF COMMENTS The Building Department reviewed this proposal and have offered the following comments: 1. Tract A should have a public utility easement for sanitary sewer and water. 2. The proposed SW Sitka Street should have curbs and weep holes for Lots 4 -7. The sidewalk to be developed along the frontage of Lots 1 -3 shall also have weep holes designed to allow drainage to SW Hall Boulevard. No other comments or objections have been received. SECTION VI: AGENCY COMMENTS The Tualatin Valley Water District reviewed this proposal and have offered the following comment: The applicant shall verify with the Fire Marshall the need for fire hydrant installation to serve this development. No other comments or objections have been received. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED TO THE CITY OF TIGARD WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. / 1,44,4' August 19. 1996 PREPARED BY: Mark Roberts, AICP DATE Associate Planner ` .. August 19. 1996 APPROVED BY: Ric and Bewersdorff DATE Planning Manager 1: \C U RPLMPATTY\SUBR -RPT. DOT STAFF REPORT SUB 96-0005/TRENT TERRACE Page 17 • • City of Tigard, Oregon AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss. City of Tigard ) 1, Patricia L. Lunsford, being first duly swom/affirm, on oath depose and say: that I m an Administrative Specialist 11 for The City of Tigard, Oregon. That I served NOTICE OF (AMENDED 0) PUBLIC HEARING FOR: (Chock box •o•, if applicable) (thedc appropriate box below) (Enter Public Hearing Date above) ❑ City of Tigard Planning Director ❑ / Tigard Planning Commission Tigard Hearings Officer ❑ Tigard City Council ❑ That I served NOTICE OF (AMENDED 0) DECISION FOR: (Chock box ae.r. City of Tigard Planning Director I ❑ That I served NOTICE OF (AMENDED 0) FINAL ORDER FOR: • (CJcadc box above, If appicahra) (check appropriate box below} ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICEINOTICE OF DECISION /NOTICE OF FINAL ORDER/OTHER NOTICE(S) of why 1- attached, marked Exhibit "A ", was nNiled to each na ed person(s) at the address(s) shown on the attached ' t(s), marked Exhib' i "B ", ,, e of 199 6 , and deposited in the U t- • States Ma' on t l ' ±ay of q 199 4P , postage prepaid. 0 /11,. OrW7e . ∎d /: . Pr:1'ed Notice W M Subscribed and swom/affirmed before me on the day of , 19 . OFFICIAL SEAL - t'n-F. DIANE M JELDERKS NOTARY PUBLI OREGON COMMISSION OOa6ia2 NOTARY PUBLIC OF OREGON MY COMMISSION EXPIRES SEPTEMBER 07, 1999 My Commission Expires: iFILE NAFAE(s ). T' k eaf}C6 51A? CASE NO.(S): pub (�/ J 0 yj t- TYPE OF NOTICE & DATE: c/VJ • • EXHEIIA 6 All CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, AUGUST 26. 1996 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96 -0005 FILE TITLE: TRENT TERRACE SUBDIVISION APPLICANT: Bradley Pihas OWNER: Dorothy Hirning 18025 SW Sarah Hill Lane 6325 SW 90th Avenue Lake Oswego, OR 97035 Portland, OR 97223 REQUEST > The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: R - 12. The R - 12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, 'EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER SUB 96-0005 TRENT TERRACE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS MEETING TO OBTAIN ADDITIONAL INEIRMATION, OR CLOSE THE PUBLIC RING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SU S EVIDENCE IN SUPPORT TO THEIPPLICATION AFTER AUGUST 5, 1996, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (25') PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. • sr 1 ?I 1 1 1 1 1 _ i 1 — 1.11, BIM sr " lik.11111 • Mir -7r- 4 1 = 1 sT / U 1 - 5 PME ST �p H- r II m' 11P wog iLL71 Q �, � -�� TT j Mu a Min rI nomm 1.1 =116_ L Ell SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS suz Co-6005 iLe1TTg(2 . EX BIYTT 1S136BC -01900 1S135AD -02700 ALZNER, ROBERT J /SALLY LEA ANDEREGG, MARY D TRUST 1,0730 SW 85TH AVE 8512 SW SPRUCE ST PORTLAND,OR 97223 PORTLAND,OR 97223 15135AD -00901 1S135AD -02900 BENNETT, BRIAN S AND PATRICE D BURGHARDT, THOMAS J & AMY K 10675 SW HALL BLVD 10830 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 1S135A0-03400 1S135AA -03201 DAVIS, GENE L DAVIS, MICHAEL A AND c/o ROBERT SAIZ, CPA LAURI L 12753 SW 68TH PKWY STE 220 8535 SW PINE TIGARD,OR 97224 PORTLAND,OR 97223 1S135AA -03400 1S135AD -00200 DORTLAND, SHERRY A FARANCE, MARGARET D TR 10580 SW HALL BLVD 1222 SW MAPLE CREST DT TIGARD,OR 97223 PORTLAND,OR 97219 1S135AD -02800 1S135AD -00500 „ HARDING, MAURICE R HIRNING, DOROTHY AND NEMA M SARGEANT, SHARON 8540 SW SPRUCE 6325 SW 90TH PORTLAND,OR 97223 PORTLAND,OR 97223 1S135AD -00400 1S136CB -04400 HOGREFE, OWEN & MARILYN JAPANESE INTERNATIONAL BAPTIST 13045 SW HEATHER CT CHURCH INC BEAVERTON,OR 97005 5656 SW HUMPHREY BLVD PORTLAND,OR 97221 1S135AD -00900 1S135AA -03200 JUVE, ALICE SARAH KINDRICK, ALFRED R/HATTIE M 10655 SW HALL BLVD 10565 SW 85TH PORTLAND,OR 97223 PORTLAND,OR 97223 1S135AD -02300 1S135AD -00100 LEE, VANCE R LEGRAS, ISABELLE N 10915 SW HALL BLVD 8504 SW PINE ST TIGARD,OR 97223 TIGARD,OR 97223 1S135AD -00700 1S135AD -03000 LEU, GAYLE TRUSTEE MYERS, MARY M 9980 SW BONNIE BRAE DR 3406 NW THATCHER RD BEAVERTON,OR 97008 FOREST GROVE,OR 97116 1S135AD -03500 1S135AD -04800 RAYBORN, HOWARD L AND KATHY L REED, LYDIA LUNDBERG 17645 SW JURGENS RD 10355 SW PORTER TUALATIN,OR 97062 PORTLAND,OR 97225 C/ . 4.1 s t& 3 4 [ 6 - 5' NTT E_ • • 1S135AD -04900 1S135AD -02101 REED, LYDIA LUNDBERG SCHWARZ, G ROBERT & LORETTA J 1,0355 SW PORTER 1395 SKYE PARKWAY PORTLAND,OR 97225 WEST LINN,OR 97068 1S136CB -00501 1S135AD -00800 SHUMAKER, MERLE LEEROY AND STORMONT, PATRICIA JO BARBARA 10685 SW 85TH AVENUE 8460 SW SPRUCE ST TIGARD,OR 97223 PORTLAND,OR 97223 1S135AD -03300 1S135AD -00301 TENLY PROPERTIES CORP TENLY PROPERTIES CORP PO BOX 414 c/o FRALEY, DONALD L & SHIRLEY HILLSBORO,OR 97124 549 NW QUEENS CT E HILLSBORO,OR 97124 1S136BC -03500 1S135AD -00600 TIDYMAN, JOAN S TREAT, MICHAEL J & SHIRLEY L 8414 SW PINE ST 8515 SW SPRUCE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135AD -00300 1 S 135AD -02100 WALKER, DOUGLAS B AND WEISS, HENRY K & BONNIE L ROSEMARIE G 7505 SW CRESTVIEW ST 6880 SW 68TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA -03300 WHEELHOUSE, DAVID M 8700 SW BORDERS TIGARD,OR 97223 0 • n 1 •I ,i City of Tigard, Oregon AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Patricia L. Lunsford, being first duly swom/affirm, on oath depose and say: that I am an Administrative Specialist II for The City of Tigard, Oregon. ❑ That I served NOTICE OF (AMENDED 0) PUBLIC HEARING FOR: (cheek box abays. i app cabN) (check appropriate box below} (Enter Pudic Hearing Date above) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council I ❑ That I served NOTICE OF (AMENDED 0) DECISION FOR: (Chock baa Samoa avp.eabha) City of Tigard Planning Director I That 1 served NOTICE OF (AMENDED 0) FINAL ORDER FOR: (cree( box abov., r ap,,feabha) (chedr appropriate box below} ❑ City of Tigard Planning Director ❑ / Tigard Planning Commission Tigard Hearings Officer ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION / N•TICE OF FINAL ORDER/OTHER NOTICE(S) of which i ached, marked Exhibit "A ", was d to each n -/ e. pers•n(s) at the addre (s) shown on the attached ist(s , mark- : • •bid :" on - / da /. dLL // / / 1994 and deposited in the ited • tates ail .n th /t1 ' d- o -_ //17.4 . ,,...4%,,.!A,_./// 199 ' , postage prepaid. 1 /.,..i.:—.1 4 . _ i�Lis Prepared Notice 4 Subscribed and swom /affirmed before me on the 1 day of '' i :.' li , 9q OFFICIAL SEAL / DIANE M JELDERKS l � I A l 1 b�, A 44 / NOTARY PUBLIC-OREGON '— - - ∎ . .. :i COMMISSION NO. 046142 NO ARY PUBLI ' OF OREG N MY COMMISSION EXPIRES SEPTEMBER 07. 1999 My Commission •Tres: 9 • [PILE INFO.: NAME(S): 77Q5VT - 9, WF SZt • CASE NO.(S): Sig 674 TYPE OF NOTICE & DATE: 901 , 400 1S1 1 35AD 1 -- 1 1 -- - -- 3400 iki f2 �✓i `` \ >g d r (FUTURE) 1 4 150W / !4P$ DROP t 1 3 81 Rem a.b �c !0' MA ON EXIST ` Ma pie @ 4o' c-C- PCIE POLE 5934 1 , 0 \ \ ) �.. • f `` 1 2 3500 a r. , x' " <4113 °° 0° E., Z 150W NPS DROP`, 1 10' MA ON 25' GRAY 7 P!�LE 3 /- `;.- EX I5T (FUTURE) / 7 y 250W HPS DROP ' . ' - ' 6' MA ON NEW j67,Fy0 j - POLE ' \ / � f' ` •ice Iii ,, 2 8 S _ _ it : S.W. SPRUCE ; ST. _____ 0 2100 2900 INSTALL 2800 t 1 l 50W H PS DROPLEN ■ 1 ` COBRAN ST L/Cs T ON 8' MASTARM ON 3 ` y �2 GU (5 et) EXIST 5195 1 � j P LE � 4 P q 4 �I % ; � � ehac(� il t ., t ,, ih `4I ' %sr. - //NA➢I/l p�,ml� + v \ 91114 J CITY OF TIGARD PROPOSAL DESCRIPTION FILE NO: SUBDIVISION (SUB) 96 -0005 FILE TITLE: TRENT TERRACE SUBDIVISION APPLICANT: Bradley Pihas OWNER: Dorothy Hirning 18025 SW Sarah Hill Lane 6325 SW 90th Avenue Lake Oswego, OR 97035 Portland, OR 97223 (503) 624 -8790 (503) 292 -4757 REQUEST: The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. CIT: East CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 X HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Mark Roberts (503) 639 -4171 x317 SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 1714 ii3 1 I triz-Q. p 6//g/ q6 ,µ,_ �►�. CITY OF TIGARD, OREGON SUBDIVISION APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE NO. 50(; -00c15 OTHER CASE NO's: --- RECEIPT NO. 11 1)- (I - APPLICATION ACCEPTED BY: c3.416-vi— DATE: 6,-z.4-1(0 1. GENERAL INFORMATION Applicfon elements submitted: PROPERTY ADDRESS /LOCATION Lot 5, Blk 55 Metzger Acre Tract (t ) Application form (1) �✓ (B) Owner's signature /written TAX MAP AND TAX LOT NO. 1 S 1W 35 AD, Tax Lot 500 authorization (C) Title transfer instrument (1) SITE SIZE .7 acres 14 4(D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* Dorothy Hirning ) Preliminary Plat (pre -app checklist) ADDRESS 6325 S.W. 90th Ave. PHONE 292 -4757 F) Applicant's statement CITY Portland, OR ZIP 97223 (pre -app checklist) APPLICANT* J. Bradley Pihas p '(G) List of property owners and ADDRESS 18025 S.W. Sarah Hill LanEHONE 624 -8790 addresses within 250 feet (1) CITY Lake Oswego, OR ZIP 97035 (H) Filing fee ($415 plus $5 *When the owner and the applicant are different per lot) 5eee.' me_ 1_ ;51 people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE pET INED TO BE COMPLETE: from the owner or an agent of the owner with written - 7 Z.6 c' authorization. The owner(s) must sign this / application in the space provided on page two or FINAL DECISION DEADLINE: // submit a written authorization with this application. COMP. PLAN /ZO DESIGNATION 2. PROPOSAL SUMMARY {•edI Anio 1 ►`�- ; Z The owners of record of the subject property request permission to divide a •7 acre �.A. N mbe X37 7 (Total Area) parcel into 7 lots between Preliminary Plat Approval Date: number of lots) 3,129 sq. 3,878 sq. fiquare feet in size. Final Approval Date: Planning 0520P/13P Engineering Rev'd: 3/88 Recording Date and Number: 3. List any variance, Planned Development, Sensitive Lands, or other land use t r actions to be considered as part of this application: none 4. Applicants: To have a complete application you will need to submit attachments I described in the attached information sheet at the time you submit this J application. 1 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this 28th day of June 19 96 SIGNATURES of each owner (eg. husband and wife) of the subject property. 6 9;% . A54 5V (KSL:pm /0520P) V & M CONSULTING ENTEERS, INC. 7000 S.W. Hampton Suite 123 Portland, OR 97224 LETTER OF TRANSMITTAL (503) 639 -3956 FAX (503) 639-4098 DATE: 7/30/96 I JOB NO.: TO City of Tigard ATTENTION: Will D "Aridrea RE: 13125 S.W. Hall Blvd. Tigard, OR 97223 WE ARE SENDING YOU: ATTACHED ❑ PRINTS ❑ PLANS ❑SHOP DRAWINGS ❑CHANGE ORDER ❑ SAMPLES ['COPY OF LETTER ['SPECIFICATIONS DESCRIPTION COPIES DATE : 1 . NO. 20 Revised copy of application 1 Preliminary Title Report THESE ARE TRANSMITTED: (as checked below) ❑ FOR YOUR USE ❑APPR.AS SUBMITTED ❑ REVIEW /COMMENT ❑ FOR YOUR APPR. ❑ APPR.AS NOTED ❑ RESUBMITTAL ❑AS REQUESTED 0 RETURNED FOR CORRECTIONS REMARKS • SIGNED: /' �/n-� TRANSNATION TITLE INSURANCE COMPANY Tv Transnation 5285 S.W. Meadows Road, Suite 126 TRANSNATION TITLE INSURANCE COMPANY Lake Oswego, Oregon 97035 (503) 684 -0565 FAX (503) 684 -0851 Preferred Better Homes Attn: LYDIA GANTENBEIN • 8285 SW Nimbus #150 Beaverton, OR 97005 0 cc 2ND SUPPLEMENTAL PRELIMINARY TITLE REPORT Dated : July 18, 1996 Parties : PIHAS Escrow Officer: Robin L. Cocheu HIRNING Escrow Number : 4317502GB Prop. Add: Title Officer : Title Number : W117104E Ref. No. ALTA Owners Std. Coverage : $80,000.00 Premium: $ 385.00 Governmental Service Fee Cost : $ 20.00 A consolidated statement of all charges, credits, and advances, if any, in connection with this order will be provided at closing. Effective July 15, 1996 at 8:00 A.M., title to the land described herein is vested in: DOROTHY HIRNING and SHARON SARGEANT, as qualified by the following language in the conveyance to them, to wit: "not as tenants in common but with the rights of.survivorship" • • • • DESCRIPTION: Lot 5, Block 55, METZGER ACRE TRACTS, in the County of Washington and State of Oregon. • • • July 18, 1996 2 W117104E • • • • We are prepared to issue title insurance in the form and amount shown above subject to the usual printed conditions, stipulations and exclusions from coverage appearing in such policy form and to exceptions as shown herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued, and the full premium therefore paid. EXCEPTIONS: 1. Taxes or assessments which are not shown as existing.liens by the records of any taxing authority that levies taxes or assessments on real property or by the public record: proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, or claims of easement, not shown by the public records, reservations or exceptions in patents or in acts authorizing the issuance thereof, water rights. claims or title to water. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Discrepancies. conflicts in boundary lines, shortage in . area, encroachments or any other facts which a correct survey would disclose. NOTE: If an ALTA EXTENDED Policy is desired, Exceptions 1 through 5 may be modified or eliminated from the policy based upon further research and receipt and review of the following: A) A survey of the subject property. (It may be ossible to make an inspection of the property in lieu of a survey, please contact.your Transnation representative for assistance.) B) Proof that there are not parties in possession or claiming the right to be in ossession other than the vestees herein and that there are no existing leases or tenancies. C) Proof that there are no statutory liens for labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for workmen's compensation which have not gained or hereafter may gain priority over the lien of the insured mortgage, which liens do not now appear of record. D) An additional premium charged for the extended coverage. 6. 1996 -97 taxes. a lien in an amount to be determined, but not yet payable. 7. Regulations, including the power to acquire rights of ways and easements, and to levy assessments of the Unified Sewerage Agency. (No liens as of April 1, 1995.) 8. Regulations, including the power to acquire rights of ways and easements, of the Tualatin Valley Water District. July 18, 1996 . 3 • W117104E 4 • 9. The rights of the public in and to that portion of the herein described property lying within the limits of SW Spruce Street and State Highway 217.. 10. Agreement, including the terms and provisions thereof, Dated : August 24, 1995 Recorded : September 8, 1995 Recorder's Fee No.: 95063541 11. The property described herein is subject to a Washington County Transfer Tax of $1.00 per thousand, based on consideration, ayable on transfer of property. Failure to pay the tax or apply for an exemption shall result in a penalty equal to the amount of tax owed, plus possible criminal prosecution punishable by a fine of not more than $500.00. NOTE 1: We find no judgments or tax liens against J. Bradley Pihas. NOTE 2: Taxes paid in full for the year 1995 -96 Total Amount : $718.42 Levy Code : 23 -81 Account No. : 1S 1 35AD 00500 Key No. : R272323 END OF REPORT • JD /mh WE THANK YOU FOR THE OPPORTUNITY OF PROVIDING THIS SERVICE. IF YOU HAVE ANY QUESTIONS PLEASE CALL Robin Cocheu (503) 684 -0565. NOTICE: Recording Fees - SUBJECT TO CHANGE WITHOUT NOTICE First Page* EACH ADDITIONAL PAGE MULTNOMAH CO. $ 8.00 $5.00** WASHINGTON CO. $13.00 $5.00** CLACKAMAS CO. $ 5.00 $5.00** * Includes a Remonumentation Fee. The State of Oregon has also enacted a $20.00 Department of.Revenue Fee. A complete list of all the documents affected by these fees is available from your Transnation Title representative. Please call for your copy. ** Line of Credit Documents will be considered as an extra document and will be charged as an extra page. • July 18, 1996 4 W117104E C. c mar 16_,00• .16500.3100. . ..so5,s{oo, IS 1 35AA • O ti . z d u . / . VS FOR ASSESSMENT PURPOSES ONLY. DO NOT RELY' ON FOR. ANY OTHER USE. S PINE i NE - STREET m a • m .4 300 194.16 ' 60' 190. ' 30 � 2 00 3' 100 130' = O .20 Ac. .16 Ac. LL.I ,° f . - ® .0 © Z I^ f1.zo o .J 2 RO m O.. 1 13 o' W 102.92 A W 400 © A A 800 12 m 901 _ _ Q I00 34 AG i r . r ) S � _ , I 0 0 r' J / r T1 O tl a — 54 . � A �, I. j '`'Zar !! �� 9 3 0 190.3' 5 = 65.3' • 125' a ® 3400 50Ac. . C.3 5C0 7 7OO 236 4 I3o a 0 8 LO 100 r v . Irs 4 A �l 4�.�� , 0 � _ o w Z gg 73.20 0 - i =d 5 c � _ 3300 64.I : . � 6 Z E cot 1.oT2 ... P. . /4Ac. 3500 " + -.\-- 1 2 . o 54E 4Ac. 3 O ;, 569 . 0 ' 7 ' //�� • 100 Z ° 1 � I ' 190.3'• le . o 190.3 0 o ., C R 9 4T I STREET 41.9' 2101 0 1. 11..5 4t� 9 9 .4' • 2100 e s'. 0 ` 1 2900 °6 � N °9 ° 40 O f. 2800 .24 A s6' E C. _ 23ACM 2700 • .1 N n e 116.61 n .44 AC. � 2 200 W _ 0 N 9. o •1 u N69° 06'w • o W /� n • _ • N.W. COR. o 1.9. N � _ 2 g J 6 6 e O c GEORGE RICHAROSON • A r etri A 1- 1 = D.LC. 55 \/� : ^ 2 303 „ 2 5 0 2 30 60' • O s • ,. ., 4 - 121 " n 0 • e o • 5.O O _ ~ 161' „ 41911 - t 2403 24.5 7 2342 SEE MAP 9 • = O >G ' — — 1 IS 136C8 - a te . This sketch is provided, without charge, for your information. It is not Intended to show ad matters related to the N property including, but not limited to, arse, dimensions, easements, encroachments, or location of boundaries. it is not a part of. nor does it modify, any report or policy to which it is attached. The Company assumes NO LIABILITY w E for any matter related to this sketch. Reference should be made to art accurate survey for further information. s 11 1111 U AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS CITY OF TIGARD ) Vic Accomando I, , being duly swom, depose and say that on May 13th , 19 96 , I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at S.W. Hall & Spruce , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at Tigard , with postage prepaid thereon. di C , ‘c-c-P �Siignature Subscribed and swom to before me this /J day of - h , 19 949 . t.s + +. OFFICIAL SEAL .:' ;., DONNA C. SEDGUtiECK - : NOTARY PUBLIC - OREGON j COMM &Sf0N NO. 046312 ( Notary Public MYCOh+PMISSIN �XPi ?FS AUG.16,1999 ( My Commission Expires: Y- 9, h: \logi n\jo \affmail.cit • f 4111 Name of appfldart HMP Ent prices Subject Property: Tax Map and Lot # TL- 500 1S1 1W 35 n, Address or General Location S.W. Hall & Spruce r-+''> AFFIDAVIT OF POSTING NOTICE David Breneman 7 lot subdivision , do affirm that I am (represent) the parry initiating interest in a proposed affecting the land located at Hall & Spruce and did on the 10th day of May 96 19 personally post notice indicating he the site may be proposed for a Development Review appiicrion, and the fie, date and g neighborhood meeting to discuss the proposal Plate of The sign was posted at Hall Blvd. (state location on property) This 10 _ day cf May 96 At/ 411/ 19 Signature Subscribed and sworn to, affirmed, before me this 7 5- day of 19 9/‘' w-,� ~-- Notary Public for the Sate of O o a OFFICIAL SEAL . , My Commission Expires: /‘e 9 � v Mir. DONNA C. SEDGWICK k NOTARY PUBLIC - OREGON ` � ) `y,,� COMMISSION NO. 046312 c i MY COMMISSION EXPIRES AUG.16,1999 ) WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City cf Tigard Planning Division 13125 SW Hall Blvd., Tigard. OR 97223 i vo\p ,ct t • • CITY OF TIGARD April 22, 1996 OREGON Bill Parks Division of State Lands 775 Summer Street NE Salem, OR 97310 Re: Wetland Report Dear Mr. Parks: Enclosed please find a copy of a wetland determination report. In the conclusion of this report, reference is made to potential regulation by Division of State Lands. This letter is a request for comments from your agency regarding potential regulation of the referenced stream channel. This property had received subdivision approval and was conditioned to provide a wetlands report as the applicant was proposing fill in the area of the stream channel. I've also enclosed a copy of the proposed grading plan submitted for review by the applicant. Review of this plan and determination of DSL regulation will allow the City to ensure adequate protection is given to such sensitive land areas. If you have any further questions conceming this information, please feel free to contact me at (503) 639 -4171. Sincerely, William D'Andrea Assistant Planner i:curph rks.la c: SUB 96 -0005 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 s _ Staff , - CITY OF TICARD Oate DEVELOPMENT OEPAR' T U `'vi APPLICATION CHECCLIST 6/ " Ae The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is . required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your. - application. SQe your application for further explanation of these items or call Planning at 639 -171_ BASIC MATERIALS ITEMS TO BE INCLUDED: A) Application for (1 copy) irl 8) Owner's signature/written authorization � /� C) Title transfer instrument `OV C� v-t r- , k _ Cl .// t 0) Assessor's map �J E) Plot or site plan /! F) Applicant's statement/ 01 4 2 4/ 4 4 i kav✓e C K � (H) Filing fee C f i, _ -t ?o KK SOD ✓- iaed a roue (o 4 ,' ` ' SPECIFIC CATERIALS t l © 7 o f su1Od 1 vis)cm F2 eIt Lt K P s�l� a u (44-) r / "/ g r- i L u ti (4 s.- v s 4 • 4 ,.. 14 'i Owen A) Site Info - - on s - i � N°. of copies : c� 2 G $ i [ � / 1) Vicinity rap - �0) ti k w _/ 2) Site size S � dimensions // L`�I 3) Contour lines (2 ft at 0-10= or 5 ft for grades > 1077.) 4) Orainage patterns, courses, and ponds S) Locations of natural hazard areas including: a) Floodplain areas , b) Slopes in excess of 257. --_c_ � c) Unstable ground t d) Areas with high seasonal water table C4-3-- e) Areas with severe soil erosion potential L-.l f) Areas having severely weak foundation soils Ci--3 � 6) Location of resource areas as shown on the Comprehensive - rap inventory including: a) Wildlife habitats b) Lietlands I 7) Other site features: a) Rock outcroppings _ / per measured 4 feet `-' b) Trees with 6' -I- tali Lam from ground level 8) Location of existing structure and their sues 9) Location and type of on and off-site noise sources [,( 10) Location of existing utilities and easements Ld3/ 11) Location of existing. dedicated right -of -ways L 8) Site Oevel. _ Plan • - - (1Co_ of copies ) 1 ) The - • - • sed ::site and : surr oca d i ng properties C 1 2) Contour - ► - i teivals C 1 3) The Iocati• , dimensions, and names of all: t ] a) Exis = • A platted streets .Q other public ways and eas ; -- - on the site and on adjoining C ) properties - ; PPLICaTIc C- IEC<LIST - Pace 1 j r Proposed streets or other pule gays t easements on the site. ( ] • Alternative routes of dead end or proposed streets that require future extension ( 3 4) location and dimension of: a) Entrances and exits on the site ( b) • rking and circulation areas ( ] c) • • ing and services areas [ ] d) strian and bicycle circulation [ 3 e) Cu •••r common areas. ( ] f) Above -round utilities C 3 5) The locati• dimensions t setback distances of all: a) Existi • permanent structures, improvements, utilitie and easements which are located on the site - on adjacent property within 25 feat of - site C 3 b) Proposed s- - res, improvements, utilities • easements on the site ( 3 6) Storm drainage facil ties and analysis of dounstre condition ( 3 7) Sanitary sewer faciliti-s [ 3 8) The location of areas to be landscaped [ ] 9) The location and type of • -- oor lighting considering crime pr•eventi• techniques ( ] 10) The location of mailboxes [ 11) The location of all structures and their orientation [ ] 12) Existing or proposed sewer rei••• rsement agreements [ ] C) Grading P1_ (Ho. of copies ) C ] The site de - lopment plan shall include a grading plan at the same seal - as the site analysis drewings and shall contain the fol - - - ng information: 1) The location - extent to which grading will take place indica - general contour lines, slope ratios and soil stabi -- tion proposals, and time of year it is proposed to -- done. ( ] 2) A statement from a istered engineer supported by data factual substan ating: a) Subsurface explore.• and geotechnical engineering report • [ 3 b) The validity of sari — sewer and storm drainage service - ... - -s C ] c) That all problems will be mitigated and horn they will be mitigated C 0) Architectu 'raw nos (?o. ,f copies ): C 1 The site devel ••- - vlen proposal shall: include: 1) Floor plans - icatipg the square footage - of all structures - • . -• ed - fer. use. cn -site; and [ ] 2) - Typical ele vation -+ - - •: .of -each •structure. _ ] E) Landscaae P (No. of copies ) : C 1 The landscape Ian • shall be. drawn - at the same - scale of the' - site analysis p or a larger scale if necessary and indicate: 1) Description of irrigation system where applicable [ ] 2) Location and heig of fences, buffers and screenings [ APPLICATION CHEC.