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SUB1996-00008
1, 's %H1BIT 120 DAYS = N/A CITY of ncnRo DATE OF FILING: 11/26/2003 CommunityDevelopment ShapingA Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2003-06 PC BY THE PLANNING COMMISSION File Numbers: SUBDIVISION (SUB) 96-0008 ZONE CHANGE (ZON) 96-0010 File Name: LAURELGLEN ESTATES SUBDIVISION BARRICADE REMOVAL ON 114TH AVE. Name of Owner: N/A - Public Right-of-Way Name of Applicant: City of Tigard City Engineer Address of Applicant: 13125 SW Hall Boulevard Tigard, Oregon 97223 Address of Property: Southwest 114 Avenue on the north end of Laurel glen Estates Subdivision. Tax Ma /Lot Nos.: N/A - Public Right-of-Way A FINAL ORDER AUTHORIZING CITY STAFF TO REMOVE A TEMPORARY BARRIER INSTALLED PER CONDITION NUMBER 24 IN THE PLANNING COMMISSION FINAL ORDER NO. 97-01 PC. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON NOVEMBER 17. 2003. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THIS FINAL ORDER. Request: ➢ Condition Number 24 in the Planning Commission Final Order No. 97-01 PC required the applicant at that time to construct a temporary barrier on SW 114'' Avenue, closing the connection between SW Bull Mountain Road and SW Gaarde Street. This temporary barrier can be removed with Planning Commission approval only after the street has been upgraded to accommodate two-way traffic and increased traffic volumes. The City Engineer will report that SW 114 Avenue has been upgraded and will request Planning Commission approval to remove the barrier. Zoning Designation: R-4.5: Low-Density Residential District. Applicable Review Criteria: Community Development Code Chapter 18.390 and Condition of Approval No. 24 from Planning Commission Final Order No. 97-01 PC for the Laurelglen Estates Subdivision (SUB 96-0008/ZON 96-0010). Action: 0 Approval as Requested ❑ Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to the owners of record within the required distance, affected government agencies, and the applicant(s) and owner(s). The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: FF THIS DECISION IS FINAL ON DECEMBER 1, 2003 AND BECOMES EFFECTIVE ON DECEMBER 16, 2003 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 15, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER NO. 2003-06 PC BY THE PLANNING COMMISSION FOR THE- CITY-OFT104RD G w. CITY OF TIGARD OREGON : me"` PetterComniuniCy sal A FINAL ORDER AUTHORIZING CITY STAFF TO REMOVE A TEMPORARY BARRIER INSTALLED PER CONDITION NUMBER 24 IN THE PLANNING COMMISSION FINAL ORDER NO. 97-01 PC. THE PLANNING COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON NOVEMBER 17, 2003. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THIS FINAL ORDER. SECTION I. APPLICATION SUMMARY FILE NAME: LAURELGLEN ESTATES SUBDIVISION BARRICADE REMOVAL ON 114TH CASE NOS.: Subdivision (SUB) SUB 96-0008 Zone Change (ZON) ZON 96-0010 City Engineer APPLICANT: City of Tigard OWNER: Public Right-of-Way 13125 SW Hall Blvd. Tigard, OR 97223 PROPOSAL: Condition Number 24 in the Planning Commission Final Order No. 97-01 PC required the applicant at that time to construct a temporary barrier on 114th Avenue, closing the connection between Bull Mountain Road and Gaarde Street. This temporary barrier can be removed with Planning Commission approval only after the street has been upgraded to accommodate two-way traffic and increased traffic volumes. The City Engineer will report that 114th Avenue has been upgraded and will request Planning Commission approval to remove the barrier. ZONING DESIGNATION: R-4.5 Low-Density Residential. LOCATION: 114th Avenue on the north end of Laurelglen Estates Subdivision. APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.390 and Condition of Approval No. 24 from Planning Commission Final Order 97-01 PC for the Laurelglen Estates Subdivision - Case Numbers: SUB 96-0008 & ZON 96-0010. SECTION II. PLANNING COMMISSION'S DECISION The Plannmg*COrnm sSIOn finds that the -removal, of the. barrier meets the intent of Condition No. 24 in, 'the`?lanning Commission, n'al Order No 97-01 PC; and,that the proposal conforms to the'Clty's policy: to provide `street connections The'- Planning Commission therefore, -APPROVES the request to; rerriove',the barrier based on the`followng findings: `NOTICE OF FINAL ORDER NO. 2003-06 PC BY THE PLANNING COMMISSION PAGE 1 OF 3 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, 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) including temporary utility service facilities during construction, and 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 (1)-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, on 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. FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 9 SECTION III: BACKGROUND INFORMATION Site History: The property is presently developed with a detached single family residence and a detached garage. The property also has a group of Holly trees that were planted as well as other trees that are scattered throughout the site. The property has-been within City limits since 1978. Since the Comprehensive Plan was adopted in 1983, the property has been designated for Low Density Residential use. This designation allows a residential density of 1-5 dwelling units to be developed per acre. To implement this designation, the property has been zoned with an R-2 Zoning Designation. The R-2 Zoning District requires a 20,000 square foot minimum lot size. No other development applications have been filed for the property. Vicinity Information: To the west, the property is adjoined by a Montessori School. To the east of the property is the Lutheran Church. To the north, the property abuts detached single family residences along SW 114th Avenue within the Coles Acres Subdivision. To the south, the property is adjoined by vacant land zoned for multiple-family residential use and the recreational facilities of the Hillview Commons Apartment complex. Site Information and Proposal Description: The site is presently developed with a detached single-family residence and a detached garage. The applicant has proposed to subdivide two (2) adjoining properties, of a total of 1.98 acres, into eight (8) lots in order to develop seven (7) new detached, single-family residences. The applicant proposes to construct full width street improvements along SW Bull Mountain Road, partial street improvements along SW 114th Street, and a new cul- de-sac street to be built as a public street to serve the existing home and the seven (7) new proposed lots. On March 17, 1997 the Planning Commission conducted a Public Hearing concerning these applications. Prior to this meeting, the applicant proposed to utilize lot averaging in order to provide additional protection to trees that are proposed to be preserved. Lot averaging would allow greater setbacks to these trees within the area near the common property line between Lots 2 and 3. During the Public Hearing, the Planning Commission received testimony from neighboring residents regarding the proposed connection from SW Bull Mountain Road to the existing end of SW 114th Avenue. Based on this testimony and the Public Hearing deliberations the Planning Commission moved to approve the proposed applications subject to an additional Condition of Approval that required a temporary barrier to be maintained. The temporary barrier's design shall be approved by the City Engineer. To remove the barrier, the City Engineer will make a report to the Planning Commission and the Planning Commission will make the decision on the removal of the barrier. FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 10 The Planning Commission found that due to the existing design -and improvement of SW -114th Avenue north,- of the (subject-,property-and that the existing street would not provide for traffic safety and allow increased traffic that would be expected to occur open opening of SW 114th Avenue. In making this finding, the Planning Commission determined that the connection would not provide for the safety of street traffic due to the current design of SW 114th Avenue. This finding is a consideration of Section 18.164.040(A) Block Design of the Community Development Code. During the hearing, neighboring property owners testified that the existing width of SW 114th Avenue was approximately 16-feet-wide and the paved surface did not meet public street standards. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Section 18.22 of the Community Development Code sets forth standards and procedures for quasi-judicial amendments. The applicant has proposed to change the Zoning District Map from the R-2 to an R-4.5 Zoning Designation. The applicable approval criteria are addressed as follows: A recommendation or a decision to approve, approve with conditions, or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: The applicable comprehensive plan policies and map designation; and the change - will not adversely affect the health, safety and welfare of the community. The applicant has not proposed a Comprehensive Plan Map Amendment, therefore this standard is not found to be applicable. The statewide planning goals adopted under Oregon Revised Statutes Chapter 197, until acknowledgment of the comprehensive plan and ordinances. The . Tigard Comprehensive Plan has been acknowledged, therefore specific review of each statewide planning goal is not applicable. The applicable standards of any provision of this code or other applicable implementing ordinance. Specific future site development improvements are reviewed within this report for the accompanying subdivision application. The specific criteria relative to the Zone Change request are the those listed within this section. Subsection 4 below, that concerns a mistake or change in the application of the original zoning designation, is the specific criteria that must be found to have been addressed in order to approve the zone change request. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property that is the subject of the development application. The application states that a change has occurred because of the recent development of the Aspen Ridge Subdivision and Bull Mountain Heights. The Aspen Ridge Subdivision was developed under the densities FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 11 allowed. under the R-4.5 Zoning District, so no change,or mistake has occurred as it relates to this development. Because of the project's location, as shown on the map, it is assumed that the applicant meant Hillview Common Apartments when referring to the Bull Mountain Heights development. Three separate amendments to the Comprehensive Plan Map and Zoning District Amendments were approved to redesignate several properties from Commercial Professional to the current R-25 Zoning. In 1984, property in this area was redesignated from Commercial Professional to R-40 (CPA 4-84/ZC 4-84). This site was later developed as the Wellington Estates Condominiums. At the time, neighboring residents felt that the Commercial Professional Zoning Designations were an incursion into the residential zoning within this area. In 1992, areas to the south and west of the subject property were redesignated from Commercial Professional to R-25 (CPA 92-0002/ZON 92-0002). A mistake was found to exist because of the difficulty developing an office development on a site with slopes in the range of 15 to 25%. It was also found that, because of the Wellington Estates Apartment Development, access for an office development was now limited to SW Bull Mountain Road instead of access to both SW Beef Bend Road and SW Bull Mountain Road. A portion of this property was developed with the second phase of the Hillview Common Apartments. In 1994, areas to the south and east of the site were redesignated from Commercial Professional to R-25 (CPA 94-000120N 94-0001). A mistake was found to exist because of the difficulty developing larger office building structures on a site with slopes of up to 15%. The City Council also found that the redesignation of the other adjoining properties made development of an office park project more difficult on- this site. A portion of this property has since been developed with the Hillview Commons Apartments. A vacant restaurant site was also redesignated as part of the application. The restaurant is still standing but remains vacant at this time. Upon review of historical zoning maps for the property, no specific mistake can be said to have been found in the application of the current R-2 Zoning Designation on the property. The R-2 Designation has carried forward from maps dating to the adoption of the Comprehensive Plan in 1983. 1, The Comprehensive Plan Map and Zoning Designation have been changed for several parcels within this vicinity in recent years. As a result of these changes several of these parcels have since been developed under their new land use designations. Given the site's proximity to transit, employment, and commercial services, increasing density on this site from R-2 to R-4.5 furthers Metro's 2040 regional planning policies by increasing the density on two acres of property zoned for what is among the lowest density allowed under the adopted residential zoning designations. Region wide planning efforts are to increase residential density within the Urban Growth Boundary. This could be considered a change in circumstances. The R-2 Zoning Designation was applied to an area that is within 500 feet of SW Pacific Highway, an arterial facility. By increasing density on this site, the distances future residents must travel to access commercial and community services will be reduced. The applicant has proposed to develop FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 12 detached. single .family ,residences the same, as are permitted within the R-2..Zoning. District but with -smaller lots. The smaller lots Would'still'conform with,-the-Comprehensive Plan Density that is designated for these properties. It is also expected that the increased number of residential structures that would be allowed through the R-4.5 Zoning District, versus the R-2 Zoning District will provide for an additional buffer from SW Bull Mountain Road versus the maximum density allowed within an R-2 subdivision. Impact Study: Section 18.32.050 states the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Alternatively, an applicant may specifically concur with the requirement for dedication of right-of-way to the public and waive the impact study analysis by dedicating the right-of-way and completion of a waiver statement. An impact study was not provided. The applicant proposes to develop under existing required system development fees and construct half (1/2) street improvements on SW 114th Avenue and SW Bull Mountain Road. The applicant also proposes to construct an internal street and related utilities. _ . Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $169. The total TIF for a detached, single-family dwelling is $1,690. The applicant has proposed to construct half (1h) street improvements on SW Bull Mountain Road. SW Bull Mountain Road is designated as a Major Collector Street facility that accommodates traffic from adjoining local neighborhoods to access Arterial Streets. To access the site the applicant proposes to provide a preliminary half (1/2) street section along the easterly portion of the property to be developed as a completion of SW 114th Avenue. SW 114th Avenue is designated as a Local Street and is being developed to provide access to this development and for this reason has not been credited as part of the transportation impact mitigation. The proposed cul-de-sac street also provides access to this development and has also not been credited as part of the transportation impact mitigation. Assuming a cost of $150 per lineal foot, it is estimated that the total cost of the half (1/2) street improvements to SW Bull Mountain Road is $47,700. Because of its designation as Major Collector Street the proposed street improvements to SW Bull Mountain Road are listed as eligible for a TIF credit. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $11,830 ($1,690 x 7 dwelling units). Assuming a TIF credit of $11,830 against the probable street improvement costs on SW Bull Mountain Road, the applicant has been required to mitigate $35,870 of the transportation impact of this development. Based on an estimate that total TIF fees cover 32 percent of the impact on FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 13 major street improvements citywide, a fee that would cover 100 percent of the project traffic impact on major'streets is $-36,960 ($5,280 x 7). For this reason, the cost of all required and potential future street improvement requirements, as discussed within this report, are less than the impact and therefore, roughly proportional to the impact of the development. Use Classification: Section 18.42 sets forth use definitions for use classifications. The applicant is proposing to create building sites for detached single family residences. This use is classified in Section 18.42 as single family detached- residential. Section 18.42 lists detached single family residences as a permitted use in the R-4.5 Zoning District. The applicant proposes to develop seven new detached single family residences that are one of the permitted uses within the R-4.5 Zoning District. Dimensional Requirements: Section 18.50 states that the minimum lot area for each dwelling unit in the R-4.5 zoning district is 7,500 square feet An average lot width requirement of 50 feet is required in the R-4.5 Zoning District Each of the eight proposed lots exceeds the 7,500 square foot lot minimum in compliance with this standard. Each lot also exceeds the 50 foot average width requirement. Lot 8 is the narrowest lot with 56 feet in average width. Development Standards: Section 18.50 contains standards for the R-4.5 Zoning ; District Section 18.144 sets forth standards for the permitted size, height and setbacks for detached accessory structures. Single-family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: - Minimum lot size 7,500 Square Feet Average lot width 50 Feet Front setback 20 Feet Garage setback 20 Feet Interior sideyard setback 5 Feet Corner sideyard setback 15 Feet Rear setback 15 Feet Maximum building height 30 Feet Detached Accessory Structure (Side, Rear Setback) 5 Feet The preliminary plat submittal did not indicate the precise building envelope after subtraction of setbacks, however the proposed building sites appear to be of sufficient width and depth to accommodate detached single family residences as proposed. Considering the location of the proposed property lines, the existing home will also comply with the R-4.5 Zoning District setback standards. The existing garage does not comply with the five foot sideyard setback requirement. Prior to recording the plat, the garage shall be removed or relocated to comply with the five foot side and rear yard setback standard. Where in compliance with other development standards, the applicant may also reconfigure lot lines to comply with this setback. Also, please note that the current Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the FINAL ORDER SUB 96-0008RON 96-0010 - LAURELGLEN ESTATES PAGE 14 existing. detached garage-does.not comply with these. standards,-the structure would also be required to- be-rriodified to~comply,if-it°is,relocated to-another,portion of-the property. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development A subdivision complies with the design standards where 80% or more of the newly created parcels meet either the Basic Solar Access Standard, the Solar Building Line Option or the Performance Option. 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. 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, cost or amenities of the project that adds five percent or more to the cost of each lot To comply with the subdivision design standard, a minimum of seven lots are required to comply with the Basic Solar Access standard, the Solar Building Line Option, or the Performance Option. As.designed, a total of five of the eight lots comply with the Basic Standard. Lots 1, 2, 4, 7 and 8 comply because they provide a minimum north- south dimension of 90 feet or more. The applicant proposes to have Lot 3 comply with the protected Solar Building Line Option. To comply with this option Section 18.88.040 (C)(2)(d) requires that a minimum of 45 feet from the Solar Building Line to the northern edge of the buildable area of the lot be provided. As shown on the plat this lot does not provide the minimum distance. It is recommended that Lots 3 and 5 be exempted from compliance from the 80% rule of the Solar Access Design Standards for new subdivisions. This exemption is recommended because of the existing street patterns of SW Bull Mountain Road and SW 114th Avenue. Solar Balance Point: Section 18.88.050(B) requires that one and two family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access standards comply with the Solar- Balance Point requirements. The Solar Balance Point standards will apply to this development at the time of Building Permit application. The plans for the residences to be built on each of the seven remaining undeveloped lots will be reviewed for conformance with the height and building design standards of the Solar Balance Point requirements. Each home will be required to be designed to ensure that the southern building elevation will have access to passive solar energy for heating and cooling purposes. Densi : 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 land dedicated for public roads or parks. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 15 be. created on a . site.. The applicant has provided calculations concerning the allowed. : - density=for-this`-site:°' The total gross site area is"86,248-square feet:' -A•total-square footage of 17,249 square feet is deducted from this site for areas dedicated to the public for right-of- way. The minimum lot size of the zoning district, 7,500 square feet, is. also deducted for the existing home that is to be kept. - This leaves a net buildable area of 68,998 square feet. By dividing the minimum lot size of , 7,500 square feet into the net buildable area, the property has the area to yield up to nine dwelling units. The applicant has proposed to develop a total of seven new dwelling units and maintain the existing dwelling unit that is in compliance with this standard. 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 that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant 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; The applicant's narrative discusses the aforementioned street tree planting criteria but did not provide a street tree planting plan. Prior to recording the subdivision plat, a street tree planting plan shall be provided to comply with the street tree size and spacing standards. A cash deposit or other method of assurance shall be provided prior to recording the subdivision plat in order to assure planting. Prior to release of the deposit, the street trees shall be planted. 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 center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Through the Building Permit review, setbacks of the structures will be checked. Based of the location of the buildable areas on this property, it is expected that future site improvements can comply with this requirement and that development within the Clear Vision Areas will not be required. FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 16 . -....Tree Removal:.... Section. 18.150.025 requires that a tree plan .for the ,planting,, removal,,,-, - -arid-protection -of-trees prepared`°by-=a certified, arborist shall, be -provided with a 1 x b , 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, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a plan that identifies all existing trees greater than 12 inches in caliper. The site has 25 viable trees that are in excess of 12 inches in diameter. The proposed site plan identifies 19 trees that will be saved. Due to the ` limited areas available for development, it is recommended that the applicant be permitted to remove the trees as proposed. Since the applicant is retaining more than 75 percent of the existing trees, Section 15.150.070.1) does not require tree mitigation for the trees to be lost.. Prior to recording the plat the applicant shall record a deed restriction for those trees that are to be preserved. The applicant shall also construct the recommended tree protection measures for these trees. 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 Laurelglen Estates plat name is not known to duplicate other plats as required by Criterion 2. The proposal addresses Criterion 3 because the completion of street improvements along SW Bull Mountain Road and the site's frontage on SW 114th Avenue are proposed. The applicant also proposes to develop a new public street to serve the existing home and the seven new lots. No common areas have been proposed as part of this subdivision, so Criterion 4 is not applicable. Street and Utility Improvements Standards: Section 18.164 contains the following standards for streets and utilities serving a subdivision: Street 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 been required to complete street improvements such as curb, gutter, and sidewalk along the property frontage through the recommended Conditions of Approval. FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 17 Minimum Rights-of-Way and Street Widths: Section 18.164.030(E) provides a range for Public Streets to be-developed for Local-Street'-purposes. This chart provides a range for right-of-way and street widths. The right-of-way width range provided for this purpose is 36 to 50 feet The street width range is 24 to 34 feet of width. Upon review with the applicant, it was determined that the proposed private street indicated on the plan set was supposed to-be a public street. The applicant has proposed the use of a public street to serve the existing and new residences. This street, as proposed, has a total right- of-way of 36 feet with a paved section of 22 feet. The right-of-way width and design is required to be revised to 24 feet of width would comply with the public street right-of-way ranges set forth in this section. 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 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-d"ac since they are intended to continue as through streets at such time as the adjoining property is developed. Because this site is a small infill property within a heavily developed area and because it is a remainder parcel adjoining a Major Collector Street and a Local Street, the extension of streets across this site in a north and westerly direction is not possible. 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. Provision of a street connection is proposed by the applicant between SW Bull Mountain Road and the existing southerly terminus of SW 114th Avenue. No environmental or topographic constraints exist that preclude extension of the street. Although the existing section of SW 114th Avenue was not developed to current City standards, it currently accommodates two way traffic and the connection is required. 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 FINAL ORDER SUB 964=820N 96-0010 - LAURELGLEN ESTATES PAGE 18 c. Asphalt and concrete driveway-approaches to the property line shall be builtto•,City,configurationfstandards. Through the required engineering plans, these street improvements will be reviewed and approved by the Engineering Department for the applicant's frontage on SW Bull Mountain Road and SW 114th Avenue. The proposed curb, gutter, and sidewalk will be required to meet current City 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. The proposed extension of SW 114th Avenue would complete a block of streets made up of SW 114th Avenue, SW Bull Mountain Road and SW Gaarde Street. The Planning Commission found that due to the existing design and improvement of SW 114th Avenue north of the subject property and that the existing street would not provide for traffic safety and allow increased traffic that would be expected to occur open opening of SW 114th Avenue. In making this finding the Planning Commission determined that the connection would not provide for the safety of street traffic due to the current design of SW 114th Avenue. This finding is a consideration of Section 18.164.040(A) Block Design. During the hearing neighboring property owners testified that the existing width of SW 114th Avenue was approximately 16 feet wide and the paved surface did not meet public street standards. 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. This development site is a portion of a residential block. Through this development the applicant proposes to extend street improvements along the property frontage on SW 114th Avenue. Considering existing development constraints, the completion of SW 114th Avenue street extension is the most that is possible given the existing residential uses to the north and west. Given the level of buildout in the area and the existing zoning, it is not possible to extend the new proposed street in a northerly or westerly direction for the purpose of extending the street in the future. FINAL ORDER SUB 96.000820N 96-0010 - LAURELGLEN ESTATES PAGE 19 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 proposed street is approximately 150 feet. Because of its limited length, this subdivision does not create a block length in excess of 600 feet. The extension of SW 114th Avenue allows for pedestrian access between SW Bull Mountain Road and SW Gaarde Street through an area that currently does not have a developed pedestrian connection. Lots - Size and Shace: 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. The subdivision as designed complies with this standard.. Lot 3 has the greatest lot depth to width ratio. This proposed site has approximately 135 feet of depth to 68 feet of width. Considering these dimensions, this lot and the others comply with this standard. 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. The minimum frontage width standard is met for six of the eight lots because they have frontage in excess of the 25 foot minimum requirement. Lots 3 and 6 shall be revised to provide a minimum of 25 feet of frontage on the proposed street. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. Sidewalks have been proposed to be provided along the frontage of SW Bull Mountain Road, SW 114th Avenue and along the proposed street frontage. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. Sanitary sewer facilities exist in SW Bull Mountain Road with sufficient capacity to meet the additional demand that will be created by the development of this subdivision. It may also be possible to extend sewer to facilities within SW 114th Avenue if an agreement can be reached with neighboring property owners to share a portion of the cost. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The applicant proposes to direct storm water from this subdivision to a line within SW Bull Mountain Road. The applicant will be required to demonstrate that down stream facilities have sufficient capacity to handle the increase in storm water run off that is created by this development. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), 18.164.100 (Storm Drains) and 18.164.120 (Overhead Utilities) are required to be addressed through the development review process. A review of required Water Quality Treatment, Erosion Control and Water Service have also been provided below: FINAL ORDER SUB 96.0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 20 STREETS: This site is adjacent to SW Bull Mountain Road and the right-of-way (ROW) for SW 114th Avenue. The plan indicates that both frontages will be improved and a new cul-de-sac will be constructed to serve the new lots. SW Bull Mountain Road SW Bull Mountain Road is under Washington County jurisdiction and is classified as a major collector street on the City and County transportation plans. The County submitted comments regarding this application and will require the dedication of additional ROW on the roadway to provide a total of 33 feet from centerline (see County comments under "CIT and Agency Comments" elsewhere in this report). In addition, there is inadequate ROW at-the corner of SW 114th and SW Bull Mountain Road to accommodate a curb return when the intersection is improved. Therefore, additional.ROW shall be dedicated to provide a curb return. City standards would require a dedication to give a 25-foot ROW radius at the comer. These ROW dedications can be made on the face of the final plat. The County also recommends that the applicant construct frontage improvements along SW Bull Mountain Road. The City concurs and the applicant intends to construct a half- street improvement as a part of their project. The applicant will need to obtain the appropriate permits from the County for the street improvement work prior to construction. SW 114th Avenue _ SW 114th Avenue is classified as a local street and is currently unimproved. The existing improved portion of the street is immediately north of this site. The applicant intends to construct necessary street improvements along the frontage of this site that will complete the connection of SW 114th Avenue to SW Bull Mountain Road. Because the street is unimproved, the applicant will need to construct a 3/4-street improvement to ensure adequate width for two-way traffic and parking. The applicant has inquired about the obligations of Christ the King Lutheran Church, immediately east of this site, to assist in the funding of the 114th Avenue improvements. The City has on file an agreement that was executed by the church that prevents them from remonstrating against the formation of a local improvement district (LID) to improve SW 114th Avenue. The applicant could, as an option, request the formation of a LID according to TMC 13.04.020(a)(1)(C). Under that provision of the TMC, property owners representing fifty percent of the property benefited by the improvement must submit a petition to the City Council requesting formation of the LID. If the LID were approved by the City Council, the full width of the roadway could be constructed at one time. As an alternative, the applicant -and Christ the King Lutheran Church could agree to privately complete the street improvements adjacent to their respective frontages and split the cost. The latter would likely be a more cost-effective solution than an LID. FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 21 New Street The applicant is proposing a new cul-de-sac to serve the development. There is a reference on Sheet 3 of the applicant's plans that the new street would be "private". However, the applicant has indicated that the reference to a private'street is incorrect; the applicant intends to construct the cul-de-sac as a public street. The street is proposed to have a pavement width of 22 feet, which is less than the City standard of 24 feet, and would be built within a 36-foot wide ROW, which will meet the City standard. The applicant can easily meet the pavement width requirement of 24 feet without increasing the proposed ROW width. Therefore, staff recommends the applicant build the new cul- de-sac with a 24-foot pavement width and a 36-foot wide ROW width. WATER: This site lies within the service area of the Tigard Water Department and lies close to the . boundary of two pressure zones. There is an existing six inch public water line in SW 114th Avenue that, according to the Water Department, will not provide adequate fire protection pressure for this site. The applicant proposes to serve this site from an existing 12-inch public water line in SW Bull Mountain Road that will provide adequate fire protection. The plan indicates that the applicant will extend a new eight inch public water line in SW 114th Avenue from the 12-inch line in SW Bull Mountain Road. Because the parcels north of this site are already served by City water, the Water Department indicates the eight inch line will not need to be extended further north in SW 114th Avenue. Because of the necessary street improvements in SW 114th Avenue, the six inch .water line may need to be lowered. The applicant will need to verify the location and depth of the existing water line prior to construction. SANITARY SEWER: This site is proposed to be served from an existing public sewer line in SW Bull Mountain Road. The plan gives the impression that there is an existing sewer line adjacent to the frontage of this site. However, City as-built records indicate that the closest portion of the public sewer is approximately 400 feet east of this site, in SW Bull Mountain Road, near the eastern boundary of the Christ the King Lutheran Church and the intersection of Highway 99W. Therefore, the public line would need to be extended to serve this site. An alternate route for sewer service was suggested by one of the neighbors to the north of the project site, who lives along SW 114th Avenue. The houses along that portion of SW 114th Avenue are not connected to sewer and there may be an interest on the part of the neighborhood to connect. The neighbor has contacted the applicant's engineer and suggested that the applicant consider bringing a public sewer line south in 114th Avenue from its present location, which is approximately 650 feet north of this site. The suggestion provides that the applicant pay for only the portion of the extension equal in length to what they would encounter if they extended the sewer in SW Bull Mountain Road (approximately 400 feet). The neighbors would pay for the additional 250 feet. In concept, this proposal would be acceptable to Staff. However, the neighbor will need to get the cooperation of the other property owners in the neighborhood. The applicant and FINAL ORDER SUB 96.0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 22 the property owners would . need to* settle. on--. a private -agreement as to how the _ improvements-would be paid for'-and`constructed." fie-City's role°would be-to-review and • approve the proposed design and participate in the inspection of the work. Regardless of which option the applicant chooses, they will be required to-extend, an eight inch public sewer line to the western boundary of the site to allow for future service to undeveloped parcels uphill of the site. STORM DRAINAGE: This site sits on a partial ridge line, with part of the site sloping to the northeast and part sloping to the southeast. The applicant's plan proposes all drainage from the site to be directed south into the ROW of SW Bull Mountain Road. A downstream analysis was submitted with the applicant's materials that discusses the existing storm drainage system downstream from this site. The drainage system in SW Bull Mountain Road consists of roadside ditches and culverts to a point near the eastern boundary of the Lutheran Church site. From there, the drainage enters a ditch inlet structure that directs it to the north into a fairly deep ditch within ODOT-controlled ROW (includes an old frontage road of 99W). The deep ditch continues to a point near the north boundary of the Lutheran Church site where it diminishes drastically. Along the eastern boundary of the apartment site (north of the church site), there is no defined ditch to carry the water, and the manager for the apartment site has hand-excavated a small trench in an attempt to help the water, reach SW 112th Avenue. However, based on a site visit in January, 1997, it was evident that in high flows the small trench is overrun and water sheet flows across the -yard of the apartment site and over the curb in SW 112th Avenue.. Once the water reaches SW 112th Avenue, it ponds within the roadway until it finds its way to an existing catch basin. Obviously, this system is not adequate and could not feasibly handle additional water from this development in its current configuration. The applicant's plan suggests storm water detention in SW 114th Avenue using an oversize pipe with a flow control manhole in the intersection of SW 114th Avenue and SW Bull Mountain Road. Below-ground detention pipes have proven to be a very high maintenance challenge, as there is no way to remove sediment build-up inside the pipe except by hand. The location of the flow control structure is problematic because City crews would need to partially block off the intersection with their utility truck and would need to set up extensive traffic control, as SW Bull Mountain Road is a high-volume facility. Because of laws governing the entrance of personnel into confined spaces, City crews are required to be lowered into these areas with tripod manlifts. The set-up time required for this operation, along with the time and effort to shovel sediment out of the detention pipe, would result in prolonged interruption of traffic and an inefficient use of City maintenance personnel. Staff recommends the applicant revise their plan to provide on- site detention. This may require the elimination of one lot in order to construct a detention pond. FINAL ORDER SUB %-000820N 96-0010 - IAURELGLEN ESTATES PAGE 23 There may be another solution to the detention problem. During the site visit in January, the=applicant- and Staff°noted" an" area.-near the northeast corner of the apartment -site; --a- within the ODOT ROW area, that is currently unused space. This area is a natural depression with blackberries and tall grass. The applicant suggested that this area would serve as a good location for a regional storm water detention facility (see Attachment A). Once constructed, the facility could collect the drainage from SW Bull Mountain Road, detain it, then control its release into the existing storm drainage system in SW 112th- Avenue. The applicant stated that they would be willing to construct such a facility as a part of their project. Staff concurred with the applicant's suggestion and sent a letter to the District 2A office of ODOT requesting that ODOT look into the matter. Staff suggested _ that ODOT relinquish title to this area to the City so the regional detention facility could be City-maintained. As of the writing of this report, Staff has not heard back from ODOT. In summary, Staff does not support the applicant's proposed detention plan, but would support a revision to either show on=site detention or, if approved by ODOT, show a regional detention facility. Prior to construction, the applicant will be required to submit a design of the proposed detention facility with calculations for review and approval by the Engineering Department. 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. The R&O includes a provision that excludes small sites from this rule when the construction of an on-site facility would prevent the effective development of the site. In this case, in order to provide adequate treatment for this site, the developer would likely have to commit one lot for the placement of a treatment pond, thereby reducing their developed lots to 7. This issue is somewhat connected to the storm water detention issue described in the previous section. If the applicant is able to utilize a portion of ODOT ROW for the placement of a -pond, they will avoid having to provide detention. on-site, which would take away one of their lots. They could propose that the regional facility not only provide detention, but also water quality. The limiting factor will be volume; a pond sized for both water quality and detention has a much greater volume requirement than a pond that only provides detention. The applicant would have to consider other developable land within the surrounding basin when sizing the pond. At this point, Staff can not determine if the proposed ODOT ROW area will provide enough area for a "dual purpose" regional pond. In the event the applicant must use one of their lots for on-site detention, they may also be able to provide water quality, if they can achieve the required volume to achieve both goals. The applicant is not sure at this point if they can effectively develop this project with only 7 lots. FINAL ORDER SUB 96-000820N 96.0010 - LAURELGLEN ESTATES PAGE 24 This site is of such a small size, that Staff would normally recommend against an on-site water qualityJacility. -In-this,case- ; however since =the"applicant -will,=be°required-to provide storm water detention, they may be able to provide treatment. Staff therefore encourages the applicant to attempt to provide treatment along with the design of the detention facility, either on-site of off-site, but in no case should the applicant be required to build more than one facility to achieve both goals. 