�CLIST — Page 2 3) 410ation o terraces. decks. shell's play areas • and common spaces ( 3 4) Location. type size and species of existing and proposed plant terials. C 3 The landscape plan include a narrative which addresses: 1) Soil conditions. C 2) Erosion control measures that will be used. C 3 F). Sian Drawings Sign drawings shaI1N submitted in accordancewith Chapter /8.114 of the Code as of Site Development Review or. prior to obtaining a Buil ing Permit to construct the sign. C ] G) Traffic generatio\estimate ( H) Prelied - ition or lot line ad'ustment man showing (Mo. of a-pies ): 1) The - r of the subject parcel ( 2) The - is authorized agent C 3 3) The map scale, (20.50,100 or 200 feet=1), inch north arrow - data C 4) Descripti- of parcel locition and boundaries ( 5) Location. ut-th and names of streets..easements and other public -ys within and adjacent to the parcel [.1 6) Location of all - - - t buildings on and within • 25 feet of all - ---rty lines C 1 7) Location and width -f all water courses C 1 8) Location of any tree ulth or greater caliper at 4 feet above ground -vel CL3 9) All slopes greater than % • ( 1 10) Location of existing uti 'ties and utility easements C 11) For major land partition 'ch creates a public street: a) The proposed right-of • - location and width C. 3 b) A scaled crosm-section - the proposed street plus any reserve strip 12) Any applicable deed restricti- C 13) Evidence that land partition i41 not preclude efficient future land division -re applicable (L I) Subdivision Preliminaryjnat ran and data show/n.1(140. of Copies - 21) ): 1) Scale equaling 3u>50,100 or 200 feet to the inch and limited to.one\ohaze per sheet 2) The proposed name.of\the subdivisioh 3) Vicinity map showing property's relationship to arterial andcollectoe streets v_a-------- 4) Ramez.'addresses and.:telephone of the owner developer, engineer,- surveyer, as applicable 5) Cate of application' • 6) Boundary lines of:•tra4t:tol:e subdivided 7) Names of adjacent:subdivisson.oe.naieeTz of recorded owners of adjoining parcels , xf. unsubdivided land cia------7 8) Contour lines related to:a City-established bench- mark at 2-foot .intervals for 410: grades greater than 10% • 3 APPLICATION a-Matt:I:ST — Pa se 3 9) purpose, location. type and silk of all of the following (wittiin and adjacent to th proposed subdivision): c a) Public and Rrivate right -of -ways and easements (y� b) Public and private sanitary and store sewer lines Cl c) Domestic water mains including fire hydrants d) major power telephone trinseission lines _ (50.000 volts or greater) CLY e) Watercourses f) Need reservations for parks, open space, pathways and other lard encumbrances C�I� 10) Approximate plan and profiles of proposed sanitary and store sewers with grades and pipe sizes indicated [/ 11) Colin of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. 12) Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyor4 the limits of the proposed subdivision_ � a/ 13) Scaled cross sections of proposed street right -of -way; 14) The location of all areas subject to inundation or steno water overflow � v I5) Location, width and direction of flow of all water- courses and drainage ways [ I 16) The proposed lot configurations, approximate lot dimension and lot numbers. Where looms are to be used for purposes other than residential, it shall be C � indicated upon such Lots 17) The location-of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings, if any [ �I 18) The existing uses the property, including the location of all structures and the present uses of the structures, and a statement of wfaic4 structures are to remain after platting 19) Supplemental information including: a) Proposed deed restrictions (if any) b) Proof of property cu nerthip c) A proposed plan for provision of subdivision improvements C 20) Existing natural features including rock out- croppings, wetlands and marsh areas. C 21) If any of the foregoing information Cannot practicably be shown on the preliminary plat, it small be incor,orated into a narrative and submitted with the appl:icat_on_ �/ -r Information • ' ccSS Co.lcw3s.kic s s APPLICaTIdy C4EC <LIST - Page 4 • V I.D No. 94- 202883 REMOVAL OF CONTINGENCIES AND AGREEMENT TO TOINT- VENTURE THE PROPERTY LOCATED AT THE NE CORNER OF SW HALL AND SPRUCE (LOT 5. BLOCK 55 WASHINGTON COUNTY). All parties agree that purchaser has completed his feasibility study on subject property. Hence, all foregoing contingencies pertaining to any and all study periods are hereby removed. As of today, August 15, 1995, purchaser shall have until June 15, 1997 to pay seller a total principal amount of or subject property. Buyer and seller have entered into a joint- v enture agreement from now until said date wherein bu"Pr chatt develop property at buyer's expense and seller shall receive as each lot sells. Seller also agrees to pre -sign lot release documents and deeds and deposit them with escrow company with instructions to provide lot release documents and deeds to purchaser upon deposit of i into escrow (See Exhibit A for additional provisions regarcung this transaction). Seller also acknowledges receipt of 0 since mutual execution of this transaction which shall be applied to the purchase price. g 7/9�" y tea � � -, - `! 6 c g//7/9f— Date Seller r Date , r eller Date • • • APPLICATION FOR SITE DEVELOPMENT REVIEW 7 LOT SUBDIVISION TRENT TERRACE Submitted 28 June 1996 • • Owner: Dorothy Hirning 6325 SW 90t Avenue Portland, Oregon 97223 (503) 292 -4757 Applicant: Brad Pihas 18025 SW Sarah Hill Lane Lake Oswego, Oregon 97035 (503) 624 -8790 Engineer/ Surveyor: V & M Consulting Engineers 7000 SW Hampton Suite 123 Portland, Oregon 97223 (503) 639 -3956 Location: Lot 5, Block 55, Metzger Acre Tracts Tax Lots: 1S 1W 35AD Lot 500 1 • General Information: The applicant is requesting approval for a seven lot subdivision in accordance with the Community Development Code of the City of Tigard Section 18.54.030. The current zoning of the land is R -12, and the proposed use of the land is an outright permitted use as single family detached houses. Background Information: Currently, the site is vacant, and appears to have been so for some time. The proposed development will divide the site into seven lots with a private road that will provide access to six of the seven lots through the approximate center of the site. The seventh lot will gain access directly from SW Spruce Street. Developing the proposed subdivision would provide medium density, moderately priced, singly family detached houses on a vacant lot that would match in character to the surrounding area. Vicinity Information: The proposed subdivision is located a short distance from several regional amenities. Washington Square, a major shopping and retail center, is located approximately two miles from the site. Also, other amenities such as grocery store, gas stations, etc. are located within two miles of the site. To access the site, from the intersection of SW Hall Blvd. and Highway 99W go north on SW Hall Blvd. approximately 0.75 miles. The site is located at the intersection of SW Hall Blvd. and SW Spruce St. on the northeast corner of the intersection. Site Information: The site encloses approximately 0.70 acres of land with approximately 175' of frontage along SW Hall Blvd. To the east, the site has approximately 175' of frontage along SW Spruce St., where access will be gained from. The site gently slopes (approximately 3-4 %) towards SW Hall Blvd. Also, there are approximately ten trees on the site. An effort will be made to remove as few trees as possible during construction of the proposed subdivision. Description of Proposal: The applicant proposes to subdivide approximately 0.70 acres of land into a seven lot subdivision onto land that is currently vacant. On the seven lots, the applicant will construct single family detached houses to complete the subdivision. The current zoning is R -12, and the proposed use of the land directly meets all requirements of 1 • Multiple - Family Residential R -12 Zoning. A 15' wide strip of land adjacent to SW Hall Blvd. will be dedicated to the public right - of -way by the applicant for a half- street improvement along SW Hall Blvd. Also, as part of the subdivision, a half- street improvement will be made along SW Spruce Street. The applicant intends to begin construction as soon as possible after approval of the proposed subdivision. Zoning Requirements: Use of Land: The proposed subdivision is completely within the Multiple - Family Residential R -12 Zoning of the City of Tigard. The applicant proposes to divide the site into a seven lot subdivision consisting of singly family detached houses. The proposed land use is an outright permitted use according to Section 18.54.030 of the Community Development Code of the City of Tigard. Lot Size Requirements: The size of the proposed lots will comply with Section 18.54.050.A.1 of the Community Development Code City of Tigard, which states the minimum lot size to be 3,050 ft All setback requirements and other applicable requirements are being met with the proposed subdivision. The site does not have any areas that have been delineated as wetlands or designated as being in a flood plain. Off- Street Parking: As described in the Community Development Code Section 18.106.030.A.1, two off - street parking spaces will be provided for each lot. Vehicle Access: All lots will have access via the proposed road that will be constructed as part of the subdivision. The proposed road will be accessed from SW Spruce St. Solar Access: The proposed subdivision is situated such that the proposed road will be a north -south road, and the lots will be situated from this road in such a manner that it will not be practical to construct the houses to be in compliance with Section 18.88.040 of the Community Development Code, Solar Access for New Development. • • Development and Administration: Accessory Structures: The location of the mailboxes and street lights will be submitted to the City of Tigard with the Final Construction Plans. Tree Removal: Currently, there are approximately 10 trees on the site that are greater than 6" at 4' above the ground. Approximately three to five trees will need to be removed for construction of the subdivision; however, a reasonable effort will be made to preserve as many trees as possible. Land Division and Development Standards: Subdivision: The applicant proposes to subdivide the site into seven lots. The proposed land division will meet all requirements set fourth by the City of Tigard and Washington County. Street and Utility Improvement: Streets: The applicant will dedicate 15' of frontage along SW Hall Blvd. for a half- street improvement and future development. Also, the applicant will construct a private road that will go through the approximate center of the site that will provide access to the site. The proposed private road is less than 150' in length, and as such will not have a turn - around at the closed end (Community Development Code Section 18.108.070.C). The proposed layout will provide pedestrian and bicycle access along the new road be means of a sidewalk that will be built at the time of construction. Sanitary Sewer: Currently, there is a sanitary sewer line available from SW Spruce Street that can be accessed from the site. The applicant will construct an 8" sanitary sewer that will connect to this line. The exact point of connection to the existing sanitary sewer will be specified in the Final Construction plans. Surface Water Run -off: Any surface water run -off created by the new development will be intercepted and directed via a 10" line to SW Hall Blvd. where it will then enter a 12" line. Also, SW Spruce Street will be improved to a 10" line along the frontage of the site during construction of the subdivision. In conformance with the Unified Sewerage Agency and because of the small size of the project, the applicant is requesting a fee -in -lieu of storm water quality treatment. • • Domestic Water and Fire Flow: An adequate supply of domestic water will be supplied to the subdivision by a 4" line that will be constructed. Also, there are two existing fire hydrants near the site, and all proposed buildings will be within 500' of the existing fire hydrants, therefore no new fire hydrants will be installed as part of this proposed development. Summary: The proposed subdivision is permitted outright in the current R -12 Multiple - Family residential zoning and complies with the requirements of such. The subdivision is compatible with the surrounding neighborhood and with the City of Tigard. Adequate public facilities exist to serve the project, and all improvements will be constructed to City of Tigard and other applicable standards. • i i r - Li ll= 1 i CO 1 c o LO I / ST OAK - OAK Z }, I I C, 1 I �a135AAO3 I ‘ . � 1 S 135AA03400 1S" 3 5AAa ' AA0 3i 00 PINE ST CO PINE Cli _. •1S135AD00900 1Si ie3i;i , i� 1 1 ami j 15136 1S135AD00400 g. ... 1S935AD00901` Boo: 11 8 0 \ I 1S135AD007(30 1 0) nrn32W1 S135AD00500 1S136BC01900 1S135AD0 00 1S135AD00600 • 1 1 RULE ST C SRRUCE 1'.135AD021 : 35AD021 ro --- j 1 ` 35AD1�a 11 11 .: 1 , 3675°1 � C I 1S135AD03000 \ ' i • \ 1 S135AD02300 --- •, I Ai (13 1 oi ... , 1S136C604400 1 . STEVE 4 +— 11.1111 111 I O1 U is —1 ; 1 ■ �y� SUB 96 '�' Vicinity = l,1 `�( ��r!f '� Vii, � %;l 1(0 l _,,..= — TTCNT 1 . B . 