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. EXISTING OVERHEAD UTILITY LINES: Section 18.164.120 of the TMC_ requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines along SW Bull Mountain Road that will need to be addressed. SECTION V: OTHER STAFF COMMENTS The Building Department reviewed this proposal and have offered the following comments: Lots 6 and 7 should be provided with a storm sewer easement through the rear of lots 7 and 8 to SW 114th Avenue (perhaps the laterals shown on sheet 3 can be placed sufficiently deep to serve lots 7 and 8). As shown, Lot 6 is not served. Also, lot 5 looks ciose. The Water Department reviewed this proposal and have offered the following comments: Engineered plans need to be submitted to the Water Division for review and approval. Existing six inch c.i. on SW 114th Avenue may need to be lowered due to improvements. Please verify location and depth. Costs associated with relocation of water meter and service for existing home to be paid by the developer. Other affected departments have reviewed this application and have offered no comments or objections. SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval that address the following comments: FINAL ORDER SUB 960 WON 96-0010 - LAURELGLEN ESTATES PAGE 25 1 1. 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 and 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)). 2. Fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of more than 200 feet. (UFC Sec. 902.2.2.6). Intersections and turnarounds shall be level (maximum 5%) except for crowning for water run-off. 3. 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 roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2). 4. 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). 5. 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). The Unified Sewerage Agency reviewed this proposal and provided the following comments: SANITARY SEWER: Each lot within the development shall be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Handbook, July 1996 edition). Engineer should verify that public sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance systems is necessary. If downstream storm conveyance does not have the FINAL ORDER SUB 96400820N 96-0010 - LAURELGLEN ESTATES PAGE 26 • capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Washington County Department of Land Use and Transportation reviewed this proposal and provided the following comments: 1. PRIOR TO FINAL APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. Submit to Land Development Services (Public Assurance Staff, Tracy Stone/Carolyn Cook, 681-3843): 1. Completed "Design Option" form. 2. $750.00 Administration Deposit. .3. A copy of the City's fmal Notice of Decision, signed and dated. NOTE: Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration will be returned to the applicant. If at any time during the project, the County's costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover its costs. _ 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: a. Half-street improvement to a C-1 County standard along the SW Bull Mountain Road frontage. b. Intersection improvements for the SW Bull Mountain Road/SW 114th Avenue intersection. C. Close all existing driveways to SW Bull Mountain Road. d. Align the SW 114th Avenue with the existing access point for Hillview Terrace Apartments. B. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.A.4. NOTE: The Public Assurance staff (Tracy Stone/Carolyn Cook 681-3843) of Land Development Services will send the required forms to the applicant's representative after submittal and approval of the public improvement engineering plans. FINAL ORDER SUB 96-0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 27 1 2... Provide evidence that the documents required by condition I.C. have been recorded. C. The following documents shall be executed and recorded with Washington County: 1. Dedicate additional right-of-way to provide 33 feet from centerline of SW Bull Mountain Road frontage. ` 2. Dedicate additional right-of-way to provide adequate corner radius at the intersection of SW Bull Mountain Road. 3. Provide a one-foot non-access reserve strip along SW Bull Mountain Road frontage. NOTE: Washington County Survey Division (Jamil Kamawal, 693-4543) will send the required forms to the applicant's representative. ll. PRIOR TO OCCUPANCY: A. The road improvements required in condition I.A.4. above shall be completed and accepted by Washington County. Other affected agencies have reviewed this application and have offered no comments or objections. 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. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 17 day of March, 1997 by the Planning Commission of the City of Tigard, County of Washington, Oregon. (Sig natur below} C,)c /,v; Nick Wilson, President City of Tigard Planning Commission is\curpln%sub96-08.fo FINAL ORDER SUB 96-0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 28 " i I n ~.a IL »oo ~ i~l I I I y ~ I~ a I P G GG~ ~I C.. r ~ h i ~O Q TL 0" n ra I , W" M. I ao L I U s i.. ' ~ LL T ti u g v fir N. ; r I H Q=- Nu 0.1. u. r, K• , G - G 4 p ,T9agT 8.41 5CHOOL o~ ti - has W03 pN - - \N fLu" - ~~~irNO~rQEN O - L O V PLOT PLAN a CASE NO. I LAURELGLEN ESTATES SUBDIVISION E .\v H I B I T MAP ~ SUB 96-0008 ZON 96-0010 r r - ~ 2 800 - 5 $ 13 AG 700 2000 .n AG s ss ao 3000 .18 Aa 0 .44 AG 2 7 Ac ^ C 8 60o _ \ r 14 .P3 AG = 4e ta- .2202 LL ^ 2w e ^ 2100 /BAc ~•R r • >,S Yp'r' ti { 7 00 2 « as .H A4 r.~ a Lid 11 8 noo 2700 + A ?JeA . ! s •r Ac ~.sa+ 4 T « 2201 w ss~ad es .S5Ar. 301 - 1 e b/ !600 300 G ~.tsAG s t JwAa~t 91 A 12 9 o1 RAS91W ; R. 1ss acs t f iJ1'Q6 r !llftt ~ , 7~ r 110 AW-r .9l r7G ? ~ 7 ~ 30 C.- t n¢ 1700 Z 160 Z.»AC. 1500 W cJwJSr nomA7AV , o S / ar Q .04 Ar. ! N AC - rriga .1 . 1 J ..se`s ~.r••Y ~ y. , rt is . 4 ~A`] t 1101 4b l W21 `cX WWWt~i1~ ~10~ ~ b • y 0 A C. p.P ` ` T 1~• P' f r,,N ~,xs S $V1r1r M 1r 1 1100 300 1200 0 .83 AG jr{Rr .63Ac. 5.08 .e s AC ~ 3, gf 1300 -b 400 .33 AG 4 Q`~ aAO AG a • I 14 - NO. NT .A - ~t ~.pURELGLEN ESTATES SUBDIV1StC A.t.rAC}~1V1E s SUB 96-0008 I MAP I ZON 96-0010 1 L1, i t SNN t 1 t i CDl Alm I ►naxara~~ 1 L Q: i I 2IR ~ -4010 6-OOpg/ZUN 96 Subdivision . elglen Vicinity N liete: m9o is oottf sca10 SUBDIVISION APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX.' (503) 684-7297 CITY OF TIGARD PRE-APP. HELD WITH: P IC, K 5. GENERAL INFORMATION DATE OF PRE-APP.: t l- 96 Property Address/Location(s): I I L{ 55 S.W • 8U L-L MT W. IZD FOR STAFF USE ONLY T IGARP, OR 9-7224 Case.No.(s): -0 Tax Map & Tax Lot #(s): 2.51 16 AC Other Case No. (s): q TAX L01 5 1500 d 1600 Receipt No.: q t0-,Rg 7 Site Size: ACRE5 Application Accepted By:.(,pelo.. FREDR~GK T. CeANE Property Owner/Deed Holder(s)': N E L-DA C_ KA t4E Date: 503- Address: l l Ll5S SW 16v1,1. MTN. RD_ Phone: 610-21-10 City: TIG.ARD DR Zip: 9 22L4 Date Determined T Be Complete: 1D000LA5 K01-156R6 C-10 Applicant': ALPHA ~1JGIt~E1` RING, I1JC. `~6 503- Comp Plan/Zone Designation Address: 9600 SW OPrK ST $1230 Phone: Li52-B003 / City: Pot T1.ANV' 6R 911-1 3 Lw X152' 8043 IZ•- ~^o / Q CIT Area When the owner and the applicant are different people, the applicant Reco~dina Date and;Number. must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. Rev. aratrss i:ui,rplnlmasierslsubappdoc . PROPOSAL SUMMARY The owners of record of the subject property request Subdivision approval to divide a: REQUIRED SUBMITTAL ELEMENTS .M Prc parcel into g Lots between ;ppli ' n Elements Submitted: -7)505 and 12 ► N «S square feet in size. ication Form jtner's Signature/Written Authorization Ti'1'E 'PRO P05 Eb 5 U13V IV 1S ION W 11~1r ❑ TI Transfer Instrument or Deed (provide any additional information here) 9--,"Site/Plot Plan (81/:"x 11") R Fca U 1 R f Ai N Pr IM JF N D M JFIN"T Ty of copies based on pre-app check list) J~r Applicants Statement fif"~ 2 OtJ I I1J G /V~ Ilk P ~R O M f copies based on pre-app check list) TU R - H. S . T-h E Filing Fee (Preliminary Plat).... $2,125.00 0~-M N D M FIJT w 11-L_ NOT R lFay) RE $10 Per Lot) (Final Plat) $ $ 295.00 ff kW prM IF JDIME'lkJT TO TJV 4- -2.0 4 ZU e F~ Gtr 1 1 t' List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: /~MEN~MENT TO C,11 N ZONING r"A rF T, 9N tF E7 IR F r'M o v Pr L~- FE - IN- LA E V OE" FOR SToKM W RISK FA(- 1-I T1 ES APPLICANTS: To consider an application 'complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can by obtained, upon request, for al; types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject propeft. • 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. • 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. • 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. SIGNATURES of each owner of the subject property. DATED this ~l /3 day of 19 P / Owner's Signature Owner's Signature Owne Signature Owner's Signature 2 i ALPHA ENGINEERING, INC. AUTHORIZATION FOR SUBMITTING DEVELOPMENT APPLICATION The undersigned acknowledges that Douglas Kolberg and Alpha Engineering, Inc. hereby have authorization to submit a development application(s) to the City of Tigard for our property identified on the Washington County Assessors Tax Map 2S1 IOAC as Tax Lots 1500 and 1600. ~13-7-6""4 I CA~~I~iz&Kz Fredrick T. Crane, Owner Date lid& Nelda L. Crane, Owner Date Plaza West, Suite 230.9600 SW Oak • Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 CITY Of TIGARD Community (Development ShapingA Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY. MARCH 3. 1997 AT Z;IQ 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) 96-0008 ZONE CHANGE (ZON) 96-0010 FILE TITLE: LAURELGLEN ESTATES SUBDIVISION APPLICANT: Douglas Kolberg OWNER: Mr. & Mrs. Frederick Crane c/o Alpha Engineering, Inc. 11455 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 REQUEST ➢ A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest comer of SW 114th Avenue and SW Bull Mountain Road. APPLICABLE REVIEW Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, CRITERIA: 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.3 and 8.2.2. CURRENT ZONE: R-2: Single-Family Residential, 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to ZONE establish standard urban, low density residential home sites with a minimum lot size of CHANGE: 7,500 square feet. 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 BILINGUA4 INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 6842772 (TDD TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. SUB 96-000820N 960010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREOUEST FOR COMMENTS ANYONE WISHING TO PRESEN~'TT V` EN TESTIMONY ON THIS PROPO ACTION MAY DO SO IN WRITING D AT THE PUBLIC HEARING. AT TE PRIOR TO OR AT THE PUBLIG~ r"tEAl iiJG. ORAL TESTIMONY MAY BE PREAff 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 PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER FEBRUARY 10. 1997, 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. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). 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 PLANNING COMMISSION 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 ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS 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 (25c) 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 (256) 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 97223. L 17-7 1^ j I I I i: I C~ I l ! ~1 / ► 1lBJECT7 I j ' I !i j I I 1' I L SUB 96-000820N 96-0010 LAURELGLEN ESTATES SUBDMSION r' I CITY OF TIGARD Community (Devehopment Shia 'ngA Better Community XXX XXX U o P. N . o a FILE NO: SUBDIVISION (SUB 96-0008 ZONE CHANGE (ZON) 96-0010 FILE TITLE: LAURELGLEN ESTATES SUBDIVISION APPLICANT: Douglas Kolberg OWNER: Mr. & Mrs. Frederick Crane c/o Alpha Engineering, Inc. 11455 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 (503) 620-2170 (503) 452-8003 (Fax) 452-8043 REQUEST: A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R- 4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, CRITERIA: 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. iv an CIT: Wes` CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY STAFF DECISION DATE COMMENTS DUE: Friday December 21,1996 X PLANNING COMMISSION DATE OF HEARING: T.B.A. TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE X ARCHITECTURAL PLAN SITE PLAN X OTHER (see below) Impact Study and Arborist Re o~rt STAFF CONTACT: Mark Roberts (503) 639-4171 x31 SUB 96-0008/ZON 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS March 14, 2000 Alpenglow Construction CITY OF TIGARD ATTN: Erik Ostmo OREGON RE: Laurelglen Tree Mitigation Based on the site visit on 03/14/00 staff finds that only 16 of the 19 trees to be retained are still standing. Because three of the trees to be retained have been removed, only 64-percent of the 25 viable trees remain. According to the Tigard Development Code Section 18.790.030: Tree Plan Removal; "Retention of from 50% to75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D." Therefore, the total caliper inches of the trees removed are 154. Fifty percent of 154-inches is 77 caliper inches. Mitigation options are as follows: • A replacement tree shall be a substantially similar species taking into consideration site characteristics; • If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value; • If a replacement tree of the size is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject within the City, either public property or, with the consent of the owner, private property; • The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. • In lieu-of payment, In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. I am available to answer questions and otherwise assist you as may be required at 639-4171 extension 317. Office hours are from 8:00 a.m. to 4:00 p.m., Monday through Friday. If I am not available, please leave your name and phone number so that I can call you back as soon as possible. Sincerely, Math w Scheidegger Assistant Planner Ucurpln/Mathew/Laurelglen.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 OF TIGARD PRE-APPLICATION CONFERENCE NOTES gard, Oregon: City. of T► RESIDENTIAL or r,Deq 14- oo -7 nw __1? DOTE STAFF: ow"A' ~rP~~1~►~ APPLICANT: AGENT: s , Lv r 4 Phone: l 1 Phone: r 3l) 9 F y o j PROPERTY LOCATION: ADDRESS: TAX MP,RITAX LOT: o~ 5 1 C~ A~ C TL ! J a o TL ! Ca e9 NECESSAR,, APPLICATION(S): PROPOSAL DESCRIPTION: f~- ~00 3 COMPREHENSIVE ryry~~ PLAN DESIGNATION: t't"o $ ' ✓L~°~ 0."'~`` ZONING DESIGNATION: CITIZEN INVOLVEMENT CA J e_4 FACILIT R: TEAM AREA: PHO : (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: sq. ft. Average lot width: ft. Maximum building height: ft. Setbacks: front ft. side t. rear ft. corner ft. from street. Maximum site cove e: % Minimum landscaped or natural vegetation area: (Refer to Code ction 18. ) ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is a Bated through the minor land partition process. Lots created as part of a partition must have a mi 'r~fum of 15 feet of frontage or have a minimum 15 foot wide access easement. The depth of all lots shall exceed 2'/2 times the average width, unless the parcel is less than 1'h times the minimum lot size o he applicable zoning district. (Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 10 Residential ApplicationlPlanning Department section I SPECIAL SETBACKS 0 0 • Streets: feet from the centerline of • Established areas: feet from • Lower intensity zones: feet, along the site's boundary. Flag lot: 10 foot side yard setback. • Zero lot line lots: minimum 10 foot separation between buildings. • Multi-family residential building separation: (Refer to Code Section 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size (See applicable zoning district setbacks for primary structures.) BUILDING HEIGHT PROVISIONS • Maximum height of 30 feet in R-1, R-2, R-3.5 and R-4.5 zones. • Maximum height of 35 feet in R-7 and R-12 zones. • Maximum height of 45 feet in the R-25 zone. • Maximum height of 60 feet in the R-40 zone. FLAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 1'/z stories or 25 feet,-wbicbever-is-less-in-m-est-zones, ' tories, or 35 feet in R-7, - ;2, R=25 or R-40 zones provided that the standards of Code Section 18.98.030(B) are-met. RE IDENTIAL DENSITY CALCULATION (See example below) The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain. b. Slopes exceeding 25%. C. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities. b. Multi-family allocate 15% of gross acres for public facilities. (Refer to Code Section 18.92) EXAMPLE OF- RESIDENZIAL-CaENSi-TY-BbATFANS:--Bas_e_ on Gross Area of 43,560 Squar Feet Single-Family (ZONE: R-12) Multi-Familv 1.) 0 square feet 1.) 0 square feet 2.) 8,712 square feet (20%) 2.) 6,534 square feet (15%) NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot width) - 3;050 (minimum lot width) 11.4 Units Per Acre 12.1 Units Per Acre CITY Of TIGARD Pre-Application Conference Notes Page 2 of 10 Residential Application/Planning Department Section BLOCKS The perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1.) above which may be applied to the developable portion of the site. (Refer to Code Section 18.92.030). It is the responsibility of the applicant for a residential development application to provide a detailed calculation-for both the permitted residential denslty-and-tk~e quested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoning district, any property within ~00 feet of a designated established area shall not be developed at a density greater than 125 perce of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area plies to any property which is a designated established area. The subject property is designated a an ,_----57 a. he subject prope ' ined by established/developing/areas t the orth, south,.east na d west. FUTURE-STREET PLAN AND EXTENSION OF STREETS 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 2. Where necessary to give access or permit a satisfactory future div' i of adjoining land, streets sh I extended to the boundary lines of the tract to be oeiped. (Refer to Co a Sectier~1.8.164.03Q RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 10 Residential Application/Planning Department Section i The total or partial exemption& site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20%. 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. C. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. C. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. C. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 10 Residential Application/Planning Department Section PLEASE NOTE: Regardless of option(s) used through the desig the Subdivision or Minor Land Partition, all one and two family, single-family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PARKING AND ACCESS All parking areas and driveways must be paved. • Single family: Requires 2 off-street parking spaces per dwelling unit. • Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1+ bedrooms. Multi-family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Section 18.106.030) No more than 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard parking space dimensions: 8 ft. 8 inches X 18 ft. • Compact parking space dimensions: 8 ft. X 15 ft. • Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: Maximum access width: Minimum pavement width: REQUIRED WALKWAY LOCATION Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, common open space and recreation facilities. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) CITY OF TIGARD Pro-Application Conference Notes Page 5 of 10 Residential Application/Planning Department Section BUFFERING AND SCREENING 9. is In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may onl be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring-sereenmg is required along STREET TR et trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the publi right-of-way or on private property within six feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be s aced 20 to 40 feet apart depending on the branching width of the proposed tree species at matun . Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all rking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include pecial design features which effectively screen the parking lot areas from view. These design features ay include the use of landscaped berms, decorative-walls; and raised planters. For detailed inf ation on design requirements-for-parking areas and accesses o ode Chapters 06 and 18.108) TREE REMOVAL PLAN REQUIREME AI/tree pan for the planting, emoval and protection of trees prepared by a certified arborist hall be provided for any lot, parcel or combination of lots or parcels for which a development app ication for a subdivision, major partition, site development review, planned development or conditio al use i I s filed. Protection is preferred over removal where possible. he tree plan shall include the following: b Identification of the location, size and species of all existing trees including trees d signated as significant by the city; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 1r8.150.070.D. according to the following standards: ➢ Retainage of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; ➢ Retainage of from 25 to 50 percent of existing trees over 12-,inches in caliper requires that two-thirds of the trees to_be_r_e.moved be mit'ig ted according to Section 18.1 D; CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential ApplicationlPlanning Department Section ➢ Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; t ➢ Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; b Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. (Refer to Code Section 18.150.025) MITIGATION Replacement of a tree shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: ➢ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.150.070 (D) SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 Residential ApplicationlPlanning Department Section SENSITIVE LANDS . The Code provides regulations for lands which are potentially unsuitable for development due to areas within the 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas and their boundaries is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains. In most cases, dedication of 100-year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development application. NARRATIVE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE SECTIONS _ 18.80 _ 18.98 _ 18.114 _ 18.150 18.84 _ 18.100 _ 18.116 _ 18.160 18.88 _ 18.102 _ 18.120 _ 18.162 18.92 _ 18.106 _ 18.130 _ 18.164 18.96 _ 18.108 _ 18.134 I PACT STUDY as part of the application submittal requirements, applicants are required to include impac `st dy with their submittal package. The impact study shall quantify the effect of the development on public f ilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of e development. For each public facility system and type of impact, the study shall propose improvemen s necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development] (Refer to Code Chapter 18.32 Section.050) When a condition of approval requires the transfer tot he public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property o be tran is roughly proportional to the impact the proposed development will have on the public. (Refer toCode Chapter 18 32=Section°.250 N IGHBORHOOD MEETING Tlie applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 10 Residential ApplicationlPlanning Department Section RECYCLING i Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.116) ADDITIONAL CONCERNS OR COMMENTS: PROCEDURE Administrative Staff Review. P c hearing before the Land Use Hearings Officer. blic hearing before the Planning Commission. -2~43 M e- ej1 ry Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. G l An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. CITY OF TIGARD Pre-Application Conference Notes Page 9 of 10 Residential Applicationimanning Department Section Maps submitted with an ascation shall be folded IN ADVANGto 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: ` PLANNING DIVISION Phone: (503) 639-4171 Fax: (503) 684-7297 h:Vogin\patty\preapp-r.nnst (Engineering section: preapp.eng) July 5, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 Residential Application/Planning Department Section 2S~ to ~ City of Tigard, Oregon PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a develoonlent application for this site will require right-of-way dedicaeo (1.)c_ ►"\lU to feet centerline. ,D CPM- In1X9-E . w tZ 3 t l AA: to 14+x^ . (2.) 44~4 W bus ~ /r) to feet from centerline. Street improvements: vf',., ► 0.) street improvements will be necessary along T . K- 2.) street improvements will be necessary along 114ra A11E (3.) Street improvements shall include 2Z feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. CITY OF TIGARD Pr -Application Conference otes Page t of 3 Engineering Department Section In some cases, where street improvements or other necessary public improvements are not currently practical, the street improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district formed to improve- 0 (2.) Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary, sewer line to this property is a(n) ~ inch line which is located in ~1 N1_a . (ZT>. . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to - 6K--c r> SS stT A&.t, -rz, Water Supply: ! `MI~6 t.11u.,00 The Water District -Phone: (503) (941-4n( provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Lmvr,s ut-c -Cir tc iS R (am" u w 114-1** AVE7, q J) At-JP w ~u ATiA. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Ce,,,,nanr~t's Other >rd0: O VJW. C--. Mt is ass t~-w C" - , M57-r % hu_ V-- c. ~ct3n ttfl ~g l 'C 1,4lac s I fs MV&,A C>- ~ lk~ - MST P~c:~ Ate- pw+~&,.~P~ s a~. tlg-~'" AUG. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3 Engineering Department Section Storm sewer improvements: 9ka 2- A Q,~.15TQ>E t.A AtJot,.l4e►S ~U NPPa~. S s~Pult~Si O-'-571M OECti-MR-1 l2rc a i . 5.6r-kl T 1'Ra°oC40 stoQ-mil R^-d 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 requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and- a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible on when the TIF is greater than $5,000.00. QA~ STREET OPENING PERMIT No work shall be performed within a public right-of-way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY: T ENGINEERING DEPA TMENT Phone: (503) 639-4171 Fax: (503) 684-7297 h:Vogin\patty\preapp.eng (Master section: preapp-r.rnst) April 23. 1996 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 3 Engineering Department Section • Douglas F. Kolber Real Estate and Development C7f- Commercial _ 11-9 P.O. Box 1426 Lake Oswego, Oregon v Phone: (503)699-9401 Fax:(503)699-7845 City of Tigard Plannimg Department 13125 SW Hall Blvd. Tigard, Or 97223 RE: Pre Application Date: 6-26-96 Proposed use(s) Either: 1. Zone change to R 3.5 (10,000 square foot lots) (With possible P.U.D.) 2. Comp plan and zone change to R-12 Tax Map(s) and Lot Number(s): 2s 1 10 ac 1500(1.14 ac.) 1600(.84 ac.) Current owner of poperty: Fredrick Crane (See attached Metroscan) I i ~I~ i ' 4 e. .x 4...4 ii r C r i I vt v,v 1 3 I p i ..w.. F . t 3 i i rt ~,y =METROSCAN PROPER T•Y PROFILE= Washington (OR) • * OWNERSHIP INFORMATION * * * Reference Parcel #:10 2S110AC 01600 * Parcel Number :R0489643 RTSQ:01W - 02S - 10 - NE * Owner :Crane Fredrick T & Nelda * CoOwner * Site Address :*No Site kddress* * Mail Address :11455 SW Bull Mountain Rd Tigard Or 97224 * Telephone :Owner:503-620-2170 Tenant: * * * SALES AND LOAN INFORMATION * * * Transferred Loan Amount * Document # :82003617 Lender * Sale Price Loan Type * Deed Type Interest Rate * % Owned Vesting Type * ASSESSMENT AND TAX INFORMATION * * * Land :$28,710 Exempt Amount * Structure Exempt Type * Other % Improved * Total :$28,710 Levy Code :02374 * 95-96 Taxes :$393.44 School Dist :Tigard * * * PROPERTY DESCRIPTION * * * Map Grid Class Code * Census :Tract: Block * NbrhdCd :Pc46 MillRate :13.7036 * Sub/Plat * Land Use :1002 Vacant,Residential * Legal :ACRES .84 * PROPERTY CHARACTERISTICS * * * Bedrooms Lot Acres :.84 Year Built * Bathrooms Lot SgFt :36,590 EffYearBlt * Heat Method BsmFin SF Floor Cover : * Pool BsmUnfinSF Foundation * Appliances Bldg SgFt Roof Shape * Dishwasher 1stFlrSgFt Roof Matt * Hood Fan UpperFlSF InteriorMat : * Deck Porch SgFt Paving Matl : * Garage Type Attic SgFt Const Type * Garage SF Deck SgFt Ext Finish * * The Information Provided Is Deemed Reliable, But Is-Not Guaranteed. = M E T R O S C A N P R O P E R T Y P R O F I L E= • Washington (OR) • * OWNERSHIP INFORMATION * Reference Parcel #:10 2S110AC 01500 * Parcel Number :R0489652 RTSQ:01W - 02S - 10 - NE * Owner :Crane Fredrick T Nelda L * CoOwner * Site Address :11455 SW Bull Mountain Rd Tigard 97224 * Mail Address :11455 SW Bull Mountain Rd Tigard Or 97224 * Telephone :Owner:503-620-2170 Tenant: * * SALES AND LOAN INFORMATION * * Transferred Loan Amount * Document # :10610823 Lender * Sale Price Loan Type * Deed Type Interest Rate * % Owned Vesting Type * * * ASSESSMENT AND TAX INFORMATION * * Land :$36,200 Exempt Amount * Structure :$153,770 Exempt Type * Other % Improved :81 * Total :$189,970 Levy Code :02374 * 95-96 Taxes :$2,603.28 School Dist :Tigard * * PROPERTY DESCRIPTION * * Map Grid :655 C6 Class Code :R14 * Census :Tract:319.01 Block :1 * NbrhdCd :Pc46 MillRate :13.7036 * Sub/Plat * Land Use :1012 Res,Improved * Legal :ACRES 1.14 * * PROPERTY CHARACTERISTICS * * * Bedrooms :3 Lot Acres :1.14 Year Built :1950 * Bathrooms :3.00 Lot SgFt :49,658 EffYearBlt :1950 * Heat Method :Forced BsmFin SF :1,528 Floor Cover :Hardwd * Pool BsmUnfinSF Foundation :Concrete Ftg * Appliances Bldg SgFt :4,006 Roof Shape :Hip * Di-shwasher :Yes lstFlrSgFt :2,078 Roof Matl :Comp Shingle "Hood Fan UpperFlSF InteriorMat :Drywall * Deck. :Yes Porch SgFt Paving Matl :Concrete * Garage Type :Unimprov Attic SgFt Const Type :Wd Stud\shtg * Garage SF :840 Deck SgFt :224 Ext Finish :Horizontal Wd The Information Provided Is Deemed Reliable, But Is Not Guaranteed. I - June 1996 July 1996 August 1996 S M T W T F S Pre-Apps (CD Meetings) S M T W T F S 1 1 2 3 2 3 4 5 6 7 8 4 5 6 7 8 9 10 9 10 11 12 13 14 15 11 12 13 14 15 16 17 16 17 18 19 20 21 22 18 19 20 21 22 23 24 23 24 25 26 27 28 29 25 26 27 28 29 30 31 30 Sun Mon Tue Wed Thu Fri Sat 1 2 -3 4 5 6 9A Gary Gorsuch 10A It's a 297-8631 agent Holiday don't for Donna Barker even think about 10 Mark Out it. Check with Will to schedule at 9 11 Do not schedule. 8 9 10 11 12 13 9A Will and Judy 9A Douglas Morford 12930 Kolberg SW 132nd MLP 699-9401 1 into CPA/ZON 2/590-3611 2S110AC-01500 10 Will out, 10 Will out, check with mark check with mark for scheduling. for scheduling 14 1-5 16 17 18 19 10A Will out, 10A Will out, check with mark check with mark for scheduling. for scheduling 1 7:30P CC - CPA 96-01(Bledsoe) and CPA 96-04(Sattler) hearings 28--29 30 31 T1-"-AM uessday, June 2b, I -99Y CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST cmr AA oFnoaao The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: 7~-i Date: 7-~/-~ APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE./ MARKED ITEMS i 1 i A) Application form (1 copy) B) Owner's signaturelwritten authorization r~ C) Title transfer instrumentlor grant deed e~ D) Applicant's statement No. of Copies E) Filing Fee $ C SITE SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE./ MARKED ITEMS A) Site Information showinz: No. of Copies I 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) ❑ 4. Drainage patterns, courses, and ponds ❑ 5. Locations of natural hazard areas including: (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outc pi s t~ (b) Trees wit 6" + caliper measured 4 feet from ground level 8. Location of exi structures and their uses 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 11. Location of existing dedicated right-of-ways f i LAND USE APPLICATION / LIST PAGE 1 OF 5 8) Site Development Plan Indicating: No. of Copies 1. The proposed site and surrounding properties ❑ 2. Contour line intervals ❑ 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining propert' s ❑ (b) Proposed streets or other public ways & ease ents on the site { (c) Alternative routes of dead end or propos streets that require future extension ❑ { 4. The location and dimension of: Ii (a) Entrances and exits on the site ❑ l (b) Parking and circulation areas ❑ (c) Loading and services area ❑ (d) Pedestrian and bicycle cir lation ❑ (e) Outdoor common area ❑ 'j (f) Above ground utiliti ❑ 5. The location, dimension & setback distances of all: (a) Existing perman t structures, improvements, utilities, and j easements wh' are located on the site and on adjacent property wi in 25 feet of the site ❑ (b) Proposed ructures, improvements, utilities and easements on the ' e ❑ 6. Storm drai ge facilities and analysis of downstream conditions ❑ 7. Sanitary wer facilities ❑ 8. The to tion areas to be landscaped ❑ 9. The cation and type of outdoor lighting considering crime pr ention techniques ❑ 10. a location of mailboxes ❑ 11. he location of all structures and their orientation ❑ :j 1 . Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: o. of Copies The site development plan shall include a grading pl~a~n~t the same scale as the site analysis drawings and shall contain the foN°owing information: 1. The location and extent to which gradi will take place indicating: (a) General contour lines 0 (b) Slope ratios ❑ (c) Soil stabilization propo (s) ❑ (d) Approximate time of ear for the proposed site development ❑ 2. A statement from a re g'. erect engineer supported by data factual substantiating: (a) Subsurface pIoration and geotechnical engineering report 0 (b) The vali oyHof sanitary sewer and storm drainage service proposals ❑ (c) That a ~i'problems will be mitigated and how they will be mitigated ❑ •.I ~ i LAND USE APPLICATION I LIST PAGE 2 OF 5 D) Architectural Dravw& Indicating: Wo. of Copies The site development plan proposal shall incluil, 1. Floor plans indicating the squ F footage of all structures proposed for use on-site 2. Typical elevation dra gs of each structure E) Landscape Plan Indicating: ~ No. of Copies The landscape plan shall be drawn at the same scale,,of the site analysis plan or a larger scale if necessary and shalfindicate: 1. Description of the irrigation system here applicable ❑ 2. Location and height of fences, ers and screenings ❑ 3. Location of terraces, decks, helters, play areas, and common open spaces ❑ 4. Location, type, size an A ecies of existing and proposed plant materials ❑ 5. Landscape narrative which also addresses: (a) Soil coXch ~ ❑ (b) Erosion rol me asures that will b used ❑ ' F) Sign Drawings: ❑ Sign drawings shall be submitted in cordance with Chapter 18.114 of the Code as part of the Site 4ai elopment Review or prior to obtaining a Building Permit to constru g n. G) Traffic Generation Estima l ❑ ! H) Preliminary Partition/Lot Line Adjustment Map Indicating: No. of Copies j 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet-1) ino,,north arrow and date ❑ 4. Description of parcel location and boundari s ❑ 5. Location, width and names of streets, eas;/Ants and other public ways within and adjacent to the parc K ❑ 6. Location of all permanent buildin on and within 25 feet of all property lines ❑ 7. Location and width of all w r courses ❑ 8. Location of any trees wit ' 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater th 25% ❑ 10. Location of existi utilities and utility easements ❑ 11. For major land rtition which creates a public street: (a) The pro osed right-of-way location and width ❑ (b) A sc d cross-section of the proposed street plus any reserve strip ❑ 12. Any app 'cable deed restrictions ❑ 13. Evider~ a that land partition will not preclude efficient future land division where applicable ❑ LAND USE APPLICATION J LIST PAGE 3 OF 5 1) Subdivision Prelim& Plat Map and Data Indicatine: Wo. of Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets / ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacent subdivision or names o recorded owners of adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-establis benchmark at 2-foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, location, type and siz of all the following (within and adjacent to the proposed subdivis' n): (a) Public and private right-of ays and easements ❑ (b) Public and private sanit and storm sewer lines ❑ (c) Domestic water mains including fire hydrants ❑ (d) Major power telepho a transmission lines (50,000 volts or greater) ❑ j (e) Watercourses ❑ (f) Deed reservations or parks, open spaces, pathways and other land encumbran es ❑ 10. Approximate plan a profiles of proposed sanitary and storm sewers with grades and pi sizes indicated on the plans ❑ 11. Plan of the propo d water distribution system, showing pipe sizes and the location of v ves and fire hydrants ❑ 12. Approximate c terline profiles showing the finished grade of all streets including stre extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cros sections of proposed street right-of-way(s) ❑ 14. The locati of all areas subject to inundation or storm water overflow ❑ 15. Location, idth & direction of flow of all water courses & drainage-ways ❑ 16. The pro sed lot configurations, approximate lot dimensions and lot num ers. Where lots are to be used for purposes other than residen ial, it shall be indicated upon such lots. ❑ 17. The I ation of all trees with a diameter 6 inches or greater measured at 4 fee above ground level, and the location of proposed tree plantings ❑ 18. The xisting uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivision improvements ❑ 20. Existing natural features including rock outcroppings, wetlands & marsh areas ❑ 21. If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application ❑ i I ~I LAND USE APPLICATION V LIST PAGE 4 OF 5 J) Solar Access Calculations: o K) Other Information No. of Copies o h:Vogin\paay\mastersUtid ist mst May 23, 1995 LAND USE APPLICATION/ LIST PAGE 5 OF 5 , • • Fr Douglas F. Kolberg Commercial Real Estate and Development P.O. Box 1426 Lake Oswego, Oregon Phone: (503)699-9401 Fax:(503)699-7845 City of Tigard Plannimg Department 13125 SW Hall Blvd. Tigard, Or 97223 RE: Pre Application Date: 6-26-96 Proposed use(s) Either: 1. Zone change to R 3.5 (10,000 square foot lots) (With possible P.U.D.) 2. Comp plan and zone change to R-12 Tax Map(s) and Lot Number(s): 2s 1 10 ac 1500(1.14 ac.) 1600(.84 ac.) Current owner of poperty: Fredrick Crane (See attached Metroscan) q _ v F i a r = M E T R O S C A N P R O P E R T Y P R O F I L E= • Washington (OR) • * * OWNERSHIP INFORMATION * * * * Reference Parcel #:10 2S110AC 01500 * Parcel Number :R0489652 RTSQ:01W - 02S - 10 - NE * Owner :Crane Fredrick T Nelda L * * CoOwner * Site Address :11455 SW Bull Mountain Rd Tigard 97224 * Mail Address :11455 SW Bull Mountain Rd Tigard Or 97224 * Telephone :Owner:503-620-2170 Tenant: * * * SALES AND LOAN INFORMATION * * * Transferred Loan Amount * Document # :10610823 Lender * Sale Price Loan Type * Deed Type Interest Rate * % Owned Vesting Type * * * ASSESSMENT AND TAX INFORMATION * * Land :$36,200 Exempt Amount * Structure :$153,770 Exempt Type * Other % Improved :81 * Total :$189,970 Levy Code :02374 * 95-96 Taxes :$2,603.28 School Dist :Tigard * * * * PROPERTY DESCRIPTION * * * * Map Grid :655 C6 Class Code :R14 * Census :Tract:319.01 Block :1 * NbrhdCd :Pc46 MillRate :13.7036 * Sub/Plat * Land Use :1012 Res,Improved * Legal :ACRES 1.14 * * * * * * * PROPERTY CHARACTERISTICS * * * * Bedrooms :3 Lot Acres :1.14 Year Built :1950 * Bathrooms :3.00 Lot SgFt :49,658 EffYearBlt :1950 * Heat Method :Forced BsmFin SF :1,528 Floor Cover :Hardwd * Pool BsmUnfinSF Foundation :Concrete Ftg * Appliances Bldg SgFt :4,006 Roof Shape :Hip * Dishwalsher :Yes lstFlrSgFt :2,078 Roof Matl :Comp Shingle * ':Hood Fan UpperFlSF InteriorMat :Drywall * Deck :Yes Porch SgFt Paving Matl :Concrete * Garage Type :Unimprov Attic SgFt Const Type :Wd Stud\shtg * Garage SF :840 Deck SgFt :224 Ext Finish :Horizontal Wd * * The Information Provided is Deemed Reliable, But Is Not Guaranteed. = M E T R O S C A N P R O P E R T Y P R O F I L E= Washington (OR) * * * * OWNERSHIP INFORMATION * * * Reference Parcel #:10 2S110AC 01600 * Parcel Number :R0489643 RTSQ:01W - 02S - 10 - NE * Owner :Crane Fredrick T & Nelda * CoOwner * Site Address :*No Site Address* * Mail Address :11455 SW Bull Mountain Rd Tigard Or 97224 * Telephone :Owner:503-620-2170 Tenant: * * * SALES AND LOAN INFORMATION * * * Transferred Loan Amount * Document # :82003617 Lender * Sale Price Loan Type * Deed Type Interest Rate * % Owned Vesting Type * * * * ASSESSMENT AND TAX INFORMATION * * * Land :$28,710 Exempt Amount * Structure Exempt Type * Other % Improved * Total :$28,710 Levy Code :02374 * 95-96 Taxes :$393.44 School Dist :Tigard * * * PROPERTY DESCRIPTION * * * Map Grid Class Code * Census :Tract: Block * NbrhdCd :Pc46 MillRate :13.7036 * Sub/Plat * Land Use :1002 Vacant,Residential * Legal :ACRES .84 * * * * * * * PROPERTY CHARACTERISTICS * * * * Bedrooms Lot Acres :.84 Year Built * Bathrooms Lot SgFt :36,590 EffYearBlt * Heat Method BsmFin SF Floor Cover : * Pool BsmUnfinSF Foundation * Appliances Bldg SgFt Roof Shape * Dishwasher lstFlrSgFt Roof Matl * Hood Fan UpperFlSF InteriorMat * Deck Porch SgFt Paving Matl * Garage Type Attic SgFt Const Type * Garage SF Deck SgFt Ext Finish * * The Information Provided Is Deemed Reliable, But Is Not Guaranteed. EXIMIT A CITY OF TIGARD CITY OF T16ARD Community Oevefopment Washington County, Oregon ShapingABetter Community NOTICE OF FINAL ORDER NO. 97-01 PC a BY THE PLANNING COMMISSION Case Name(s): LA<URELGLEN ESTATES SUBDIVISION Case Number(s): SUBDIVISION (SUB) 96-000820NE CHANGE (ZON) 96-0010 Name of Owner: Mr. and Mrs. Frederick Crane Name of Applicant: Douglas Kolberg c/o Aloha Engineering. Inc. Address of Applicant: 9600 SW Oak Street. Suite 230 City: Portland State: Oregon Zip: 97223 Address of Property: 11455 SW Bull Mountain Road City: Tigard State: Oregon Zip: 97224 Tax Map 8 Lot No(s).: WCTM 2S110AC. Tax Lots 01500 and 01600. R2ques ➢ A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. APPLICABLE REVIEW CRITERIA: Community Development Code 18.22, 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.1021 18.108, 18.150, 18.160 and 18.164. Current Zone: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 unitg per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. 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 MARCH 31, 1997 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 $1,745.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON MONDAY MARCH 31,1997. Questions: If you have any questions, please call the City of Tigard Planning Dept. at (503) 639-4171. SUB 964X=aON 96-0010 LAURELGLEN ESTATES SUBDIVISION FINAL ORDER COVER SHEET FOR THE P.C. ai.` ~F r ; CITY F Tt Or; ` REGON PLANNING COMMISSION CITY of noAQD ; ca,yrra FINAL ORDER H0.97 01 PC (e emaw A RNAL ORDER INCLUDING RNOINGS AND CONCLUSIONS APPROVING A REQUEST FORA SUBDIVISION AND LONE CNANGE SECTION I: APPLICATION SUMMARY CASES: FILE NAME: I AURELGLEN ESTATE SUBDIVISION Subdivision SUB 96-0008 Zone Change ZON 96-0010 PROPOSAL: The applicant has requested: 1. Subdivision approval to divide two (2) parcels of 1.98 acres into eight (8) lots ranging in size from approximately 7,036 to 12,280 square feet. 2. Zone Change approval to rezone the subject parcels from R-2 (20,000 square foot minimum lot size) to R-4.5 (7,500 square foot minimum lot size). APPLICANT: Alpha Engineering, Inc. OWNER: Mr. and Mrs. Frederick Crane 9600 SW Oak Street 11455 SW Bull Mountain Road Portland, OR 97223 Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (1-5 dwelling units per acre). EXISTING ZONING DESIGNATION: R-2 (Residential, 20,000 square foot minimum lot size). PROPOSED ZONING DESIGNATION: R-4.5 (Residential, 7,500 square foot minimum lot size). LOCATION: 11455 SW Bull Mountain Road; WCTM 2S1 10AC, Tax Lots 01500 and 01600. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.22, 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164 SECTION II: STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed development will not adversely affect the health, safety and welfare of the City.. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: FINAL ORDER SUB 960008/ZON 960010 - LAURELGLEN ESTATES PAGE 1 .CONDITIONS.:OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF J HE FINAL PLAT. UNLESS OTHERWISE SPECIFIED, THE STAFF CONTACT FIOR. ALL CONDITIONS IS BRIAN RAGER WITH THE ENGINEERING, DEPARTMENT,. (503) 639-4171.. - 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) 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 compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on- site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of the public improvement permit. 5. The applicant's public improvement plans shall indicate compliance with the recommended improvements to SW Bull Mountain Road, as was submitted by Washington County in their comments, dated December 24, 1996. 6. The applicant shall provide additional ROW dedication on the face of the final plat to provide a total of 33 feet from centerline on SW Bull Mountain Road. In addition, additional ROW shall be dedicated at the comer of Bull Mountain Road and 114th Avenue to provide a ROW radius of 25 feet. FINAL ORDER SUB 9"W820N 96-0010 - LAURELGLEN ESTATES PAGE 2 7: :The-.applicant shall.construct~;half street.improvements-along the-frontage -of.SW Bull Mountain Road to Washington County C=1 standards. However, portions of the improvements will need to meet City standards, since the roadway is within City limits. For clarity, the improvements adjacent to this site shall include: a. County standard pavement section from curb to centerline equal to 21 feet; b. pavement tapers needed to be the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. curb; d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; e. six (6)-foot concrete sidewalk (per City standards); f. street striping (per County standards); 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; and - j. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the County. 8. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of SW Bull Mountain Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. - 9. The applicant shall construct a 3/4-street improvement along the frontage of SW 114th Avenue. The only exception to this requirement would be if the applicant and Christ the King Lutheran Church agree to complete the full width of the street as 'one project. The design of the improvement shall be approved by the City. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet, plus additional pavement section on the east side of centerline to provide a total of 24 feet (the additional pavement is waived if the applicant builds a joint project with the church); 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; d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff-, e. five (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; and j. adjustments in vertical and/or horizontal alignment to construct SW 114th Avenue in a safe manner, as approved by the Engineering Department. FINAL ORDER SUB 964=WON 96.0010 - LAURELGLEN ESTATES PAGE 3 10. Full.-,'width- street improvements; including- traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. _ 11. The new cul-de-sac shall be built with a minimum pavement width of 24 feet and a minimum ROW width of 36 feet, to meet public street standards. 12. A profile of SW 114th Avenue shall be required, extending beyond the north boundary of the subject site showing how the new improvement will tie in with the existing improvements. 13. Lots within this subdivision shall not be permitted to access directly onto SW Bull Mountain Road. 14. Any extension of public water lines shall be shown on the proposed public - improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. 15. The applicant shall verify the location and depth of the existing six (6)-inch public water line in SW 114th Avenue prior to approval of the public improvement construction plans. If necessary, the applicant will be required to lower the existing water line as a part of constructing the street improvements in SW 114th Avenue. 16. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 17. Lots 6 and 7 should be provided with a storm sewer easement through the rear of lots 7 and 8 to SW 114th Avenue. Perhaps the laterals shown on sheet 3 can be placed sufficiently deep to serve Lots 7 and 8. As shown, Lot 6 is not served. Lot 5 does not appear to be served by storm drainage facilities as shown on the utility plan. The utility plan shall be revised to provide storm drainage facilities as needed to serve each site. STAFF CONTACT: David Scott, Building Division. 18. The applicant shall extend an eight inch public sanitary sewer stub to the western boundary of the site to allow for future service to undeveloped parcels within the same drainage basin. 19. Prior to construction of the public improvements, the applicant shall provide a design of the proposed storm water detention facility (either on-site or off-site), along with the design calculations, to the Engineering Department (Brian Rager). If the facility is to be built off-site within ODOT ROW, the necessary property transfer from ODOT to the City shall be completed prior to construction. FINAL ORDER SUB 98400820N 96-0010 - LAURELGLEN ESTATES PAGE 4 20:.7, The_.applicant:gshall.provide:: a~{;maintenances access road-11-to-,the; facility.<.and .any drainage structures within the facility to accommodate City maintenance vehicles. 21. The applicant is encouraged to provide storm water quality as a part of the design for the detention facility. Design of the facility shall be approved by the City. If, however, this can not be achieved, prior to approval of the final plat, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($180/lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the streets and sidewalk in order for the fee under "1)" above to be calculated. 22. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed detention facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three (3)-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 23. 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". 24. A temporary barrier shall be maintained near the northerly extension of SW 114th Avenue that is to be constructed by the applicant. The temporary barrier's design shall be approved by the City Engineer. To remove the barrier, the City Engineer will make a report to the Planning Commission and the Planning Commission will make the decision on the removal of the barrier. 25. 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 (UBC). 26. The applicant shall provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Engineering Department prior to issuance of Building Permits. FINAL ORDER SUB 9600081ZON 960010 - LAURELGLEN ESTATES PAGE 5 27. The applicant shall either placeJhe existing overhead utility lines along SW Bull. Mountain Road underground as'a part of this project; or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. 28. The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under agency comments within this report. STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District. 29. Engineered plans need to be submitted to the Water Division for review and approval. STAFF CONTACT: Michael Miller, Water Department. 30. A street tree planting plan shall be provided that demonstrates compliance with the street tree size and spacing standards. A cash deposit or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting. Prior to release of a cash deposit or bond the street trees shall be planted. STAFF CONTACT: Mark Roberts, Planning Division. 31. The existing detached garage shall be removed or relocated to comply with the five foot side and rear yard setback standard. Development Code standards allow a detached accessory structure to be developed at -up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Roberts, Planning Division. 32. Lots 3 and 6 shall be revised to provide a minimum of 25 feet of frontage on the proposed private street. STAFF CONTACT: Mark Roberts, Planning Division. 33. The applicant shall also record a deed restriction for those trees that are to be preserved. The deed restriction may be removed or may be considered. invalid if a tree preserved in accordance with this section should either die or be. removed as a hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. 34. The applicant shall also construct the recommended tree protection measures for trees that are recommended for preservation. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED':; PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 35. The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. FINAL ORDER SUB 96-0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 6 36.. Prior -to .issuance:, of-: any. building permits.' within the -subdivision, the, public improvements shall -be deemed 'substantially- complete bye the-City . Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. 37. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. >IN ADDITION :>THE:AP.PLtCANT:.SHOULD.BE AWARE.OF. THE::;}<` FOLLOWING SECTIONS OF: THE COMMUNITY."DEVELOPMENT .::CODE I S NO N EXCLUSIVE:UST: 18.160.170 Improvement Agreemen 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 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 fumish 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. FINAL ORDER SUB 964008/ZON 960010 - LAURELGLEN ESTATES PAGE 7 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 Recordinc: 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 (3) 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. 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 PTs). . 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. FINAL ORDER SUB 96-0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 8 18:164,Street & Utilifi.Improvement Standards:.. 1. 18.164.120 Utilities A. All utility lines including, but not limited to those required' for electric, communication, lighting, 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) including temporary utility service facilities during construction, and 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 (1)-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, on 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. FINAL ORDER SUB 964MMON 96-0010 - LAURELGLEN ESTATES PAGE 9 SECTION,111: BACKGROUND, INFORMATION Site History: The property is presently developed with a detached single family_ residence and a detached garage. The property also has a group of Holly trees that were planted as well as other trees that are scattered throughout the site. The property has been within City limits since 1978. Since the Comprehensive Plan was adopted in 1983, the property has been designated for Low Density Residential use. This designation allows a residential density of 1-5 dwelling units to be developed per acre. To implement this designation, the property has been zoned with an R-2 Zoning Designation. The R-2 Zoning District requires a 20,000 square foot minimum lot size. No other development applications have been filed for the property. Vicinity Information: To the west, the property is adjoined by a Montessori School. To the east of the property is the Lutheran Church. To the north, the property abuts detached single family residences along SW 114th Avenue within the Coles Acres Subdivision. To the south, the property is adjoined by vacant land zoned for multiple-family residential use and the recreational facilities of the Hillview Commons Apartment complex. Site Information and Proposal Descri tion* The site is presently developed with a detached single-family residence and a detached garage. The applicant has proposed to subdivide two (2) adjoining properties, of a total of 1.98 acres, into eight (8) lots in order to develop seven (7) new detached, single-family residences. The applicant proposes to construct full width street improvements along SW Bull Mountain Road, partial street improvements along SW 114th Street, and a new cul- de-sac street to be built as a public street to serve the existing home and the seven (7) new proposed lots. On March 17, 1997 the Planning Commission conducted a Public Hearing concerning these applications. Prior to this meeting, the applicant proposed to utilize lot averaging in order to provide additional protection to trees that are proposed to be preserved. Lot averaging would allow greater setbacks to these trees within the area near the common property line between Lots 2 and 3. During the Public Hearing, the Planning Commission received testimony from neighboring residents regarding the proposed connection from SW Bull Mountain Road to the existing end of SW 114th Avenue. Based on this testimony and the Public Hearing deliberations the Planning Commission moved to approve the proposed applications subject to an additional Condition of Approval that required a temporary barrier to be maintained. The temporary barrier's design shall be approved by the City Engineer. To remove the barrier, the City Engineer will make a report to the Planning Commission and the Planning Commission will make the decision on the removal of the barrier. FINAL ORDER SUB 964MMON 96-0010 - LAURELGLEN ESTATES PAGE 10 The .Planning. Commission found that due to .the existing. design and improvement of SW 114th Avenue north of the subject property and that the existing street would not provide for traffic safety and allow increased traffic that would be expected to occur open opening of SW 114th Avenue. In making this finding, the Planning Commission determined that the connection would not provide for the safety of street traffic due to the current design of SW 114th Avenue. This finding is a consideration of Section 18.164.040(A) Block Design of the Community Development Code. During the hearing, neighboring property owners testified that the existing width of SW 114th Avenue was approximately 16-feet-wide and the paved surface did not meet public street standards. SECTION No APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Section 18.22 of the Community Development Code sets forth standards and procedures for quasi judicial amendments. The applicant has proposed to change the Zoning District Map from the R-2 to an R-4.5 Zoning Designation. The applicable approval criteria are addressed as follows: A recommendation or a decision to approve, approve with conditions, or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: . The-applicable comprehensive plan policies and map designation; and the change will not adversely affect the health, safety and welfare of the community. The applicant has not proposed a Comprehensive Plan Map Amendment, therefore this standard is not - found to be applicable. The statewide planning goals adopted under Oregon Revised Statutes Chapter 197, until acknowledgment of the comprehensive plan and ordinances. The Tigard Comprehensive Plan has been acknowledged, therefore specific review of each statewide planning goal is not applicable. The applicable standards of any provision of this code or other applicable implementing ordinance. Specific future site development improvements are reviewed within this report for the accompanying subdivision application. The specific criteria relative to the Zone Change request are the those listed within this section. Subsection 4 below, that concerns a mistake or change in the application of the original zoning designation, is the specific criteria that must be found to have been addressed in order to approve the zone change request. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property that is the subject of the development application. The application states that a change has occurred because of the recent development of the Aspen Ridge Subdivision and Bull Mountain Heights. The Aspen Ridge Subdivision was developed under the densities FINAL ORDER SUB 964XMZON 96-0010 - LAURELGLEN ESTATES PAGE 11 allowed under the R-4.5 Zoning District, so no change or mistake. has occurred as it relates to this development. Because of the project's location, as shown on the map, it is assumed that the applicant meant Hillview Common Apartments when referring to the Bull Mountain Heights development. Three separate amendments to the Comprehensive Plan Map and Zoning District Amendments were approved to redesignate several properties from Commercial Professional to the current R-25 Zoning. In 1984, property in this area was redesignated from Commercial Professional to R-40 (CPA 4-842C 4-84). This site was later developed as the Wellington Estates Condominiums. At the time, neighboring residents felt that the Commercial Professional Zoning Designations were an incursion into the residential zoning within this area. In 1992, areas to the south and west of the subject property were redesignated from Commercial Professional to R-25 (CPA 92-0002/ZON 92-0002). A mistake was found to exist because of the difficulty developing an office development on a site with slopes in the _ range of 15 to 25%. It was also found that, because of the Wellington Estates Apartment Development, access for an office development was now limited to SW Bull Mountain Road instead of access to both SW Beef Bend Road and SW Bull Mountain Road. A portion of this property was developed with the second phase of the Hillview Common Apartments. In 1994, areas to the south -and east of the site were redesignated from Commercial - . Professional to R-25 (CPA 94-000120N 940001). A mistake was found to exist because of the difficulty developing larger office building structures on a site with slopes of up to 15%. The City Council also found that the redesignation of the other adjoining properties made development of -an office park project more difficult on this site. A portion of this property has since been developed with the Hillview Commons Apartments. A vacant restaurant site was also redesignated as part of the application. The restaurant is still standing but remains vacant at this time. Upon review of historical zoning maps for the property, no specific mistake can be said to have been found in the application of the current R-2 Zoning Designation on the property. The R-2 Designation has carried forward from maps dating to the adoption of the Comprehensive Plan in 1983. The Comprehensive Plan Map and Zoning Designation have been changed for several parcels within this vicinity, in recent years. As a result of these changes several of these parcels have since been developed under their new land use designations. Given the site's proximity to transit, employment, and commercial services, increasing density on this site from R-2 to R-4.5 furthers Metro's 2040 regional planning policies by increasing the density on two acres of property zoned for what is among the lowest density allowed under the adopted residential zoning designations. Region wide planning efforts are to increase residential density within the Urban Growth Boundary. This could be considered a change in circumstances. The R-2 Zoning Designation was applied to an area that is within 500 feet of SW Pacific Highway, an arterial facility. By increasing density on this site, the distances future residents must travel to access commercial and community services will be reduced. The applicant has proposed to develop FINAL ORDER SUB 96-000820N 96.0010 - LAURELGLEN ESTATES PAGE 12 • detached-, sing le..family:residences .the=same..as-are,.permitted within the R-2.Zoning District,... but with smaller lots. The smaller lots would still conform with the Comprehensive Plan Density that is designated for these properties. It is also expected that the increased number of residential structures that would be allowed through the R-4.5 Zoning District, versus the R-2 Zoning District will provide for an additional buffer from SW Bull Mountain Road versus the maximum density allowed within an R-2 subdivision. Impact Study: Section 18.32.050 states the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is -not roughly proportional to the projected impacts of the development Alternatively, an applicant may specifically concur with the requirement for dedication of right-of-way to the public and waive the impact study analysis by dedicating the right-of-way and completion of a waiver statement An impact study was not provided. The applicant proposes to develop under existing required system development fees and construct half (Ih) street improvements on SW 114th Avenue and SW Bull Mountain Road. The applicant also proposes to construct an internal street and related utilities. _ Any required street improvements to certain collector or higher volume streets and, the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32% of the traffic impact of new development on -the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $169. The total TIF for a detached, single-family dwelling is $1,690. The applicant has proposed to construct half street improvements on SW Bull Mountain Road. SW Bull Mountain Road.is designated as a Major Collector Street facility that accommodates traffic from adjoining local neighborhoods to access Arterial Streets. To access the site the applicant proposes to provide a preliminary half ('/2) street section along the easterly portion of the property to be developed as a completion of SW 114th Avenue. SW 114th Avenue is designated as a Local Street and is being developed to provide access to this development and for this reason has not been credited as part of the transportation impact mitigation. The proposed cul-de-sac street also provides access to this development and has also not been credited as part of the transportation impact mitigation. Assuming a cost of $150 per lineal foot, it is estimated that the total cost of the half ('/2) street improvements to SW Bull Mountain Road is $47,700. Because of its designation as Major Collector Street the proposed street improvements to SW Bull Mountain Road are listed as eligible for a TIF credit. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $11,830 ($1,690 x 7 dwelling units). Assuming a TIF credit of $11,830 against the probable street improvement costs on SW Bull Mountain Road, the applicant has been required to mitigate $35,870 of the transportation impact of this development. Based on an estimate that total TIF fees cover 32 percent of the impact on FINAL ORDER SUB 96-00081ZON 96-0010 - LAURELGLEN ESTATES PAGE 13 major street . improvements citywide, -a, fee that would cover-1-00- percent.. of the -project- traffic impact on major streets is $36,960 ($5,280 x 7). For this reason, the cost of all required and potential future street improvement requirements, as discussed within this report, are less than the impact and therefore, roughly proportional to the impact of the development. Use Classification: Section 18.42 sets forth use definitions for use classifications. The applicant is proposing to create building sites for detached single family residences. This use is classified in Section 18.42 as single family detached residential. Section 18.42 lists detached single family residences as a permitted use in the R-4.5 Zoning District. The applicant proposes to develop seven new detached single family residences that are one of the permitted uses within the R-4.5 Zoning District. Dimensional Requirements: Section 18.50 states that the minimum lot area for each dwelling unit in the R-4.5 zoning district is 7,500 square feet An average lot width requirement of 50 feet is required in the R-4.5 Zoning District Each of the eight proposed lots exceeds the 7,500 square foot lot minimum in compliance with this standard. Each lot also exceeds the 50 foot average width requirement. Lot 8 is the narrowest lot with 56 feet in average width. Development Standards: Section 18.50 contains standards for the R-4.5 Zoning District Section 18.144 sets forth standards for the permitted size, height and setbacks for detached accessory structures. Single-family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 Square Feet Average lot width 50 Feet Front setback 20 Feet Garage setback - 20 Feet Interior sideyard setback 5 Feet Corner sideyard setback 15 Feet Rear setback 15 Feet Maximum building height 30 Feet Detached Accessory Structure (Side, Rear Setback) 5 Feet The preliminary plat submittal did not indicate the precise building envelope after subtraction of setbacks, however the proposed building sites appear to be of sufficient width and depth to accommodate detached single family residences as proposed. Considering the location of the proposed property lines, the existing home will also comply with the R-4.5 Zoning District setback standards. The existing garage does not comply with the five foot sideyard setback requirement. Prior to recording the plat, the garage shall be removed or relocated to comply with the five foot side and rear yard setback standard. Where in compliance with other development standards, the applicant may also reconfigure lot lines to comply with this setback. Also, please note that the current Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size.- If the FINAL ORDER SUB 96-OOMON 96-0010 - LAURELGLEN ESTATES PAGE 14 existing. detach ed..garage..does not comply:with=.these,standards;..the structure.would also be required to be modified to comply if it is relocated to another portion of the property. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development A subdivision complies with the design standards where 80% or more of the newly created parcels meet either the Basic Solar Access Standard, the Solar Building Line Option or the Performance Option. 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. 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, cost or amenities of the project that adds five percent or more to - the cost of each lot To comply with the subdivision design standard, a minimum of seven lots are required to comply with the Basic Solar Access standard, the Solar Building Line Option, or the Performance Option. - As designed, a total of five of the eight lots comply with the Basic Standard. Lots 1, 2, 4, 7 and 8 comply because they provide a minimum north- south dimension of 90 feet or more. - The applicant proposes to have Lot 3 comply with the protected Solar Building Line Option. To comply with this option Section 18.88.040 (C)(2)(d) requires that a minimum of 45 feet from the Solar Building Line to the northern edge of the buildable area of the lot be provided. As shown on the plat this lot does not provide the minimum distance. It is recommended that Lots 3 and 5 be exempted from compliance from the 80% rule of the Solar Access - Design Standards for new subdivisions. This exemption is recommended because of the existing street patterns of SW Bull Mountain Road and SW 114th Avenue. Solar Balance Point: Section 18.88.050(B) requires that one and two family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access standards comply with the Solar Balance Point requirements. The Solar Balance Point standards will apply to this development at the time of Building Permit application. The plans for the residences to be built on each of the seven remaining undeveloped lots will be reviewed for conformance with the height and building design standards of the Solar Balance Point requirements. Each home will be required to be designed to ensure that the southern building elevation will have access to passive solar energy for heating and cooling purposes. 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 land dedicated for public roads or parks. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may FINAL ORDER SUB 96.0008/ZON 9('x0010 - LAURELGLEN ESTATES PAGE 15 be created on -a site. The applicant has provided. calculations conceming the allowed . de- nsity'for this site. 'The total gross site area is 86,248 square feet. A total square footage of 17,249 square feet is deducted from this site for areas dedicated to the public for right-of- , way. The minimum lot size of the zoning district, 7,500 square feet, is also deducted for the existing home that is to be kept. This leaves a net buildable area of 68,998 square feet. By dividing the minimum lot size of 7,500 square feet into the net buildable area, the property has the area to yield up to nine dwelling units. The applicant has proposed to develop a total of seven new dwelling units and maintain the existing dwelling unit that is in compliance with this standard. 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 that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. Section 18.100.035(8) 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; The applicant's narrative discusses the aforementioned street tree planting criteria but did not provide a street tree planting plan. Prior to recording the subdivision plat, a street tree planting plan shall be provided. to comply with the street tree size and spacing standards. A cash deposit or other method of assurance shall be provided prior to recording the subdivision plat in order to assure planting. Prior to release of the deposit, the street trees shall be planted. 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 center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Through the Building Permit review, setbacks of the structures will be checked. Based of the location of the buildable areas on this property, it is expected that future site improvements can comply with this requirement and that development within the Clear Vision Areas will not be required. FINAL ORDER SUB 960008/ZON 960010 - LAURELGLEN ESTATES PAGE 16 Tree;rRemoval:;¢:Sections.18.150:025. requires that,a titres:: plan =for the,,planting, removal,,,, ~ . o 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, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a plan that identifies all existing trees greater than 12 inches in caliper. The site has 25 viable trees that are in excess of 12 inches in diameter. The proposed site plan identifies 19 trees that will be saved. Due to the limited areas available for development, it is recommended that the applicant be permitted to remove the trees as proposed. Since the applicant is retaining more than 75 percent of the' existing trees, Section 18.150.070.13 does not require tree mitigation for the trees to be lost.. Prior to recording the plat the applicant shall record a deed restriction for those trees that are- to be preserved. The applicant shall also construct the recommended tree protection measures for these trees. 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 Laurelglen Estates plat name is not known to duplicate other plats as required by Criterion 2. The proposal addresses Criterion 3 because the completion of street improvements along SW Bull Mountain Road and the site's frontage on SW 114th Avenue are proposed. The applicant also proposes to develop a new public street to serve the existing home and the seven new lots. No common areas have been proposed as part of this subdivision, so Criterion 4 is not applicable. Street and Utility Improvements Standards: Section 18.164 contains the following standards for streets and utilities serving a subdivision: Street Improvements: Section 18.164.030(A) requires str eets within and adjoining a development to be dedicated and improved based on the classification of the street The applicant has been required to complete street improvements such as curb, gutter, and sidewalk along the property frontage through the recommended Conditions of Approval. FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 17 Minimum Rights-of-Way. and :Street Widths:.,- Section 1-8.164.030(E) provides.-a . range, for Public Streets to be developed for Local Street purposes. This chart provides a range for right-of-way and street widths. The right-of-way width range provided for this purpose is 36 to 50 feet The street width range is 24 to 34 feet of width. Upon review with the applicant, it was determined that the proposed private street indicated on the plan set was supposed to be a public street. The applicant has proposed the use of a public street to serve the existing and new residences. This street, as proposed, has a total right- of-way of 36 feet with a paved section of 22 feet. The right-of-way width and design is required to be revised to 24 feet of width would comply with the public street right-of-way ranges set forth in this section. 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 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-sac since they are intended to continue as through streets at such time as the adjoining property is developed. Because this site is a small infill property within a heavily developed area and because it is a remainder parcel adjoining a Major Collector Street and a Local Street, the extension of streets across this site in a north and westerly direction is not possible. 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. Provision of a street connection is proposed by the applicant between SW Bull Mountain Road and the existing southerly terminus of SW 114th Avenue. No environmental or topographic constraints exist that preclude extension of the street. Although the existing section of SW 114th Avenue was not developed to current City standards, it currently accommodates two way traffic and the connection is required. 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 FINAL ORDER SUB 9640081ZON 96-0010 - LAURELGLEN ESTATES PAGE 18 ,N,4: c..- Asphalt~andconc.rete-dnveway: approaches..to:-the property line shall be Vt-. built to City configuration standards. Through the required engineering plans, these street improvements will be reviewed and approved by the Engineering Department for the applicant's frontage on SW Bull Mountain Road and SW 114th Avenue. The proposed curb, gutter, and sidewalk will be required to meet current City 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. The proposed extension of SW 114th Avenue would complete a block of streets, made up of SW 114th Avenue, SW Bull Mountain Road and SW Gaarde Street. The Planning Commission found that due to the existing design and improvement of SW 114th Avenue north of the subject property and that the existing street would not provide for traffic safety and allow increased traffic that would be expected to occur open opening of SW 114th Avenue. In making this finding the Planning Commission determined that the connection would not provide for the safety of street traffic due to the current design of SW 114th Avenue. This finding is a consideration of Section 18.164.040(A) Block Design. During the hearing neighboring property owners testified that the existing width of SW 114th Avenue was approximately 16 feet wide and the paved surface did not meet public street standards. 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. This development site is a portion of a residential block. Through this development the applicant proposes to extend street improvements along the property frontage on SW 114th Avenue. Considering existing development constraints, the completion of SW 114th Avenue street extension is the most that is possible given the existing residential uses to the north and west. Given the level of buildout in the area and the existing zoning, it is not possible to extend the new proposed street in a northerly or westerly direction for the purpose of extending the street in the future. FINAL ORDER SUB 964O MON 96-0010 - LAURELGLEN ESTATES PAGE 19 Block Lengths:- Section 18.164.040(13)(2). states that when block lengths greater than , 600 feet are permitted, pedestrian/bikeways shall be provided through the block. The proposed street is approximately 150 feet. Because of its limited length, this subdivision does not create a block length in excess of 600 feet. The extension of SW 114th Avenue allows for pedestrian access between SW Bull Mountain Road and SW Gaarde Street through an area that currently does not have a developed pedestrian connection. Lots - Size and Shane: 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. - The subdivision as designed complies with this standard. Lot 3 has the greatest lot depth to width ratio. This proposed site has approximately 135 feet of depth to 68 feet of width. Considering these dimensions, this lot and the others comply with this standard. Lot Frontage: Section 18.164.060(6) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. The minimum frontage width standard is met for six of the eight lots because they have frontage in excess -of the 25 foot minimum requirement. Lots 3 and 6 shall be revised to provide a minimum of 25 feet of frontage on the proposed street. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. Sidewalks have been proposed to be provided along the frontage of SW Bull Mountain Road, SW 114th Avenue and along the proposed street frontage. Sanity Sewers: Section 18.164.090 requires sanitary sewer service. Sanitary sewer facilities exist in SW Bull Mountain Road with sufficient capacity. to meet the additional demand that will be created by the development of this subdivision. It may also be possible to extend sewer to facilities within SW 114th Avenue if an agreement can be reached with neighboring property owners to share a portion of the cost. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The applicant proposes to direct storm water from this subdivision to a line within SW Bull Mountain Road. The applicant will be required to demonstrate that down stream facilities have sufficient capacity -to handle the increase in storm water run off that is created by this development. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary- Sewer), 18.164.100 (Storm Drains) and 18.164.120 (Overhead Utilities) are required to be addressed through the development review process. A review of required Water Quality Treatment, Erosion Control and Water Service have also been provided below: FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 20 STREETS: This site is adjacent to SW Bull Mountain Road and the right-of-way (ROW) for SW 114th Avenue. The plan indicates that both frontages will be improved and a new cul-de-sac will be constructed to serve the new lots. SW Bull Mountain Road SW Bull Mountain Road is under Washington County jurisdiction and is classified as a major collector street on the City and County transportation plans. The County submitted comments regarding this application and will require the dedication of additional ROW on the roadway to provide a total of 33 feet from centerline (see County comments under °CIT and Agency Comments" elsewhere in this report). In addition, there is inadequate ROW at the corner of SW 114th and SW Bull Mountain Road to accommodate a curb return when the intersection is improved. Therefore, additional ROW shall be dedicated to provide a curb return. City standards would require a dedication to give a 25-foot ROW radius at the comer. These ROW dedications can be made on the face of the final plat. The County also recommends that the applicant construct frontage improvements along SW Bull Mountain Road. The City concurs and the applicant intends to construct a half- street improvement as a part of their project. The applicant will need to obtain the appropriate permits from the County for the street improvement work prior to construction. SW 114th Avenue - SW 114th Avenue is classified as a local street and is currently unimproved. The existing _ improved portion of the street is immediately north of this site. The applicant intends to construct necessary street improvements along the frontage of this site that will complete the connection of SW 114th Avenue to SW Bull Mountain Road. Because the street is unimproved, the applicant will need to construct a 3/4-street improvement to ensure adequate width for two-way traffic and parking. The applicant has inquired about the obligations of Christ the King Lutheran Church, immediately east of this site, to assist in the funding of the 114th Avenue improvements.- The City has on file an agreement that was executed by the church that prevents them from remonstrating against the formation of a local improvement district (LID) to improve SW 114th Avenue.. The applicant could, as an option, request the formation of a LID according to TMC 13.04.020(a)(1)(C). Under that provision of the TMC, property owners representing fifty percent of the property benefited by the improvement must submit a petition to the City Council requesting formation of the LID. If the LID were approved by the City Council, the full width of the roadway could be constructed at one time. As an alternative, the applicant and Christ the King Lutheran Church could agree to privately complete the street improvements adjacent to their respective frontages and split the cost. The latter would likely be a more cost-effective solution than an LID. FINAL ORDER SUB 96-0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 21 New Street The applicant is proposing a new cul-de-sac to serve the development. There is a reference on Sheet 3 of the applicant's plans that the new street would be "private". However, the applicant has indicated that the reference to a private street is incorrect; the applicant intends to construct the cul-de-sac as a public street. The street is proposed to have a pavement width of 22 feet, which is less than the City standard of 24 feet, and would be built within a 36-foot wide ROW, which will meet the City standard. The applicant can easily meet the pavement width requirement of 24 feet without increasing the proposed ROW width. Therefore, staff recommends the applicant build the new cul- de-sac with a 24-foot pavement width and a 36-foot wide ROW width. WATER: This site lies within the service area of the Tigard Water Department and lies close to the boundary of two pressure zones. There is an existing six inch public water line in SW 114th .Avenue that, according to the Water Department, will not provide adequate fire protection pressure for this site. The applicant proposes to serve this site from an existing 12-inch public water line in SW Bull Mountain Road that will provide adequate fire protection. The plan indicates that the applicant will extend a new eight inch public water line in SW 114th Avenue from the 12-inch line in SW Bull Mountain Road. Because the parcels north of this site are already served by City water, the Water Department indicates the eight inch line will not need to be extended further north in SW 114th Avenue. Because of the necessary street improvements in SW 114th Avenue, the six inch water line may need to be lowered. The applicant will need to verify the location and depth of the existing water line prior to construction. SANITARY SEWER: This site is proposed to be served from an existing public sewer line in SW Bull Mountain Road. The plan gives the impression that there is an existing sewer line adjacent to the frontage of this site. However, City as-built records indicate that the closest portion of the public sewer is approximately 400 feet east of this site, in SW Bull Mountain Road, near the eastern boundary of the Christ the King Lutheran Church and the intersection of Highway 99W. Therefore, the public line would need to be extended to serve this site. An alternate route for sewer service was suggested by one of the neighbors to the north of the project site, who lives along SW 114th Avenue. The houses along that portion of SW 114th Avenue are not connected to sewer and there may be an interest on the part of the neighborhood to connect. The neighbor has contacted the applicant's engineer and suggested that the applicant consider bringing a public sewer line south in 114th Avenue from its present location, which is approximately 650 feet north of this site. The suggestion provides that the applicant pay for only the portion of the extension equal in length to what they would encounter if they extended the sewer in SW Bull Mountain Road (approximately 400 feet). The neighbors would pay for the additional 250 feet. In concept, this proposal would be acceptable to Staff. However, the neighbor will need to get the cooperation of the other property owners in the neighborhood. The applicant and FINAL ORDER SUB 964008/ZON 96.0010 - LAURELGLEN ESTATES PAGE 22 the.. property. -owners -would :,need_to --settle.-on- a. private -,agreement -as: to how the improvements would be paid for and constructed.- The City's role would be to review and approve the proposed design and participate in the inspection of the work. Regardless of which option the applicant chooses, they will be required to extend an eight inch public sewer line to the western boundary of the site to allow for future service to undeveloped parcels uphill of the site. STORM DRAINAGE: This site sits on a partial ridge line, with part of the site sloping to the northeast and part sloping to the southeast. The applicant's plan proposes all drainage from the site to be directed south into the ROW of SW Bull Mountain Road. A downstream analysis was submitted with the applicant's materials that discusses the existing storm drainage system downstream from this site. The drainage system in SW Bull Mountain Road consists of roadside ditches and culverts to a point near the eastern boundary of the Lutheran Church site. From there, the drainage enters a ditch inlet structure that directs it to the north into a fairly deep ditch within ODOT-controlled ROW (includes an old frontage road of 99W). The deep ditch continues to a point near the north boundary of the Lutheran Church site where it diminishes drastically. Along the eastern boundary of the apartment site (north of the church site), there is no defined ditch to carry the water, and the manager for the apartment site has hand-excavated a small trench in an attempt to.help the water reach SW 112th Avenue. However, based on a site visit in January, 1997, it was evident that in high flows the small trench is overrun and water sheet flows across the yard of the apartment site and over the curb in SW 112th Avenue. Once the water reaches SW 112th Avenue, it ponds within the roadway until it finds its way to an existing catch basin. F Obviously, this system is not adequate and could not feasibly handle additional water from this development in its current configuration. The applicant's plan suggests storm water detention in SW 114th Avenue using an oversize pipe with a flow control manhole in the intersection of SW 114th Avenue and SW Bull Mountain Road. Below-ground detention pipes have proven to be a very high maintenance challenge, as there is no way to remove sediment build-up inside_ the pipe except by hand. The location of the flow control structure is problematic because City crews would need to partially block off the intersection with their utility truck and would need to set up extensive traffic control, as SW Bull Mountain Road is a high-volume facility. Because of laws governing the entrance of personnel into confined spaces, City crews are required to be lowered into these areas with tripod manlifts. The set-up time required for this operation, along with the time and effort to shovel sediment out of the detention pipe, would result in prolonged interruption of traffic and an inefficient use of City maintenance personnel. Staff recommends the applicant revise their plan to provide on- 5k detention. This may require the elimination of one lot in order to construct a detention pond. FINAL ORDER SUB 96-00081ZON 96-0010 - LAURELGLEN ESTATES PAGE 23 There may be another solution to the detention problem. During the site visit in January, . the applicant and Staff noted an area near the northeast corner of the' apartment site, within the ODOT ROW area, that is currently unused space. This area is a natural depression with blackberries and tall grass. The applicant suggested that this area would serve as a good location for a regional storm water detention facility (see Attachment A). Once constructed, the facility could collect the drainage from SW Bull Mountain Road, detain it, then control. its release into the existing storm drainage system in SW 112th Avenue. The applicant stated that they would be willing to construct such a facility as a part of their project. Staff concurred with the applicant's suggestion and sent a letter to the District 2A office of ODOT requesting that ODOT look into the matter. Staff suggested that ODOT relinquish title to this area to the City so the regional detention facility could be City-maintained. As of the writing of this report, Staff has not heard back from ODOT. In summary; Staff does not support the applicant's proposed detention plan, but would support a revision to either show on-site detention or, if approved by ODOT, show a regional detention facility. Prior to construction, the applicant will be required to submit a design of the proposed detention facility with calculations for review and approval by the Engineering Department. 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. The R&O includes a provision that excludes small sites from this rule when the construction of an on-site facility would prevent the effective development of the site. In this case, in order to provide adequate treatment for this site, the developer would likely have to commit one lot for the placement of a treatment pond, thereby reducing their developed lots to 7. This issue is somewhat connected to the storm water detention issue described in the previous section. If the applicant is able to utilize a portion of ODOT ROW for the placement of a pond, they will avoid having to provide detention on-site, which would take away one of their lots. They could propose that the regional facility not only provide detention, but also water quality. The limiting factor will be volume; a pond sized for both water quality and detention has a much greater volume requirement than a pond that only provides detention. The applicant would have to consider other developable land within the surrounding basin when sizirig'the pond. At this point, Staff can not determine if the proposed ODOT ROW area will provide enough area for a "dual purpose" regional pond. In the event the applicant must use one of their lots for on-site detention, they may also be able to provide water quality, if they can achieve the required volume to achieve both goals. The applicant is not sure at this point if they can effectively develop this project with only 7 lots. FINAL ORDER SUB 96.000820N 96-0010 - LAURELGLEN ESTATES PAGE 24 . This site is of such a small-size, that Staff would normally recommend against an on-site water quality facility. In'this case, however, since the applicant will be required to-provide- storm water detention, they may be able to provide treatment. Staff therefore encourages the applicant to attempt to provide treatment along with the design of the detention facility, either on-site of off-site, but in no case should the applicant be required to build more than one facility to achieve both goals. 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. EXISTING OVERHEAD UTILITY LINES: Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines along SW Bull Mountain Road that will need to be addressed. SECTION V: OTHER STAFF COMMENTS The Building Department reviewed this proposal and have offered the following comments: Lots 6 and 7 should be provided with a storm sewer easement through the rear of lots 7 and 8 to SW 114th-Avenue (perhaps the laterals shown on sheet 3 can be placed sufficiently deep to serve lots 7 and 8). As shown, Lot 6 is not served. Also, lot 5 looks close. The Water Department reviewed this proposal and have offered the following comments: Engineered plans need to be submitted to the Water Division for review and approval. Existing six inch c.i. on SW 114th Avenue may need to be lowered due to improvements. Please verify location and depth. Costs associated with relocation of water meter and service for-existing home to be paid by the developer. Other affected departments have reviewed this application and have -offered no comments or objections. SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval that address the following comments: FINAL ORDER SUB 96400820N 96.0010 - LAURELGLEN ESTATES PAGE 25 1. 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 and 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)). 2. Fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of more than 200 feet. (UFC Sec. 902.2.2.6). Intersections and turnarounds shall be level (maximum 5%) except for crowning for water run-off. 3. 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 roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2). 4. 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). 5. 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). The Unified Sewerage Agency reviewed this proposal and provided the following comments: SANITARY SEWER: Each lot within the development shall be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Handbook, July 1996 edition). Engineer should verify that public sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance systems is necessary. If downstream storm conveyance does not have the FINAL ORDER SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 26 capacity- to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. . Washington County Department of Land Use and Transportation reviewed this proposal and provided the following comments: 1. PRIOR TO FINAL APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. Submit to Land Development Services (Public Assurance Staff, Tracy Stone/Carolyn Cook, 681-3843): 1. Completed "Design Option" form. 2. $750.00 Administration Deposit. 3. A copy of the City's f aj Notice of Decision, signed and dated. NOTE: Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration will be retumed to the applicant. If at any time during the project, the County's costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover its costs. 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: a. Half-street improvement to a C-1 County standard along the SW Bull Mountain Road frontage. b. Intersection improvements for the SW Bull Mountain Road/SW 114th Avenue intersection. C. Close all existing driveways to SW Bull Mountain Road. d. Align the SW 114th Avenue with the existing access point for Hillview Terrace Apartments. B. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a . financial assurance for the construction of the public improvements listed in conditions I.A.4. NOTE: The Public Assurance staff (Tracy Stone/Carolyn Cook 681=3843) of Land Development Services will send the required forms to the applicants representative after submittal and approval of the public improvement engineering plans. FINAL ORDER SUB 96-000820N 96.0010 - LAURELGLEN ESTATES PAGE 27 2. Provide evidence that the documents required by condition I.C. have been recorded. C. The following documents shall be executed and recorded with Washington County: 1. Dedicate additional right-of-way to provide 33 feet from centerline of SW Bull Mountain Road frontage. 2. Dedicate additional right-of-way to provide adequate corner radius at the intersection of SW Bull Mountain Road. 3. Provide a one-foot non-access reserve strip along SW Bull Mountain Road frontage. NOTE: Washington County Survey Division (Jamil Kamawal, 6934543) will send the required forms to the applicants representative. II. PRIOR TO OCCUPANCY: A. The road improvements required in condition I.A.4. above shall be completed and accepted by Washington County. Other affected agencies have reviewed this application and have offered no comments or objections. 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. It is further ordered that the applicant and the parties to these. proceedings be notified of the entry of this order. PASSED: This 17 day of March, 1997 by the Planning Commission of the City of Tigard, County of Washington, Oregon. (Signatur below) Nick Wilson, President City of Tigard Planning Commission hcurp1n\sub96-08Jo FINAL ORDER SUB 96400820N 96-0010 - LAURELGLEN ESTATES PAGE 28 n »oe ` 1 , TL uw TL WS I 5( = I G. 0 ~I I1I C. r I l--- - - - - - Lu neoo ` IL W" I n~oo use b. ~ I I 1 ~ 8 1 r off u V r .,ft u. r , I , (2 GNP ~a , .Y _ 1 . 1- • ,ter, i, _ '10NTE550RI SCHOOL a~ t w. 1 Q $ pow •s.- N. - u ar~er • - Q. A Uµa IL 000 TE.4 O v ~ SERnCc .n» 1 5 9i_i.On 1 F- O - - U PLOT PLAIT ~ CASE NO. 1 LAURELGLEN ESTATES SUBDIVISION EXHIBIT MAP SUB 96-0008 ZON 96-0010 • / ,\I J 1 jt r R , 6 ~tw 4 800 la y A .PJ Ac 2000 z3 AG , 3wo 000 .444 AC '48 AG 7 + ~Y 3 r AG _ t $ 600 a • O PJ AG i r r~'~e ~ t ~ 1M.at ~ ~ A7 CL. 2202 - T C.. aoa s 2100 /eAC t.• ? i aaao aoo .44 AG $ a . 2200 55 AG 2700 q .,9AC. - 13 .J7 AG e, a w' i 2201 . aa~4d , K sa~ar aos - vr- 8 ~ .13Ae. = td~ - (V• ) 2600 ' .1 s - a .9i Ar- 4 f5 At el [•u+i.~s~ [4 lrC 4~ttrsYd [ taa.07 g Z t1d t .M I ~ ~ l 69 i aoa i~ 9r 110 Jcf~.~ r is 1700 --Q~~ - / 1600 Z p- 77AC. / PA mot- 1 OO AG 1.14 li A a G Q L E~'M G 1 / 1 gyp. 1101 y: ~4 1 YyTI sfA~ • _ -94AC. V-6 ` t T lGA• A- =s`M 1200 1400 c V 300 s_08AC. saAC. a / arAC Lt~ 1300 o .AS AG aoo I _ . \ #.80 A4 1 rtt Cr,~c NO. ACHMENT •A t LAURELGLEN ESTATES SUBDN1SI01 ATT SUB 96-0008 MAP I ZON 96-0010 - 4 t G ,t ~f SNd • t Q - woos O 1 t 9b-QQ~ Q • • S$ 9 Su~`nlion _-Ala AFFIDAVIT OF MAILING CITY OF TIOARD Community (Development Shaping.A (Betttr Community S *E OAF OTaGON ) County of Washington ) ss City of Tigard ) I, Patricia L Mustard, 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 PUBLIC NEARING FOR: cawra+~..rwre.r.► - ~trr Arno wIn ru., (erut ~wrspriw ba bthrr} ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ That I served NOTICE OF (AMENDED DECISION FOR: cowrn.r.wrwre.r.) City of Tigard Planning Director That I served NOTICE OF (AMENDED FINAL ORDER FOR: p~etra+w~.rwrc+ri (Chm ku bebrr) .0 City of Tigard Planning Director Tigard Hearings Officer p' Tigard Planning Commission ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBUC HEARING NOTICEMOTICE OF DECISIONMOTICE OF FINAL ORDER/OTHER NOTICE[S] of which is attached, marked Exhibit "A", was mailed to eac mad person(s) at the address(s) shown on the attached list(s), marked Exdibon the da of a f/2 199 7~ and deposited in the United States Mail on the ~L"d ay199_, postage prepaid. Pre d NodCe Subscribed and swom/affirmed before me on the day of OFFICIAL SEAL DIANE M JELDERKS N0 Nly PUBLIC-OREGON COMMISSION N0.046142 NOTARY PUBUC OF 0 G MY COMMISSION EXPIRES SEPTEMBER 07. 1999 My Commission Elgii q /-7 L~7 FILE INFO_ L:7 e Mrak , u . Eb S 19b - , oasE umk 441-c • SIB 96-0008/ZON 96-0010 LA'URELGLEN ESTATES SUBDIVISION NOTICE OF REISSUED FINAL ORDER NO. 97-01 PC B'Z THE TIGARD PLANNING COMMISSION Ken McNab Hill Hampton Alpha Engineering, Inc. 14465 SW 114th Avenue 9600 SW Oak Street, Suite 230 Tigard OR 97224 Portland OR 97223 Bruce Hollister Mr. & Mrs. Frederick Crane 14380 SW 114th Avenue 11455 SW Bull Mountain Road Tigard OR 97224 Tigard OR 97224 Douglas Kolberg Irina Rogaehersky Apex Properties, Co. 14420 SW 114th Avenue P.O. Box 1426 Tigard OR 97224 Lake Oswego OR 97035 Rev. Beverly Allert 11305 SW Bull Mountain Road Tigard OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard OR 97224 Fred Clagett 16930 SW Monterey Tigard OR 97224 Allen Kalkhaen 17560 SW Pheasant Lane Beaverton OR 97006 ODOT - REGION 1, DISTRICT 2-A ODOT - REGION 1 Jane Estes, Permit Specialist Sonya Kazen, Dvlpmnt. Review Coordinator PO Box 25412 123 NW Flanders Portland OR 97225 Portland OR 97209-4037 H:\PATTY\D0CS\SU896-08.LI3S 03/20/971:16 • TIGARD ' T t-4 /`1 /1 I1 R'lM TT T r11~ T PLANNINk-T l kiff11V11SS1111V a CITY OF TIGARD OREGON NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET-(Please PRIIVT) AGENDA ITEM #:,5--- 1 Page of z- DATE OF HEARING: CASE NUMBER(S): c OWNERIAPPLICANT: ` LOCATION: J 1 y S S L' L. PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) _ OPPONENT (Against the proposal) aWat NNqpw1Ad&Zw YZO do Affiliation) N /Ad&vn /Zip & A#UiatioW Name: ; g" vl Name: TQ A~i4 .~C lles y Address: ► y 9 6 S SW 119 A A ye. Address: Mey 5 W City/State/Zip: ! I q a rd 0 R 7 Z 2 City/State Mix e~/i 7C/iC/ y Name: t5c Au 14088 LISrcO= Name: Address: 143 8 u :F;c,J t < -4 Address: Clty/StateMy: 1 t 1412- c~Q y7LZ~`{ City/StatP/iip' Name: - Name: Address: / y Address: City/State/Zip: City/State/Zip: Mudd JJ~~ ~ Name: v Q r Namre: Address: r S W §at( dd ~ City/State/Zip: 7 (ctard , OF j--,') City/State/Zip: 94,LtA Name: Address: Address: CUWState/Zip: City/Stateaip' 6 \login\signuppcr TIGARD ` T/ 1 eN eN~ fT TT Tn T PLANNII~, kx uuivuu l.SS Lu 4-al CITY OF TIGARO - OREGON r NOTICE: ALL PERSONS DES]FJNG TO SPEAK ON ANY ITEM MUST SIGN 17UMt NAME AND NOTE IMEM ADDRESS ON TIM SHEET-(Please PRINT) AGENDA ITEM Page, -d DATE OF HEARING CASE NUMBER(S): OWNER/APPLICANT: C LOCATION PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) ffl iwt NamlAddsewMp & Affdwbon) Name: N e: n n Address: f-- 1, Address: /130 S KcY i g!m§tqw&P: 17 _G D `jam, e4_ I/9Cit /States A U 22 ' 6 em V ~-r ti" i _ Name: Name: Address: Address: Cits/StateQR: Qtv/StateMD: Name: Name: Address: Address: City/StatePLiD: City/State/Zip: Name: Name: Address: Address: City/State Mp: City/State/Ziw Name: Name: Address: Address: Citws temy: City/State/Ziw b \lotsin~isuaRp~ c CITY Of TIOARD AFFIDAVIT OF MAILING Community (Development ShapingA Better Community S AgrE OAF OUGOW ) County of Washington )ss. City of TWard ) 1, Potdcla L Lansford, being first duly swom/affirm, o oath depose and say that I am an Administrative Specialist II for Th City of Tigard, Oregon. That I served NOTICE OF (AMENDED ) PUBLIC HEARING FOR: 3 9- 3 coww+wa■a~■e.w) MM t■INe ka% dMI {cbect by behlr) ❑ City of Tigard Planning Director ❑ / Tigard Hearings Officer lp~ Tigard Planning Commission ❑ Tigard City Council ❑ That I served NOTICE OF (AMENDED DECISION FOR: City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED FINAL ORDER FOR: to.d.a+.w~..Mw11.I {chat eppreplbte ba bear) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ That I served OTHER NOTICE of FOR: A copy of the PUBUC HEARING NOTICEINOTICE OF DECISIONMOTICE OF FINAL ORDER/OTHER NOTICUS) of which is attached, marked Exhibit "A", was mailed qgq~ n med person(s) at the address(s) shown on the attached list(s), marked "B", on the ay f 199-, and deposited in the United States Mail on t e day of 199 postage prepaid. repared Notice Subscribed and swom/affirmed before me on the day of , 1qi77 OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO.046t42 NOTARY PUBUC EGON MY COMMISSION EXPIRES SEPTEMBER 07, 1999. COQIMISSI IreS: E~7 ALE INFO_ 2 _ USE Neck Slag 7 - un NN<iEfik l' 41X11; 1r r ~ CITY OF TIGARD Community (Development ShapingA Better Community NOTICE OF RE-SCHEDULED PUBLIC HEARING NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY. MARCH 17, 1997 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: This notice serves to inform property owners of a new hearing date scheduled for the above noted land use application due to incomplete public hearing notification. FILE NO: SUBDIVISION (SUB) 96-0008 ZONE CHANGE (ZON) 96-0010 FILE TITLE: LAURELGLEN ESTATES SUBDIVISION APPLICANT: Douglas Kolberg OWNER: Mr. & Mrs. Frederick Crane c/o Alpha Engineering, Inc. 11455 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 REQUEST ➢ A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The sitQ is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. APPLICABLE REVIEW Community Development Code Sections 18.22, 18.32, 18.50, 18.88, 18.92, 18.96, CRITERIA: 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. CURRENT ZONE: R-2: Single-Family Residential, 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to ZONE establish standard urban, low density residential home sites with a minimum lot size of CHANGE: 7,500 square feet. 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. SUB 96-000820N 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS ASSISTIVE LISTENING DEVICES AREWAILABLE FOR PERSONS WITH IMPAQD 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 WRITINQ 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 PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL. INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER FEBRUARY 21. 1997, 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. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). 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 PLANNING COMMISSION 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 THg HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THq HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFIC THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH ! COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS 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 (25C) 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 (25C) 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 97223. I ,i ^i L I_7 I I III 1 i,~ ~ . I I ! ! . ~1-1 I L~~ I I i) SUBJEC ~ I ~ F_ PRCELS=» I I UE:l SUB 96-000820N 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS ~.r*Kic.G•~..a • ~ .J. 5µa ~ii1 u~.v0 /L•Lt v -iiv.w~ v ~ ~h, t Cif i 2S1108D-01600 • 2S110AC-01200 • EXITI ~ j ANQERSON, PHYLLIS M & ROGER F ANDREWS MANAGEMEN b Uo GAMBEE. KENNETH J 4000 KRUSE W 433 SW SKYLINE BLVD BLDG 1 PORTLAND,OR 97229 OSWEGO,OR 97035 2S 110AC-01400 2S110AC-01300 ANDREWS MANAGEMENT LTD ANDREWS MANAGE flr LTD 4000 KRUSE WAY PL BLDG 111270 4000 KR PL BLDG i 11270 LAKE OSWEGO,OR 97035 LAWMSWEGO.OR 97035 2S110AB-02600 2S110AC-01700 BECK, PAULINE CHRIST THE KING 14425 SW 114TH LUTHERAN CHURCH TIGARD,OR 97224 11305 SW BULL MTN RD TIGARD,OR 97224 2S110AC-01600 2SI laAC-01500 CRANE, FREDRICK T AND NELDA CRANE, FREDRICK T NELDA L 11455 SW BULL MT RD 11455 SW FULL MTN RD TIGARD,OR 97224 TIGARD,OR 97223 2S110AB-02201 2S110AEW25W FIRST CHURCH OF CHRIST, HAMPTON, HILL E BARBARA A SCIENTIST, TIGARD, OREGON 14465 SW 114TH AVE 14325 SW 112TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110BA-03100 2S110BD-02100 LOPER. ROBERT E AND JULLE A NORGART, RANDALL E & STACEY L 11530 SW CLOUD CT 11550 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S1 1013A-03000 2S110AC-01100 RENECKER, STANLEY G & LAURIE J ROBERT C WYATT INC 11550 CLOUD CT BY KIMBERLY ANN DOYLE TIGARD,OR 97223 5642 LOS ANGELES AVE SIMI VALLEY,CA 93063 2S110AB-02300 2S110BA-03200 ROGACHEVSKY, IRINA SORRENSEN ALLEN C AND 14420 SW 114TH AVE CATHIE A TIGARD.OR 97224 11515 SW CLOUD COURT TIGARD,OR 97223 2S1108D-00100 DOUGLAS KOLBERG ST JAMES EPISCOPAL CHURCH c/o ALPHA ENGINEERING, INC. PO BOX 23033 9600 SW OAK STREET, SUITE 230 TIGARD,OR 97223 PORTLAND OR 97223 AFFIDAVIT OF MAILING CITY OF TIGARD % Commumty (Development ShgingA Better Community STATE OAF ougo V' ) County of Washington ss. City of Tigard ) I, Pa Cla L Lansford, being first duly swom/affirm, on oath depose and say that I am an Administrative Specialist II for Th City of Tigard, Oregon. That I served NOTICE OF (AMENDED PUBLIC HEARING FOR: 3 cow..+...r...e+r.~ V~m..werrrlpr.d, {eba~ ~oanort~u ba bN~w} . 0 City of Tigard Planning Director 0/ Tigard Hearings Officer ® Tigard Planning Commission ❑ Tigard City Council ❑ That I served NOTICE OF (AMENDED DECISION FOR: cow~a+.w~rwMe.wy City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED FINAL ORDER FOR: cww~a+oar..Maw) {cbect ~pOtt~hte ba below} 0 City of Tigard Planning Director ❑ Tigard Hearings Officer 0 Tigard Planning Commission 0 Tigard City Council ❑ That I served OTHER NOTICE OF _FOR: A copy of the PDBUC HEARING NOTICEMOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE[S] of which is attached, marked Exhibit "A", was mailed to ea !ph Parried person(s) at the add ess(s) shown on the attached list(s), marked EXbibit "B", on the a of 199, and deposited in the United States Mail on t ` da of 199 postage prepaid. fill(parod NOUN Subscribed and swom/affirmed before me on the c~2day of , 19V OFFICIAL SEAL DIANE M JELDERKS _ __)q NOTARY PUBLIC-OREGON NOTARY PDBUC OF ORE N COMMISSION NO. 046142 MY COMMISSION EXPIRES SEPTEMBER 07, 1999 IVly Commission Egli 2:~ FILE IMFO: E_-i UUNIM Sub % ,O 8 ff q l - o UU 11111111111M g~jakj &J, EXHIBU A CITY OF TIGARD Community (Development ShapingA Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY. MARCH 3, 1997 AT 7:30 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) 96-0008 ZONE CHANGE (ZON) 96-0010 FILE TITLE: LAURELGLEN ESTATES SUBDIVISION APPLICANT: Douglas Kolberg OWNER: Mr. & Mrs. Frederick Crane c/o Alpha Engineering, Inc. 11455 SW Bull Mountain Road 9600 SW Oak Street, Suite 230 Tigard, OR 97224 Portland, OR 97223 REQUEST ➢ A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. APPLICABLE REVIEW Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, CRITERIA: 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.3 and 8.2.2. CURRENT ZONE: R-2: Single-Family Residential, 20,000 minimum square feet per lot area. The purpos. o of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to ZONE establish standard urban, low density residential home sites with a minimum lot size of CHANGE: 7,500 square feet. 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 BILINGUA4 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. SUB 96-000820N 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS ANYONE WISHING TO PRESENT V\*TEN TESTIMONY ON THIS PROPOA ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT 'fHE` 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 PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER FEBRUARY 10. 1997, 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. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). 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 PLANNING COMMISSION 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 ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS 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 (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, q COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) 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 97223. I ► IEC , S!» { C IIIt ~ I III Ili I E7 t SUB 96-000820N 96-0010 LAURELGLEN ESTATES SUBDIVISION j,A4kj;L6 LEN ESroq s S1-t5. sttB R(e-ODDg/~(~N Ab-~! a ( p61, i OF 1) 2S110BD-01600 2S11OAC-01200 EXI ME r ANDIRSON, PHYLLIS M & ROGER F ANDREWS MANAGEMEN ED G/o GAMBEE, KENNETH J 4000 KRUSE W 433 SW SKYLINE BLVD BLDG 1 -PORTLAND,OR 97229 OSWEGO,OR 97035 2S110AC-01400 2S110AC-01300 ANDREWS MANAGEMENT LTD ANDREWS MANAG EG~T LTD 4000 KRUSE WAY PL BLDG 1 #270 4000 KRU PL BLDG 1 #270 LAKE OSWEGO,OR 97035 LAKt&DSWEGO,OR 97035 2S110AB-02600 2S110AC-01700 BECK, PAULINE CHRIST THE KING 14425 SW 114TH LUTHERAN CHURCH TIGARD,OR 97224 11305 SW BULL MTN RD TIGARD,OR 97224 2S110AC-01600 2S110AC-01500 CRANE, FREDRICK T AND NELDA CRANE, FREDRICK T NELDA L 11455 SW BULL MT RD 11455 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97223 2S110AB-02201 2S110AB-02500 FIRST CHURCH OF CHRIST, HAMPTON, HILL E BARBARA A SCIENTIST, TIGARD, OREGON 14465 SW 114TH AVE 14325 SW 112TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S110BA-03100 2S1108D-02100 LOPER, ROBERT E AND JULLE A NORGART, RANDALL E & STACEY L 11530 SW CLOUD CT 11550 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S110BA-03000 2S110AC-01100 RENECKER, STANLEY G & LAURIE J ROBERT C WYATT INC 11550 CLOUD CT BY KIMBERLY ANN DOYLE TIGARD,OR 97223 5642 LOS ANGELES AVE SIMIVALLEY,CA 93063 2S110AB-02300 2S1 1 OBA-03200 ROGACHEVSKY, IRINA SORRENSEN ALLEN C AND 14420 SW 114TH AVE CATHIE A TIGARD,OR 97224 11515 SW CLOUD COURT TIGARD,OR 97223 2S110BD-00100 DOUGLAS KOLBERG ST JAMES EPISCOPAL CHURCH c/o ALPHA ENGINEERING, INC. PO BOX 23033 9600 SW OAK STREET, SUITE 230 TIGARD,OR 97223 PORTLAND OR 97223 - I I • c T L I I I F-I ~i 2 A-08 00 j 2511 - - - - 2S110 A-0 0 OA -0 i S110AH4250 y. 080-0010 W$110AI"HO0 I .r 2SIj AC-01 0 Q 2 OAC-01 00. OA ' 00 2 ' OAC'. 11 BULLMOUNTANRD 2 OBD-0 00' c ~ Q S 08" 00 2S110AC-WOO-: AC=01200' SW VIE CT Cu i S O i Vicinity Map SUB 96-0008/ZON 96-0010 Notification Map Na.:001.2m A' CITY OF TIGARD Community (Development Shaping A Better Community. REQUEST FOR COMMENTS DATE: December 17, 1996 TO: Per Attached FROM: Cull of Tigard Planning WSW STAFF CONTACT: Mark Roberts 113171 Phone: 150316394M Fax: (50316847297 BE: SUBDIVISION (SUB) 96-0008/ZONE CHANGE IZONI 96-0010 LAURELGLEN ESTATES SUBDIVISION Q A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.3 and 8.2.2. 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: Friday December 27,1996. 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 pravide the fo&nvimg information) Name of Person[s) Commendug: Phone Number[s): SUB 96-00081ZON 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS u✓e( G(,eK S LOW R'6 - a D~ UEST FOR COMMENTS -zrU~ R'6 - olJ NOTIFICATION LIST FOR LAND USE & DEVELOPMENT APPLICATIONS CIT Area: (W) (S) (E) (C) CITIZEN INVOLVEMENT TEAMS m Placed for review in library CIT Book C EPARTMENTS _ LOG. DEPT./David Scott, ama gwnnu CE DEPT,/Kelley Jennings. o...~...~b,o Jr6hRXTf0NS/John Roy, aro,.ti„eo,., _CI ADMIN./Cathy Wheatley. cw..c.w E DEPT./Brian Roger, D...eow~.,f.ww.kwpn.w _ OM.OEV. DEPT./O.S.T.'S DV. PLNG./Nadine Smith, _ no,..b .nneD. ATER DEPT./Michael Miller, oo.one1u ro.~oo.o.oin.b eo. SPEC DISTRICTS _ IRE MARSHALL _ NIFIED SEWERAGE AGENCY _ TUALATIN VALLEY WATER DIST. Gene Bircnell SWM Program/lee Walker PO Box 745 Wo. County Fire Cistrict 155 N. First Street Beaverton. OR 97075 (pick-up box Hillsboro. OR 97124 APPECTED JURISDICTIONS WA. CO. DEPT. OF LAND USE ti TRANSP. -METRO AREA BOUNDARY COMMISSION _ METRO-GREENSPACES 150 N. First Avenue 800 NE Oregon St. N 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 Sr It King (CPA's) Portland. OR 97225-0412 600 NE Grand Avenue Y Harty (Current Planning App's) Portland. OR 97232-2736 _ Lynn Bailey (Current Planning App's) -OREGON OLCO (CPA's/ZOA's) 1 175 Court Street, N.E. _ ODOT/REGION 1 _ CITY OF BEAVERTON Salem. OR 97310-0590 Transportation 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 _ OOOT/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 97281-3483 City Manager PO Box 369 PO Box 369 Tualatin. OR 97062 -,f OTHER% Lake Oswego. OR 97034 _ CITY OF KING CITY City manager 15300 SW 116th Kin City. OR 97224 F_ ~ STCIAL AGENCIES k -GENERAL TELEPHONE ELECTRIC _ ORTLANO GENERAL ELECTRIC _ COLUMBIA CABLE CO. Paul Koft. Engineering Brian Moore Craig Eyestone PO Box 23416 14655 SW Old Scholls Ferry Rd. 14200 SW Brigodoon Court Tigard. OR 97281-3416 Beaverton. OR 97007 Beaverton. OR 97005 _ NW NATURAL GAS CO. Mow. (MM -31"t -METRO AREA COMMUNICATIONS TRI-MET TRANSIT DEVELOPMENT Scott Palmer F= rsmtrn.UM 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 _ TCl CABLEVISION OF OREGON _ US WEST COMMUNICATIONS _ SOUTHERN PACIFIC TRANS. CO. Linda Peterson Pete Nelson Crifford C. Cabe. Const. Engineer 3500 SW Bond Street 421 SW Oak Street 5424 SE McLoughfrn Portland. OR 97201 Portlond. OR 97204 Portland. OR 97202 _ BONNEVILLE POWER ADMINISTRATION _ BURLINGTON NORTHERN RAILROAD PO Box 3621 - Attn: Administrative Offices Routing TTRC-Attn: Renee Ferrero 1313 W. I Ith Street Portland. CR 97208-3621 Vancouver. WA 98660-3000 STATE AGENCIES FEDERAL AGENCIES -AERONAUTICS DIVISION (ODOT) _ DIVISION OF STATE LANDS _ US POSTAL SERVICE _ COMMERCE DEPT.-M.H. PARK -FISH i 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 IKwmwvm.rsvw o+eln.~ Aug w a. 3"Al CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes March 17, 1997 1. CALL TO ORDER President Wilson called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Wilson; Commissioners Anderson, Collson, DeFrang, Griffith, Holland, Neff, Padgett, and Scolar Commissioners Absent: Staff Present: Dick Bewersdorff, Planning Manager; Mark Roberts, Associate Planner; Duane Roberts, Associate Planner; Brian Rager, Development Review Engineer; Bill Monahan, City Manager; Jerree Gaynor, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS None 4. APPROVE MEETING MINUTES Commissioner Holland moved and Commissioner Griffith seconded a motion to approve the February 3, 1997, meeting minutes as submitted. A voice vote was taken and the motion passed by a vote of 8-0. Commissioner Padgett abstained. 5. PUBLIC HEARING 5.1 LAURELGLEN ESTATES SUBDIVISION (SUB) 96-0008/ZONE CHANGE (ZON) 96- 0010 PROPOSAL: The applicant has requested: 1. Subdivision approval to divide two parcels of 1.98 acres into eight lots ranging in size from 7,505 to 12,418 square feet. 2. Zone Change to rezone the subject parcels from R-2 (20,000 square foot minimum lot size) to R-4.5 (7,500 square foot minimum lot size). COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (1-5 dwelling units per acre). EXISTING ZONING DESIGNATION: R-2 (Residential 20,000 Square Foot Minimum Lot Size). PROPOSED ZONING DESIGNATION: R-4.5 (Residential 7,500 Square Foot Minimum Lot Size). LOCATION: 11455 SW Bull Mountain Road; WCTM 2S1 10AC, Tax Lots 01500 and 01600. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.22, 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164 PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 1 STAFF REPORT Associate Planner Mark Roberts presented the staff report on behalf of the City. He noted that the proposal was to divide 2 lots of approximately 2 acres presently zoned R-2, into 8 lots zoned R-4.5. The division would allow for 7 new lots and leave one lot with an existing residence. He advised that to approve the zone change, there must have either been a mistake or a change that has occurred since the property was originally zoned. He said there was no mistake, but there has been a change, given the direction within the region for increased density for remaining infill sites. Roberts said there would be half-street improvements along the frontage of SW Bull Mountain Road. He said SW 114th Ave. would have 3/4 street improvements and would be extended to Bull Mountain Road. There also would be a public cul-de-sac street to serve the subdivision. Roberts referred to a memo that addresses a change the applicant has requested. He said the applicant proposes to use lot averaging to increase the distance from the buildable areas to trees that are proposed to be protected. He said that lots 1 and 2 may not meet the minimum 7500 square foot standards. He said that the tree preservation standards of the Development Code allow for lot averaging without a variance. Roberts said staff recommends approval of the project, subject to conditions of approval. APPLICANT'S PRESENTATION Jerry Palmer, Alpha Engineering, 9600 SW Oak #230, Tigard, OR _97223 said the applicant concurs with the conclusions and recommendations of the staff report. He advised that there may be an opportunity to use ODOT property for a water quality facility. This would provide capacity and drainage for the general neighborhood. He noted that they would be able to save a row of trees if .they could modify lots 1 and 2.. He advised that all the streets are public streets and talked about improvements to SW 114th and Bull Mountain Road. Commissioner Padgett asked about an issue raised in the staff report about storm drainage for lots 5 and 6. Palmer answered that laterals would be provided for those lots. Commissioner Padgett asked about an error. in the application, as mentioned on page 11 of the staff report. He asked for clarification about which subdivision the applicant was referring to when making a case for a change in circumstances. Ken MacNap, Alpha Engineering, answered that the applicant was referring to the Hillview Common Apartments, but there was a sign on the property that read Bull Mountain Heights. PUBLIC TESTIMONY - IN FAVOR Hill Hampton, 14465 SW 114th Ave., Tigard, OR 97224, tested that he lived adjacent to the parcels in question. He advised that there are 8 lots on SW 114th Ave. currently on septic that could potentially benefit from this project. He said the developer is only PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 2 obligated to provide sanitary sewer to the new subdivision, but he could take the money and put the sewer line down 114th instead of going down Bull Mountain Road. If the developer chose to do this, it would leave a 300 foot gap that the other homeowners could extend and connect to. They could initiate a neighborhood sewer program. Hampton said - the developer would not have any additional cost if he chose to do this. Brian Rager, Development Review Engineer, concurred with Mr. Hampton. He said the developer has 2 options for the sanitary sewer - to go down Bull Mountain Road or have a joint project with the other homeowners. With the second option, the developer would pay the same amount and the neighbors would pay the difference. He said there would have to be an agreement in advance before any permits would be issued. Bruce Hollister, 14380 SW 114th Ave., Tigard, OR 97224, signed up to speak in favor of the proposal, but expressed concern about the extra traffic that would go down SW 114th to get to Bull Mountain Road. He said the City has an obligation to upgrade SW 114th to city standards before the street is extended. He said there should also be speed bumps on the street. Brian Rager advised that the Transportation Plan calls for a through street, designed to carry local traffic. He said the street should be connected, but he did not feel that this project should bear the expenses for off-site improvements. He agreed that there was some potential for cut through traffic. Rager advised that there were no plans to do any capital improvements on SW 114th. He suggested that the neighbors go through the citizen involvement process to have the street improvements put on the City's priority list. He stated that the street has a paved surface, no curbs, some roadside ditch, and is probably wide enough for 2 lanes of traffic. Commissioner DeFrang remarked that, although the street is only be designated as a local street, people will use it to cut through to Bull Mountain Road. She asked why the street shouldn't be wider in order to handle the extra traffic. Rager answered that this is not the location for a collector street. He said that 114th is meant to serve local traffic and that there is no way to project accurately if there will be a tremendous increase of traffic. Mr. Hollister said he didn't want the city to give neighbors a problem and then ask them to solve it with a LID. Rev. Beverly Allert, 11305 SW Bull Mountain Road., Tigard, OR 97224, signed up to speak but did not do so. Beverly Froude, 12200 SW Bull Mountain Road, Tigard, OR 97224, asked the City to look at extending the center turn lane on Bull Mountain Road. She noted that SW 114th Ave. is directly across from the second entrance to the apartments. She said that extending the PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 3 • • center turn lane would improve the stacking distance for people turning onto SW Pacific Hwy. at the bottom of the hill. Brian Rager advised that staff had discussed this but it was not included in the recommendations because Bull Mountain Road is under Washington County jurisdiction and the County was not going to require a left turn lane. He said the City can require improvements on a County roadway if our requirements don't conflict with the overall' County design standards. He said the Commission could choose to require a left turn lane at 114th and make the applicant pay for it. PUBLIC TESTIMONY - IN OPPOSITION Irina Rogaehevsky, 14420 SW 114th Ave., Tigard, OR 97224, expressed concern about her street not being prepared for a lot of traffic. She did not understand why the new subdivision had to enter from 114th instead of Bull Mountain Road. President Wilson answered that, for safety reasons, the City wants as few intersections as possible on busy streets. - Allen Kalkhoen, 17560 SW Pheasant Lane, Beaverton, OR, reported that he is a member of Christ the King Church and he is concerned about the storm run off. He said it appeared to him that the project would just dump water onto the street instead of being piped. He also noted that several years ago the Church made an agreement that they would be responsible to improve half of the street if 114th ever went through. He asked for clarification on how much time the Church would have to comply with their obligation after the builder does 3/4 street improvements. Brian Rager answered that the applicant was advised that the Church would chip in their portion if a LID were formed to improve.SW 114th. He said that, from what he has read regarding Local Improvement Districts, if 50% of the properties served by the improvement sign a petition to improve the street, then the Council can authorize a LID. He also said that Council by themselves can request that a LID be formed. He said if the developer doesn't request a LID and completes his 3/4 street improvement, the Church would still have their obligation. The City can someday call up a LID to improve the street - there is no specific time criteria. Kalkhoen asked if the builder goes through, could the City "call the Church's marker'. Rager answered that Council would decide. APPLICANT'S REBUTTAL Regarding the sewer option, Jerry Palmer stated that if the timing and the cost are not altered, they applicant has no objection to putting the sewer down SW 114th. He said they . would need a cost participation agreement. Palmer noted that the 114th right-of-way exists today as an unimproved right-of-way. He said the project does not call for dedication of the right-of-way. He said the 3/4 street PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 4 improvements are acceptable to the applicant. He said that if they could build a cul-de-sac off 114th Ave. and not extend beyond, it would be all right by them. He noted that a left turn lane on SW Bull Mountain Rd. would not service this development Palmer advised that the storm drainage will be in a piped system in Bull Mountain Rd. He said that it is hoped the run-off will be detained on ODOT property. Palmer said a temporary traffic control option on 114th could be a barricade or another type of system control. PUBLIC HEARING CLOSED President Wilson asked staff if it was up to applicant to request a LID. Brian Rager advised that the applicant is only obligated to provide 3/4 street improvements. Wilson noted Metro's and the City's policy for connectivity and asked under what circumstances an adjacent street would be considered too dangerous to connect to. Mark Roberts answered that some possibilities- may be if existing streets don't allow for 2 lanes of traffic or if there was a poor line of site. He noted that the fact 114th north of the site isn't built to City standards doesn't mean it can't be brought up to those standards. He said the design of the street itself (the width) should reduce speeds. He stated the current design of the street is a functional situation; traffic may increase, but it is a useable, driveable situation. Roberts remarked that improvements on 114th could be a capital improvement project and could be bumped up on the list if it was connected to Bull Mountain Road. He noted that adding width to the street could mean increased speeds. Commissioner Padgett asked if, according to staffs testimony, we would not allow a half street improvement to 16' because it' would be unsafe, then what would be the difference in allowing a street to directly connect to a 16' street. Brian Rager answered that he had observed 2 way traffic on the street, so he made an assumption that it was wider than 16', but he did not measure it. He said that if it isn't wider than 116' and if there is a problem with 2 way traffic, then it would not be any different than the typical requirement. He said that on local streets, the City assumes there is some on-street parking on half of the street. He advised that 3/4 street improvements allows for parking and 2 lanes of traffic. Commissioner DeFrang said it would be unconscionable to not consider the impact this is going to have on a street that is nothing more than a lane. She remembered the Davis case that was recently denied because the area couldn't handle the increased traffic. She said that one of the criteria the Planning Commission was supposed to look at was that the change will not adversely affect the health, safety, and welfare of the community. Commissioner Anderson asked about the possibility of requiring SW 114th to only feed into the cul-de-sac. Rager answered said the Transportation Plan would have to be changed. Mark Roberts also said that part of the requirement to not connect would be that the applicant apply for a variance. He said connectivity is a requirement of the Development Code. Rager said if the connection is not made, there is no other way into the PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 5 ~ • • . i neighborhood, other than from Gaarde, which is an extremely long dead-end and would be contrary to our own standards. He noted that the Fire District may have something to say about this. Commissioner Collson suggested creating 114th Street as a cul-de-sac off of Bull Mountain Road - putting a barricade at the end of 114th as it exists today then extend it through. In response to a question from Commissioner Griffith, Brian Rager said that street improvement options for SW 114th could be a LID or the Capital Improvement Program through the CIT process. President Wilson said the Commission could deny the application based on testimony that it will adversely affect the health, welfare, and safety of citizens, not because of the development itself, but because our policy requires connectivity. Commissioner Padgett said the proposed development itself does not adversely affect the safety of citizens, but that policy may do so. He asked if this gives the Commission the right to deny the application based on those terms. Dick Bewersdorff noted that the code requires to extend the street through, but doesn't talk about time requirements. Commissioner DeFrang talked about a barrier and what guarantee there could be about taking it down later. Dick Bewersdorff answered that it depends on conditions the Planning Commission establishes. In response to a question about how the Fire District would respond to a barricade, Bewersdorff thought they could have a locking mechanism if they wanted. Commissioner Holland expressed his support for connectivity and noted that the applicant is meeting all the approval criteria. Commissioner Griffith asked about holding the application over for more information, e.g. a traffic study and core samples of the street. Mark Roberts advised that the applicant would have to consent to a waiver of the 120 day rule. The applicant reported that the sale has to close in 14 days and that they were unwilling to consent to a waiver of the 120 day rule. He requested that the Commission make a decision today and suggested that the street connection be deferred. After further discussion, it was moved and seconded to approve Subdivision (SUB) 96- 0008 and Zone Change (ZON) 96-0010 with one additional condition of a temporary barrier. The temporary barrier design shall be approved by the City Engineer. To remove the barrier, the City Engineer will make a report to the Planning Commission and the Planning Commission will make the decision on the removal of the barrier. A voice vote was taken and the motion passed unanimously. PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 6 6. UPDATE ON PARK MASTER PLAN Associate Planner Duane Roberts advised that Council has given the go ahead to update the Park Master Plan and that the Planning Commission will take the lead role in carrying out the planning effort. He noted that the old plan lacked an action element - a list of projects with cost estimates and a timeline for their implementation. He said this is something we need to have to be in compliance with the state park SDC statutes. Roberts highlighted the work program outline. He said he has roughed-out a timeline based on coordinating with the park visioning effort and the Cook Park planning effort. He advised that he would come back in April (roughly) with a RFP that would incorporate the Commission's ideas and suggestions, going to Council in early May with the RFP, then soliciting proposals and selecting a consultant. He estimated that the study would start sometime in June. Roberts asked for any comments or ideas the Commission may have regarding the work program, the timeline, if the study should include the City proper or include the area of interest, the need for an advisory committee, and the consultant selection process. Commissioner Scolar asked about the last master plan completed by Murase and Associates. Roberts advised that that was a site plan for particular park development and this would be a system plan that would look at park needs throughout the City, but wouldn't design any particular park. In response to a question from President Wilson, Roberts said that the City is required to develop specific plans for the expenditure of SDC funds. Roberts gave a brief status of Greenspace money purchases. The Commissioners agreed that after the consultant is picked, the consultant would work with the Planning Commission to develop a public involvement program, including putting together an Advisory Committee to represent all the recreation interests in the community. Commissioner Scolar agreed to be on the committee. 