5(4.6 . I o f' • 1 S136BC -01900 1S135AD -02700 ALZNER, ROBERT J /SALLY LEA ANDEREGG, MARY D TRUST 10730 SW 85TH AVE 8512 SW SPRUCE ST PORTLAND,OR 97223 PORTLAND,OR 97223 1S135AD -00901 1S135AD -02900 BENNETT, BRIAN S AND PATRICE D BURGHARDT, THOMAS J & AMY K 10675 SW HALL BLVD 10830 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 1S135AD -03400 1S135AA -03201 DAVIS, GENE L DAVIS, MICHAEL A AND Go ROBERT SAIZ, CPA LAURI L 12753 SW 68TH PKWY STE 220 8535 SW PINE TIGARD,OR 97224 PORTLAND,OR 97223 1S135AA -03400 1S135AD -00200 DORTLAND, SHERRY A FARANCE, MARGARET D TR 10580 SW HALL BLVD 1222 SW MAPLE CREST DT TIGARD,OR 97223 PORTLAND,OR 97219 1S135AD -02800 1S135AD -00500 HARDING, MAURICE R HIRNING, DOROTHY AND NEMA M SARGEANT, SHARON 8540 SW SPRUCE 6325 SW 90TH PORTLAND,OR 97223 PORTLAND,OR 97223 1 S135AD -00400 1 S136CB -04400 HOGREFE, OWEN & MARILYN JAPANESE INTERNATIONAL BAPTIST 13045 SW HEATHER CT CHURCH INC BEAVERTON,OR 97005 5656 SW HUMPHREY BLVD PORTLAND,OR 97221 1S135AD -00900 1S135AA -03200 JUVE, ALICE SARAH KINDRICK, ALFRED R/HATTIE M 10655 SW HALL BLVD 10565 SW 85TH PORTLAND,OR 97223 PORTLAND,OR 97223 1S135AD -02300 1S135AD -00100 LEE, VANCE R LEGRAS, ISABELLE N 10915 SW HALL BLVD 8504 SW PINE ST TIGARD,OR 97223 TIGARD,OR 97223 1S135AD -00700 1S135AD -03000 LEU, GAYLE TRUSTEE MYERS, MARY M 9980 SW BONNIE BRAE DR 3406 NW THATCHER RD BEAVERTON,OR 97008 FOREST GROVE,OR 97116 1S135AD -03500 1S135AD -04800 RAYBORN, HOWARD L AND KATHY L REED, LYDIA LUNDBERG 17645 SW JURGENS RD 10355 SW PORTER TUALATIN,OR 97062 PORTLAND,OR 97225 T Tag • s 11 • a D 7C2 I 1S135AD -04900 1S135AD -02101 REED, LYDIA LUNDBERG SCHWARZ, G ROBERT & LORETTA J 10355 SW PORTER 1395 SKYE PARKWAY PORTLAND,OR 97225 WEST LINN,OR 97068 1S136CB -00501 1S135AD -00800 SHUMAKER, MERLE LEEROY AND STORMONT, PATRICIA JO BARBARA 10685 SW 85TH AVENUE 8460 SW SPRUCE ST TIGARD,OR 97223 PORTLAND,OR 97223 1S135AD -03300 1S135AD -00301 TENLY PROPERTIES CORP TENLY PROPERTIES CORP PO BOX 414 c/o FRALEY, DONALD L & SHIRLEY HILLSBORO,OR 97124 549 NW QUEENS CT E HILLSBORO,OR 97124 1S1368C -03500 1S135AD -00600 TIDYMAN, JOAN S TREAT, MICHAEL J & SHIRLEY L 8414 SW PINE ST 8515 SW SPRUCE TIGARD,OR 97223 TIGARD,OR 97223 1S135AD -00300 1S135AD -02100 WALKER, DOUGLAS B AND WEISS, HENRY K & BONNIE L ROSEMARIE G 7505 SW CRESTVIEW ST 6880 SW 68TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA -03300 BRADLEY PIHAS WHEELHOUSE, DAVID M 18025 SW SARAH HILL LANE 8700 SW BORDERS LAKE OSWEGO, OR 97035 TIGARD,OR 97223 • 0.-^-^5W CITY OF TIGARD PUBLIC HEARING NOTICE 1 NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, , 1996 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96 -0005 FILE TITLE: TRENT TERRACE SUBDIVISION APPLICANT: Bradley Pihas OWNER: Dorothy Hirning 18025 SW Sarah Hill Lane 6325 SW 90th Avenue Lake Oswego, OR 97035 Portland, OR 97223 REQUEST > The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER SUB 96-0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS MEETING TO OBTAIN ADDITIONAIIFORMATION, OR CLOSE THE PUBai HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON MirBMITS EVIDENCE IN SUPPORT TO 11 APPLICATION AFTER ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (25) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. (VICINITY MAP HERE!) SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • • CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER q BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB) 96 -0005 Case Name(s): TRENT TERRACE SUBDIVISION Name of Owner: Dorothy Hirning Name of Applicant: Bradley Pihas Address of Applicant: 18025 SW Sarah Hill Lane City: Lake Oswego State: Oregon Zip: 97035 Address of Property: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard. City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 1S1 35AD, Tax Lot 500 Request: > The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. Zone: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Action: ➢ ❑ Approval as requested © Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision:9 .......... 9 The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. THE DEADLINE < FOR FILING OF A N APPEAL Questions: If you have any questions, please call the City of Tigard Planning Dept. at (503) 639 -4171. SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • • CITY OF TIGARD REQUEST FOR COMMENTS DATE: August 2. 1996 TO: Per Attached FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 - 0005 ➢ TRENT TERRACE SUBDIVISION < The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - August 12. 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: I We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide thefolrawing information) Name of Person(s) Commenting: I Phone Number(s): SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 404UEST FOR COWMEN. fr°n6 r t NOTIFICATION UST FOR LAND USE & DEVELOPMENT APPUCATIONS r CITIZEN INVOLVEMENT TEAMS {circle one} CIT Area: (W) (S) (E) (C) ® Placed for review in Library CIT Book Ca CITY DEPARTMENTS . +_' BLDG. DEPT. /David Scott, e.,iakwomria C�PICE DEPT. /Kelley Jennings, Okra Prevention omka _ O TIONS /John Acker, mc.,t. sow. _ CITY ADMIN. /Cathy Wheatley, CINReco (/ENG. DEPT. /Brian Roger, Development Review Engineer .L" DEPT. /D.S,T.'S _ ADV. PLNG. /Nadine Smith, mamba sup«v6ot WATER DEPT. /Michael Miller, Ooaetlore w,./ooe Box SPECIAL DI5TRICTS _ FIRE MARSHALL �_ UNIFIED SEWERAGE AGENCY T�" UALATIN VALLEY WATER DIST. Gene Birchell SWM Program /Lee Walker PO Box 745 Wa. County Fire District 155 N. First Street Beaverton, OR 97075 (pick -up box) Hillsboro, OR 97124 AFFECTED JURISDICTIONS ' WA. CO. DEPT. OF LAND USE 8 TRANSP. _ METRO AREA BOUNDARY COMMISSION _ METRO - GREENSPACES 150 N. First Avenue 800 NE Oregon St. # 16. Suite 540 Mel Huie (CPA's /ZOA's) Hillsboro, OR 97124 Portland, OR 97232 -2109 600 NE Grand Avenue Portland, OR 97232 -2736 _Brent Curtis (CPA's) _ STATE HIGHWAY DIVISION _ Jim Tice (IGA'S) Sam Hunaidi _ METRO _ Mike Borreson (Engineer) PO Box 25412 Mary Weber _Scott King (CPA's) Portland. OR 97225 -0412 600 NE Grand Avenue _Tom Harry (Current Planning App's) Portland, OR 97232 -2736 _ Lynn Bailey (Current Planning App's) _ OREGON DLCD (CPA's /ZOA's) � 1175 Court Street. N.E. L,06&/REGION 1 _ CITY OF BEAVERTON Salem, OR 97310-0590 Laurie Nicholson/Trans. Planning Larry Conrad, Senior Planner 123 N.W. Flanders PO Box 4755 _ CITY OF PORTLAND Portland, OR 97209 -4037 1120 SW 5th /� _CITY OF BEAVERTON Portland, OR 97204 _ — DOT /REGION 1, DISTRICT 2 - A Mike Matteucci, Neighborhood Coordinator Bob Schmidt /Engineering Coord. PO Box 4755 _ CITY.OF DURHAM 2131 SW Scholls /PO Box 25412 Beaverton. OR 97076 Planning Director Portland, OR 97225 Beaverton, OR 97076 City Manager PO Box 23483 _ CITY OF LAKE OSWEGO _ CITY OF TUALATIN Tigard, OR 9 728 1 -3483 City Manager PO Box 369 PO Box 369 Tualatin, OR 97062 _ eOTHERZb Lake Oswego. OR 97034 _ CITY OF KING CITY City Manager 15300 SW 116th King City, OR 97224 SPECIAL AGENCIES GENERAL TELEPHONE ELECTRIC _ P ORTLAND GENERAL ELECTRIC _ COLUMBIA CABLE CO. Elaine Self, Engineering Brian Moore Craig Eyestone PO Box 23416 14655 SW Old Scholls Ferry Rd. 14200 SW Brigadoon Court Tigard, OR 97281 -3416 Beaverton, OR 97007 Beaverton, OR 97005 _ NW NATURAL GAS CO. erene:(soa) 721-: 441 _ METRO AREA COMMUNICATIONS RI - MET TRANSIT DEVELOPMENT Scott Palmer Fax (503)721.1802 Jason Hewitt Kim Knox, Project Planner 220 NW Second Avenue Twin Oaks Technology Center 710 NE Holladay Street Portland, OR 97209 -3991 1815 NW 169th Place S -6020 Portland, OR 97232 Beaverton, OR 97006 -4886 _ TCI CABLEVISION OF OREGON _ US WEST COMMUNICATIONS _ SOUTHERN PACIFIC TRANS. CO. Linda Peterson Pete Nelson Clifford C. Cabe, Const. Engineer 3500 SW Bond Street 421 SW Oak Street 5424 SE McLoughlin Portland, OR 97201 Portland, OR 97204 Portland, OR 97202 STATE-AGENCIES FEDERAL AGENCIES _ AERONAUTICS DIVISION (ODOT) _ DIVISION OF STATE LANDS _ US POSTAL SERVICE _ COMMERCE DEPT. -M.H. PARK _ FISH S. WILDLIFE Randy Hammock, Growth Cord. _ PUC _ DOGAMI Cedar Mill Station _ DEPT. OF ENVIRONMENTAL QUALITY _ U.S. ARMY CORPS. OF ENGINEERS Portland, OR 97229 - 9998 _OTHER hAlo \patty \n c,tenvtcnot c.nst i • Agenda Item: 2.2 Hearing Date: August 26. 1996 7:00 PM : S TAFF : REPORT ' TO THE < ::: ....:..:. :INGS OFFICER FOR THE CITY OF TIGARD, OREGON. . SECTION I: APPLICATION SUMMARY CASES: FILE NAME: TRENT TERRACE SUBDIVISION Subdivision SUB 96 -0005 PROPOSAL: The applicant has requested to subdivide a 30,492 square foot parcel into seven lots ranging in size from approximately 3,129 square feet to 3,878 square feet. APPLICANT: Mr. Bradley Pihas OWNER: Mrs. Dorothy Hirning 18025 SW Sarah Hill Lane 6325 SW 90th Avenue Lake Oswego, OR 97035 Portland, OR 97223 COMPREHENSIVE PLAN DESIGNATION: County Designation R -9 /Pending a City designation of Medium Density Residential (7 -12 dwelling units per acre). ZONING DESIGNATION: County Designation R -9 /Pending a City designation of R -12. LOCATION: The site is located at the southeast corner of SW Hall Boulevard and SW Spruce Street. (WCTM 1S135AD, Tax Lot 00500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. SECTION II: STAFF RECOMMENDATION: Staff recommends that the Hearing's: Officer find. that the proposed subdivision :will not ;adversely: affect :the:.health,_;safety: and welfare of the City. Therefore;::_ staff recommends APPROVAL, subject to the following: recommended conditions of approval: STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 1 • • r. CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY.. UNLESS :: . SPECIFIED, THE .STAFF CONTACT FOR ALL CONDITIONS;' IS BRIAN : RAGER... WITH THE ENGINEERING DEPARTMENT,(503) ..639- 4171. ; : 1. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address, and telephone number of the individual or corporate entity who will be responsible for executing the construction documents and financial assurance for the public improvements. 3. Additional right -of -way shall be conveyed to the State of Oregon, by and through its Department of Transportation, Highway Division, along the frontage of SW Hall Boulevard to increase the right -of -way to 45 feet from centerline. The description shall be tied to the existing right -of -way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering Department. (For additional information, contact Myron Melick, Oregon Department of Transportation, Right -of -Way Section, 7165 SW Fir Loop, Tigard, Oregon 97223, 684 - 1510). 4. The applicant shall obtain plan approval and a permit from ODOT for the construction of half - street improvements along the frontage of SW Hall Boulevard. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 25 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. an eight- foot -wide concrete sidewalk f. street striping STAFF REPORT ' SUB 96- 0005/TRENT TERRACE Page 2 g. streetlights, as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) street signs j. adjustments in vertical and /or horizontal alignment to construct SW Hall Boulevard safely, as approved by the Engineering Department. The applicant shall provide the City with copies of the proposed construction drawings for the street improvements for review. 5. The applicant shall obtain a permit from the Engineering Department for the construction of half - street improvements along the frontage of SW Spruce Street. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. a five- foot -wide concrete sidewalk f. street striping g. streetlights, as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) i. street signs j. driveway apron for private street k. adjustments in vertical and /or horizontal alignment to construct SW Spruce Street safely, as approved by the Engineering Department. 6. The structural section of the private street shall meet public local street standards. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 3 • • 7. The final plat shall indicate that Tract A (private street) will be jointly owned and maintained by the lots in the subdivision. 8. The applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the 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. 9. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 10. The face of the final plat shall indicate that Tract A (private street) is subject to a public sanitary sewer and water easement. 11. The applicant shall pay a fee in -lieu of constructing a water quality facility. This portion of the fee will cover only the hard surface associated with the private street and is equal to $180 for every 2,640 square feet of impervious surface. The applicant's engineer is responsible for providing the Engineering Department (Brian Rager) with an estimate of the hard surface area. 12. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 13. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to ensure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code. 14. A street tree planting plan shall be provided. This plan will be reviewed for compliance with the street tree size and spacing standards. The tree species and spacing shall be indicated for this purpose. The plan shall provide a method of guarantee to ensure the planting of the approved street trees. STAFF CONTACT: Mark Roberts, Planning Division. 15. Review of this subdivision under the R -12 Zoning District standards is conditional upon completion of the approval period for the City Council Action that assigned zoning and Comprehensive Plan Designations to this property. If no appeals are filed, Ordinance #96 -31 becomes final on September 12, 1996. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 4 • • 16. The site contains two trees in excess of 12 inches in caliper that are entirely within the property. A 48 -inch Pine tree and a 14 -inch Maple are located along the eastern property line. Due to the location of the proposed improvement, it does not appear necessary to remove these trees. Where necessary, the applicant shall provide an arborist report concerning the need to remove the trees and a mitigation plan for removal of trees in excess of 12 inches in caliper. Mitigation is required where the trees have been determined to be healthy. STAFF CONTACT: Mark Roberts, Planning Division. 17. The final plat shall be revised to include an access restriction to SW Sitka Street to ensure that residential access to this street is limited to no more than six dwelling units. PRIOR TO: THE ISSUANCE OF A BUILDING :PERMIT, THE FOLLOWING CONDITION SHALL:B •OR;FINANCIALLY SECURED: (Unless otherwise noted; the' staff : contact shall be Brian Rager, . ` : . ;.:_.:..:;:;Engineering ;_artment (503) 6394171.) 