7. OTHER BUSINESS Bill Monahan gave a follow-up on the visioning process. He advised that presentations were given to 20 or 30 different groups and that a survey was completed in November. He reported that there were almost 1300 responses to the survey and highlighted some of the results. He reported that a 30 member task force had been formed and that 2 community workshops had been held. Monahan said the major police issue was the question of what was the best way to continue to provide crime prevention and public education programs in the current economic environment. He said the second highest issue was refocusing police strategies PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 7 and the third highest was what was the best way to provide effective police services with decreased resources. Monahan said the major fire issue was the question of how our community could find long- term, stable funding sources to ensure uninterrupted services at the levels we require. He also reported that for emergency management, the major issue was to better educate citizens on how to prepare for emergencies and to develop a group of volunteers to work with us as emergencies occur. Monahan advised that the visioning group would be enlisting help to create focus groups. . The focus groups will use the information and identified goals to come up with objectives and concrete ways to accomplish the goals. From this, the City hopes to find a way to blend the overall vision of the community with what our financial resources will be, both today and long-term. The Commission asked for copies of the study and the Tigard Database.- Dick Bewersdorff updated the Commission on recent land use decisions. He also advised that John DeTar from ODOT would be making a presentation on the 99W Draft Plan to City Council on April 22nd. 8. ADJOURNMENT The meeting adjourned at 10:20 p.m. Je Gaynor, P4anni-ng mmission Secretary ATTEtT: President Nick Wilson PLANNING COMMISSION FETING MINUTES - March 17, 1997 - Page 8 Cl) s MAJOR COLLECTOR MINOR COLLECTOR r Ac~fc ~ LOCAL SEREET v~•9C~v i7A'C=: 00 (Exact alignment to be a determined at time of Av _ development_ TRAFFIC SIGNAL \ y (when warranted) E 3 ii1 S W~ 115th Ave N 99W v SW. CD C ac Dan lbaatain Rd. ' iatersaetLon apQsoziaatelp 700•.•- Oorridor location vest of 126th Ave. 300• - 400' east &VV 134! of 132nd Avenue w at W&IMt St. Aver 1 ve t _ S.W. 133rd Ave. __SW 135th Ave. L t d 0 a~ LL. 141st Ave. 12 i \ Sunrise Ln. S.W. 150th ve. 1 (Ametlded 1/3/90. Figure 12- NE Bull Mountain RECOMMENDED PLAN Transportation Study FOR LONG - RANGE DEVELOPMENT R ,•.r. tL M" ' G ¢ a ~w l 5 I~ 5 ~ 1 LJ w + ~ r l i g • t. 1 ~ r DNS w U V V air RG u~~o 1 1j" 6p. 9. or 6164 a W i.a N a~ r ~ n two ' ~ SEl n.:¢ O er_to. l 0 Et- ' V 1 PLOT PLAN o. HI$ IT MAP ~ SUS 96-0008N ESTATES SUBDIVISION i ZON 96-0010 °e~ ah? Y#~wr'4~ :r,r...a : R.t ' stn ` ;aat. ~ . - ~ ~ ~ / 1 eA~r~ j{!l U ZUtt y zj~> p AM! CD lt4 ~3 T tid Ott ~ 00 u O _ o T - E Ill, _ - . co Tigar ~ J . De artn-ent... PI n . . E CITY OF TIGARD Community Development Shaping A Better Community MEMORANDUM CITY OF TIGARD TO: City Council FROM: Dick Bewersdorff DATE: April 9, 1997 SUBJECT: Laurelglen•Estates Subdivision (SUB 96-0008) The City Council requested information on condition of approval number 24 related to the above subdivision. Condition 24 required a temporary barrier be maintained at the northerly extension of SW 114th Avenue. This is the 3/4 street extension required for the development of the Laurelglen Subdivision. Removal of the barrier is contingent on a City Engineer's report regarding the capacity and condition of SW 114th north of the proposed subdivision. SW 114th is classified as a local street. North of the proposed subdivision, it is an oil mat surface of 16-18 feet in width in a 50 foot right of way. It is not built to city standards. Neighborhood testimony at the -hearing was unanimously opposed to opening the street. The neighborhood felt the street would act as a collector/bypass for Bull Mountain traffic. While the Commission understands the need for street connections, the existing condition and capacity of SW 114th as well as the potential traffic speed were of concern. The majority of the Commission felt that a study relating to the capacity and safety concerns along with recommendations for improvements, if any, would be appropriate prior to opening the street. The opening of street connections from Bull Mountain Road to Walnut and Scholls Ferry has been controversial for a long time. In 1989-90, the City, Washington County and citizens in the Bull Mountain area developed what is known as the NE Bull Mountain Transportation Study. This study was presented to the Council but was never officially adopted. Among a number of items, the study calls for connection between Walnut and Scholls Ferry in the vicinity of SW 132nd, SW 135th and Sunrise Lane. (See attached Figure 12-1 from the study). These connections are shown on the adopted City Comprehensive Plan Transportation Map. The 135th Street connection has been made and connects to Scholls Ferry through Benchview Terrace and Hillshire Woods. The 132nd connections awaits development of intervening properties. Gaarde is being extended to the north as development occurs. 0 When the Arlington Ridge subdivision was approved, the Council and Planning Commission chose not to require the connection between Gaarde and Bull Mountain Road along 121 st because of immense neighborhood opposition from those in Ames Orchard. SW 121st had been considered an alternate connection to Bull Mountain Road in the NE Bull Mountain Transportation Study. When adequate street connections from Bull Mountain Road to Scholls Ferry adequately spread the traffic between streets, it is expected that local street connections like SW 114th could be made. Such connections should be based on the carrying capacity of the street. T d ARTERIAL molm N we we HA OR COLLECTOR -+we 14I230R C O LLECTOR v LOCAL STREET APpROXZ2sATE ALIGNMENT .r,. Q CifC 0 (Exact alignment to be a 0 determined at time of ~Tp~ vj development- TRAFFIC SIGNAL Ave (When Warranted) a C m 99W SW~ 115th Avg 49, VE ~you~ntaisi Rd. sun. f.,r`r. interaeet£ou 700..' _ ff~r J;$~:> ~ _ approximately 1 i?r'y:Yy;_,S of 126th Ave- rz^ti .~eet n; St SW 131 { "f. ll.'s`' C<r>YN ~n'-•^:.?Y 1;rr~L!-' .k4Y. ve. . Yr: ::-.:-Y •y r location , .rr.-•: h w..^mt+i.: r r• -:~_:::v ti;,. . soo• - aoo• S1J~J. rd Ave- : Ave. 1 n of 132nd Avenge at walnut St. t,• Sr1V- 135th Ave.^ =-...;J obi ON, :<,~"•~;~.f -'"~;n>=:;_ 141st Ave. 1 to ~ r-: •--•r✓'°` J t Sunrise Ln- S!K• 150th Ve *11 ff"MM-W (Amended 1/3/90 Figure 12- RECOMMENDED PLAT NE Bull Mountain FOR LONG - RANGE DEVELOPME t -transportation Study CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes March 17, 1997 1. CALL TO ORDER President Wilson called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Wlson; Commissioners Anderson, Collson, DeFrang, Griffith, Holland, Neff, Padgett, and Scolar Commissioners Absent: Staff Present: Dick Bewersdorff, Planning Manager; Mark Roberts, Associate Planner; Duane Roberts, Associate Planner; Brian Rager, Development Review Engineer; Bill Monahan, City Manager; Jerree Gaynor, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS None - 4. APPROVE MEETING MINUTES Commissioner Holland moved and Commissioner Griffith seconded a motion to approve the February 3, 1997, meeting minutes as submitted. A voice vote was taken and the motion passed by a vote of 8-0. Commissioner Padgett abstained. 5. PUBLIC HEARING 5.1 LAURELGLEN ESTATES SUBDIVISION (SUB) 96-0008/ZONE CHANGE (ZON) 96- 0010 PROPOSAL: The applicant has requested: 1. Subdivision approval to divide two parcels of 1.98 acres into eight lots ranging in size from 7,505 to 12,418 square feet. 2. Zone Change to rezone the subject parcels from R-2 (20,000 square foot minimum lot size) to R-4.5 (7,500 square foot minimum lot size). COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (1-5 dwelling units per acre). EXISTING ZONING DESIGNATION: R-2 (Residential 20,000 Square Foot Minimum Lot Size). PROPOSED ZONING DESIGNATION: R-4.5 (Residential 7,500 Square Foot Minimum Lot Size). LOCATION: 11455 SW Bull Mountain Road; WCTM 2S1 10AC, Tax Lots 01500 and 01600. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.22, 18.32, 18.50, 18..88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164 PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 1 STAFF REPORT Associate Planner Mark Roberts presented the staff report on behalf of the City. He noted that the proposal was to divide 2 lots of approximately 2 acres presently zoned R-2, into 8 lots zoned R-4.5. The division would allow for 7 new lots and leave one lot with an existing residence. He advised that to approve the zone change, there must have either been a mistake or a change that has occurred since the property was originally zoned. He said there was no mistake, but there has been a change, given the direction within the region for increased density for remaining infill sites. Roberts said there would be half-street improvements along the frontage of SW Bull Mountain Road. He said SW 114th Ave. would have 3/4 street improvements and would be extended to Bull Mountain Road. There also would be a public cul-de-sac street to serve the subdivision. Roberts referred to a memo that addresses a change the applicant has requested. He said the applicant proposes to use lot averaging to increase the distance from the buildable areas to trees that are proposed to 'be protected. He said that lots 1 and 2 may not meet the minimum 7500 square foot standards. He said that the tree preservation standards of the Development Code allow for lot averaging without a variance. Roberts said staff recommends approval of the project, subject to conditions of approval. APPLICANT'S PRESENTATION - Jerry Palmer, Alpha Engineering, 9600 SW Oak #230, Tigard, OR 97223 said the applicant concurs with the conclusions and recommendations of the staff report. He advised that there may be an opportunity to use ODOT property for a water quality facility. This would provide capacity and drainage for the general neighborhood. He noted that they would be able to save a row of trees if they could modify lots 1 and 2. He advised that all the streets are public streets and talked about improvements to SW 114th and Bull Mountain Road. Commissioner Padgett asked about an issue raised in the staff report about storm drainage for lots 5 and 6. Palmer answered that laterals would be provided for those lots. Commissioner Padgett asked about an error in the application, as mentioned on page 11 of the staff report. He asked for clarification about which subdivision the applicant was referring to when making a case for a change in circumstances. Ken MacNap, Alpha Engineering, answered that the applicant was referring to the Hillview Common Apartments, but there was a sign on the property that read Bull Mountain Heights. PUBLIC TESTIMONY - IN FAVOR Hill Hampton, 14465 SW 114th Ave., Tigard, OR 97224, testified that he lived adjacent to the parcels in question. He advised that there are 8 lots on SW 114th Ave. currently on septic that could potentially benefit from this project. He said the developer is only PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 2 obligated to provide sanitary sewer to the new subdivision, but he could take the money and put the sewer line down 114th instead of going down Bull Mountain Road. If the developer chose to do this, it would leave a 300 foot gap that the other homeowners could extend and connect to. They could initiate a neighborhood sewer program. Hampton said the developer would not have any additional cost if he chose to do this. Brian Rager, Development Review Engineer, concurred with Mr. Hampton. He said the developer has 2 options for the sanitary sewer - to go down Bull Mountain Road or have a joint project with the other homeowners.' With the second option, the developer would pay the same amount and the neighbors would pay the difference. He said there would have to be an agreement in advance before any permits would be issued. Bruce Hollister, 14380 SW 114th Ave., Tigard, OR 97224, signed up to speak in favor of the proposal, but expressed concern about the extra traffic that would go down SW 114th to get to Bull Mountain Road. He said the City has an obligation to upgrade SW 114th to city standards before the street is extended. He said there should also be speed bumps on the street. Brian Rager advised that the Transportation Plan calls for a through street, designed to carry local traffic. He said the street should be connected, but he did not feel that this project should bear the expenses for off-site improvements. He agreed that there was some potential for cut through traffic. Rager advised that there were no plans to do any capital improvements on SW 114th. He suggested that the neighbors go through the citizen involvement process to have the street improvements put on the City's priority list. He stated that the street has a paved surface, no curbs, some roadside ditch, and is probably wide enough for 2 lanes of traffic. - Commissioner DeFrang remarked that, although the street is only be designated as a local street, people will use it to cut through to Bull Mountain Road. She asked why the street shouldn't be wider in order to handle the extra traffic. Rager answered that this is not the location for a collector street. He said that 114th is meant to serve local traffic and that there is no way to project accurately if there will be a tremendous increase of traffic. Mr. Hollister said he didn't want the city to give neighbors a problem and then ask them to solve it with a LID. Rev. Beverly Allert, 11305 SW Bull Mountain Road., Tigard, OR 97224, signed up to speak but did not do so. Beverly Froude, 12200 SW Bull Mountain Road, Tigard, OR 97224, asked the City to look at extending the center turn lane on Bull Mountain Road. She noted that SW 114th Ave. is directly across from the second entrance to the apartments. She said that extending the PLANNING COMMISSION MEETING MINUTES - tilarch 17, 1997 - Page 3 center turn lane would improve the stacking distance for people turning onto SW Pacific Hwy. at the bottom of the hill. Brian Rager advised that staff had discussed this but it was not included in the recommendations because Bull Mountain Road is under Washington County jurisdiction and the County was not going to require a left turn lane. He said the City can require improvements on a County roadway if our requirements don't conflict with the overall County design standards. He said the Commission could choose to require a left turn lane at 114th and make the applicant pay for it: PUBLIC TESTIMONY - IN OPPOSITION Irina Rogaehevsky, 14420 SW 114th Ave., Tigard, OR 97224, expressed concern about her street not being prepared -for a lot of traffic. She did not understand why the new subdivision had to enter from 114th instead of Bull Mountain Road. President Wilson answered that, for safety reasons, the City wants as few intersections as possible on busy streets. - Allen Kalkhoen, 17560 SW Pheasant Lane, Beaverton, OR, reported that he is a member of Christ the King Church and he is concerned about the storm run off. He said it appeared to him that the project would just dump water onto the street instead of being piped. He also noted that several years ago the Church made an agreement that they would be responsible to improve half of the street if 114th ever went through. He asked for clarification on how much time the Church would have to comply with their obligation after the builder does 3/4 street improvements. Brian Rager answered that the applicant was advised that the Church would chip in their portion if a LID were formed to improve SW 114th. He said that, from what he has read regarding Local Improvement Districts, if 50% of the properties served by the improvement -sign a petition to improve the street, then the Council can authorize a LID. He also said that Council by themselves can request that a LID be formed. He said if the developer doesn't request a LID and completes his 3/4 street improvement, the Church would still have their obligation. The City can someday call up a LID to improve the street - there is no specific time criteria. Kalkhoen asked if the builder goes through, could the City "call the Church's marker". Rager answered that Council would decide. APPLICANT'S REBUTTAL Regarding the sewer option, Jerry Palmer stated that if the timing and the cost are not altered, they applicant has no objection to putting the sewer down SW 114th. He said they would need a cost participation agreement. Palmer noted that the 114th right-of-way exists today as an unimproved right-of-way. He said the project does not call for dedication of the right-of-way. He said the 3/4 street PLANNING COMMISSION MEETING MINUTES - titarch 17, 1997 - Page 4 improvements are acceptable to the applicant. He said that if they could build a cul-de-sac off 114th Ave. and not extend beyond, it would be all right by them. He noted that a left turn lane on SW Bull Mountain Rd. would not service this development Palmer advised that the storm drainage will be in a piped system in Bull Mountain Rd. He said that it is hoped the run-off will be detained on ODOT property. Palmer said a temporary traffic control option on 114th could be a barricade or another type of system control. PUBLIC HEARING CLOSED President Wilson asked staff if it was up to applicant to request a LID. Brian Rager advised that the applicant is only obligated to provide 3/4 street improvements. Wilson noted Metro's and the City's policy for connectivity and asked under what circumstances an adjacent street would be considered too dangerous to connect to. Mark Roberts answered that some possibilities may be if existing streets don't allow for 2 lanes of traffic or if there was a poor line of site. He noted that the fact 114th north of the site isn't built to City standards doesn't mean it can't be brought up to those standards. He said the design of the street itself (the width) should reduce speeds. He stated the current design of the street is a functional situation; traffic may increase, but it is a useable, driveable situation. Roberts remarked that improvements on 114th could be a capital improvement project and could be bumped up on the list if it was connected to Bull Mountain Road. He noted that adding width to the street could mean increased speeds. Commissioner Padgett asked if, according to staffs testimony, we would not allow a half street improvement to 16' because it' would be unsafe, then what would be the difference in allowing a street to directly connect to a 16' street. Brian Rager answered that he had observed 2 way traffic on the street, so he made an assumption that it was wider than 16', but he did not-measure it. He said that if it isn't wider than Wand if there is a problem with 2 way traffic, then it would not be any different than the typical requirement. He said that on local streets, the City assumes there is some on-street parking on half of the street. He advised that 3/4 street improvements allows for parking and 2 lanes of traffic. Commissioner DeFrang said it would be unconscionable to not consider the impact this is going to have on a street that is nothing more than a lane. She remembered the Davis case that was recently denied because the area couldn't handle the increased traffic. She said that one of the criteria the Planning Commission was supposed to look at was that the change will not adversely affect the health, safety, and welfare of the community. Commissioner Anderson asked about the possibility of requiring SW 114th to only feed into the cul-de-sac. Rager answered said the Transportation Plan would have to be changed. Mark Roberts also said that part of the requirement to not connect would be that the applicant apply for a variance. He said connectivity is a requirement of the Development Code. Rager said if the connection is not made, there is no other way into the PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 5 neighborhood, other than from Gaarde, which is an extremely long dead-end and would be contrary to our own standards. He noted that the Fire District may have something to say about this. Commissioner Collson suggested creating 114th Street as a cul-de-sac off of Bull Mountain Road - putting a barricade at the end of 114th as it exists today then extend it through. In response to a question from Commissioner Griffith, Brian Rager said that street improvement options for SW 114th could be a LID or the Capital Improvement Program through the CIT process. President Wilson said the Commission could deny the application based on testimony that it will adversely affect the health, welfare, and safety of citizens, not because of the development itself, but because our policy requires connectivity. Commissioner Padgett said the proposed development itself does not adversely affect the safety of citizens, but that policy may do so. He asked if this gives the Commission the right to deny the application based on those terms. Dick Bewersdorff noted that the code requires to extend the street through, but doesn't talk about time requirements. Commissioner DeFrang talked about a barrier and what guarantee there could be about taking it down later. Dick Bewersdorff answered that it depends on conditions the Planning Commission establishes. In response to a question about how the Fire District would respond to a barricade, Bewersdorff thought they could have a locking mechanism if they wanted. Commissioner Holland expressed his support for connectivity and noted that the applicant is meeting all the approval criteria. Commissioner Griffith asked about holding the application over for more information, e.g. a traffic study and core samples of the street. Mark Roberts advised that the applicant would have to consent to a waiver of the 120 day rule. The applicant reported that the sale has to close in 14 days and that they were unwilling to consent to a waiver of the 120 day rule. He requested that the Commission make a decision today and suggested that the street connection be deferred. After further discussion, it was moved and seconded to approve Subdivision (SUB) 96- 0008 and Zone Change (ZON) 96-0010 with one additional condition of a temporary barrier. The temporary barrier design shall be approved by the City Engineer. To remove the barrier, the City Engineer will make a report to the Planning Commission and the Planning Commission will make the decision on the removal of the barrier. A voice vote was taken and the motion passed unanimously. PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 6 0 • 6. UPDATE ON PARK MASTER PLAN Associate Planner Duane Roberts advised that Council has given the go ahead to update the Park Master Plan and that the Planning Commission will take the lead role in carrying out the planning effort. He noted that the old plan lacked an action element - a list of projects with cost estimates and a timeline for their implementation. He said this is something we need to have to be in compliance with the state park SDC statutes. Roberts highlighted the work program outline. He said he has roughed-out a timeline based on coordinating with the park visioning effort and the Cook Park planning effort. He advised that he would come back in April (roughly) with a RFP that would incorporate the Commission's ideas and suggestions, going to Council in early May with the RFP, then soliciting proposals and selecting a consultant. He estimated. that the study would start sometime in June. Roberts asked for any comments or ideas the Commission may have regarding the work program, the timeline, if the study should include the City proper or include the area of interest, the need for an advisory committee, and the consultant selection process. Commissioner Scolar asked about the last master plan completed by Murase and Associates. Roberts advised that that was a site plan for particular park development and this would be a system plan that would look at park needs throughout the City, but wouldn't design any particular park. In response to a question from President Wilson, Roberts said that the City is required to develop specific plans for the expenditure of SDC funds. Roberts gave a brief status of Greenspace money purchases. The Commissioners agreed that after the consultant is picked, the consultant would work with the Planning Commission to develop a public involvement program, including putting together an Advisory Committee to represent all the recreation interests in the community. Commissioner Scolar agreed to be on the committee. 7. OTHER BUSINESS Bill Monahan gave a follow-up on the visioning process. He advised that presentations were given to 20 or 30 different-groups and that a survey was completed in November. He reported that there were almost 1300 responses to the survey and highlighted some of the results. He reported that a 30 member task force had been formed and that 2 community workshops had been held. Monahan said the major police issue was the question of what was the best way to continue to provide crime prevention and public education programs in the current economic environment. He said the second highest issue was refocusing police strategies PLANNING COMMISSION MEETING MINUTES - March 17,1997 - Page 7 and the third highest was what was the best way to provide effective police services with decreased resources. Monahan said the major fire issue was the question of how our community could find long- term, stable funding sources to ensure uninterrupted services at the levels we require. He also reported that for emergency management, the major issue was to better educate citizens on how to prepare for emergencies and to develop a group of volunteers to work with us as emergencies occur. Monahan advised that the visioning group would be enlisting help to create focus groups. . The focus groups will use the information and identified goals to come up with objectives and concrete ways to accomplish the goals. From this, the City hopes to find a way to blend the overall vision of the community with what our financial resources will be,- both today and long-term. The Commission asked for copies of the study and the Tigard Database. _ Dick Bewersdorff updated the Commission on recent land use decisions. He also advised that John DeTar from ODOT would be making a presentation on the 99W Draft Plan to City Council on April 22nd. 8. ADJOURNMENT The meeting adjourned at 10:20 p.m. Jerree Gaynor, Planning Commission Secretary ATTEST: President Nick Wilson PLANNING COMMISSION MEETING MINUTES - March 17, 1997 - Page 8 CITY OF TIGARD community Develoyment MEMORANDUM shaying n setter community CITY OF TIGARD, OREGON TO: Planning Commission FROM: Mark Roberts 'IV. (g kl~ DATE: March 14, 1997 SUBJECT: Revision to Laurelglen Estates Subdivision (SUB 96-0008/ZON 96-0010) This memorandum is in response to a proposed revision to the Laurelglen Estates Subdivision (SUB 96-0008/ZON 96-0010). In order to roughly center trees that are to be preserved within portions of Lots 2 and 3, the applicant requested an adjustment to the proposed property line. Lot 1 would also be adjusted as part of this change. As a result of this modification, certain trees within this area of the site will be more viable to preserve because they will be a greater distance from the buildable portion of Lot 2. The revision provides a 20-foot setback distance from the westerly property line of Lot 2 instead of approximately a 10-foot setback. Another result of this design alternative is that Lots 1 and 2 will not meet the minimum lot size standard of 7,500 square feet as required within the R-4.5 Zoning District. Lot size averaging is allowed through the performance options of the tree preservation requirements of Section 18.150.045(A)(2). Neither lot would be below the 80 percent minimum lot size provision of the tree preservation standards. This equals a 6,000 square foot minimum lot in the R-4.5 Zoning District. Through lot averaging, more trees are expected to be preserved therefore, no variance is required to utilize this approach. Also, because the number of proposed lots has not been increased, this revision does not impact the average lot size of this subdivision. For this reason, this change can be included as an alternate design approach that can be used through the development of this subdivision. Attachment: Alternative "A" i:curpln/mark_r/la urelrev.doc ti I Ato 31~ ~0 I TL I~~ -43 ,a TL`1~s $ 322 1 TE AL- p AT I T L.07 0 ~ e I I 5'T 1 v~~''I~NT9 • Ir>~ 3 ~ ~ ~ I q ~ ENS , * 3~ ;W4 e 1,8 J Agenda Item: 6.1 Hearing Date: March 17.1997 7:30 PM STAFF REPORT TO THE . . PLANNING COMMISSION cmr of nQUD FOR THE CITY OF TIGARD, OREGON; SECTION I: APPLICATION SUMMARY CASES: FILE NAME: LAURELGLEN ESTATES Subdivision SUB 96-0008 Zone Change ZON 96-0010 PROPOSAL: The applicant has requested: 1. Subdivision approval to divide two parcels of 1.98 -acres into eight lots ranging in size from 7,505 to 12,418 square feet. 2. Zone Change to rezone the subject parcels from R-2 (20,000 square foot minimum lot size) to R-4.5 (7,500 square foot minimum lot size). APPLICANT: Alpha Engineering, Inc. OWNER: Mr. and Mrs. Frederick Crane 9600 SW Oak Street 11455 SW Bull Mountain Road Portland, OR 97223 Tigard, OR 97224 COMPREHENSIVE - PLAN DESIGNATION: Low Density Residential (1-5 dwelling units per acre). EXISTING ZONING DESIGNATION: R-2 (Residential, 20,000 square foot minimum lot size). PROPOSED ZONING DESIGNATION: R-4.5 (Residential, 7,500 square foot minimum lot size) LOCATION: 11455 SW Bull Mountain Road; WCTM 2S1 10AC, Tax Lots 01500 and 01600. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.22, 18.32, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164 SECTION II: STAFF RECOMMENDATION: Staff recommends that the Planning Commission find that the proposed development 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 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 1 CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED. PRIOR TO APPROVAL OF. THE FINAL PLAT. UNLESS OTHERWISE SPECIFIED, THE STAFF CONTACT FOR. ALL CONDITIONS IS BRIAN RAGER WITH THE ENGINEERING DEPARTMENT, (503) 639-4171. - 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Six (6) 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 compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on- site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of the public improvement permit. 5. The applicant's public improvement plans shall indicate compliance with the recommended improvements to SW Bull Mountain Road, as was submitted by Washington County in their comments, dated December 24, 1996. 6. The applicant shall provide additional ROW dedication on the face of the final plat to provide a total of 33 feet from centerline on SW Bull Mountain Road. In addition, additional ROW shall be dedicated at the comer of Bull Mountain Road and 114th Avenue to provide a ROW radius of 25 feet. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 2 7. The applicant shall construct half-street improvements along the frontage of SW Bull Mountain Road to Washington County C-1 standards. However, portions of the improvements will need to meet City standards, since the roadway is within City limits. For clarity, the improvements adjacent to this site shall include: a. County standard pavement section from curb to centerline equal to 21 '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 d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff e. six foot concrete sidewalk (per City standard) f. street striping (per County standard) 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 Bull Mountain Road in a safe manner, as approved by the County. 8. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of SW Bull Mountain Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 9. The applicant shall construct a 3/4-street improvement along the frontage of SW 114th Avenue. The only exception to this requirement would be if the applicant and Christ the King Lutheran Church agree to complete the full width of the street as one project. The design of the improvement shall be approved by the City. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet, plus additional pavement section on the east side of centerline to provide a total of 24 feet (the additional pavement is waived if the applicant builds a joint project with the church) 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 d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff e. five 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 114th Avenue in a safe manner, as approved by the Engineering Department. STAFF REPORT SUB 964008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 3 10. Full width street improvements, including traffic control devices, .mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. 11. The new cul-de-sac shall be built with a minimum pavement width of 24 feet and a minimum ROW width of 36 feet, to meet public street standards. 12. A profile of SW 114th Avenue shall be required, extending beyond the north boundary of the subject site showing how the new improvement will tie in with the existing improvements. 13. Lots within this subdivision shall not be permitted to access directly onto SW Bull Mountain Road. 14. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. 15. The applicant shall verify the location and depth of the existing six inch public water line in SW 114th Avenue prior to approval of the public improvement construction plans. If necessary, the applicant will be required to lower the existing water line as a part of constructing the street improvements in SW 114th Avenue. - 16. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 17. Lots 6 and 7 should be provided with a storm sewer easement through the rear of lots 7 and 8 to SW 114th Avenue. Perhaps the laterals shown on sheet 3 can be placed sufficiently deep to serve Lots 7 and 8. As shown, Lot 6 is not served. Lot 5 does not appear to be served by storm drainage facilities as shown on the utility plan. The utility plan shall be revised to provide storm drainage facilities as needed to serve each site. STAFF CONTACT: David Scott, Building Division. 18. The applicant shall extend an eight inch public sanitary sewer stub to the western boundary of the site to allow for future service to undeveloped parcels within the same drainage basin. 19. Prior to construction of the public improvements, the applicant shall provide a design of the proposed storm water detention facility (either on-site or off-site), along with the design calculations, to the Engineering Department (Brian Rager). If the facility is to be built off-site within ODOT ROW, the necessary property transfer from ODOT to the City shall be completed prior to construction. STAFF REPORT SUB 96-0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 4 20. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. 21. The applicant is encouraged to provide storm water quality as a part of the design for the detention facility. Design of the facility shall be approved by the City. If, however, this can not be achieved, prior to approval of the final plat, the applicant shall pay the fee in-lieu -of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($1804ot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the streets and sidewalk in order for the fee under "1)" above to be calculated. 22. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed detention facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 23. 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". 24. 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 (UBC). 25. The applicant shall provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall be incorporated into the final grading plan. A final construction supervision report shall be filed with the Engineering Department prior to issuance of Building Permits. - 26. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 5 27. The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under agency comments within this report. STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District. 28. Engineered plans need to be submitted to the Water Division for review and approval. STAFF CONTACT: Michael Miller, Water Department. 29. A street tree planting plan shall be provided that demonstrates compliance with the street tree size and spacing standards. A cash deposit or other method of assurance shall be provided prior to approval of the subdivision plat in order to insure planting. Prior to release of a cash deposit or bond the street trees shall be planted. STAFF CONTACT: Mark Roberts, Planning Division. 30. The existing detached garage shall be removed or relocated to comply with the five foot side and rear yard setback standard. Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards the structure would also be required to be modified to comply if it is relocated to another portion of the property. STAFF CONTACT: Mark Roberts, Planning Division. - 31. Lots 3 and 6 shall be revised to provide a minimum of 25 feet of frontage on the proposed private street. STAFF CONTACT: Mark Roberts, Planning Division. 32. The applicant shall also record a deed restriction for those trees that are to be preserved. The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. STAFF CONTACT: Mark Roberts, Planning Division. 33. The applicant shall also construct the recommended tree protection measures for trees that are recommended. for preservation. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 34. The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 35. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are completely finished, and-4) all street lights are installed and ready to be energized. STAFF REPORT SUB 964=8/ZON 960010 - LAURELGLEN ESTATES PAGE 6 36. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 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 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 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. STAFF REPORT SUB 96-OOOB20N 96-0010 - LAURELGLEN ESTATES PAGE 7 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 (3) 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. 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 & Wilily 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. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES 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, on 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 is presently developed with a detached single family residence and a detached garage. The property also has a group of Holly trees that were planted as well as other trees that are scattered throughout the site. The property has been within City limits since 1978. Since the Comprehensive Plan was adopted iri 1983, the property has STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 9 been designated for Low. Density Residential use. This designation allows a residential density of 1-5 dwelling units to be developed per acre. To implement this designation, the property has been zoned with an R-2 Zoning Designation. The R-2 Zoning District requires a 20,000 square foot minimum lot size. No other development applications have been filed for the property. Vicinity Information: To the west, the property is adjoined by a Montessori School. To the east of the property is the Lutheran Church. To the north, the property abuts detached single family residences along SW 114th Avenue within the Coles Acres Subdivisiori. To the south, the property is adjoined by vacant land zoned for multiple-family residential use and the recreational facilities of the Hillview Commons Apartment complex. Site Information and Proposal Description: The site is presently developed with a detached single family residence and a detached _ garage. The applicant has proposed to subdivide two adjoining properties, of a total of 1.98 acres, into eight lots in order to develop seven new detached single family residences. The applicant proposes to construct full width street improvements along SW Bull Mountain Road, partial street improvements along SW 114th Street, and a new cul- de-sac street to be built as a private street to serve the existing home and the seven new proposed lots. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Section 18.22 of the Community Development Code sets forth standards and procedures for quasi-judicial amendments. The applicant has proposed to change the Zoning District Map from the R-2 to an R-4.5 Zoning Designation. The applicable approval criteria are addressed as follows: A recommendation or a decision to approve, approve with conditions, or to deny an application for a quasi-judicial amendment shall be based on all of the following standards: The applicable comprehensive plan policies and map designation; and the change will not adversely affect the health, safety and welfare of the community. The applicant has not proposed a Comprehensive Plan Map Amendment, therefore this standard is not found to be applicable to this request. The statewide planning goals adopted under Oregon Revised Statutes Chapter 197, until acknowledgment of the comprehensive plan and ordinances. The Tigard Comprehensive Plan has been acknowledged, therefore specific review of each statewide planning goal is not applicable. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 10 • i The applicable standards of any provision of this code or other applicable implementing ordinance. Specific future site development improvements are reviewed within this report for the accompanying subdivision application. The specific criteria relative to the Zone Change request are the those listed within this section. Subsection 4 below, that concerns a mistake or change in the application of the original zoning designation, is the specific criteria that must be found to have been addressed in order to approve the zone change request. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property that is the subject of the development application. The application states that a change has occurred because of the recent development of the Aspen Ridge. Subdivision and Bull Mountain Heights. The Aspen Ridge Subdivision was developed under the densities allowed under the R-4.5 Zoning District, so no change or mistake has occurred as it relates to this development. Because of the project's location, as shown on the map, it is assumed that the applicant meant Hillview Common Apartments when referring to the Bull Mountain Heights development. Three separate amendments to the Comprehensive Plan Map and Zoning District Amendments were approved to redesignate several properties from Commercial Professional to the current R-25 Zoning. In 1984, property in this area was redesignated from Commercial Professional to R-40 (CPA 4-84/ZC 4-84). This site was later developed as the Wellington Estates Condominiums. At the time, neighboring residents felt that the Commercial Professional Zoning Designations were an incursion into the residential zoning within this area. In 1992, areas to the south and west of the subject property were redesignated from Commercial Professional to R-25 (CPA 92-0002/ZON 92-0002). A mistake was found to exist because of the difficulty developing an office development on a site with slopes in the range of 15 to 25%. It was also found that, because of the Wellington Estates Apartment Development, access for an office development was now limited to SW Bull Mountain Road instead of access to both SW Beef Bend Road and SW Bull Mountain Road. A portion of this property was developed with the second phase of the Hillview Common Apartments. In 1994, areas to the south and east of the site were redesignated from Commercial Professional to R-25 (CPA 94-0001/ZON 94-0001). A mistake was found to exist because of the difficulty developing larger office building structures on a site with slopes of up to 15%. The City Council also found that the redesignation of the other adjoining properties made development of an office park project more difficult on this site. A portion of this property has since been developed with the Hillview Commons Apartments. A vacant restaurant site was also redesignated as part of the application. The restaurant is still standing but remains vacant at this time. Upon review of historical zoning maps for the property, no specific mistake can be said to have been found in the application of the current R-2 Zoning Designation on the property. The R-2 Designation has carried forward from maps dating to the adoption of the Comprehensive Plan in 1983. STAFF REPORT SUB 96-000820N 96.0010 - LAURELGLEN ESTATES PAGE 11 The Comprehensive Plan Map and Zoning Designation have been changed for several parcels within this vicinity in recent years. As a result of these changes several of these parcels have since been developed under their new land use designations. Given the site's proximity to transit, employment, and commercial services, increasing density on this site from R-2 to R-4.5 furthers Metro's 2040 regional planning policies by increasing the density on two acres of property zoned for what is among the lowest density allowed under the adopted residential zoning designations. Region wide planning efforts are to increase residential density within the Urban Growth Boundary. This could be considered a change in circumstances. The R-2 Zoning Designation was applied to an area that is within 500 feet of SW Pacific Highway, an arterial facility. By increasing density on this site, the distances future residents must travel to access commercial and community services will be reduced. The applicant has proposed to develop detached single family residences the same as are permitted within the R-2 Zoning District but with smaller lots. The smaller lots would still conform with the Comprehensive Plan Density that is designated for these properties. It is also expected that the increased number of residential structures that would be allowed through the R-4.5 Zoning District, versus the R-2 Zoning District will provide for an additional buffer from SW Bull Mountain Road versus the maximum density allowed within an R-2 subdivision. Impact Study: Section 18.32.050 states the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development Alternatively, an applicant may specifically concur with the requirement for dedication-of right-of-way to the public and waive the impact study analysis by dedicating the right-of-way and completion of a waiver statement. An impact study was not provided. The applicant proposes to develop under existing required system development fees and construct half (1/2) street improvements on SW 114th Avenue and SW Bull Mountain Road. The applicant also proposes to construct an internal street and related utilities. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32% of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $169. The total TIF for a detached, single-family dwelling is $1,690. The applicant has proposed to construct half ('h) street improvements on SW Bull Mountain Road. SW Bull Mountain Road is designated as a Major Collector Street facility that accommodates traffic from adjoining local neighborhoods to access Arterial Streets. To access the site the applicant proposes to provide a preliminary half ('/z) street section along the easterly portion of the property to be developed as a completion of SW 114th Avenue. SW 114th Avenue is designated as a Local Street and is being developed to provide access to this development and for this reason has not been credited as part of the transportation impact mitigation. The proposed.cul-de-sac street also provides access STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 12 to this development and has also not been credited as part of the transportation impact mitigation. Assuming a cost of $150 per lineal foot, it is estimated that the total cost of the half ('/2) street improvements to SW Bull Mountain Road is $47,700. Because of its designation as Major Collector Street the proposed street improvements to SW Bull Mountain Road are listed as eligible for a TIF credit. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $11,830 ($1,690 x 7 dwelling units). Assuming a TIF credit of $11,830 against the probable street improvement costs on SW Bull Mountain Road, the applicant has been required to mitigate $35,870 of the transportation impact of this development. Based on an estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of the project traffic impact on major streets is $36,960 ($5,280 x 7). For this reason, the cost of all required and potential future street improvement requirements, as discussed within this report, are less than the impact and therefore, roughly proportional to the impact of the development. Use Classification: Section 18.42 sets forth use definitions for use classifications. The applicant - is proposing to create building sites for detached single family residences. This use is classified in Section 18.42 as single family detached. residential. Section 18.42 lists detached single family residences as a permitted use in the R-4.5 Zoning District. The applicant proposes to develop seven new detached single family residences that are one of the permitted uses within the R-4.5 Zoning District. Dimensional Requirements: Section 18.50 states that the minimum lot area for each dwelling unit in the R-4.5 zoning district is 7,500 square feet. An average lot width requirement of 50 feet is required in the R-4.5 Zoning District Each of the eight proposed lots exceeds the 7,500 square foot lot minimum in compliance with this standard. Each lot also exceeds the 50 foot average width requirement. Lot 8 is the narrowest lot with 56 feet in average width. Development Standards: Section 18.50 contains standards for the R-4.5 Zoning District Section 18.144 sets forth standards for the permitted size, height and setbacks for detached accessory structures. Single-family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 Square Feet Average lot width 50 Feet Front setback 20 Feet Garage setback 20 Feet Interior sideyard setback 5 Feet Corner sideyard setback 15 Feet Rear setback 15 Feet Maximum building height 30 Feet Detached Accessory Structure (Side, Rear Setback) 5 Feet- STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 13 The preliminary plat submittal did not indicate the precise building envelope after subtraction of setbacks, however the proposed building sites appear to be of sufficient width and depth to accommodate detached single family residences as proposed. Considering the location of the proposed property lines, the existing home will also comply with the R-4.5 Zoning District setback standards. The existing garage does not comply with the five foot sideyard setback requirement. Prior to recording the plat, the garage shall be removed or relocated to comply with the five foot side and rear yard setback standard. Where in compliance with other development standards, the applicant may also reconfigure lot lines to comply with this setback. Also, please note that the current Development Code standards allow a detached accessory structure to be developed at up to 15 feet in height and 528 square feet in size. If the existing detached garage does not comply with these standards, the structure would also be required to be modified to comply if it is relocated to another portion of the property. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development A subdivision complies with the design standards where 80% or more of the newly created parcels meet either the Basic Solar Access Standard, the Solar Building Line Option or the Performance Option. 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. 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, cost or amenities of the project that adds five percent or more to the cost of each lot To comply with the subdivision design standard, a minimum of seven lots are required to comply with the Basic Solar Access standard, the Solar Building Line Option, or the Performance Option. As designed, a total of five of the eight lots comply with the Basic Standard. Lots 1, 2, 4, 7 and 8 comply because they provide a minimum north- south dimension of 90 feet or more. The applicant proposes to have Lot 3 comply with the protected Solar Building Line Option. To comply with this option Section 18.88.040 (C)(2)(d) requires that a minimum of 45 feet from the Solar Building Line to the northern edge of the buildable area of the lot be provided. As shown on the plat this lot does not provide the minimum distance. It is recommended that Lots 3 and 5 be exempted from compliance from the 80% rule of the Solar Access Design Standards for new subdivisions. This exemption is recommended because of the existing street patterns of SW Bull Mountain Road and SW 114th Avenue. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 14 0 • Solar Balance Point:. Section 18.88.050(8) requires that one and two family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access standards comply with the Solar Balance Point requirements. The Solar Balance Point standards will apply to this development at the time of Building Permit application. The plans for the residences to be built on each of the seven remaining undeveloped lots will be reviewed for conformance with the height and building design standards of the- Solar Balance Point requirements. Each home will be required to be designed to ensure that the southern building elevation will have access to passive solar energy for heating and cooling purposes. 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 land dedicated for public roads or parks. 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 applicant has provided calculations concerning the allowed density for this site. _ The total gross site area is 86,248 square feet. A total square footage of 17,249 square feet is deducted from this site for areas dedicated to the public for right-of- way. The minimum lot size of the zoning district, 7,500 square feet, is also deducted for the existing home that is to be kept. This leaves a net buildable area of 68,998 square feet. By dividing the minimum lot size of 7,500 square feet into the net buildable area, the property has the area to yield up to nine dwelling units. The applicant has proposed to develop a total of seven new dwelling units and maintain the existing dwelling unit that is in compliance with this standard. 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 that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant 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; The applicant's narrative discusses the aforementioned street tree planting criteria but did not provide a street tree planting plan. Prior to recording the subdivision plat, a street tree planting plan shall be provided to comply with the street tree size and spacing standards. A cash deposit or other method of assurance shall be provided prior to recording the subdivision plat in order to assure planting. Prior to release of the deposit, the street trees shall be planted. STAFF REPORT SUB 96-000820N 96.0010 - LAURELGLEN ESTATES PAGE 15 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 center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Through the Building Permit review, setbacks of the structures will be checked. Based of the location of the buildable areas on this property, it is expected that future site improvements can comply with this requirement and that development within the Clear Vision Areas will not be required. 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, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a plan that identifies all existing trees greater than 12 inches in caliper. The site has 25 viable trees that are in excess of 12 inches in diameter. The proposed site plan identifies 19 trees that will be saved. Due to the limited areas available for development, it is recommended that the applicant be permitted to remove the trees as proposed. Since the applicant is retaining more than 75 percent of the existing trees, Section 18.150.070.D does not require tree mitigation for the trees to be lost.. Prior to recording the plat the applicant shall record a deed restriction for those trees that are to be preserved. The applicant shall also construct the recommended tree protection measures for these trees. 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. STAFF REPORT SUB 96.000820N 96-0010 - LAURELGLEN ESTATES PAGE 16 Compliance with the standards listed in Criterion 1 are addressed elsewhere within the staff report. The proposed Laurelglen Estates plat name is not known to duplicate other plats as required by Criterion 2. The proposal addresses Criterion 3 because the completion of street improvements along SW Bull Mountain Road and the site's frontage on SW 114th Avenue are proposed. The applicant also proposes to develop a new public street to serve the existing home and the seven new lots. No common areas have been proposed as part of this subdivision, so Criterion 4 is not applicable. Street and Utility Improvements Standards: Section 18.164 contains the following standards for streets and utilities serving a subdivision: Street 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 been required to complete street improvements such as curb, gutter, and sidewalk along the property frontage through the recommended Conditions of Approval. Minimum Rights-of--Way and Street Widths: Section 18.164.030(E) provides a range for Public Streets to be developed for Local Street purposes. This chart provides a range for right-of-way and street widths. The right-of-way width range provided for this purpose is 36 to 50 feet The street width range is 24 to 34 feet of width. Upon review with the applicant, it was determined that the proposed private street indicated on the plan set was supposed to be a public street. The applicant has proposed the use of a public street to serve the existing and new residences. This street, as proposed, has a total right- of-way of 36 feet with a paved section of 22 feet. The right-of-way width and design is required to be revised to 24 feet of width would comply with the public street right-of-way ranges set forth in this section. 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 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-sac since they are intended to continue as through streets at such time as the adjoining property is developed. Because this site is a small infill property within a heavily developed area and because it is a remainder parcel adjoining a Major Collector Street and a Local Street, the extension of streets across this site in a north and westerly direction is not possible. 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. Provision of a street STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 17 connection is proposed by the applicant between SW Bull Mountain Road and the existing southerly terminus of SW 114th Avenue. No environmental or topographic constraints exist that preclude extension of the street. Although the existing section of SW 114th Avenue was not developed to current City standards, it currently accommodates two way traffic and the connection is required. 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 c. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Through the required engineering plans, these street improvements will be reviewed and approved by the Engineering Department for the applicant's frontage on SW Bull Mountain Road and SW 114th Avenue. The proposed curb, gutter, and sidewalk will be required to meet current City 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. The proposed extension of SW 114th Avenue completes a block of streets made up of SW 114th Avenue, SW Bull Mountain Road and SW Gaarde Street. 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. This development site is a portion of a residential block. Through this development the applicant proposes to extend street improvements along the property frontage on SW 114th Avenue. Considering existing development constraints, the completion of SW 114th Avenue street extension is the most that is possible given the existing residential uses to the north and west. Given the level of buildout in the area and the existing zoning, it is not possible to extend the new proposed street in a northerly or westerly direction for the purpose of extending the street in the future. STAFF REPORT SUB 96-0008/ZON 96-0010 - LAURELGLEN ESTATES PAGE 18 Block Lengths: Section 18.164.040(6)(2) states that when block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. The proposed street is approximately 150 feet. Because of its limited length, this subdivision does not create a block length in excess of 600 feet. The extension of SW 114th Avenue allows for pedestrian access between SW Bull Mountain Road and SW Gaarde Street through an area that currently does not have a developed pedestrian connection. Lots - Size and Shapg: 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. The subdivision as designed complies with this standard. Lot 3 has the greatest lot depth to width ratio. This proposed site has approximately 135 feet of depth to 68 feet of width. Considering these dimensions, this lot and the others comply with this standard. 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. The minimum frontage width standard is met for six of the eight lots because they have frontage in excess of the 25 foot minimum requirement. Lots 3 and 6 shall be revised to provide a minimum of 25 feet of frontage on the proposed street. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. Sidewalks have been proposed to be provided along the frontage of SW Bull Mountain Road, SW 114th Avenue and along the proposed street frontage. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. Sanitary sewer facilities exist in SW Bull Mountain Road. with sufficient capacity to meet the additional demand that will be created by the development of this subdivision. It may also be possible to extend sewer to facilities within SW 114th Avenue if an agreement can be reached with neighboring property owners to share a portion of the cost. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The applicant proposes to direct storm water from this subdivision to a line within SW Bull Mountain Road. The applicant will be required to demonstrate that down stream facilities have sufficient capacity to handle the increase in storm water run off that is created by this development. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), 18.164.100 (Storm Drains) and 18.164.120 (Overhead Utilities) are required to be addressed through the development review process. A review of required Water Quality Treatment, Erosion Control and Water Service have also been provided below: STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 19 STREETS: This site is adjacent to SW Bull Mountain Road and the right-of-way (ROW) for SW 114th Avenue. The plan indicates that both frontages will be improved and a new cul-de-sac will be constructed to serve the new lots. SW Bull Mountain Road SW Bull Mountain Road is under Washington County jurisdiction and is classified as a major collector street on the City and County transportation plans. The County submitted comments regarding this application and will require the dedication of additional ROW on the roadway to provide a total of 33 feet from centerline (see County comments under "CIT and Agency Comments" elsewhere in this report). In addition, there is inadequate ROW at the corner of SW 114th and SW Bull Mountain Road to accommodate a curb return when the intersection is improved. Therefore, additional ROW shall be dedicated to provide a curb return. City standards would require a dedication to give a 25-foot ROW radius at the corner. These ROW dedications can be made on the face of the final plat. The County also recommends that the applicant construct frontage improvements along SW Bull Mountain Road. _ The City concurs and the applicant intends to construct a half- street improvement as a part of their project. The applicant will need to obtain the appropriate permits from the County for the street improvement work prior to construction. SW 114th Avenue SW 114th Avenue is classified as a local street and is currently unimproved. The existing improved portion of the street is immediately north of this site. The applicant intends to construct necessary street improvements along the frontage of this site that will complete the connection of SW 114th Avenue to SW Bull Mountain Road. Because the street is unimproved, the applicant will need to construct a 3/4-street improvement to ensure adequate width for two-way traffic and parking. The applicant has inquired about the obligations of Christ the King Lutheran Church, immediately east of this site, to assist in the funding of the 114th Avenue improvements. The City has on file an agreement that was executed by the church that prevents them from remonstrating against the formation of a local improvement district (LID) to improve SW 114th Avenue. The applicant could, as an option, request the formation of a LID according to TMC 13.04.020(a)(1)(C). Under that provision of the TMC, property owners representing fifty percent of the property benefited by the improvement must submit a petition to the City Council requesting formation of the LID. If the LID were approved by the City Council, the full width of the roadway could be constructed at one time. As an alternative, the applicant and Christ the King Lutheran Church could agree to privately complete the street improvements adjacent to their respective frontages and split the cost. The latter would likely be a more cost-effective solution than an LID. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 20 New Street The applicant is proposing a new cul-de-sac to serve the development. There is a reference on Sheet 3 of the applicant's plans that the new street would be "private". However, the applicant has indicated that the reference to a private street is incorrect; the applicant intends to construct the cul-de-sac as a public street. The street is proposed to have a pavement width of 22 feet, which is less than the City standard of 24 feet, and would be built within a 36-foot wide ROW, which will meet the City standard. The applicant can easily meet the pavement width requirement of 24 feet without increasing the proposed ROW width. Therefore, staff recommends the applicant build the new cul- de-sac with a 24-foot pavement width and a 36-foot wide ROW width. WATER: This site lies within the service area of the Tigard Water Department and lies close to the boundary of two pressure zones. There is an existing six inch public water line in SW 114th Avenue that, according to the Water Department, will not provide adequate fire protection pressure for this site. The applicant proposes to serve this site from an existing 12-inch public- water line in SW Bull Mountain Road that will provide adequate fire protection. The plan indicates that the applicant will extend a new eight inch public water line in SW 114th Avenue from the 12-inch line in SW Bull Mountain Road. Because,.the parcels north of this site are already served by City water, the Water Department indicates the eight inch line will not need to be extended further north in SW 114th Avenue. Because of the necessary street improvements in SW 114th Avenue, the six inch water line may need to be lowered. The applicant will need to verify the location and depth of the existing water line prior to construction. SANITARY SEWER: This site is proposed to be served from an existing public sewer line in SW Bull Mountain Road. The plan gives the impression that there is an existing sewer line adjacent to the frontage of this site. However, City as-built records indicate that the closest portion of the public sewer is approximately 400 feet east of this site, in SW Bull Mountain Road, near the eastern boundary of the Christ the King Lutheran Church and the intersection of Highway 99W. Therefore, the public line would need to be extended to serve this site. An alternate route for sewer service was suggested by one of the neighbors to the north of the project site, who lives along SW 114th Avenue. The houses along that portion of SW 114th Avenue are not connected to sewer and there may be an interest on the part of the neighborhood to connect. The neighbor has contacted the applicant's engineer and suggested that the applicant consider bringing a public sewer line south in 114th Avenue from its present location, which is approximately 650 feet north of this site. The suggestion provides that the applicant pay for only the portion of the extension equal in length to what they would encounter if they extended the sewer in SW Bull Mountain Road (approximately 400 feet). The neighbors would pay for the additional 250 feet. In concept, this proposal would be acceptable to Staff. However, the neighbor will need to get the cooperation of the other property owners in the neighborhood. The applicant and STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 21 the property owners would need to settle on a private agreement as to how the improvements would be-paid for and constructed. The City's role would be to review and approve the proposed design and participate in the inspection of the work. Regardless of which option the applicant chooses, they will be required to extend an eight inch public sewer line to the western boundary of the site to allow for future service to undeveloped parcels uphill of the site. STORM DRAINAGE: This site sits on a partial ridge line, with part of the site sloping to the northeast and part sloping to the southeast. The applicant's plan proposes all drainage from the site to be directed south into the ROW of SW Bull Mountain Road. A downstream analysis was submitted with the applicant's materials that discusses the existing storm drainage system downstream from this site. The drainage system in SW Bull Mountain Road consists of roadside ditches and culverts to a point near the eastern boundary of-the Lutheran Church site. From there, the drainage enters a ditch inlet structure that directs it to.the north into a fairly deep ditch within ODOT-controlled ROW (includes an old frontage road of 99W). The deep ditch continues to a point near the north boundary of the Lutheran Church site where it diminishes drastically. Along the eastern boundary of the apartment site (north of the church site), there is no defined ditch to carry the water, and the manager for the apartment site has hand-excavated a small trench in an attempt to help the water reach SW 112th Avenue. However, based on a site visit in January, 1997, it was evident that in high flows the small trench- is overrun and water sheet flows across the yard of the apartment site and over the curb in SW 112th Avenue. Once the water reaches SW 112th Avenue, it ponds within the roadway until it finds its way to an existing catch basin. Obviously, this system is not adequate and could not feasibly handle additional water from this development in its current configuration. The applicant's plan suggests storm water detention in SW 114th Avenue using an . oversize pipe with.a flow control manhole in the intersection of SW 114th Avenue and SW Bull Mountain Road. Below-ground detention pipes have proven to be a very high maintenance challenge, as there is no way to remove sediment build-up inside the pipe except by hand. The location of the flow control structure is problematic because City crews would need to partially block off the intersection with their utility truck and would need to set up extensive traffic control, as SW Bull Mountain Road is a high-volume facility. Because of laws governing the entrance of personnel into confined spaces, City crews are required to be lowered into these areas with tripod manlifts. The set-up time required for this operation, along with the time and effort to shovel sediment out of the detention pipe, would result in prolonged interruption of traffic and an inefficient use of City maintenance personnel. Staff recommends the applicant revise their plan to provide on- site detention. This may require the elimination of one lot in order to construct a detention pond. STAFF REPORT SUB 96.000820N 96-0010 - LAURELGLEN ESTATES PAGE 22 There may be another solution to the detention problem. During the site visit in January, the applicant and Staff noted an area near the northeast corner of the apartment site, within the ODOT ROW area, that is currently unused space. This area is a natural depression with blackberries and tall grass. The applicant suggested that this area would serve as a good location for a regional storm water detention facility (see Attachment A). Once constructed, the facility could collect the drainage from SW Bull Mountain Road, detain it, then control its release into the existing storm drainage system in SW 112th Avenue. The applicant stated that they would be willing to construct such a facility as a part of their project. Staff concurred with the applicant's suggestion and sent a letter to the District 2A office of ODOT requesting that ODOT look into the matter. Staff suggested that ODOT relinquish title to this area to the City so the regional detention facility could be City-maintained. As of the writing of this report, Staff has not heard back from ODOT. In summary, Staff does not support the applicant's proposed detention plan, but would support a revision to either show on-site detention or, if approved by ODOT, show a regional detention facility. Prior to construction, the applicant will be required to submit a- design of the proposed detention facility with calculations for review and approval by the Engineering Department. 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. The R&O includes a provision that excludes small sites from this rule when the construction of an on-site facility would prevent the effective development of the site. In this case, in order to provide adequate treatment for this site, the developer would likely have to commit one lot for the placement of a treatment pond, thereby reducing their developed lots to 7. This issue is somewhat connected to the storm water detention issue described in the previous section. If the applicant is able to utilize a portion of ODOT ROW for the placement of a pond, they will avoid having to provide detention on-site, which would take away one of their lots. They could propose that the regional facility not only provide detention, but also water quality. The limiting factor will be volume; a pond sized for both water quality and detention has a much greater volume requirement than a pond that only provides detention. The applicant would have to consider other developable land within the surrounding basin when sizing the pond. At this point, Staff can not determine if the proposed ODOT ROW area will provide enough area for a "dual purpose" regional pond. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 23 In the event the applicant must use one of their lots for on-site detention, they may also be able to provide water quality, if they can achieve the required volume to achieve both goals. The applicant is not sure at this point if they can effectively develop this project with only 7 lots. This site is of such a small size, that Staff would normally recommend against an on-site water quality facility. In this case, however, since the applicant will be required to provide storm water detention, they may be able to provide treatment. Staff therefore encourages the applicant to attempt to provide treatment along with the design of the detention facility, either on-site of off-site, but in no case should the applicant be required to build more than one facility to achieve both goals. 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. - EXISTING OVERHEAD UTILITY LINES: Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines along SW Bull Mountain Road that will need to be addressed. SECTION V: OTHER STAFF COMMENTS The Building Department reviewed this proposal and have offered the following comments: Lots 6 and 7 should be provided with a storm sewer easement through the rear of lots 7 and 8 to SW 114th Avenue (perhaps the laterals shown on sheet 3 can be placed sufficiently deep to serve lots 7 and 8). As shown, Lot 6 is not served. Also, lot 5 looks close. The Water Department reviewed this proposal and have offered the following comments: Engineered plans need to be submitted to the Water Division for review and approval. Existing six inch c.i. on SW 114th Avenue may need to be lowered due to improvements. Please verify location and depth. Costs associated with relocation of water meter and service for existing home to be paid by the developer. Other affected departments have reviewed this application and have offered no comments or objections. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 24 SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved and that plans shall be submitted to the Fire Marshall's Office for review and approval that address the following comments:. 1. 1Nhere 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 and 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)). 2. Fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of more than 200 feet. (UFC Sec. 902.2.2.6). Intersections and turnarounds shall be level (maximum 5%) except for crowning for water run-off. 3. 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 roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2). 4. 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). 5. 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). The Unified Sewerage Agency reviewed this proposal and provided the following comments: SANITARY SEWER: Each lot within the development shall be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Handbook, July 1996 edition). Engineer should verify that public sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. STAFF REPORT SUB 96-000820N 96-0010 - LAURELGLEN ESTATES PAGE 25 STORM SEWER: Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm ' conveyance systems is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Washington County Department of Land Use and Transportation reviewed this proposal and provided the following comments: 1. PRIOR TO FINAL APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD: A. Submit to Land Development Services (Public Assurance Staff, Tracy Stone/Carolyn Cook, 681-3843): 1. Completed "Design Option" form. 2. $750.00 Administration Deposit. 3. A copy of the City's fn( Notice of Decision, signed and dated. NOTE: Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration will be returned to the applicant. If at any time during the project, the County's costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover its costs. 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: a. Half-street improvement to a C-1 County standard along the SW Bull Mountain Road frontage. b. Intersection improvements for the SW Bull Mountain Road/SW 114th Avenue intersection. C. Close all existing driveways to SW Bull Mountain Road. d. Align the SW 114th Avenue with the existing access point for Hillview Terrace Apartments. B. Obtain a Washington County Facility Permit upon completion of the following: STAFF REPORT SUB 96-000a20N 96-0010 - LAURELGLEN ESTATES PAGE 26 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.A.4. NOTE: The Public Assurance staff (Tracy Stone/Carolyn Cook 681-3843) of Land Development Services will send the required forms to the applicant's representative after submittal-and approval of the public improvement engineering plans. 2. Provide evidence that the documents required by condition I.C. have been recorded. C. The following documents shall be executed and recorded with Washington County: 1. Dedicate additional right-of-way to provide 33 feet from centerline of SW Bull Mountain Road frontage. 2. Dedicate additional right-of-way to provide adequate corner radius at the intersection of SW Bull Mountain Road. 3. Provide a one-foot non-access reserve strip along SW Bull Mountain Road frontage. NOTE: Washington County Survey Division (Jamil Kamawal, 693-4543) will send the required forms to the applicant's representative. II. PRIOR TO OCCUPANCY: A. The road improvements required in condition I.A.4. above shall be completed and accepted by Washington County. Other affected agencies have reviewed this application and have offered no comments or objections. 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. v February 20. 1997 PREPARED BY: Mark Roberts, AICP DATE Associate Planner, February 20. 1997 APPROVED BY: Richard Bewers or#f DATE Planning Manager STAFF REPORT SUB 96-000820N 96-0010 - LAURELGELN ESTATES PAGE 27 a. tt.:.a. . , , n t.« G n. 1 515 I . G0L~ I----- Lu IL a" ` nr« ; n4W Q . 1 7 e O s 1 p/ un V. f IIB. M i Q u V v Sim Y. ( Rpr Z bar GAT &F. _ c, 1 ~ ~tq/f 4 =:r to I SCHOOL a Craw v. ~s- r. - u• •tt.~/r ~ G n ts" t O v SEIi~Ca t , V t ~ L O F- - V PLOT PLAN a C,` SoE NO. E /'\-\f H I B IT MAP 4 SUB LAURELGLEN ESTATES SUBDIVISION ZON 96-0010 _ a U► 16- 0 it 00 8 ) ~ QZ it 4 ~ i W AC x z 1 Y .r, Ac I ea.w X900 3000 2000 ?00 ' .JAc 49 Ac u AC . I 1 4 ( $ T w - 600 ~ $7 C, ?JC 3 , 2800 = 2100 .2202 A~ ( • /.AG \ u C Y xroo ° Y .N Ac _ ,os 13 .J7 C 3 8 2200 ~ 4 ^ 4 - ./SAG • ~ yY T_ L:~ uj sv Ac 9 S j t ~i~ts 12 T • dew Ar w w/Y~ Tall 230o E,ah~ 3 sr Ac s I APK .AV.~ _ 3 110 s+ac r we A' Adrdcic ISOO 1600 Z 1700 ZMC J W C 2•7'YAG ray Q OrodST ?W A%W ~ . W7mcAt&N 09ACK ± L f NAP co~ . RoAO ~Q ~ 4 a7~ 1BULL y..st . ` .91 AC. ~ b 1200 f ~QIK 1100 / r 1300 JJAC. 7+ V b -0 AG e ( - ~ ~ 300 D \ .alC I` >zN - C` i /jQ 400 L I L ~i.a ss- - 4 - `C X60 AG O -U ATTACHMENT -A C t, S E NO. I LAURELGLEN ESTATES SUBDIVISION E^HIBIT MAP ~ SUB 96-0008 ZON 96-0010 February 25, 1997 ARD OREGON Douglas Kolberg Cl: P.O: Box 1426 Lake Oswego, OR 97035 Re: Laurelglen Estates Subdivision 96-0008/ Zone Change 96-0010 Dear Mr. Kolberg: Pursuant to your request, this letter has been provided to notify you as to a change in the date of the public hearing for the Laurelglen Estates Subdivision. The Public Hearing has been rescheduled from March 3 to March 16, 1997. The neighboring property owner notification was sent as scheduled for the March 3 hearing but the required notification was inadvertently not sent to the newspaper. Both the newspaper and neighboring property owner notifications have been sent for the March 16 public hearing. The City will complete both the public hearing and local appeal (if filed) within the required 120 day period. Please feel free to contact me concerning this information. Sincerely, 7pta 41~ Mark Roberts Associate Planner, AICP i:\curpln\mark_r\kolberg.doc c: Ken McNab, Alpha Engineering `SUB 96=0008 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 LAND USE REVIEW APPLICATION FOR: LAURELGLEN ESTATES An 8-Lot Residential Subdivison and Zone Change OWNER J Fredrick and Nelda Crane 11455 S.W. Bull Mountain Road Tigard, OR 97224 503.620.2170 APPLICANT Douglas Kolberg Apex Properties, Co. P.O. Box 1426 Lake Oswego, OR 97035 p 503.699.9401 APPLICANT'S REPRESENTATIVE Alpha Engineering, Inc. 9600 S.W. Oak Street, Suite 230 Portland, OR 97223 503.452.8003 AEI# 412-003 SUBMITTED: December 9, 1996 ~ • i TABLE OF CONTENTS 1. APPLICATION 2. NARRATIVE 1. Introduction 1 II. Vicinity Information 1 III. Site Information 2 IV. Project Description 3 V. Procedures for Decision Making 4 VI. Request to Amend City Zoning Map 4 1. Conformance with Comprehensive Plan . . 5 2. Conformance with Locational Criteria 10 3. Conformance with Map Amendment Criteria 12 VII. Compliance with the Community Development Code 13 1. R-4.5 Single Family Zoning District 13 2. Solar Access 14 3. Density Computations . 16 4. Additional Yard Setback Requirement . . • • • • • • • . . . . • . . . . • . . . . • , . 17 5. Landscaping and Screening 17 6. Visual Clearance Area 18 7. Access, Egress and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 8. Tree Removal 18 9. Land Division - Subdivision 19 10. Land Division - Major Partitioning . . 19 13. Street and Utility Improvements 20 VIII. Impact Study ...................................................26 3. APPENDICES A. Pre-Application Conference Notes B. Title Report C. C.I.T./Neighborhood Meeting Package D. Traffic Impact Statement E. Tree Protection and Removal Plan F. Drainage Report G. Site Plans SUBDIVISION APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX (503) 684-7297 CITY OF TIGARD PRE-APP. HELD WITH: Pit-VI B . GENERAL INFORMATION DATE OF PRE-APP.: -7- I I- q& Property Address/Location(s): I I H 55 SO • BU W. MTN. RD FOR STAFF USE ONLY T I6892, OR q-=4 Case No.(s): Tax Map 8 Tax Lot #(s): 251 10 AC, Other Case No.