18. The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. 19. A fee, in -lieu of constructing an on -site water quality facility, shall be paid upon the issuance of each building permit in the subdivision. The fee is $180 per lot. 20. The applicant shall provide landscape plans for each lot in order to review compliance with the R -12 zoning district standard 20% landscape requirement. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLowING CONDITIONS SHALL BE SATISFIED PRIOR TO THE_ ISSUANCE OF:000UPANCY PERMITS: 21. Street trees shall be planted according to the approved street tree plan. STAFF CONTACT: Mark Roberts, Planning Division. IN ADDITION; THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING: SECTIONS. OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT -AN EXCLUSIVE LIST: ::':: : 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and STAFF REPORT SUB 96-0005/TRENT TERRACE Page 5 • • B. 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. 2. 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. 18.160.180 Bond: 1. As required by Section 18.160.180, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. A surety bond executed by 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 C. Cash. 2. 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. 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. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 6 • • 3. Street centerline monumentation shall be provided as follows: A. Centerline Monumentation 1. 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. 2. The following centerline monuments shall be set: a. All centerline - centerline intersection points b. All cul-de -sac center points c. Curve points, beginning and ending points (PC's and PT's). 3. All centerline monuments shall be set during the first lift of pavement. B. Monument Boxes Required 1. Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de -sac center points, and curve points. 2. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 7 • • 3. 18.164.150 Installation: Prerequisite /Permit Fee A. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid, and permit issued. 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18.164.200 Engineer's Certification Required A. 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 III: BACKGROUND INFORMATION Site History: The property was added to an annexation request that was filed as Zone Change Annexation 94 -0003. This application was recommended for approval by the City Council on September 27, 1994. The Boundary Commission approved this request. The related Boundary Commission Final Order 3410 became effective January 29, 1995. On August 13, 1996, the City Council assigned City Zoning and Comprehensive Plan Designations for this property. This was required because the property was added to the annexation request after the City Council action. If no appeals are filed, the approval becomes effective September 12, 1996. Review of this application prior to the completion date of the assignment of these designations is contingent on the City Council action becoming effective. The City has no record of any other development applications having been filed for this site since the property was annexed. STAFF REPORT SUB 96-0005/TRENT TERRACE Page 8 • • Vicinity Information: Adjoining properties in this area are developed primarily with detached single - family residences. Site Information and Proposal Description: The site is presently vacant. The property is vegetated with grasses and several scattered trees. Six trees exist on this property that are at least 12 inches in diameter. In terms of topography the property slopes slightly to the north west. The property is approximately three to six feet above the elevation of the adjoining SW Hall Boulevard and SW Spruce Street right -of -ways. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to subdivide an existing parcel of 30,492 square feet into lots ranging in size from 3,128 to 3,878 square feet. The R -12 Zoning District requires 3,050 square feet for each dwelling unit. The applicant will be required to develop attached or detached, single - family residences on each lot. This use is classified in Section 18.42 (Use Classifications) as single - family attached and detached residential dwelling units. Section 18.52 lists single - family attached and detached residential dwelling units as a permitted use in the R -12 Zoning District. Dimensional Requirements: Section 18.54 states that the minimum lot area for each dwelling unit in the R -12 zoning district is 3,050 square feet. There is no minimum lot width requirement in the R -12 zone. The proposed seven units require a net site area of 21,350 square feet. The net site area is approximately 30,492 square feet, thereby, meeting this standard. Developments within the R -12 zone are required to provide a minimum of 20% landscaping. Prior to issuance of Building Permits the applicant shall provide landscape plans for each lot in order to review compliance with this 20% landscaping requirement. Development Standards: Section 18.54 contains standards for the R -12 Zoning District Single- family residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 3,050 Square Feet Average lot width N/A Front setback 15 Feet Garage setback 20 Feet Interior sideyard setback 5 Feet Comer sideyard setback 10 Feet Rear setback 15 Feet Maximum building height 35 Feet STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 9 • • The applicant will be required to comply with the aforementioned setback standards prior to the issuance of Building Permits. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes that incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density or cost or amenities of the project that adds five percent or more to the cost of each lot. As proposed, none of the seven lots provide a north -south dimension of a minimum of 90 feet in compliance with the Basic Solar Access Standard. Due to the existing street patterns in the Metzger Area, it is not recommended that the subdivision plan be revised to provide lots that meet the Basic Solar Access Standard. Solar Balance Point: Section 18.88.050 requires that one and two family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access Standards are still required to comply with the Solar Balance Point requirements. Compliance with these standards is reviewed prior to the issuance of Building Permits. Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands and a 20% deduction for public roads. Lands to be dedicated for public parks are also deducted. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may be created on a site. The gross area of the property is approximately 30,492 square feet. No new public streets or parks are required to be developed to serve this development. For this reason the 20% deduction for public streets is not applicable. A total of approximately 2,710 square feet is deducted from the gross for street right -of -way along the SW Hall Boulevard right -of -way. No area for parks has been deducted. This parcel has also not been found to contain Sensitive Lands. For these reasons the net lot area is approximately 27,782 square feet. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 10 • • By dividing the net lot area by the minimum lot size of 3,050 square feet permitted in the R -12 Zoning District, the site yields the opportunity to develop a maximum of nine dwelling units. The applicant has proposed to develop seven lots. Because the lot size of each parcel is below 6,100 square feet, the minimum allowable to develop two dwelling units, this subdivision as proposed can be developed with a maximum of seven dwelling units. For this reason, the subdivision is in compliance with the density limitations for this zoning district. Landscaping: Section 18.100 contains landscaping standards for new development. The applicant must also comply with the standards set forth in Section 18.100.035 that requires all development projects fronting on a public or private street, or a private driveway more than 100 feet in length, plant street trees. Because no specific home plans have been provided at this time the applicant has not provided a landscape plan for this development. Street Trees: Section 18.100.035(B) states the specific spacing of street trees by size of tree shall be as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; 2. 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; 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; A street tree plan has not been provided to demonstrate compliance with this requirement. The applicant shall provide a street tree planting plan for review and approval prior to recording of the plat. Prior to issuance of Occupancy Permits for future dwelling units, the applicant shall plant street trees in accordance with the approved planting plan. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height The height is measured from the top of the curb, or where no curb exists, from the street centerline grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. No structures have been proposed to be constructed within these areas as a part of this subdivision application. Prior to the issuance of Building Permits all new structures are reviewed for compliance with these standards. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees, prepared by a certified arborist, shall be provided with a subdivision application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed and a protection program defining STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 11 ID • standards and methods that will be used by the applicant to protect trees during and after construction. The site contains two trees in excess of 12 inches in caliper that are entirely within the property. A 48 -inch Pine tree and a 14 -inch Maple are located along the eastern property line. Due to the location of the proposed improvement, it does not appear necessary to remove these trees. Where necessary, the applicant shall provide an arborist report concerning the need to remove the trees and a mitigation plan for trees in excess of 12 inches in caliper. Mitigation is required where the trees have been determined to be healthy. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. Compliance with the standards listed in Criterion 1 are addressed elsewhere within the staff report. The proposed Trent Terrace plat name is not duplicative of other plats. Due to existing development constraints and the small area of the subject property, no new public streets are proposed. The applicant proposes to finish required street frontage improvements along SW Hall Boulevard and SW Spruce Street as well as along the private street frontage. An explanation has been provided for the proposed private street "common improvement." The recommended Conditions of Approval require that Conditions, Covenants, and Restrictions be recorded with the plat obligating each future property owner with ongoing maintenance of the proposed private street. Street and Utility Improvements Standards: Section 18.164 contains standards for streets and utilities serving a subdivision. Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant has proposed to construct street improvements along the property frontage of SW Hall Boulevard and SW Spruce Street in compliance with this requirement. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 12 • • adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. 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. The subdivision comprises approximately one -fourth of the land area within an existing grid of streets. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -way, it is not necessary to require a public street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The subdivision comprises approximately one -fourth of the land area within an existing grid of streets. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -way, it is not necessary to require a public street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Cul-de -sacs: Section 18.164.030(K) requires that a cul-de -sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. All cul-de -sacs shall terminate in a turnaround. The proposed street is to be developed as a private street. This dead end or cul -de -sac street has not been provided with a tumaround. Because the design provisions of Section 18.164 generally apply to public improvements rather than private improvements, a circular turn around has not been required. However, the proposed subdivision cul-de -sac does not exceed 400 feet in length and is not designed to serve more than 20 dwelling units. Because the street is less than 150 feet in length, the Uniform Fire Code also does not require the provision of a circular or hammerhead turnaround. Curbs. Curb Cuts. Ramps. and Driveway Approaches: Section 18.164.030(N) requires the following: 1. 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, and; a. concrete curbs and driveway approaches are required; except b. where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 13 • • c. asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. The recommended Conditions of Approval include design requirements for street improvements that address these standards. Block Design: Section 18.164.040(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. See previous responses to block design requirements. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. The subdivision comprises approximately one -fourth of the land area within an existing street grid. The grid of streets is made up of portions of SW Hall Boulevard, SW Spruce Street, SW 85th Street, and SW Pine Street. Because of the developed nature of other adjoining properties and their direct frontage to other public street right -of -ways, it is not necessary to require a Public Street to be provided to serve this development or to have a street extended to provide additional access to adjoining properties. Because the total perimeter of the block measured along the right -of -way line is approximately 1,390 square feet, the applicant is not required to extend a new street to provide access to other parcels. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian/ bikeways shall be provided through the block. The existing block length was not designed to exceed approximately 360 feet, therefore an extension of a pedestrian or bicycle accessway is not required for this development. Lots - Size and Shape: Section 18.164.060(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. Each lot length has not been designed to exceed 2.5 times the average width in compliance with this requirement. Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. Each lot has been designed to provide a minimum of 26 feet of frontage in compliance with this requirement. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. This has been required as reviewed under the public facility concerns. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 14 • • Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. This has been required as reviewed under the public facility concerns. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. This has been required as reviewed under the public facility concerns. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site is adjacent to SW Hall Boulevard and SW Spruce Street. SW Hall Boulevard is classified as an Arterial Street and is under ODOT jurisdiction. The current right -of -way (ROW) width is approximately 30 feet. The ultimate ROW required on this roadway is 45 feet from centerline. The applicant has agreed to dedicate additional ROW to provide 45 feet from centerline. SW Hall Boulevard is not fully improved adjacent to this site. In order to mitigate the additional traffic impact from this development, the applicant is proposing to construct a half - street improvement. Considering other developments in the area, the required pavement widening will provide a total of 25 feet from curb to centerline. The applicant will need to obtain ODOT approval and permits prior to issuance of City construction permits for the public improvements. SW Spruce Street is classified as a local residential street. There is 60 feet of ROW in this area, which is adequate. This street is paved, but not to the width or structural section required by City standards. Therefore, in order to mitigate the traffic impact of the development, the applicant will be required to construct a half - street improvement. The applicant's plan indicates that they are willing to provide this improvement. Because this site is small, access to the proposed lots is challenging. The width of the site is only approximately 170 feet wide (after dedication of ROW for Hall is considered) and if a public street cul -de -sac were installed, the applicant would lose considerable land and reduce the number of lots available. Section 18.164.030(S) addresses this particular situation and allows the use of a private street that serves not more than six dwelling units. Private streets serving more than six units are allowed in planned developments. The applicant is proposing that six of the seven lots be served by the proposed private street, and Lot 7 can be served directly from SW Spruce Street. Staff recommends that this scenario be approved. However, the applicant should be required to guarantee that the private street will be jointly owned and maintained by the private property owners who will use it. To do this, the applicant should place a statement on the face of the final plat to indicate ownership and maintenance responsibility. In addition, the applicant should prepare Conditions, Covenants and Restrictions (CC &R's) that clearly lays out a maintenance agreement for the property owners. The CC &R's should also require that a homeowner's association be established to help regulate the maintenance of the street. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 15 SANITARY SEWER: There is an existing eight inch public sewer line in SW Spruce Street that is capable of serving this site. The applicant's plan indicates that a new eight inch public line will be extended into this project to serve the new lots. STORM DRAINAGE: Storm drainage from this site will flow to the northwest. The applicant's plan indicates that storm water will exit the site at the northwest corner and discharge into the roadside ditch in SW Hall Boulevard. The applicant will install public storm line in SW Spruce Street and SW Hall Boulevard to pick up street runoff and drainage from this site. In addition, the plan indicates that a short run of pipe will be extended north of this site to tie the drainage into the ditch. At the end of the pavement taper in SW Hall Boulevard, the applicant will need to install a ditch inlet and pipe to tie the drainage into an existing catch basin at the intersection of SW Hall Boulevard and SW Pine Street. All storm drainage work in SW Hall Boulevard shall be approved and permitted by ODOT. Copies of the plans and storm calculations shall be provided to the City, as well. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. However, where there is a small site, such as this, and the installation of a facility is impractical, the R &O allows a fee in -lieu of constructing a facility to be paid. Staff recommends that the fee in -lieu be allowed for this project. WATER: This site lies within Tualatin Valley Water District's (TVWD) service area. The applicant intends to tap into an existing water line in Spruce Street. Prior to approval of the final plat, the applicant shall obtain approval and permits from TVWD for the water work on this project. GRADING AND EROSION CONTROL: USA R &O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity that accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 16 • • SECTION V: OTHER STAFF COMMENTS The Building Department reviewed this proposal and have offered the following comments: 1. Tract A should have a public utility easement for sanitary sewer and water. 2. The proposed SW Sitka Street should have curbs and weep holes for Lots 4 -7. The sidewalk to be developed along the frontage of Lots 1 -3 shall also have weep holes designed to allow drainage to SW Hall Boulevard. No other comments or objections have been received. SECTION VI: AGENCY COMMENTS The Tualatin Valley Water District reviewed this proposal and have offered the following comment: The applicant shall verify with the Fire Marshall the need for fire hydrant installation to serve this development. No other comments or objections have been received. _ VA L SHALL BE VALID ONLY IF: THE FINAL. PLAT IS SUBMITTED_TO THE CITY OF TIGARD WITHIN •EIGHTEEN' MONTHS; OF THE EFFECTIVE DATE OF THIS DECISION... • L/ August 19. 1996 PREPARED BY: Mark Roberts, AICP DATE • Associate Planner '7 '2 % 4 4 " August 19. 1996 APPROVED BY: Ric i etwt n d Bewersdorff DATE Planning Manager 1:1CURPLMPATTYISUBR- RPT.DOT STAFF REPORT SUB 96- 0005/TRENT TERRACE Page 17 • .-......-...-... . , it 1--- if i 4: I •• l (. . • • „, , , .,T........ 121 LF I CCP. :142,7 PIPE • / I Z ... I \ • \ . 1 I . / 1 0 I \ I i : 5EGIN %%PER i Cin \ i , 1 END SIDEWALK i \ I 1 1 44' . - 114.33' > b ..A f \ i :', ' i - / 1 . 1 / 3 ,, ' CI I ' It , Alt 1 ' I ' (P • le4 .00 f / 4 • I 81.10 / CD .,, , .1 1 - .. / a • i Z re: \ - . 1 1____: y 5 L 2..... I - - --..ii - - ---\-.---- co ..,,,,,,- It -. , Z 0 . \ , , - \ Z = - ill 1.1 ik /3) ' • I a. conic. Inn ' -- ifki ., i I • 1114 < li • : i I= .181re ) Liii Wi ' 1 all ....i - A F1• .._... / I . 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L mi • ..... 7 ... noi MIN FM' MO 111 N 1111 1 : nag EE,E_________ v _ i __ i _ Vicinity Map A : SUB 96-0005 Trent Terrace Subdivision Now Map a rol to •.• N - •_ _ _ • CITY OF TIGARD ‘. ; ..-^ • 13125 SW Hall Blvd. 0 SiAGLI2 Tigard, Oregon 97223 AUG- 5'96 • PPEC'/' 2.14 afa jt111-? ir - 1 YO A-16-16: s 6 -o ,s135AD-02900 BURGHARDT, TH BURG850 97a232003 1795 08/07/96 HAILE FORWARD TIME EXP RTN TO SEND BURGHARDT TIGARD,OR 97. 8570 SW SPRUCE ST aB TIGARD OR 97223.8796 RETURN TO SENDER 14 41 1 ■ S41100. .. 42 111.11 11.11.11.11.11.11 1111.11...11m1 AW CITY OF TIGARD PUBLIC HEARING NOTICE 1 NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, AUGUST 26, 1996 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96 -0005 FILE TITLE: TRENT TERRACE SUBDIVISION APPLICANT: Bradley Pihas OWNER: Dorothy Hirning 18025 SW Sarah Hill Lane 6325 SW 90th Avenue Lake Oswego, OR 97035 Portland, OR 97223 REQUEST > The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven Tots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAUREOUEST FOR COMMENTS MEETING TO OBTAIN ADDITIONA NFORMATION, OR CLOSE THE PU 'C HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSOfJBMITS EVIDENCE IN SUPPORT - 1 . 41E APPLICATION AFTER AUGUST 5, 1996, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. • r l l �i 1 1 1 1 1-11_ k J W II.. MD) E mi I`111 _ r v% ICI z - _ E ■■ m StlBJ IMMO • w R - 111111 ��■ ■ ■ .• c u. N =MI 9fl r �■■■ '� ! mho 6 6, SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • • CITY OF TIGARD HEARING'S OFFICER AUGUST 26, 1996 - 7:00 P.M. TOWN HALL TIGARD CITY HALL, • 13125 SW HALL BOULEVARD TIGARD, OR 97223 anyone wishing to speak on an agenda item should sign on the appropriate sign -in sheets). PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Monday prior to the meeting. Please call (503) 639 -4171, Ext. 320 (voice) or (503) 684 -2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and > Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of Tigard of your need(s) by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above. (OVER FOR MEETING AGENDA ITEM(S) TIGARD HEARING'S OFFICER PAGE 1 OF 2 8/26/96 PUBLIC HEARING h:\patty\masters\agendho.mst • • 441 !..�i ja' City of Tigard, Oregon CITY OF TIGARD HEARINGS OFFICER AUGUST 26, 1996 - 7:00 P.M. AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 >WESTERN PCS MONOPOLE< CONDITIONAL USE PERMIT (CUP) 96- 0006NARIANCE (VAR) 96 -0010 The applicant has requested Conditional Use Permit approval to a 130 -foot tall cellular communications monopole structure and associated equipment structures. The applicant has also requested Variance approval to allow the use of a gravel surface as an access driveway to this facility. LOCATION: 11744 SW Pacific Highway (WCTM 1S136CC, Tax Lots 2000 and 2100). COMPREHENSIVE PLAN DESIGNATION: General Commercial (C -G). ZONING DESIGNATION: General Commercial (C -G). APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.62, 18.98, 18.100, 18.102, 18.106, 18.108, 18.130, 18.134 18.150 and 18.164. 2.2 >TRENT TERRACE SUBDIVISION< SUBDIVISION (SUB) 96 -0005 The applicant has requested to subdivide a 30,492 square foot parcel into seven lots ranging in size from approximately 3,129 square feet to 3,878 square feet. LOCATION: The site is located at the south east corner of SW Hall Boulevard and SW Spruce Street (WCTM 1 S135AD, Tax Lot 00500). COMPREHENSIVE PLAN DESIGNATION: County Designation R -9 /Pending a City designation of Medium Density Residential (7 -12 dwelling units per acre). ZONING DESIGNATION: County Designation R -9 /Pending a City designation of R -12. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54, 18.88, 18.92, 18.100, 18.102, 18.150, 18.160 and 18.164. 3. OTHER BUSINESS 4. ADJOURNMENT TIGARD HEARING'S OFFICER PAGE 2 OF 2 8/26/96 PUBLIC HEARING hApatty\masters\agendho.mst •.-z '•-• :-‘) -. . - 8..o,'11..... i.i !4,.1 • • . „,r.....,. p , .:'.,:i ef •-,..' 10 ';* .* ' '1111f ::.. 4• 1 : ;,:.•:: 1 ;',. :I! . I . -...1;•'1= ,r0 1- '' i: 1 4;4 • . • !' COMMUNITY NEWSPAPERS INC. , ,..:.,.../-_,,, i:• . '• I .. P.O. BOX 370 PHONE (503) 684-0360 Legal , ...:1 5.4. •'!•4 '''''' , 1 , =. ,bi • • 1: . ...-•,- :. Notice TT 8600 ,, . ,.. • ...., • BEAVERTON. OREGON 97075 Pit6A4t44.111j;' : • ' '44- ; . . . : • : ..::Yg, 4,4 '7r, .' ' • . Legal Notice Advertising R E 4:: E I V f- 1.: i . : ••,',.. f . 4 1 A 1 ...1 1 .:; . .f., f : , ' 1P9E.: ;, .:•:i'".... ,... N.,- • City of Tigard • 0 Tearsheet Notice !• ' 13125 SW Hall Blvd. • .!7.11 OF TIGARD . ° Tigard,Oregon 97223 • 0 Duplicate Affidavit ; i;;;,.......,1i. r.,,;11:!,,O. i :•: , , • ::•,...y .:,;: ', .„. , • Ili ' ri 11: • 1 1 • -. ° Accounts Payable • : .• .1 ' ,1; ■ ,,i1 s 0 • 11 .: i r1, ' • ) ' ,:t i • ; .tiiiITi41 , ... • t :t . , :,, ' • : -,;' ' .' .111: ;.,,:. .,;,, • , t i . .--- ... .,... AFFIDAVIT OF PUBLICATION 1. . . •.4 • ' A4 ,■ .• - .."'"" ''.. ' -;',' • .i STATE OF OREGON, ) The folloWing will will be considered by the Tigard Hearings Off' - t) COUNTY OF WASHINGTON, ).. ' . day;•Aiikt 26. 1996. at 7•P:M•41irj,*garcke,Wig I , eifft,:::!,..I'Ayl:(• '• : - .,.. r . ., • 13125 S.W. Hall Booleyard, Tigard, c, - gOrte? i tit et ..,10). Kathy Snyder tesdnitiy:ifiNtediThofpublic;tin 'ir4iilhi-'1 *ill. , .:i. - • • i •••• being first duly sworn, depose and say that 1 am the Advertising in accordance with thentleS of Chaq p;:18411 lihiTigai,CIL iin1:01i :.•1: . • , • : 6. • ;. - Director, or his principal clerk, of theTi ga rd -Tii A I At in m,imes . Code, and rulekancl.proc,aclures Of thq,:',garinauttiet‘gailerktOlaise • _: --. a newspaper of general circulation as defined in ORS 193.010 issue in person or letter accOnipan en..by'Statengnts Or evidence,aut 4 :: and 193.020; published at Tigard in the cient to allow the hearings authority i),.44'all parties to reapond.04,1j0 aforesaid county and state; that the an appeal, - and failure 'to specify t Action from the ..c0itiggfii • ..i Public Hearing SUB -i -0005 Development Code whicira cOinglopt • an aPPeal.based!o p, . atcrite rion..nittharellitonligiii .,. • a printed copy of which is hereto annexed, was published in the directed may be ob precludes tainfidlromItha;Planni • l•.;1:9yJSion ai ,-'1. a , entire issue of said newspaper for ONE successive and . • Boulevard; Ti gaid 'Qiegon 97223, or 4.',.`Alline (503):639 •I :•.; ; ,, ....,.. okaa4v.•brRi. kir .t:',,' • ..ts# .;,;-, .,- . ,...,:, -,.:!-,". 'a,11..;ilit . •! 4 : consecutive in the following issues: , -4,1 , ••‘,, ,- . . itt 'a :-':.: rbrRi iiil PUBLIC HEA,IIINO t iii.,;.:•. v .'......, • .. . . ' •: ',....'!.' , ' t 11, .44 ''' i •': ' . 0 . August 1 5 , 19 9 6 •1;.. : . e . 4:i , -. 4 1 . • ' : ' ,.' • .`4 i',:,T7',11 .. .. , .. I ;01 ,..,, , • .: ... • .' SUBDIVASION.(- ., I )96-0005.1 #11;f i l• ;: -- ; :.z.i • . , > TRENT.TERRAO :-, • irigvirs A A 5,, I, .',•:4 k; :. :.,..4t.. ' ':.- ilf:,;,..:;.. . The applicant hastequested..Subdiyi' '•ikipprovattotilbdiVid ,')1'3._ AS . • square foot parcalliiditiVeif lotsiang:' in size, 401;013; 29 '''' 104. .. .... . • .:,3'. ' • ACCIfitC------ ' 3,878 square lift iS Ii3O T '16. .-.4 1 • corner Or ,P.W....§ thidISI 't, t• al :.)361110 e(, - , ;.: ..., Subscribed and sworn to fore me this August .1.31AD, Tax Lqt soo,),..ZoNti,R441.11 r -.z,;.ton,ogY:or lito.,0 i sin ittacifettand nitiltht JAL .M0'.: .4 . , . - 1 .. .. • . 4 . , Let ,ppo!.E.R4viEvv.,.cRIT ..i: opoqm !..0.:-.,ort: ..'cod 'Notary P c for Oregon 'Chafer 1$.54,0 8.88,18:92,._ tili9.. ;., 8,401).,011. • . , ,844.f.:k161 4 ' Ari 0;18:160'and18.164:" • .- '. 4 .1 -.4, f , My Commission Expires: ' ' .." ' '' ': . • - ''.. ''' '. • • - ' .),,, hilliV,,,421;1 AFFIDAVIT , TT8600.,. Publish August 15, 1996. ' ''',': : ,,..•..,-).., Itz:Iilit : '. 1 • `, IN ' ' 1 ( µ • 4 • TUALATIN VALLEY FIRE & RESCUE FIRE PREVENTION 4755 S.W. Griffith Drive . P.O. Box 4755 . Beaverton OR 97076 . U � (503) 526 -2469 . FAX 526 -2538 4.k.• RESGJ To: Ad‘ i4 fl tt Date: C al Z. V'T b ❑ WC 0 CC O MC 0 BV [ TI 0 TU 0 DU 0 SH 0 WI 0 KC Jurisdiction File Numbe . Project Name: T'� t ,J T Project Address: TVF &R File Number. ) D cz4 - 4l0 (Whenever referring to this project please include the TVF&R File Number) Project approved 4 -Or Project not approved - Please address items checked below and re- submit plans for review and approval to the: XTVF &R Fire Marshal's Office D'Planning Department having jurisdiction for routing to the TVF &R Fire Marshal's Office Project conditionally approved subject to correction of items checked below. This is a Fire and Life Safety Plan Review and is based on the 1994 Editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances, regulations and guidelines. 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS; Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1) 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION; When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 902.2.1 Exception 1) 3) ADDITIONAL ACA LESS ROADS; Where there are 20 or more dwellings, an approved second fire apparatus access roadway must be provided to a city /county roadway or access easement. (UFC Sec. 902.2.2) g 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not 1;,sS than 20 feet (15 feet for not more than two dwelling units), and an unobstructed vertical clearance of cot less than 13 feet 6 inches. (UFC Sec. 902.2.2.1) 5) SURFACE AND LOAD CAPACITIES; Fire apparatus access roads shall be of an all- weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). (UFC Sec. 902.2.2.2) Please provide documentation from a registered engineer that the design will be capable of supporting such loading. Please provide documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code. 6) TURMNG RADIUS• The inside turning radius and outside turning radius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point. (UFC Sec. 902.2.2.3) 7) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) 8) BRIDGES: Bridges shall be designed, inspected and final construction approved by a registered engineer. The bridge shall be designed in accordance with the American Association of Highway and Transportation Officials "Standard Specifications for Highway Bridges." The bridge shall be designed for a live load sufficient to carry 50,000 pounds. (UFC Sec. 902.2.2.5) 9) NO PARKING SIGNS; Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one or both sides of the roadway an- in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.(1) (2) & (3)) "Working" Smoke Detectors Save Lives Page 1 of 2 • 0 • � s 10) GRADE: Fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 t for lengths of no more than 200 feet. ° percent gths (UFC Sec. 902.2.2.6). Intersections and turnarounds shall be level (maximum 5 %) `_ „- with the exception of crowning for water run -off. - -- - X 1 1) PAINTED CURBS; Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE” ate each 25 feet Lettering shall have a stroke of not less than one inch wide by six inches high. (UFC Sec. 901 .4.5.2 ) =mod - 12) COMMERCIAL BUILDINGS - MTNIMUM NUMBER OF FIRE HYDRANTS; --The aumbei of fire , hydtants :for 7 " a building shall be based on the required fire flow prior to giving any credits for fire protection systems: -There - shall noflie less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief. (UFC Sec. 903A./1) 13) COMMERCIAL BUILDINGS - FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the boil ' ' Y app dmg'aud along an • approved fire appatatus access roadway. (UFC Sec. 903.42.1) - • r • F_a •• 14) SINGLE FAMiL.Y DWELLINGS - FIRE HYDRANTS; Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the outside of the structure and along approved fire apparatus access Placement of additional-fire hydrants shall be as approved by the Chief. (UFC Sec. 903.422) ) - - • • 15) FIRE HYDRANT DISTANCE FROM AN ACCF,SSS ROAD; Fire hydrants shall not be located more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.42.4) : _ - - - 16) FIRE HYDRANT / FIRE DEPARTMENT CONNECTIONS A fire hydrant shall be located within 70 feet of a fire department connection (FDC): Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. - (UFC Sec. 903.4.2.5) -FDC locations shall be as approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) • 17) FIRE DEPARTMENT CONNECTIONS ON BUILDINGS; Fire department connections not be located on building - that is being protected. (UFC Sec. 903.4.2.5) 18) COMMERCIAL- BUTT.DINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi.-- A worksheet for calculating the required - fire flow is available from the Fire Marshal's office. (UFC Sec. 903.3) - - 19) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III -A -1. (UFC Appendix III -A, Sec. 5) - - :~ 20) RURAL BUILDINGS REQUIRED FIRE FLOW; Required fire flow for rural buildings shall be calculated in accordance with National Fire Protection Association Standard 1231. Please contact the Fire Marshal's office for special help and other - requirements that will apply. (UFC Sec. 903.3) 21) ACCESS AND FIREFIGHTING WATER SUPPLY DURING CONSTRUCTION; Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 22) KNOX BOX; A Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an application and instructions regarding installation and placement. 23) REQUIRED INSPECTIONS; Please contact the Fire Marshal's office at the appropriate times for inspection of the following: `I' 24) 14 Q o J ,. 7 c"--; kf >3 1 C 1 achouei 1� lY,. ✓ !� 25) &NI / R., Ian Reviewer Signature Title cc: Page 2of2 • • MEMORANDUM CITY OF TIGARD, OREGON DATE: August 13, 1996 TO: Mark Roberts, Planning Division FROM: Brian Rager, Development Review Engineer RE: SUB 96 -0005 Trent Terrace Subdivision Description: The applicant wishes to subdivide a 30,492 square -foot (sf) parcel into seven lots ranging in size from 3,129 sf to 3,878 sf. The site is located at the northeast corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). Findings: 1. Streets: This site lies adjacent to SW Hall Boulevard and SW Spruce Street. Hall Boulevard is classified as an arterial street and is under ODOT jurisdiction. The current right -of -way (ROW) width is approximately 30 feet. The ultimate ROW required on this roadway is 45 feet from centerline. The applicant has agreed to dedicate additional ROW to provide 45 feet from centerline. Hall Boulevard is not fully improved adjacent to this site. In order to mitigate the additional traffic impact from this development, the applicant is proposing to construct a half- street improvement. Based on other developments in the area, the required pavement widening will provide a total of 25 feet from curb to centerline. The applicant will need to obtain ODOT approval and permits prior to issuance of City construction permits for the public improvements. SW Spruce Street is classified as a local residential street. There is 60 feet of ROW in this area, which is adequate. This street is paved, but not to the width or structural section required by City standards. Therefore, in order to mitigate the traffic impact of the development, the applicant will be required to construct a half- street improvement. The applicant's plan indicates that they are willing to provide this improvement. ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 1 • Because this site is small, access to the proposed lots is challenging. The width of the site is only approximately 170 feet wide (after dedication of . ROW for Hall is considered) and if a public street cul -de -sac were installed, the applicant would lose considerable land and reduce the number of lots available. Section 18.164.030(P) addresses this particular situation and allows the use of a private street that serves not more than six dwelling units (private streets serving more than six units are allowed in planned developments). The applicant is proposing that six of the seven lots be served by the proposed private street, and Lot 7 can be served directly from SW Spruce Street. Staff recommends that this scenario be approved. However, the applicant should be required to guarantee that the private street will be jointly owned and maintained by the private property owners who will use it. To do this, the applicant should place a statement on the face of the final plat to indicate ownership and maintenance responsibility. In addition, the applicant should prepare Conditions, Covenants and Restrictions (CC &R's) that clearly lays out a maintenance agreement for the property owners. The CC &R's should also require that a homeowner's association be established to help regulate the maintenance of the street. 2. Water: This site lies within Tualatin Valley. Water District's (TVWD) service area. The applicant intends to tap into an existing water line in Spruce Street. Prior to approval of the final plat, the applicant shall obtain approval and permits from TVWD for the water work on this project. 3. Sanitary Sewer: There is an existing 8 -inch public sewer line in SW Spruce Street that is capable of serving this site. The applicant's plan indicates that a new 8- inch public line will be extended into this project to serve the new lots. 4. Storm Drainage: Storm drainage from this site will flow to the northwest. The applicant's plan indicates that storm water will exit the site at the northwest corner and discharge into the roadside ditch in Hall Boulevard. The applicant will install public storm line in Spruce Street and Hall Boulevard to pick up street runoff and drainage from this site. In addition, the plan indicates that a short run of pipe will be extended north of this site to tie the drainage into the ditch. At the end of the pavement taper in Hall Boulevard, the applicant will need to install a ditch inlet and pipe to tie the drainage into an existing catch basin at the intersection of Hall Boulevard ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 2 • • and SW Pine Street. All storm drainage work in Hall Boulevard shall be approved and permitted by ODOT. Copies of the plans and storm calculations shall be provided to the City, as well. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91 -47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. However, where there is a small site, such as this, and the installation of a facility is impractical, the R &O allows a fee in -lieu of constructing a facility to be paid. Staff recommends that the fee in -lieu be allowed for this project. 