(s): T A)c LaT 5 1500 d 1(000 Receipt No.: Site Size: 1. `1 S ACRE 5 Application Accepted By: FAEDRIGK T. CeANE Date: Property Owner/Deed Holder(s)': t- Iro^ t_ . cIGA N E 603- Address: I ( H S5 SW 13V 1.L MTN. RD_ Phone: 610-2('7O City: TIGARID OR Zip: 9 1 22L4 Date Determined To Be Complete: VOuGLPP5 KOWbfRG c(o Applicant': R(.9i-IA I`NG INEE R11J G , IN C. Address: %00 SW OP+K 5T 14 230 Phone: 54 52- 8003 Comp Plan/Zone Designation: City: PORTI,Ak JV, OR 912.-1-3 t-192- 804-3 CIT Area: When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Recording Date and Number authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. Rev. 8r31/96 kNcurp1nknastersNsubapp.doc PROPOSAL SUMMARY The owners of record of the subject property request Subdivision approval to divide a: REQUIRED SUBMITTAL ELEMENTS l .9 S Prc- parcel into g lots between V Application Elements Submitted: 1, 50 5 and 12, N k S square feet in size. ❑ Application Form ❑ Owner's Signature/Written Authorization T~'E 'PRo Po5 Eb 5 U73D IV 15 ION W 1 VL ❑ Title Transfer Instrument or Deed (provide any additional information here) ❑ Site/Plot Plan (81/,"x 11") R 1✓ a U 1 Re PfI.J PT M E N D M 5_ ~J"T Ty of copies based on pre-app check list) 1'l E Z Ot.)1 N G M l4 P FROM ❑ Applicants Statement of copies based on pre-app check list) R Z TO R - y • S . T'h E ❑ Filing Fee (Preliminary Plat).... $2,125.00 + $10 Per Lot) A-M15 ND MENT wIL- t_ N OT REd,v1RE (Final Plat) $ 295.00 kN PrM Et.J o M E aJ'T To T+FJ IE Co MPRE}rE►J51Vf PLAN. 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: I ArAlF PMENT To C,11N Zom"& IMPrF TR~~ REMo vP~~ FEE - IN- L IEU OF" FOR 5-20SK W RTSK FACIL- T1 ES APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: The above request does not violate any deed restrictions that may be attached to or imposed upon the subject At9pedy. • 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. • 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. 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. SIGNATURES of gbh owner of the subject property. DATED this ~l 3 day of 190L Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 ALPHA ENGINEERING. INC. AUTHORIZATION FOR SUBMITTING DEVELOPMENT APPLICATION The undersigned acknowledges that Douglas Kolberg and Alpha Engineering, Inc. hereby have authorization to submit a development application(s) to the City of Tigard for our property identified on the Washington County Assessors Tax Map 2S 1 l OAC as Tax Lots 1500 and 1600. -tl Fredrick T. Crane, Owner Date Nelda L. Crane, Owner Date Plaza West • Suite 230.9600 SW Oak • Portland. Orerun 97223 Office 503-452-8003 • Fax 503-452-8043 I. GENERAL INFORMATION The applicant is submitting for concurrent review requests to amend the City Zoning Map and for Preliminary Plat approval of an 8-lot residential subdivision. The subject site, specifically identified as Tax Lots 1500 and 1600 of Tax Map 2S 1 l OAC, is approximately 1.98 acres in size and is currently zoned R- 2 (Residential, 20,000 square foot minimum lot size). The proposed change in zoning from R-2 to R-4.5 (Residential, 7,500 square foot minimum lot size) will allow for development at the density being proposed by the applicant. An amendment to the Comprehensive Plan will not be necessary as the R-4.5 Zoning District is an implementing district of the R-L (Residential, Low Density) Comprehensive Plan designation. This application will demonstrate that the proposed map amendment and subdivision is in compliance with the applicable criteria of the Comprehensive Plan and Community Development Code. fly CIA H Vinton idway N Q TIGAFRtJD_ S, : . s - 1~ halls Win C Uurba _i 5cnai: uK~ sWEG~,. TUALATIN i 7L" , "'zdu nicors Conroy ' } Moun 5 I E a Norne Orb WEST ' - ® e LINN _Stafford ]p~ ~-i 11fJ100d T u t 4 AVULL. Co. Middleton !~C to uMt - ry ' v Mood Vlew i - s Spri ! I d r Advance i 1 VICINITY MAP II. VICINITY INFORMATION Residential development to the north and west of the site is characterized by older "ranch style" homes. The majority of these homes are situated on large parcels of land, some of which still contain small tree orchards. The immediate area is currently undergoing a transition from the existing lower density "ranch style" homes to higher density urban residential development. Bull Mountain Heights and Aspen Ridge are two recent developments that exemplify this trend. Approximately one-quarter mile to the east of the site is the Pacific Highway (99W) corridor. The corridor functions as a regional north-south passage to the Portland-Vancouver Metropolitan area from the communities of Sherwood, Newberg and McMinnville. LAURELGLEN ESTATES 1 1:\412-003\WP\SUB-NAR.KM 1 III. SITE INFORMATION Site Location The site is located on the north side of Bull Mountain Road approximately 1,000 feet east of Pacific Highway (99W). The site is bordered on its west side by the Montessori School and St. James Episcopal Church, and on its east side by the Christ the King Lutheran Church. Coles Acres (large underdeveloped residential lots) is located to the north. Existing Uses There is an existing home located on Tax Lot 1500. The home will be retained as part of the proposed development plan. Tax Lot 1600 is undeveloped. To~ i In general, site topography declines from a western elevation of 350 feet to an eastern elevation of 328 feet.-.The resulting slope is 7%. The southwest quadrant is the flattest of the four at a 3% slope. The remaining three quadrants contain moderate topography. Topography in the northwest quadrant declines from an approximate elevation of 342 feet to a north perimeter elevation of 328 feet. The resulting slope is 13%. The northeast quadrant declines from an elevation of 339 feet to an elevation of approximately 320 at the northeast corner of the site. The resulting slope is 11 In the southeast quadrant, topography declines from an elevation of approximately 340 feet to an approximate elevation of 330 feet at the eastern perimeter. The resulting slope is 11%. Vegetation There are numerous large fir trees located on the subject site. Trees with a caliper-of 12 inches or greater are identified by species and location on the attached Tree Survey. There is also an old Holly Tree orchard located in the eastern half of the site. The orchard has been out of production for some time. Riparian There are no known wetlands, streams or riparian corridors located on the subject site. Surrounding Lind Uses The site is located in an area of mixed uses and mixed residential densities. On the property located immediately west of the site is the Montessori School and St. James Episcopal Church. East of the site is a Park and Ride facility and the Christ is King Lutheran Church. Property to the north is characterized by larger underdeveloped lots (Coles Acres). Across from the site on the south side of Bull Mountain Road is the Bull Mountain Heights multi-family development. LAURELGLEN ESTATES 2 1:\412-003\WP\SUB-NAR.KM Transportation Currently the site is accessed from Bull Mountain Road, an unimproved two-lane collector street. Existing sidewalks along Bull Mountain Road are intermittent at best, and there are no bicycle lanes. Tri-Met Line #12 stops at the intersection of Pacific Highway (99W) and Bull Mountain Road (approximately 1,000 feet from the subject site). Line 12 provides connections to downtown Portland via the Tigard Transit Center at half-hour intervals during non-peak hours. During peak hours Line 12 runs at fifteen minute intervals to downtown between the hours of 6 and 9 am, and at twelve minute intervals from downtown Portland between the hours of 5 and 6 pm. IV. PROJECT DESCRIPTION The applicant is proposing to subdivide the 1.98 acre site into eight lots. Seven of the eight lots will be developed with single-family detached homes. The remaining lot will be used to preserve the existing single-family home (see attached site plans). The proposed lots range in size from 7,818 square feet to 12,619 square feet, with an average lot size of 9,198 square feet. The resulting density is approximately 4 units per acre. Because the proposed density is greater than that which is allowed in the R-2 Zoning District the applicant is requesting that the site be rezoned to R4.5. Two new streets will be created as part of this development proposal (see attached site plans). S.W. 114th Avenue will be partially constructed where the subject site fronts the designated right-of-way. The newly constructed portion of S.W. 114th Avenue will extend approximately 250 feet north from where it intersects with Bull Mountain Road. A new cul-de-sac street extending westward from S.W. 114th Avenue into the site will be constructed to provide access to all of the proposed lots. Additional right-of-way will be dedicated where the subject site fronts Bull Mountain Road in order to accommodate ultimate improvements. The applicant will make half- street improvements along this segment of Bull Mountain Road, including the provision of sidewalks. ' Sanitary sewer and water service will be provided to all proposed lots through the extension of existing lines in Bull Mountain Road. ' Pursuant to the provisions of 3.11.5(d)(1)(a) of the USA Design and Construction Standards (July 1996), the applicant is requesting that the requirement to construct an on- site water quality facility be waived in exchange for fees-in-lieu-of. The convexed topography of the subject site creates a "split-drainage" condition in which efficient management of storm water runoff is impractical. LAURELGLEN ESTATES 3 1:4112-003MMSUB-NAR.KM V. PROCEDURES FOR DECISION MAKING 18.32 Quasi-Judicial Decision Making The applicant is submitting a proposal in complete compliance with the applicable Code and Comprehensive Plan criteria. A pre-application conference was held on July 11, 1996 in accordance with the requirements of this Section. This proposal addresses all of the pertinent issues that were identified and discussed in the pre- application conference. Included in this application package are the following items: A completed City application form; a narrative statement addressing the appropriate Development Code and Comprehensive Plan criteria; an arborists report and tree survey; the required fees; and a list of all surrounding property owners and other affected parties. This application package has been prepared in compliance with the stated requirements and provides sufficient detail for review and action. The applicant acknowledges and accepts the review procedures identified in this Section. Q r P \ CL _ - cQL DI - 14 R y MJPCACK T ST 1 (PD) E- A~t.l N 1,,, W. _J Site io be Re-Zoned R-4.5 VI. REQUEST TO AMEND CITY ZONING MAP The applicant is requesting that the subject site be rezoned from R-2 (Residential, 20,000 , square foot minimum lot size) to R4.5 (Residential, 7,500 square foot minimum lot size). Given recent development trends in the surrounding vicinity, as well as the site's close proximity to transit and retail services, the applicant believes that the requested zone change is appropriate. The subject site has a Comprehensive Plan designation of R-L (Residential, Low , Density). An amendment to the Comprehensive Plan will not be necessary as the R-4.5 Zoning District is an implementing district of the R-L Comprehensive Plan designation. LAURELGLEN ESTATES 4 1:4412-0031WP\SUB-NARXM r Per the requirements of Section 18.22.040 of the Community Development Code, proposed amendments to the City Zoning Map must meet the following standards. Criterion #1 The applicable comprehensive plan policies and map designation and; the change will not adversely affect the health, safety and welfare of the community; A. Conformance to the Applicable Comprehensive Plan policies. 1. Citizen Involvement 2.1.1 The City shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. RESPONSE: A neighborhood meeting was conducted on August 6, 1996 in which all homeowners/residents within 250 feet of the site were invited to attend and comment on the proposed development. Beverly Froude, a representative from the West Citizen Involvement Team (CIT) attended this meeting. Through the public notification process, notice of the proposed land use action will be posted on the site, and a notice of public hearing will be mailed to the surrounding property owners. Attached as part of this application package is a mailing list containing the names and addresses of all property owners within 250 feet of the subject site. 2. Air, Rater and Land Resources Quality 4.1.1 The City shall maintain and improve the quality of Tigard's air quality and coordinate with other jurisdictions and agencies to ' reduce air pollution within the Portland-Vancouver Air Quality Maintenance Area (AQMA). The City shall aim to reduce the quantity of vehicle emissions by pursuing an energy-efficient urban form which reduces the number of vehicle mile traveled, and by encouraging the use of alternative ' modes of transportation, especially mass transit and pedestrian. LAURELGLEN ESTATES 5 1•\412-003\WP\SUB-NAR.KM RESPONSE: The proposed map amendment would improve ridership opportunities in an area that is located within walking distance of mass transit and park and ride facilities. Specifically, the requested amendment will result in a more efficient use of the land by increasing the number of residential units within one-quarter mile of transit. Considering the close proximity of transit, as well as the frequency of Line 12, it is likely that some residents will opt for travel by transit over the automobile, thereby reducing the number of vehicle miles traveled (VMT 4.2.1 All development within the Tigard Urban Planning area shall comply with applicable Federal, State and Regional water quality standards. RESPONSE: The proposed map amendment would not, by itself, affect compliance with this plan policy. The proposed development plan requires staff review and approval. Compliance with water quality standards is one of the criteria that will be applied in the review and approval process. Water quality and storm water management issues (as they relate to the proposed development) are addressed on page 25 of this application. 3. Housing 63.2 In the Tigard Community Development Code the City shall require a Density Transition whereby increased residential densities are adjacent to established areas in the following manner: a. The density within 100 feet of each property line shall not exceed 25% over the density shown on the Comprehensive Plan for the adjacent land unless there is an intervening road (major collector or arterial) in which case this provision shall not apply. RESPONSE: The subject site and adjacent property to the north have a Comprehensive Plan designation of R-L (Residential, Low Density). The R-L designation allows a maximum density of 1 to 5 units to the net acre. The proposed zone change will result in a density of 4 units per acre, as calculated below: LAURELGLEN ESTATES 6 1:4412-003MMSUB-NAR.KM GROSS SITE AREA : 86, 248 sf Street Dedication : 12,660 sf NET SITE AREA : 73,588 sf Max. Density (R-4.5) : 7,500 sf Allowable Density : 9.81 units PROPOSED DENSITY : 8 units total / 4 units per acre The proposed density of 4 units per acre is allowable under the R-L Comprehensive Plan designation. b. Where the proposed development abuts an existing housing development, the housing types within 100 feet shall be compatible as defined by the compatibility matrix in Chapter 18.26 of the Community Development Code. RESPONSE: The newly created lots will be developed with single-family detached homes. The proposed development is compatible with the existing single-family detached development on property located to the north of the subject site and also with the existing multi-family development located to the south of the subject site. There are no existing residential uses immediately east or west of the subject site. 4. Public Facilities and Services 7.1.2 The City shall require as a pre-condition to development approval that: A) Development coincide with the availability of adequate service capacityfor public water, sewer and storm drainage; B) The facilities are capable of adequately serving all intervening properties and the proposed development and are designed to City ' Standards; and C) All new development utilities be placed underground. RESPONSE: The subject site is adequately served by all essential public services (water, sewer and storm drainage). The attached preliminary Utility Plan illustrates how all of the newly created lots in the proposed development ' LAURELGLEN ESTATES 7 1:\412-003\WP\SUB-NAR.KM will be served by existing public water and sanitary sewer lines. Water quality and storm water management issues (as they relate to the proposed development) are addressed on page 25 of this application. The proposed improvements have been designed in accordance with City standards. All new utility lines will be placed underground. 7.61 The City shall require as a pre-condition to development that: the development be served by a water system having adequate water pressure for fire protection purposes; shall not reduce the water pressure in the area below a level adequate for fire protection purposes; and the applicable fire district review all applications. RESPONSE: , Water service to the subject site will be provided from an existing 12-inch line located in Bull Mountain Road (as shown on the attached preliminary Utility Plans). The 12-inch water line has sufficient water capacity to serve all of the proposed lots while at the same maintaining adequate pressure for fire protection purposes. The resulting demand on the existing service will not reduce water pressure in the area below acceptable levels for fire protection purposes. As part of th e internal review process, the proposed development plans will be forwarded to the applicable fire district for review. 5. Transportation 8.1.1 The City shall plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. RESPONSE: The proposed right-of-way improvements will result in a safe and efficient street and roadway system that is capable of meeting current and future , demand. A non-remonstrance waiver for the formation of a LID for traffic-related improvements will be provided by the applicant if required. &1.3 The City shall require as a precondition to development approval that: LAURELGLEN ESTATES 8 B412-003\WMUB-NAR.KM ' a. Development abut a publicly dedicated street or have adequate access approved by the appropriate approval authority; RESPONSE: The subject site fronts both Bull Mountain Road (a substandard collector street) and S.W. 114th Avenue (an unimproved right-of- way). b. Street right-of-way be dedicated where the street is substandard in width; RESPONSE: The applicant will dedicate 13-feet of right-of-way where the subject site fronts Bull Mountain Road. The applicant will make half-street improvements along this segment of Bull Mountain Road, including the provision of sidewalks. ' S.W. 114th Avenue will be partially constructed where the subject site fronts the designated right-of-way. The newly constructed portion of S.W. 114th Avenue will extend approximately 250 feet north from where it intersects with Bull Mountain Road. C. The developer commit to the construction of the streets, curbs and sidewalks to City standards within the development; ' RESPONSE: A new cul-de-sac street extending westward from S.W. 114th ' Avenue into the site will be constructed to provide access to all of the proposed lots. This new street has been designed in accordance with City standards. 8.2.2 The City shall encourage the expansion and use of public transit by locating land intensive uses in close proximity to transitways. RESPONSE: The requested zone change will increase ridership opportunities by increasing the residential density within one-quarter mile of transit. Tn- Met Line #12 stops at the intersection of Pacific Highway (99W) and Bull ' LAURELGLEN ESTATES 9 1:\412-003\WP\SU8-NAR.KM i Mountain Road. Line 12 provides connections to downtown Portland via ' the Tigard Transit Center at half-hour intervals during non-peak hours. During peak hours Line 12 runs at fifteen minute intervals to downtown between the hours of 6 and 9 am, and at twelve minute intervals from downtown Portland between the hours of 5 and 6 pm. The close proximity of transit combined with the frequency of Line 12 is likely to encourage some residents to choose travel by public transit over the automobile. Locational Criteria 12.1.1 The City shall provide for Housing Densities in accordance with. a. Applicable plan policies; RESPONSE: As described above, the proposed amendment to the City Zoning Map is in conformance with the applicable Comprehensive Plan policies. b. Applicable locational criteria; and , RESPONSE: The following factors are used as determinants of the density ranges allowed through zoning in low density residential: 1. Areas which have been historically developed with large lots and which are determined to be committed land on the buildable lands inventory will remain consistent with the existing development pattern. The immediate area is currently undergoing a transition from the existing large-lot "ranch style" homes to higher density urban residential development. Surrounding residential uses include: multi-family development (R-25) , to the south; larger lot single-family development (R-2/R- 2(PD)) to the north and west of the site; and single-family detached (R4.5) and to the east and west-southwest of the t site. The shift in development patterns from larger lot, lower density residential development is exemplified by the recent Bull Mountain Heights and Aspen Ridge , developments. LAURELGLEN ESTATES 10 1:\412.003\WP\SUB-NAR.KM i 2. The capacity offacilities and services; The subject site is located in area that is adequately served by public water and sanitary sewer facilities. The applicant will pay the appropriate system development charges (fee- in-lieu of) for the development of off-site storm water facilities. The site is also located near a major transportation trunk route (Pacific Highway) and is within close proximity to mass transit. 3. Areas within walking distance of transit should be zoned . for smaller lots; and The subject site is located within reasonable walking distance (one-quarter mile) of mass transit. 4. Areas within close proximity to jobs, commercial areas and ' public facilities and services should be zoned for smaller lots. The subject site is located within one-quarter mile of commercial and retail centers that offer both shopping and employment opportunities. Adjacent to the site are two churches and a private school. The subject site is located in area that is adequately served by public water and sanitary sewer systems. The applicant will pay the appropriate system development charges (fee- in-lieu of) for the development of off-site storm water ' facilities. The site is also located near a major transportation trunk route (Pacific Highway) and is within close proximity to mass transit. C. Applicable Community Development Code provisions. RESPONSE: ' The applicable provisions of the Community Development Code are addressed in the following section of this application, beginning on page 13. ' LAURELGLEN ESTATES 11 1:\412-003\WP\SUB-NAR.KM 1 . B. Statement that the Proposed Map Amendment Will Not Adversely Affect , the Health, Safety and Welfare of the Community. The proposed map amendment will establish a logical transition and buffer between the existing residential neighborhood that the site is located in and the more intensive uses located to the east and south of the site. The , proposed zone change meets the. locational standards for smaller lot development because the site is located within close proximity to transit, shopping and employment opportunities, can be adequately served by public water, sewer and storm facilities and, is compatible with existing development trends in the neighborhood and will not compromise the established residential character. In this light, the applicant finds that the proposed amendment to the City Zoning Map will not adversely affect the health, safety and welfare of the community. Criterion #2 The statewide planning goals adopted under Oregon Revised Statutes Chapter 197, until acknowledgment of the Comprehensive Plan and Ordinances. , The City Comprehensive Plan has been acknowledged. Conformance with the applicable policies of the Comprehensive Plan has been addressed. Criterion #3 The applicable standards of any provision of this code or other applicable implementing ordinance. In addition to the Comprehensive Plan policies discussed above, the proposed development is also subject to Chapters 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.162 and 18.164 of the Community Development Code. The applicant has demonstrated that the proposed development is in compliance with the applicable criteria of ' these sections. Compliance with specific criteria is addressed on pages 13 through 26 of this application. Criterion #4 Evidence of change in the neighborhood or community or a mistake or inconsistency in the Comprehensive Plan or Zoning Map as it relates to the property which is the subject of the development application. The immediate area is currently undergoing a transition from the existing lower density "ranch style" homes to higher density urban residential LAURELGLEN ESTATES 12 1:\412.003\WP\SUB-NAR.KM ' development. Bull Mountain Heights and Aspen Ridge are two recent developments that characterize the transition from lower density residential (2 units per acre) to higher density residential (4.5 to 25 units per acre). The proposed map amendment will establish a logical transition and buffer between the existing residential neighborhoods to the west and the more intensive uses (retail and commercial) located to the east and south of the site. VII. COMPLIANCE WITH THE COMMUNITY DEVELOPMENT CODE A. ZONING DISTRICT CLASSIFICATIONS Chapter 18.50: R4.5 - Single-Family Residential Zoning District 18.50.030 Permitted Uses Single-family detached residential units are a permitted use in the R4.5 district. ' 18.50.050 Dimensional Requirements Dimensional requirements in the R4.5 district are as follows: 1. The minimum lot area for detached units shall be 7,500 square feet. RESPONSE: All of the proposed lots exceed the minimum lot area of 7,500 square feet. 2. The average minimum lot width for detached units shall be S0 feet. I RESPONSE: All of the proposed lots have an average width exceeding 50 feet. 1 3. Except as otherwise provided in Chapter 18.96 and Section 18.100.130 the minimum setback requirements are as follows: a. The front and setback shall be a minimum o 20 feet. b. On corner and through lots the minimum setback for each side facing a street shall be a minimum of I5 feet; however, the provisions of 18.102 must be satisfied. C. The side yard setback shall be a minimum of five feet. LAURELGLEN ESTATES 13 1:\412-003MRSUB-NAR.KM d. The rear yard setback shall be a minimum of 15 feet. ' e. The distance between the property line and the front of the garage shall be a minimum of 20 feet. ' RESPONSE: The proposed lots have been designed to accommodate an adequate "building I envelope" that complies with the setback requirements of this section. All future structures will be sited accordingly. I 4. Except as otherwise provided in Chapter 18.98, no building in an R-4.5 zoning district shall exceed 30 feet in height. RESPONSE: All future structures will comply with the 30-foot height restriction. i B. SUPPLEMENTAL PROVISIONS Chapter 18.88: Solar Access Requirements ' 18.88.040 Solar Access for New Development At least 75% (per requirements specified in the attached pre-application conference summary), or 6 of the 8 proposed lots, shall comply with one or more of the options in this section. Basic Requirement - Lots 1.2 and 8 A lot complies with the basic requirement 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. RESPONSE: , Proposed Lots 1, 2 and 8 have north-south dimensions exceeding 90 feet and front lot lines that are oriented within 30 degrees of true east-west. Therefore, these , lots are in compliance with the basic requirement. Protected Solar Building Line - Lot 3 A lot complies with this section if a solar building line is used to protect solar access as follows: , a. A protected solar building line is designated on the plat or in documents recorded with the plat; and LAURELGLEN ESTATES 14 1:\412-003\WP\SUB-NAR.KM I ' b. The protected solar building line is oriented within 30 degrees of a true east-west axis; and I C. There is at least 70 feet between the protected solar building line and the middle of the north-south dimension of the lot to the south, measured along a line perpendicular to the protected solar I building line; and d. There is at least 4S feet between the protected solar building line and the northern edge of the buildable area of the lot, or habitable structures are situated so that at least 80% of their ground. floor south wall will not be shaded by structures or non-exempt vegetation. RESPONSE: A protected solar building line for Lot 3 has been designated on the plat. The proposed protected solar building line is oriented within 30 degrees of a true east- west axis. There is over 70 feet between the protected solar building line and the middle of the north-south dimension of the lot to the south, and over 45 feet to the northern edge of existing structures on that lot. Therefore, Lot 3 is in compliance with this option. Adjustment to the Design Standard - Lots 4.5.6 and 7 Per the provisions of Section 18.88.040(E)(1), the applicant is requesting a 14% adjustment from the design standard. This section states: "If the design standard in section 18.88.040(C)(1) is applied, either the resulting density is less than that proposed, or on-site development costs (e.g. grading, water, storm drainage, sanitary systems and road) and solar-related off site development costs are at least S percent more per lot than if the standard is not applied. The following conditions, among others, could constrain the design of a development in such a way that compliance with 18.88.040(C) (1) would reduce density or increase per lot costs in this manner. The applicant shall show which, if any, of these or other similar site characteristics apply in an application for development: " RESPONSE: ' If the design standard in section 18.88.040(C)(1) is applied, the resulting density would be decreased by 25% (2 lots) from what is currently proposed. The following site characteristics have limited the ability of the applicant to develop a ' site plan in which compliance with design standard can be achieved. 1. Portions of the site have a natural grade that is sloped 10 percent or more and is oriented greater than 45 degrees east or west of LAURELGLEN ESTATES 15 L\412.003\WP\SUB-NAR.KM true south based on a topographic survey of the site by the i I professional land surveyor or USGS or other officially recognized topographic information. I I RESPONSE: Lots 6 and 7 have a natural grade that is sloped greater than 10 percent and I is oriented greater than 45 degrees east or west of true south. A topographic survey has been prepared by a professional land surveyor and is attached as part of this application package. I I 2. Existing road patterns must be continued through the site or must terminate on site to comply with applicable road standards or I public road plans in a way that prevents given streets or lots in the development from being oriented for solar access. RESPONSE: Existing road patterns and access standards have essentially dictated how I the newly created lots will be accessed. A new cul-de-sac street will be extended westward into the site from the newly constructed S.W. 114th Avenue. A cul-de-sac is necessary as there are established uses on the property.to the west (St. James Episcopal Church and Montessori School). While alignment is optimal for solar orientation, the "cul-de-sac" portion of the streets makes it impossible for Lots 4 and 5 to achieve a front lot , line that is oriented within 30 degrees of true east-west. The applicant finds that compliance with the design standard of 18.88.040(C)(1) I is not possible without experiencing a loss of density. Per the provisions of Section 18.88.040(E)(1), the applicant is allowed to request an adjustment to the I design standard if compliance will result in the loss of density or increased per lot development costs. In accordance with the requirements of this section, the applicant has demonstrated that the existence of on-site development constraints I has limited the ability to comply with the design standard. Therefore, the applicant that the request for a 14% adjustment is warranted. , Chapter 18.92: Density Computations ' 18.92.020 Density Calculation Net development area, in acres, shall be determined by subtracting the following , land area(s) from the gross acres, which is all of the land included in the legal description of the property: LAURELGLEN ESTATES 16 1:4112-003\WP\SUB-NAR.KM II GROSS SITE AREA : 86, 248 sf I Street Dedication : 12,660 sf I NET SITE AREA : 73,588 sf (n Max. Density (R-4.5) : 7,500 sf Allowable Density : 9.81 units PROPOSED DENSITY : 8 units total / 4 units per acre The proposed density does not exceed maximum allowable density as calculated above. Chapter 18.96: Additional Yard Setback Requirements 18.96.020 Additional Setback from Centerline Required The required setback distance for buildings on Bull Mountain Road (Collector Street) is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street. Proposed Lots 1, 2 and 3 have been designed to accommodate an adequate ' "building envelope" that complies with the additional setback requirement of this section. All future structures on these lots will be sited accordingly. ' Chapter 18.100: Landscaping and Screening ' 18.100.030 Street Trees All development projects fronting on a public, private street, or a private driveway more than 100 feet in length is required to plant street trees in accordance with the ' standards in Section 18.100.035 of the Community Development Code. ' Street trees with a minimum caliper of two-inches (as measured four feet above grade) will be planted within the public right-of-way where possible, or within six feet of the public right-of-way at 20 to 40 foot intervals (depending on branching width at maturity) where the proposed development fronts a public street. LAURELGLEN ESTATES 17 1:\412-003\WP\SUB-NAR.KM Chapter 18.102: Visual Clearance Areas ' I 18.102.030 Computation: Non-Arterial Street and Accessway 24 feet or more in Width Two new intersections will be created as a result of the proposed development: I the intersection of S.W. 114th Avenue with Bull Mountain Road, and the intersection of the new cul-de-sac street with S.W. 114th Avenue. Any future landscaping, fencing, wall or structure will be sited and/or scaled so as not to obstruct the "clear vision area" at these intersections as established by this section. Chapter 18.108: Access, Egress, and Circulation 18.108.040 Public Street Access ' All proposed vehicular access and egress as required by Section 18.108.070 will connect directly to a public street. ' Vehicular access to structures have been brought to within 50 feet of each proposed residence, except for proposed Lots 3 and 6 which have extended accessways (flag lots). 18.108.070 Minimum Requirements: Residential Uses The proposed interior street is a 36-foot right-of-way featuring two 11-foot travel lanes and five foot sidewalks on both sides of the street. The proposed street complies with the requirements of this section. C. DEVELOPMENT AND ADMINISTRATION Chapter 18.150: Tree Removal 18.150.030 Criteria for Issuance of Permits Although the applicant has strived to retain as many of the existing trees as possible through careful site design, it is inevitable that certain trees will need to ' be removed in order to construct the proposed improvements. In accordance with the provisions of this Section and Section 18.150.070.D, the applicant has commissioned a certified arborist to prepare a Tree Removal and Mitigation Plan. The arborists report is included in the appendices of this application. , LAURELGLEN ESTATES 18 1:\112-003\WP\SUB-NAR.KM I ' 18.150.060 Application Submission Requirements This application contains the information required by this section, including an I arborists report (Tree Removal and Mitigation Plan) and a professional land survey identifying the size, location and species of all trees over 10-inches in size. This information is sufficient to allow the City to determine the extent and impact of the proposed removal plan, as well as evaluate the effectiveness of the proposed mitigation plan. it D. LAND DIVISION AND DEVELOPMENT STANDARDS Chapter 18.160: Subdivision 18.160.020 General Provisions The materials submitted as part of this application package have been prepared in accordance with the provisions of the Community Development Code and ' provide the review authority with sufficient information to determine compliance with applicable Federal, State, Regional and Local regulations. The review and decision-making procedures established by this Chapter are acknowledged and accepted by the applicant. 1 Chapter 18.162: Major Land Partitioning ' 18.162.040 Partition Approval Criteria a ' A. Partition Criteri 1. As described on pages 5 through 13 of this narrative, the proposed development serves to implement the City's Comprehensive Plan policies. 1 2. As described throughout this narrative and in the supplemental reports, the proposed development complies with applicable statutory and ordinance requirements and regulations. ' 3. Adequate public facilities are available to serve the proposed development. Where facilities are not available the applicant will pay the appropriate systems development charges for the provision of such facilities. LAURELGLEN ESTATES 19 1:\412-003\WP\SUB-NAR.KM 1 • 4. All proposed lots conform to the applicable size and dimensional ' I requirements as described on pages 13 through 17 of this narrative. 5. All proposed improvements will meet City and applicable agency I standards as described throughout this narrative. 18.162.070 Preliminary Application Submission Requirements ' 18 complete sets of the application will be submitted and shall include a complete narrative citing compliance with the relevant portions of the Tigard Comprehensive Plan, the Community Development Code, Oregon Administrative Rules Chapter 660, and all other applicable regulations; a complete set of plans including, a Master Site Plan, an On-Site Analysis, a Grading Plan, a Utility Plan, and an Off-Site Analysis; supplemental exhibits; a fee of $ 2,538.00, and a list of all names and addresses of persons who own property within 250 feet of the site. All submitted plans contain the information specified in this section. Chapter 18.164: Street and Utility Improvement Standards 18.164.030 Streets A. Improvemenla , 1. The proposed development fronts Bull Mountain Road to the south and S.W. 114th Avenue to the east. Access to the site will be provided through half-street improvement of S.W. 114th Avenue. , The newly constructed portion of S.W. 114th Avenue will extend approximately 250 feet north from where it intersects with Bull Mountain Road. A new cul-de-sac street extending westward from , S.W. 114th Avenue into the site will be constructed to provide access to all of the proposed lots. In addition, the applicant will dedicate 13-feet of right-of--way where the subject site fronts Bull Mountain Road. In addition, the applicant will make half-street improvements along this segment of Bull Mountain Road, including the provision of sidewalks. , a. The half-street improvement to S.W. 114th Avenue features a 22-foot paved travelway and a five-foot wide sidewalk ' along the eastern perimeter of the site. The proposed new cul-de-sac street features two 11-foot ' travel lanes within a 36-foot right-of-way and five-foot sidewalks on both sides of the street. ' LAURELGLEN ESTATES . 20 1:4412-003MRSUB-NAR.KM I b. The new public street and additional street improvements will be designed and dedicated in accordance with this code. C. The applicant is not requesting that street improvements be postponed. B. Rig is-of-Way 1. The proposed new right-of-way and improvements to existing right-of-way are shown on the preliminary plans attached as part of this application package. The new right-of-way and additional improvements will provide access to all proposed lots. D. Street Location. Width and Grade 1. The proposed location, width and grade of the new public street and additional right-of-way improvements have been designed with ' particular consideration to existing topographic conditions as well as the relation to the intensity of the proposed use. a. Proposed street grades are shown on the attached Utility and Grading Plan. Street grades do not exceed 12 percent. ' E. Minimum Right-of-Ways The proposed cul-de-sac street meets the design standards established by this section. The new street will feature two 11-foot travel lanes within a ' 36-foot right-of-way and five-foot sidewalks on both sides of the street. The new street is under 400 feet in length and will serve eight single- family homes. F. Future Extension of Streets 1. Street Plan: a. Sheet 4 of the attached site plans shows the pattern of existing and future streets for distance of 200 feet from the boundaries of the subject site. ' b. Existing and proposed pedestrian facilities are shown on the attached site plans. ' LAURELGLEN ESTATES 21 1:4112-003\WP\SUB-NAR.KM 2. Future Street Extension: I a. The applicant will partially construct S. W. 114th Avenue I from Bull Mountain Road to the northern perimeter of the site. G. Street Aligments and Connections 2. Because the property to the west contains an established use (St. , I James Episcopal Church and Montessori School) the extension of the proposed internal cul-de-sac street to the western perimeter for future extension is not necessary at this time. ' I 3. The proposed new public street is a reasonably direct extension from an existing right-of-way. Tri-Met Line # 12 is located within one-quarter mile of the subject site. Sidewalks will be constructed -where the development fronts an existing or proposed public street to facilitate pedestrian travel to the transit stop. , 4. The proposed new/improved streets will provide a reasonably direct route from the site to existing transportation facilities. H. Intersection Angles , 1. The proposed new streets have been laid out to intersect at 90 ' degree angles. 1. Existing Right-of-WU I . 13-feet of additional right-of-way will be dedicated along the southern perimeter of the subject site where it fronts Bull Mountain Road. The applicant will make the appropriate half-street improvements along this segment of Bull Mountain Road, including the provision of sidewalks. ' K. Cul-de-sac Streets 1. The proposed cul-de-sac street is less than 400 feet in length and ' terminates with a circular turnaround. The cul-de-sac street complies with the design standards established by 18.108.070 and ' Subsection E of this section. LAURELGLEN ESTATES 22 1:\412.003\WP\SUB-NAR.KM 1 II ~ ~ I I L. Street Names The proposed new street will be named in accordance with the provisions I , of this section. I , M. Grades and Curves ` Both proposed grades and centerline curve radii meet City standards. A landing containing grades less than 5% will be provided at the intersection ' of S.W. 114th Avenue and Bull Mountain Road. I , N. Curbs. Curb Cuts. Ramps and Driveways 1. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway I approaches will be constructed in accordance with standards specified in this chapter and Section 15.04.080. 1 P. Access to Arterials and Major Collectors I 1. The following methods have been used to provide adequate protection for the proposed residential lots and to minimize ' potential traffic conflicts. a. Access to all internal lots has been separated from the collector street. All lots will be accessed from S.W. 114th Avenue. b. Proposed Lots 1, 2 and 3 have been designed to accommodate the additional setback requirement specified in Section 18.96.020 which requires a setback distance for ' buildings on Bull Mountain Road (Collector Street) be the setback distance required by the zoning district plus 30 feet measured from the centerline of the street. All future ' structures on these lots will be sited accordingly. R. Survey Monuments I Upon completion of streets improvements, the developer will provide a professional land surveyors certification to the City that all boundary and interior monuments shall be reestablished and protected. 