6. Grading and Erosion Control: USA R &O 91 -47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R &O 91- 47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639- 4171). 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 3 • . improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the construction documents and financial assurance for the public improvements. 3. Additional right -of -way shall be conveyed to the State of Oregon, by and through its Department of Transportation, Highway Division, along the frontage of SW Hall Boulevard to increase the right -of -way to 45 feet from centerline. The description shall be tied to the existing right -of -way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering Department. (For additional information, contact Myron Melick; Oregon Department of Transportation, Right -of -Way Section, 7165 SW Fir Loop, Tigard, Oregon 97223, 684- 1510). 4. Prior to approval of the final plat, the applicant shall obtain plan approval and a permit from ODOT for the construction of half- street improvements along the frontage of SW Hall Boulevard. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 25 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. 8 foot concrete sidewalk f. street striping g. streetlights as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) i. street signs j. adjustments in vertical and /or horizontal alignment to construct SW Hall Boulevard in a safe manner, as approved by the Engineering Department. The applicant shall provide the City with copies of the proposed construction drawings for the street improvements for review. 5. Prior to approval of the final plat, the applicant shall obtain a permit from the Engineering Department for the construction of half - street improvements ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 4 • along the frontage of SW Spruce Street. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. 5 foot concrete sidewalk f. street striping g. streetlights as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities) i. street signs j. driveway apron for private street k. adjustments in vertical and /or horizontal alignment to construct SW Spruce Street in a safe manner, as approved by the Engineering Department. 6. The structural section of the private street shall meet public local street standards. 7. The final plat shall indicate that Tract A (private street) will be jointly owned and maintained by the lots in the subdivision. 8. 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 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. 9. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 10. The face of the final plat shall indicate that Tract A (private street) is subject to a public sanitary sewer and water easement. 11. Prior to approval of the final plat, the applicant shall pay a fee in -lieu of constructing a water quality facility. This portion of the fee will cover only the hard surface associated with the private street and is equal to $ 180 for ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 5 • • • • every 2,640 sf of impervious surface. The applicant's engineer is responsible for providing the Engineering Department (Brian Rager) with an estimate of the hard surface area. 12. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 13. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 14. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision /partition plat. 15. A fee in -lieu of constructing an on -site water quality facility shall be paid upon the issuance of each building permit in the subdivision. The fee is $ 180 per lot. IN ADDITI.: N THE APPLI CANT H ULD: BE>AWAREOF; FOLLOWINGSECTIONS : OF TH COMMUNITY DEVELOPMENT:"`'' 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 6 • A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and B. 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. 2. 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. 18.160.180 Bond: 1. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. A surety bond executed by 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 C. Cash. 2. 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recordina: 1. 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. • 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 7 • • 2. 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. 3. Street centerline monumentation shall be provided as follows: A. Centerline Monumentation 1. 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. 2. The following centerline monuments shall be set: a. All centerline - centerline intersection points. b. All cul -de -sac center points. c. Curve points, beginning and ending points (PC's and PT's). 3. All centerline monuments shall be set during the first lift of pavement. B. Monument Boxes Required 1. Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. 2. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: 1. 18.164.120 Utilities A. 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. ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 8 • • 2. 18.164.130 Cash or Bond Required A. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. 3. 18.164.150 Installation: Prerequisite /Permit Fee A. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18.164.200 Engineer's Certification Required A. 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. APPROVED: ' Greg Berry, Acting City Engineer is \eng\brianr\sub96- 05.bdr ENGINEERING COMMENTS SUB 96 -0005 Trent Terrace Subdivision PAGE 9 I 0e-` // Iii: ,... D 4i! CI OF TIOARD REQUEST FOR COMMENTS IATE: august 2. 1996 ' `O: Tualatin Valley Water District V � . 1996 alp A ROM: City of Tigard Planning Department STAFF • • . • - Mark Roberts - (x317) Ph • (603) 639 -41 TO Fax: (603)684 -7297 IE SUBDIVISION (SUB) 964005 > TRENT TERRACE SUBDIVISION 4( The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east comer of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ttached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by 3rious departments and agencies and from other information available to o r st ff, a report and recommendation will prepared and a decision will be rendered on the proposal ' ear futur : you wish to comment on this 1 )placation, WE NEED YOUR COMMENTS BACK BY: Mon Aug - st 12. 199 . ou may use the space provided Mow or attach a separate letter to return your comments. )fyou respond by the above date, please one the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If w have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. LEASE CHECK THE FOLLOWING ITEMS THAT APPLY: — We have reviewed the proposal and have no objections to it. — Please contact of our office. Please refer to the enclosed letter. & Written comments provided below: V i i . - wc9 /I4E" ii 5 - . sue/' -• ' L _ L.' ....fir 7 Is VrItZ -c- *11 i 'J ru2 3p. (rPffair provi& thefolloruirg information) Name of Person(s) Commenting: (. isi.4)# 5 1 I Phone Number(s): t ( vi z — /S /il i 86005 TRENT TERRACE SVBOMSION PROPOSAL/REQUEST FOR COMMENTS TO /T0 39dd UTA1 EELZ6b9E05 8Z :PT 966T/Z1/80 • CITY OF TIGARD REQUEST FOR COMMENTS DATE: August 2. 1996 TO: David Scott. Building Official FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0005 > TRENT TERRACE SUBDIVISION < The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - August 12, 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: c)A - t\ 414v AD■ \WU C- t M`r\W R - ) SaV`�c � �6� ""c 1 2 r„ • • D.) \,Z5` - 0" R...-1.)..N4e)/N. qf\04- CISt 4 0\ ( ' \Aci -'fir a ) \ \ l- .,.i\ \\ a tt k1\ (2lease provide thefotfowing information) Name of Person(s) Commenting: 0 �� I Phone Number(s): -,C'2 t' SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS . • • • • 4 • I i . ti ,' +I i I MATALL 171 LF c CGJ =F$t'E P1FE 1 ■ =wow 1 eEG T4PER \ END ' ETA SIDEWALK , 1 6956' - - 1 .�3 u) . 1 :., i I' . i L_ - J 6mp ' Z • i . . 1 C u k . . �'ifbT{�. 1m I 1 i ,s ca ,2 I a. , Ini • I 9 t �` j Ce i I 6 A � � a I \, \ CID M1 . I a : I / t 4 i 1.._ ; a r F. 436.10 I 1 • \I >> 1 ' -.1 I I - t I Cli '9. j q i A rim C . h Lt. 0 O''COWG. PIPE - — �1 — ALL +1 Lit ■ J - -'. —..�— SW Spruce Street -- �"` _ 1 SITE PLAN CASE NO. . • EXHIBIT MAP Trent Terrace Subdivision SUB 96 -0004 I, • ST I r -. 1°Q IIIII I — LOCUST ---1--. I a I ! ° LELEAF T �' _Iff______S_i Ann; MAPLELEAF 4, I_ , _ , g _ 4•A 1 I c° I — P 3 • •1, ST "J L III .. . 7 j 0 P A , PINE I � l MI iii il a. P1RMr> 11 1 1 • ST �■ -_ I U SRRUCE i INI ___ all ■ VIM 1 — , Itilia :. . __ 1 ■■ Q _ L uII ST 1111 ti ■ — Min iii Mill all . 4— 111111bk MN fill L . - mm ailli . i. t1 0...i ; Mill ammo Rii - � F l ■ I 11 Vicinity Map A SUB 96 -0005 • Trent Terrace Subdivision .bmm N • MOP J CITY OF TIGARD REQUEST FOR COMMENTS DATE: August 2. 1996 TO: Development Services Technicians FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0005 ➢ TRENT TERRACE SUBDIVISION Q The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - August 12. 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: I - We have reviewed the proposal and have no objections to it. Please contact of our office / _ Please refer to the enclosed letter. Written comments provided below: 1 ( thefollo-wing information) Name of Person(s) Commenting: I Phone Number(s): SUB 96-0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS --__. r 0 0 Ai , 4:, h . II 121 LF i: • .1 : EtE P.FE Z ., . . \ k I • 1 .' i I s 1 I I 1 t .. \ i I . ISEGN rAFEI 0 \ i , 1 E14D SIDEWALK \ . 11 \ , i t . ' ■-• >I 4 i ,.• / 4 I e 1 _.._...... 1 1 — --T------1 I /3 I I 1 I ! .. , .. .. , • T., 7 • • ' - i ,. ...,... 2 . , ......,...._\__.. 26 OW 53T — — --- z I Z 113 44 ' , 0 I 5, I l• c Z NSTALL I•122 LE. 6,„, ' i . * 1 , ••■ CD i ! . I Fic • 18,400 ). CO . _12 .1134.70 / --I.... • _ _ _ . .___(1 , , i, . , 1 . , \ • .;, E 1 .22STALL S2 ....F •2' . \ t ',. ' , ...... _.... _ _.--.■..7..„...... 1 1 Ct • 1 6 tA 4 tX 4 41C 4 0 t i 1 11 .mmi I ' •27.61" . I -- -•••-■4...-.. LL. .-.., 1 ;.;. ...... \ 1 i ... 1 FF • 1 8.44e) i 0 G 1 zi g i I 1 04 +, >a- !, i ...._ _ A 1 \ 1 FF• ;8610 1 .• . : 1 / 2 1 i ri3 i 1 I I t 1 a - \ i " =we ' 1 < . — \ 0 -' ■ 0 • 'f4 1143• NMI . . 111 4. 1 61.0' \ ''"• • : ... . • - -"---- . - - - - ' - - - -. - al3 - - - - - •°1 . iimi•- ma 4Nuoll.......-- . .7 -------- , , \ 1 © ) ...s,idu.J.. e LP. — ALL Al L.O. i . NV CONC. F4PE :cpc. mil - - , — - -- --------.■--........-- SW Spruce Street SITE PLAN 1 CASE NO. . I EXHIBIT MAP S 1 Trent Terrace Subdivision SUB 96-0004 1 ST . I I— Q I : ! a . _ E l L. I[ I l I I I -1 : r LOCUST r Q MAPLELEAF T Q . — I I l — 1 i t I . MAPLELEAF Ai 474 11111111ME . 1 I 1 IN ST OAK- ' . ' 0 I PINE ST , PI Q fI - 1 S B CT C H : C : ": L ST SRRUCE Li_ ; CD _____ _ ,o_ ..________ _,...:, _____ um ■ PIE 11°."INI Ifi• . 1.0X3 w1 ST� Ilh ti IMO . 111.1 I mmm 1111116k II _ m kt 0 -al i ■ 1----P AM Cl4mms : SIM 6 I M MN .. ' t % ! •// ell l ifill ■ 1 II SA ■ ■ - - � Vicinity Map A , SUB 96 -0005 .ra m N Trent Terrace Subdivision NOM 140 ` V RECEIVED PING - 14$11401 AUG 4 7 1996 CITY OF TIGARD • REQUEST FOR COMMENTS DATE: August 2. 1996 TO: Brian Moore. PGE FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0005 ➢ TRENT TERRACE SUBDIVISION < The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - August 12. 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ( 'Please provide thefolrowing information) Name of Person(s) Commenting: moca I Phone Number(s): £ cW _ 13.1 SUB 96-0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 1 \\ \\\e II( Jimarl I I i $1\ CITY OF TIGARD REQUEST FOR COMMENTS RECE,VEdpia., DATE: August 2. 1996 AUG 05 1•i,.; TO: Kelley Jennings. Tigard Police Dept. Crime Prevention Officer FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0005 TRENT TERRACE SUBDIVISION The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - August 12. 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide thefoa wing information) Name of Person(s) Commenting: an = /- "-TAP 1 Phone Number(s): ,-,� ` I x 2� 1 SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • • CITY OF TIGARD REQUEST FOR COMMF, pLpNNING DATE: August 2. 1996 jUG 0 5 1996 TO: Elaine Self. GTE Engineering Office FROM: City of Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0005 • > TRENT TERRACE SUBDIVISION The applicant has requested Subdivision approval to subdivide a 30,492 square foot parcel into seven lots ranging ' in size from 3,129 square feet to 3,878 square feet. LOCATION: The property is located at the north east corner of SW Spruce Street and SW Hall Boulevard (WCTM 1S1 35AD, Tax Lot 500). ZONE: R -12. The R -12 zoning district is to provide for single - family attached and multiple - family residential units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - August 12. 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please • phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 3/4// (P1 ase provide the foaming information) Name of Person(s) Commenting: I Phone Number(s): SUB 96 -0005 TRENT TERRACE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • N4k K th(5 (5 1N J .S_ WEISi RECEIVED aU U 5 1996 8r;,. WQQA0e,duivp COMMUNITY DEVELOPMENT 62.0 -634 . .„, - . , - „ - ... , .. , _ . . , , , . _ . , _ , , ._ ,_ , • , , ,- , , . . . , _.- - , - _, - , . ' . -"." • ' • , - • . - . - • 4 „ ' . „ '' ' " • . . . - . . ` '-• , . , „ , . . . 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