1 LAURELGLEN ESTATES 23 1:\412-003\WP\SUB-NAR.KM 1 18.164.050 Easements I A. Easements 11 Easements for sewers, drainage, water, storm and other public utilities will be dedicated to the public as required. B. Utili , Easements The applicant will make all necessary arrangements with the City and other local service providers for the provision and dedication of utility , I easements. All dedicated easements will have a width of 15 feet unless otherwise , I specified by the service provider or City Engineer. 18.164.060 Lots , A. Size and Shane The proposed lot size, width, shape and orientation shall are appropriate ' for the location of the proposed development and type of use. B. Lot Frontage ' All proposed lots are for detached single-family dwelling units. The minimum frontage requirement for single-family detached lots in the R- , 4.5 zoning district is 50 feet. All proposed lots comply with this requirement. C. Through Lots ' Proposed Lots 1, 2 and 3 are "through lots". The creation of these lots is unavoidable due to the necessity of separating the proposed residential ' development from Bull Mountain Road and minimizing traffic conflicts. Proposed Lots 1, 2 and 3 have been designed to accommodate the additional setback requirement specified in Section 18.96.020 which requires a setback distance for buildings on Bull Mountain Road (Collector Street) be the setback distance required by the zoning district , plus 30 feet measured from the centerline of the street. D. Lot Side Lines To the extent possible, side lot lines meet the street upon which they front at a right angle. , II LAURELGLEN ESTATES 24 1:\412-003\WP\SUB-NAR.KM i I 18.164.070 Sidewalks Sidewalks will be constructed as part of the half-street improvements to Bull I ' Mountain Road and S.W. 114th Avenue. A planter strip between the sidewalk and curb will be installed on Bull Mountain Road as part of the half-street improvement. Five-foot sidewalks will be installed on both sides of the new cul- l , de-sac street. I ' 18.164.090 Sanitary Sewers A. Sanitary Sewers: Required Sanitary sewer service will be provided to each dwelling unit. An 8-inch line will be extended from the existing 8-inch line in Bull Mountain Road as shown on the attached Utility and Grading Plan. ' B. Sewer Plan Approval The provisions of this section are acknowledged and accepted by the applicant. 18.164.100' Storm Drainage Pursuant to the provisions of 3.11.5(d)(1)(a) of the USA Design and Construction ' Standards (July 1996), the applicant is requesting that the requirement to construct an on-site water quality facility be waived in exchange for fees-in-lieu-of. The convexed topography of the subject site creates a "split-drainage" condition in which efficient and effective on-site treatment of storm water runoff is impractical. More specifically, the topography of the site will direct runoff to ' both the northeast or southeast corner of the site. Conveyance from both corners into one central treatment facility would be impractible given existing topographic conditions as well as the proposed site plan. ' Under such conditions, the applicant believes that the request to waive the requirements for an on-site water quality facility in exchange for fees-in-lieu-of is ' both appropriate and necessary. The applicant will pay the appropriate system development charges as determined by USA and the City of Tigard in accordance with Section 3.11.5(d)(2) of the USA Design and Construction Standards (July ' 1996). A down-stream analysis has been submitted as part of this application ' package. ' LAURELGLEN ESTATES 25 1:\412-003\WP\SUB-NAR.KM 18.164.110 Bikeways I The proposed development does not abut any identified bikeways on the adopted pedestrian/bikeway plan. ' I 18.164.120 Utilities Proposed utility improvements are shown on the attached Utility and Grading ' Plan. Utility lines will be placed underground as required by this-section. The applicant will make all necessary arrangements with the service provider for underground services. ' I All underground utilities will be installed prior to street surfacing. 18.164.130 Cash or Bond'Requirement I The applicant will provide a guarantee for all public improvements in a form that is acceptable to the City. The guarantee shall be in the amount of the value of the ' I proposed improvements (as set by the City Engineer). 18.164.140 Monuments ' Any monuments that are disturbed during construction of improvements will be replaced prior to final acceptance of the improvements. ' VIII. IMPACT STUDY , As part of the application submittal requirements, the applicant is required to prepare an impact study that quantifies the proportional need for improvements to existing public services or facilities based on the amount of impact that can be attributed to the proposed ' development. In the pre-application conference held on July 11, 1996, the public services or facilities , that could be potentially impacted by the proposed development plan were identified by staff and discussed with the applicant. The City specified the proportional improvements that would be required to offset the impacts of the proposed development (seven new ' single-family detached homes) on existing services and facilities. The proportional improvements required by the City are listed below in italics. The proposed improvements are identified under each requirement. , A) Transportation System Right-Qf-Wa Dedication The applicant was advised that a dedication of real property to the public for the expansion and improvement of the Bull Mountain Road right-of-way would be ' required. Specifically, thirteen feet of property along the southern perimeter of the site must be dedicated to the public interest. , LAURELGLEN ESTATES 26 1:4412-003\WP\SUB-NAR.KM , II • • I ' The applicant was also advised that improvements within the newly dedicated right-of-way would be required as a proportional improvement. Improvements to be constructed within the newly dedicated right-of-way include: 21 feet of paved travel way, installation of a curb and gutter, a five foot wide sidewalk, and the provision street trees. PROPOSED: Sheet 3 of the attached site plans shows that the applicant is providing all of the I ' proportional improvements required by the City to offset the impacts of the proposed development on Bull Mountain Road. 1 IMrnovements to Existing Right-of Wav The applicant was advised that partial construction of S. W. 114th Avenue would ' be required from Bull Mountain Road to the northernmost property line to allow for adequate site access as well as to accommodate future development. Partial construction of S. W 114th Avenue includes 22 feet of paved travel way, 1 installation of curb and gutters, a five foot sidewalk and the provision of street trees. 1 The applicant was also advised that he must agree to sign a waiver of remonstrance against the formation of a local improvement district (LID) for future street improvements. PROPOSED: ' Sheet 3 of the attached site plans shows that the applicant has included the partial construction of S.W. 114th Avenue as part of the development plan. The improvements shown meet the proportional requirements of the City to offset the ' impacts of the development on the City's transportation system. Tr tc StU6 The applicant was advised that a traffic study to determine the impacts of the development on circulation patterns may be required. ' PROPOSED: In discussions with Brian Rager (Development Engineer, City of Tigard) and Bob Schmidt (ODOT) it was determined the traffic impacts resulting from an 7 unit single-family detached development would be minimal and would not require analysis by a traffic engineer. The applicant has voluntarily submitted a Traffic ' Impact Statement from Washington County quantifying the access impacts on Bull Mountain Road resulting from the proposed development. LAURELGLEN ESTATES 27 1: 412-003MMSUB-NAR.KM B) Sanitary System ' I Extension o Existing Sanitary Sewer Line ' f There is an existing 8-inch sanitary sewer line located in Bull Mountain Road. J The applicant was advised that the extension of this line to accommodate the provision of sanitary sewer service to all proposed home sites as well as ' I anticipated future development to the north would be required as a proportional improvement to offset the impacts of the proposed development on this facility. PROPOSED: ' I The applicant will extend the existing 8-inch public sanitary sewer line from Bull . ' I Mountain Road northward in the S.W. 114th Avenue right-of-way for a distance equal to the length of site frontage along S. W. 114th Avenue. The applicant will also extend the public sanitary sewer line westward in the private street tract to accommodate the provision of public sanitary sewer service to all proposed home ' I sites. A utility easement will be established to ensure public access for maintenance and repair. These improvements meet the proportional improvements required by the City to offset the impacts of the proposed ' development on this public facility. C Water System ' Extension ofExisting Water Line ' There is an existing 12-inch water line in Bull Mountain Road. There is also an existing 6-inch water line in S. W. 114th Avenue. Mike Miller at the Tigard Water , District has required that the applicant provide water service to all proposed homes by extending service from the 12-inch water line in Bull Mountain Road. The capacity and pressure of the existing 6-inch line is insufficient to support the ' proposed development. The applicant was advised that extension of the 12-inch line to accommodate the provision of water service to all proposed home sites would be required as a proportional improvement to offset the impact of the ' proposed development on this facility. PROPOSED: , Water service to the subject site will be provided from an existing 12-inch line located in Bull Mountain Road (as shown on the attached preliminary Utility Plans). The 12-inch water line has sufficient water capacity to serve all of the ' proposed lots while at the same maintaining adequate pressure for fire protection purposes. The resulting demand on the existing service will not reduce water pressure in the area below acceptable levels for fire protection purposes. These ' improvements meet the proportional improvements required by the City to offset the impacts of the proposed development on this public facility. LAURELGLEN ESTATES 28 L\412-003\WP\SUB-NAR.KM D) Storm Water I ' Required Improvements for the Management ofStorm Water The applicant has been advised that the City has agreed to enforce Surface Water Management (SWAB regulations established by the Unified Sewerage Agency. I ' These regulations require the construction of on-site water qualityfacilities or in the alternative, allow an applicant to pay a fee-in-lieu of constructing an on-site facility provided specific criteria is met. In addition, the applicant was advised that a downstream analysis to quantify the impacts of the proposed development would be also required as part of the ' development application. PROPOSED: ' Pursuant to the provisions of 3.11.5(d)(1)(a) of the USA Design and Construction Standards (July 1996), the applicant is requesting that the requirement to construct an on-site water quality facility be waived in exchange for fees-in-lieu-of. ' The applicant will pay the appropriate system development charges as determined by USA and the City of Tigard in accordance with Section 3.11.5(d)(2) of the ' USA Design and Construction Standards (July 1996). It is assumed that such a fee will be based on the proportional impact of the proposed development and that the fee will be used to effectively mitigate the impacts of the development on existing storm water systems. ' It should also be noted that the applicant will construct a detention pipe to control the flow and release of collected storm water runoff (see attached Drainage Analysis). The post-development release and flow rate will not exceed pre- development conditions. The applicant has submitted a detailed drainage analysis that quantifies the ' impacts of the proposed development on downstream conditions as required. ' The applicant finds that the improvements required by the City at the pre-application conference are essentially proportional to the impacts of the proposed development on available public services and facilities. The applicant has provided for all of the specified ' improvements identified by the City to offset any impact resulting from the proposed development. However, if in the review of this application it is determined by the City that additional improvements will be necessary (beyond the scope of what has been discussed prior to submittal of this application), the applicant reserves the right to re- evaluate the proportionality of such improvements against the scale and intensity of the development being proposed. LAURELGLEN ESTATES 29 1: 412-003MMSUB-NAR.KM I CITE' OF TIGARD PRE-APPLICATION CONFERENCE NOTES cif I er. I of rpm] RESIDENTIAL I DATE r7-) i- 9 (o I STAFF. 7~>r-'.-(rc.- TS APPLICANT. AGENT: ~D6. S, r+ , 1 ~~1 Phone: ( ) Phone: t', Cr 9 - y o PROPERTY LOCATION: p ADDRESS:,/ TAX MAPITAX LOT: v~ 5 / U 4 C TL / , o o TL / Co c~ v NECESSARY APPLICATION(S): PROPOSAL DESCRIPTION: P "m s { COMPREHENSIVE PLAN DESIGNATION: w s s l ZONING DESIGNATION: Z- CITIZEN INVOLVEMENT c~U e j FACILIT R: TEAM AREA: PHO • (503) ZONING DISTRICT DIMENSIONAL REQUIREM S Minimum lot size: sq. ft. Average lot width: ft. Maximum building height: ft. tetbacks: front ft. side rear ft. corner ft. from street. Maximum site cove e: % Minimum landscaped or natural vegetation area: °r6 ' (Refer to Code ction 18. ) ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is ated through the minor land partition process. Lots created as part of a partition must have a mi ' um of 15 feet of frontage or have a minimum 15 foot wide access easement. The depth of all lots shall exceed 21/2 times the average width, unless the parcel is less than 1'h times the minimum lot size o e applicable zoning district. (Refer to Code Section 18.164.060 Lots) 4ITY OF TIGARD Pre-Applkation Conference Notes I Page 1 of 10 tlwfial Ap atWW?Wwsi,q oepxmem Section i SPECIAL SETBACKS , • Streets: feet from the centerline of • Established areas: feet from • Lower intensity zones: feet, along the site's boundary. • Flag lot: 10 foot side yard setback. • Zero lot line lots: minimum 10 foot separation between buildings. • Multi-family residential building separation: (Refer to Code Section 18.96.030) ; I Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 foot minimum setback from side and rear lot lines. ' I Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size (See applicable zoning district setbacks for primary structures.) ' I BUILDING HEIGHT PROVISIONS • Maximum height of 30 feet in R-1, R-2, R-3.5 and R-4.5 zones. • Maximum height of 35 feet in R-7 and R-12 zones. • Maximum height of 45 feet in the R-25 zone. • Maximum height of 60 feet in the R-40 zone. FLAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 1'/z stories or 25 fe ..~echirhP~~ess-aF~-mast-zen ones, or 35 feet in R-7,' fi~--12, R-25 or R-4 rovided that the standards of Code Section 18.98.030(B) a e-met. RE IDENTIAL`DENSITY CALCULATION (See example below) ' 1 The Net Residential Units allowed on a particular site may be calculated by dividing the n2t area of the ! developable land by the minimum number of square. feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land' 1 area(s) from the gross site area: 1. All sensitive lands areas including: ' a. Land within the 100 year floodplain. b. Slopes exceeding 25%. C. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities. b. Multi-family allocate 15% of gross acres for public facilities. (Refer to Code Section 18.92) EXAMPLE OF RESIDENTIAL-DENSITY-OktEHLrT4GNS.: Rased-Qn Gross Area of 43,560 Squao Feet ' Ingle-Family (ZONE: R-12) Multi-Family 1.) 0 square feet 1.) 0 square feet ' 2.) 8,712 square feet (20%) 2.) 6,534 square feet (15%) NET: 34,848 square feet NET: 37,026 square feet , 3.050 (minimum lot width) - 3.050 (minimum lot widthl 11.4 Units Per Acre 12.1 Units Per Acre CITY OF TIGARD Pro-Application Conference Notes - Page 2 of 10 ' Residential Ap*s0oW?Wnnq oem mot Section A LOCKS The perimeter of blocks forgo by streets shall not exceed 1,800 f,measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through I ' the block.. (Refer to Code Section 18.164.040) fESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1.) above which may be applied to the developable portion of the site. I ' (Refer to Code Section 18.92.030). J It is the responsibility of the applicant for a residential development application to provide a detailed calculation 4oe'both the permitted residential densftya uested density transfer. 4ES-1 6ENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoning district, any property withiri- 0 feet of a designated established area shall not be developed at a density greater than 125 pence of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area plies to any property which is a designated established area. The subject property is designated a an .,::area."7he subject prope s-a - ined by established/developing reas tq the south,.g~ and l6' .I , ` FUTURE STREET PLAN AND EXTENSION OF S-a' ''1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. ' 2. .Where necessary to give access or permit a satisfactory future d' ' ' of adjoining land, streets shall extended to the boundary lines of the tract to be ped. (Refer to Co AESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS ' All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that ' 80% of total number of proposed lots: * 1. Demonstrate a north-south dimension of at least 90 feet. * c N L.'t ' 1z.2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. ITY OF TIGARD Pre-Application Conference Notes Page 3 of 10 I Ap*ationManninp Depvvwt Section _ The total or partial exemptio of a site from the solar access ' requirement may be approWor the following reasons: • 1. East, west or north slopes steeper than 20%. ' . 2. Off-site shade sources (structures, vegetation, topography). 3. , On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design ' I requirement may be made for the following reasons: ~ 1. Reduced density or an increased cost of at least five percent due to either: 1 .-I a. East, west or north slope greater than 10%. b. Significant natural feature. ' I c. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). c~~~ ~ L.RNE PLEASE NOTE: fps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: ' 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. J 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: V a. Height. b. Diameter. , C. Species. d. A statement declaring that they are to be retained. ' 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the , south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: ' 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. ' b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. C. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. , 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of , the ground floors south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. ' CITY Of TIGARD Pre-Appikation Conference Notm ^ Pap 4 of 10 ' RnWeetial App6cetioNP M*V DeWmwt Section EASE NOTE: Regardless of,&e oggion(s) used through the f the Subdivision or Minor Land Partition all oMnd two family, single-family r i are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. LARKING AND ACCESS All parking areas and driveways must be paved. • Single family: Requires 2 off-street parking spaces per dwelling unit. • Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1+ bedrooms. Multi-family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Section 18.106.030) No more than 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard parking space dimensions: 8 ft. 8 inches X 18 ft. • Compact parking space dimensions: 8 ft. X 15 ft. • Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A ' handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ICYCLE RACKS Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: Maximum access width: Minimum pavement width: REQUIRED WALKWAY LOCATION Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, common open space and recreation facilities. LEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting streets functional classification. (Refer to Code Section 18.102) TTY OF TIGARD Pre-Application Conference Notes Page 5 of 10 idential ApplicationfManning Oeparnnent Section i S BUFFERING AND SCREENING In order to increase privacy& to either reduce or eliminate adv~ noise or visual impacts between ' adjacent developments, especially between different land uses, the requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also ' achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may gntC be occupied by vegetation, fences, utilities, and walkways. Additional information-on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. , ft. along south boundary. ft. along west boundary. R In addition, sight obscuring-screening is required along STREET T t trees are required for all developments fronting on a public or private street as we'll ~as driveways which. are more than 100 feet in length. Street trees must be placed either within the publI right-of-way r or on private property within six feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be s aced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturi tY. Further information on regulations affecting street trees may be obtained from the Planning Division. * A minimum of one tree for every seven parking spaces must be planted in and around all rking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include pecial design ' 1 ~ features which effectively screen the parking lot areas from view. These design features ay include the ms's j use of landscaped berms, decorative walls,. and raised planters. For detailed inf ation on design requirements for parking areas and accesses o o e Chapters 06 and 18.108) TREE REM REQUIREMEN A tree pan for the planting, removal and protection of trees prepared by a certified arborist hall be provided for any lot, parcel or combination of lots or parcels for which a development app ication for a subdivision, major partition, site development review, planned development or conditio al use L is filed. Protection is preferred over removal where possible. LT_ The tree plan shall include the following: b Identification of the location, size and species of all existing trees including trees d signated 1 J as significant by the city; b Identification of a program to save existing trees or mitigate tree removal over12 inches in i caliper. Mitigation must follow the replacement guidelines of Section 143.150.070.D. according to the following standards: Retainage of less than 25 percent of existing trees over 12 inches .m caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; ➢ Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two-thirds of the trees to . be removed be mitigated according to Section 18.1 .D; CITY OF 71GARD Pre-Application Conference Notes Page 6 of 10 ItesWmiN Appiatia 1Plm "Oepp ow t Swim A-6 ➢ Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 1.8.150.070. D; ➢ Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires 1 no mitigation; b Identification of all trees which are proposed to be removed; and c* A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section ' 18.150.070.D. (Refer to Code Section 18.150.025) MITIGATION Replacement of a tree shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.150.070 (D) ~IGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. ITY OF TIGARO Pre-Application Conference Notes _ ^ Page 1 of 10 sltlentfal Application fanning Departn ent Section J SENSITIVE I,-ANDS The Code provides regulalbs for lands which are potentially unable for development due to areas within the 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre-. application conference based on available information. HOWEVER, the reason ibili to precisely identifv~ sensitive lands areas and their boundaries is the responsibility of the applicant Areas meeting.. the definitions of sensitive lands must be clearry indicated on plans submitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within flood lams. In most cases, dedication of 100-year floodplain areas to the City for park and open space areas is required as a condition of the approval of a~ development application. NARRATIVE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE SECTIONS _ 18.80 _ 18.98 _ 18.114 _ 18.150 18.84 _ 18.100 _ 18.116 _ 18.160 _ 18.88 _ 18.102 _ 18.120 _ 18.162 18.92 18.106 18.130 18.164 18.96 _ 18.108 _ 18.134 I PACT STUDY As a part of the application submittal requirements, applicants are required to include impac dy with I their submittal package. The impact study shall quantify the effect of the development on public Facilities - i and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of eJ development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Chapter 18.32 Section .050) When a condition of approval requires the transfer tot he public of an interest in real property, thel 'approval authority shall adopt findings which support the conclusion that the interest in real property to be tran is rou hly proportional to the impact _the_ proposed development will have on the public. (Refer toCode Chapter ior~30 NEIGHBORHOOD MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of theirl proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please i-= review the Land Use Notification handout concerning site posting and the meeting notice. w CITY Of TIGARD Pre-Application Conference Notes Page 8 of 10 Residential AppticatioNPlmning Deputno I Section 1RECYCLING Applicant should contact Ochise hauler for review and appr I of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.116) RADDITIONAL CONCERNS OR COMMENTS: I r r r tROCEDURE Administrative Staff Review. before the Land Use Hearings Officer. Whearing hearing before the Planning Commission. h' e- rttiij Public hearing before the Planning Commission with the Commission„ making a recommendation on the proposal to the City Council. f An additional public hearing shall be held by the City Council. LPPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or droppe off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. IT110F TIGARD Pre-Application Conference Notes Page 9 of 10 etideetial App6ationMiann m Depmanent Section submitted Mao i shall be folded IN ADYA inch by 11 inch man of a Mpoaed RQject should be subn iftffi~ IQ L5--by 11 riches. One 8.5, or attachment to the staff report or administrative decision Application with unfolded mans shall not be accepted The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and. prospective applicant to discuss the;, opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute- a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City. staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: PLANNING DIVISION Phone: (503) 639-4171 Fax: (503) 684-7297 r. n:uogimpattylpreapp-r.-t (Engineering section: preapp.eng) Juy 5, 1996 CRY OF TIGARD Pre-Application Conference Notes I D page" of 10 ResWeedal AppkationMiamrinq Department Section p" 25 J~ City of Tigard, Oregon PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on J the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. rv 3 Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. f Approval of a develo application for this site will require right-of-way dedicatio 49 ~4 pp s~a~ nb►+-R `(1.)~-c. r l tt.l to feet from centerline. CPO- Worwk. CA-)). 12-R9_ W)M A6 to a w-b QC-t~h1 49-4021-k ~wpl ZoWni earls'?," to feet from centerline. Street improvements: (VtJ street improvements will be necessary along NMra . street improvements will be necessary along 110" ! 1St (3.) Street improvements shall include 2Z feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street sig s, streetlights, and a two year streetlighting fee. C-Mf 0-4 _G&f UP h4 Ll d Tv W `PZ AX AC- ^4.0 . tF TIGARD Pr -Application Conference otes t I Page f of 3 n 9 Deautment section ` In some cases where streoimP rove ments or other necessary kic improvements are not current practical, the street improvements may be deferred. In such cases, a condition of developme approval may be specified which requires the property owner(s) to execute a non-remonstranc agreement which waives the property owner's right to remonstrate against the formation of a loca improvement district formed to improve: 0•) (2.) Pedestdanways/bikeways: Sanitary Sewers: The nearest sanitary, ssewer line to this property is a(n) _inch line which is located in (Zn. The proposed development must be connected to L public sanitary sewer. It is the developer's responsibility to 6 -T Zo Water Supply: ~ M11~ N11U.~~ The 'Q6fi" Water District - Phone: (503) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Lzptcs LA,4-c -bra 'S a cp` uwE Inl t1k-'4 Arc f4w A*-JP Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill. (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to~ fire protection. Cotnn~~ts Other AgN : - cam R~va C>M-T- "U- V-- tit 1 -t U-~ qcc - PJ, T Pl c. Al- ~Rtili i,)av > a t 11+"k AVE,. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3 En"wermg Department Section A- , storm sewer improvements. O•-t-Sn~G o6cra-tT~ 66 R~~~D . - 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 requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from J newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided. specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be 5180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. LFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible on11 when the TIF is greater than $5,000.00. ,TREET OPENING PERMIT : No work shall be performed within a public right-of-way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. k1ISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan. for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY: 7.01(p ENGINEERING DEPA TMENT Phone: (503) 639-4171 ~ Fax.- (503) 684-7297 lpanylpreapp.eng ( ter section: preapp-r.mst) 23. 1996 CJJ Of TIGARD Pre-Application Conference Notes 1 Page 3 of 3 . Deoumunt Secuan ` CITY OF TIGARA COMMUNITY DEVELOPMENT DEPARTMENT I a APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist Identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: Date: -1/- APPLICATION & RELATED DOCUMENTM SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) 13) Owner's signaturelwritten authorization C) Title transfer instrument(or grant deed e-- D) Applicant's statement No. of Copies E) Filing Fee $ C P -7y -S/o /,7- SITE-SPECIFIC M APM LANis) SUBMITTAL REQUIREMENTS INCLUDE / MARKED REMtS ✓ A) Site Information showing: No. of Copies 1 ~ v 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) ❑ 4. Drainage patterns, courses, and ponds ❑ 5. Locations of natural hazard areas including: 0, (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: Q---- (a) Wildlife habitats ❑ (b) Wetlands l~ ❑ 7. Other site features: (a) Rock outs pi s t~ (b) Trees wit 6" + caliper measured 4 feet from ground level e~ 8. Location of exi ' structures and their uses 9. Location and type of on and off-site noise sources o~ 10. Location of existing utilities and easements a/ 11. Location of existing dedicated right-of-ways o• i LAND USE APPLICATION / LIST I PAGE 1 Of 5 of Oregon' ' First AmeMan Title Insurance Compth y 1 An assumed business name of TITLE INSURANCE COMPANY OF OREGON 1700 S.W. FOURTH AVE. PORTLAND, OR 97201-5512 (503) 222-3651 FAX (503) 790-7872 ALPHA ENGINEERING October 10, 1996 ATTN: KEN MACNAB 9600 SW OAK PLAZA WEST SUITE 230 PORTLAND, OREGON 97223 CONSUMER INFORMATION REPORT AM E RIC' 1 oa Oe 1 We appreciate this opportunity to be of service to you. Please remember First American Title Insurance Company of Oregon for your Escrow and Title insurance needs. Agents and offices in the following counties in Oregon: Benton, Clackamas, Coos, Crook, Curry, Deschutes, Douglas, Gilliam, Hood River, Jackson, Jefferson, Josephine, Klamath, Lane, Lincoln, Linn, Malheur, Marion, Multnomah, Polk, Sherman, Tillamook, Umatilla, Union, Wallowa, Wasco, Washington, Wheeler and Yamhill. This title information has been furnished, without charge, in conformance with the guidelines approved by i the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this ser- vice is designed to benefit the ultimate insureds; indiscriminate use only benefitting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. r . 1 Ti-73m 6/90 * THANKWU FOR USING FIRST AMERICATITLE Washington County OWNERSHIP INFORMATION * Reference Parcel #:2S110AC 01500 * Parcel Number :R0489652 TRSQ:02S-01W-10-NE SW * Owner :CRANE FREDRICK T NELDA L * CoOwner * Site Address :11455 SW BULL MOUNTAIN RD TIGARD 97224 * Mail Address .11455 SW BULL MOUNTAIN RD TIGARD OR 97224 * Telephone :Owner 503-620-2170 Tenant * SALES AND LOAN INFORMATION * Transferred: Loan Amount * Document # :10610823 Lender * Sale Price Loan Type * Deed Type Interest Rate: Owned Vesting Type * ASSESSMENT AND TAX INFORMATION * Land :$36,200 Exempt Amount: * Structure :$153,770 Exempt Type * Other % Improved :81 * Total :$18.9,970 Levy Code :02374 * 95-96Taxes:$2,603.28 School Dist :TIGARD * PROPERTY DESCRIPTION * Map Grid:655 C6 Class Code:R14 * Census :Tract 319.01 Block 1 * NbrhdCd :PC46 MillRate :13.7036 * Sub/Plat: * Land Use:1012 RES,IMPROVED * Legal :ACRES 1.14 * * PROPERTY CHARACTERISTICS * Bedrooms :3 Lot Acres :1.14 Year Built :1950 * Bathrooms :3.00 Lot SgFt :49,658 EffYearBlt :1950 * Heat Method:FORCED BsmFin SF :1,528 Floor Cover:HARDWD * Pool BsmUnfinSF: Foundation :CONCRETE FTG * Appliances Bldg SgFt :4,006 Roof Shape :HIP * Dishwasher :YES 1stFlrSgFt:2,078 Roof'Matl :COMP SHINGLE * Hood Fan UpperFlSF : InteriorMat:DRYWALL * Deck :YES Porch SgFt: Paving Matl:CONCRETE * Garage Type:UNIMPROV Attic SgFt: Const Type:WD STUD\SHTG * Garage SF :840 Deck SgFt :224 Ext Finish: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. T2s RAW wM. ~4 SEC110N 1Q ° 1/414E COUNTY WASHING lod S ALE L 1 1o P~'4~ J 7 j I:ox c 7 I f Q. . f 4 uo1 b } i'R a L Soo ooo 1200 .9lAa. b kR ! 400 ~tN AG s b 4.a AG . ! :::x ! _ a ssxi r 4 ~ ad'r f /-4 SM "P 281IQ'~ s j~~/ ~-Na V - :1::•'w7 I I - MAIL Nis. 969-sm[ens•t4u law P V h:nq Cc , Padand, On, 972U ' to WA1iRA\T!' 11EED-STATr7o1t° FORA 1•.Li+IJL'~: .:I, l1h TOn a Insuranne ( en: ;:,t ' '^;hl:!^C . i.~~'~?•~r .ct '1'~'~~^ !11:;'n•:,; .9 t..i ..i lr• ' Granters r~ir 1FT('I' nd ':!'.nil I.. Itttii :I ;r! n'! . • ' , _ r f o conveys and warrants to .a Grantee, tite tollowinpi described real property free of encumbrances except as specific•ully set forth herein situated in in~hO'i County, Oregon, to-wit. A parccl of land in t:,i: "ort:iea::t t/+ (If f't•Ctio;, 1 nt•ns'tt, ' ''slat';, 1 ...>;t, a 1'i.11anette teridian, it-, :nshin,,ton?re:cln, ricro rr(rticul.arl,;^!escribed is i! foll.otrs: k! R•_c~inninc :It a eoint on tae t:-;t ltr;c of the sni:! '::,rtiiaast 1/4 of ::air! •ection 1`, that is '.'omit '3°75' 'est, along the sai :.,t line 1•)1_.1 four: fro-) an iron pipe at the center of said Section 171, -sail! her~l.nnir.v n:,int al..-co briny in clie r:a^rer of "o intain :'old; thence :orth i•' ~i' iietic aluu.•, F.,r-r tr, a mint; thence 'brth 8Q°41'!• ni' rast 155.5 feet to it point; thence °outi) 6°-1' '.tst '_:^5.5 feet to n point ir. t1:c center of . above said mill '!ountatin T-oed; t"epee Sout!r 712°13' :ast alun,^ t!ie ..^,a .d c+rnter of ':ull 'rour.tnia 'clad 2113.51 feet to tar ;;n!nt O' 1•e~zinn1n,^.. i :Pn:( •r:; rr.,.(•;;• Crt:t!!:~( otsco;mCn t... •(':tti ::Gil The said property is tree from encumbratces c\Ccpr ':tattitorv a o::,~rs of Cie '.':tiF . fed .,rtarl~r :y,;encv of 'ashinr•ton founty: !,Ir•ht8 of the i:d•lis in qtr, rtes rca.'., n.+ iit... aye. The true consideration for this conveyance is $ (Here comply with the requirements of ORS 91.030) Dated this . day of ;9 , " Air ,hGo^a-ias s; 1'. !'(triirio(V24 5 -I •tro n X77 • r i n r•r, STATE OF OREGON, County of t _ el-- `i . Personally' appeared the ,Lrne named ;ss'. ini- id `,im-on C.' ?chip f 7111 in+,ane al:•! and acknowledged the foreCoin4 instrument to be t:ie ).r voluntary act and deed. i OFFICIAL SFAL Nofnr Public for C:e or.-M commission expires: WARRANTY DEED r A -'T Oil ✓ T'redri~ i C.i~ne, c:t ux ce.mrcC STATE Of OREGON . County of Washington --firs ADDQ~ss ?I" r, Aaer recording rolem to: 1, Roger Thorilssen, Oirec:t,)r cf Rocus(k "irs. r redric's T, t roar. C,d El.cuuns and E.<Ofticic) Reco,(!r; „I I1655 T' -6 'T"" ° srwce ncscevcn onveYJnCCS fur said c'OUnfV. (10 hereby Col. ..ell untain .:mad son tily that the within instrur-,lent of tvrilins,+ :1^ard; OTC?Or. 97123 tvasreerivs. and recorded inboc), 01 recurds. . ; . nr_ounc. S use ~i No. - - ,eve. •DD9ss. ^e of sa:d f.UUn[y. - Until o change Is re0vesrrd, all low s!o:emants ct,ai U-:0 dillseti. shall M semi to this followirg address: f?OG£tf THOSi~j - st , r T E V, i]urctrr r. 5 ire. *c...lrick franc r .1 f~ of Rrcnt(Ic At c: 1 r 11455 S.':'. 51;11 'tourit.lln itaari DEc 31 sly i{7 , 75 i' ir"ard, rlrepon ..97223..... i),•rut•: ]~i ~Tit9! 2~~ iim'sit.J s4• O -.ter . r• 4 Ll S, L4 * THANK FOR USING FIRST AMERICAITLE Washington County * * OWNERSHIP INFORMATION Reference Parcel #:2S110AC 01600 Parcel Number :R0489643 TRSQ:02S-01W-10-NE SW * Owner :CRANE FREDRICK T & NELDA CoOwner Site Address :*NO SITE ADDRESS* * Mail Address :11455 SW BULL MOUNTAIN RD TIGARD OR 97224 Telephone :Owner 503-620-2170 Tenant SALES AND LOAN INFORMATION Transferred: Loan Amount Document # :82003617 Lender * Sale Price Loan Type Deed Type Interest Rate: Owned Vesting Type ASSESSMENT AND TAX INFORMATION Land :$28,710 Exempt Amount: * Structure Exempt Type Other t Improved Total :$28,710 Levy Code :02374 * 95-96Taxes:$393.44 School Dist :TIGARD PROPERTY DESCRIPTION * Map Grid: Class Code: Census :Tract Block NbrhdCd :PC46 MillRate :13.7036 * Sub/Plat: Land Use:1002 VACANT,RESIDENTIAL Legal :ACRES .84 * * * PROPERTY CHARACTERISTICS Bedrooms Lot Acres :.84 Year Built : Bathrooms Lot SqFt :36,590 EffYearBlt : * Heat Method: BsmFin SF : Floor Cover: Pool BsmUnfinSF: Foundation : Appliances : Bldg SqFt : Roof Shape : * Dishwasher : lstFlrSgFt: Roof Matl * Hood Fan UpperFlSF : InteriorMat: Deck Porch SgFt: Paving Matl: Garage Type: Attic SgFt: Const Type: * Garage SF Deck SqFt Ext Finish: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. i a~ 4 e t ae t , qe T s p .r ` 6J foam t~ .l 63 MA Y•I'~ ~ V IOtH k. 1.30-DlID-rI t7~YAl 11111 S[hlAilY[ Ilnd...Gval .r C.,.•ur, 1. . PiRSONAL 1Fxe[S[NtfitiV[ s ouo 2 G 3 5 17 i - THIS INDENTURE .'Made tins 8th J.+p w Februanr ° 82 hY and y herwren Barbara Crockcr t;n• July appa.inred, qualified and acting peon rr•prr.e ar,- or rhr estate r,f IrC:_ R. Parlett tt' dr:eased. heleirniter criled the hrst party, end Frederick T. Crane and Nelda L. Cr-^ne, husband and wife, ! herelnnlter coiled the second parry, WITNESSF,TH: . * ~ ~r ' Fur value received end the consideration herrinaiter stated. the receipt whereof herehy is acknowledged, the _''^•ss first party has granted. bargtained. sold and conveyed, end by these presents does grant, bargain, sell and convey unto the said second party and second parry's heirs, successors-in-interest and assigns all the rerate, right and interest of the aid deceased at the time of deredent's death, And all the right, title and interest that the said estate of said de- cemed by operation of the law or otherwise may have thereafter acquired in that certain real property situate in the. County of 61aShin#M State of Oregon, described as follows, to-wit: A portion of a tract North of Bull Mountain Road; Beginning at a point < on the Nest line of the Northuest one-quarter of Section 10, Township 2 1 South, Range 1 West of the Wil la ette Meridian, 11ashir-gton Oounty, Oregon, which beginning point is Forth 0* 05' west 1012.3 feet frail an iron pipe at the center of Section 10, said beginning point also being the center of Hull Mountain Road, and running thence ibrth 00 05' 14est 333.6 feet to an iron pipe; thence !brth 890 41' Fast 305 feet to an iron pip-; thence South 00 05' Fast 272.2 feet to the center of Bull Mountain Road; thence South 780 181 West along the said Bull Mountain Road, 311.1 feet to the point of beginning. EXCEPT THEREFFUM the following descrited property. W :e4!I ta.i1111000. :1.':•:.[ efxt-M-1 CH xt'It,:[ S:.tl TO HOLD the same unto the said second party, and second party's heirs, successors-in-interest and assigns forever. The true and actual consideration paid lot this transfer, stated in terms of dollars, is i**5,400.00***** . ' ew re IN WITNESS WHEREOF. the said first party has executed this instrument; if first party is a corporation, it has caused its corporate name to be signed hereto and its corporate sea/ allized by its ufficers duly authorized thereunto by order of its Board of Directors. Ifl I:r.e Mrr, n e co.por.riun. .Ili. rorpo..re w.l.) personal Representativi of the Estate of Lee R. Parlett Deceased. Het[~Iai ..w1nt. 0•r.,.w rh..n,M.h it n.n .,Iti.a►r.. ,h..w 4 e.4 fie a's ""0 STA7,t.OF OREGON', ) STATE OF OREGO,Y, County cf ) C1;.A1Wjf VUl tnotrtah i 4 Fab:.1:^l '19 82... Parwne:ty .cm..rw end 1 : r Frnyr~!(71 Pp~srrd the .bore n .led -hn, heinq dufy morn, Ba a CLrCckfS ...h fw hiAAelt find not one nor th+ ocher, did that the former is the _.t • - "•.e. t p,rddenr e.•+J that the letter is tin 1 and acknoa•Ied,iid the loreaeinq intt-. ee.neteny of mrnt to be her voluntary act and deed, o a P..ficn, an,d that the ,eel affised to the i-r oing insnurient is the corpware seat of said tror,orerirn end that fiaid ;o-f- ant -e. ai4-i end eela,tl iA b.- Uclwi nu: hall of uid ra,p ietion by ..thority of its board or directors: and each of them -.A-Ieded .aid inttrurtent to be it, vo.'untary .,t and deed. i (OFFICIAL / lle..u. Ate. SEAL) "a Notary PuWie for raQon Xnury Public fa Oreg (OFFICIAL on" SEAL) Air "roatmiuion expire,: 3/10/83 Mr mmnu,si_ .apir Estate of Tree R. Parlett + 6227 S.W. Can Court Y.. i~ `;Ir!rv!rtFt Portland .a - ..............,..OR ..97221 r „ vRcr~l tr 1 ^_.TA, - e+w eOr er:..rt .ka .ce.t to •.S N . C~JI~i Frederick T. Crane et ux I- t 11455.S.W. Bull Maintain Road r. v.v. Fa`12it l i'=•:~ ~ finer,...:,•ro r,rvre r.: in nooic on paga or as t Lei, hn f Barker G 11ar7tLS, P.C. •••^•r,ae a.e, file/reel number , . E227 S.4i. Guyon Court Record of Der, s of spiel eoun fy. Portland, Oregon 97221 Witness rely hand and seal of i '1 e. .rr.•r ss Cour:ry idfi.xfd. W.. a ..b.q. b .n q. ,rn-,,.rrt .hall 0.. r..r.. lee. • - Frederick T. Crane Sr,.:rJirgOlFrer 11-155 S.W. )3u11 wOlntain Ros,l TiWd, OR 97223 py Depalry eee, r _ _ ~ ~ v tom"":--~4. i~~~•a;~'~„"t'Z; yF~~~~..y~..',_'} ?.~~.^4?~4CTav_`-_ = -~-`-~=~a-~'?~.,t, ~~"rte '^'~4•` 'ti.'.w' :s ,~~r~c~ _ r _r. _ its;&t,. ti, .rr.',•,:>t•.. _ ~'y:=i•~!7_'`•`::'.1'"h_-.~3.Sit~.~=-:_"- ~:~:'~\s'I,.i T'. t,; 5.4::Yi :l`.`~;'~vtlt:"-~4~v`31y~ t *-taF~. v.~.• - . : se 2?tkra 'Ff`.~^:=.Y.. Zt=l~•> ~"""T • c,r.,r?1{i'Y:. ~T•+"'' A parcel of lan9 it tt-v! r4orth rst one-:-sartr cf South, Pange 1 :ghat, Willamette Mcr. d_an, i"n Washinit"c.'1 being more particularly described as follrna--: ' Beginning at a point on the thst l:na of t~'4 sa~.d !k::t`j-'a or.--r_~!-1ar of said Section 10, that is 17orth 0° 05' W--st, along the r,.-: t st l:rr.. 1012.3 feet from the iron pipe at the center of said &~cticn 1 s,id beginninq point also being in thoe center of Rill Fbvntavi t:r- Y: North 0° 05' West a'onrl the said Wast line 333.6 feet to a roi: "cr North 890 41' East ?.55.5 feet to a point; thence South 80 41' ast 2S5.5 feet to a point in the center of aline said Bull `Ia=,tain Pr d; South 780 18' West along the said center of Bull !4=ntain f'Jsl 2^3. `0' feet to the point of beginning. SUB= M power and assessments of Unified Sewerage ,lie=J cf as :c1n county, and the rights of the tmblic in stncets, roa:ls arr9 hie ay3; easement, including the terms and prmrisiors thef, grar.t~~ to ii:-:.a Water District, by instnamnt recorded May 18, 191.0, in Geed S?::, 367, page 119. •:5 County - • Sri Vii.. J~>_... .`ts:'-:; •~v2: ~.'.Y.!.-~: r - architect • planner 510 N.W. Third Portland, Oregon 97209 Phone 248-1088 r Heavenly Acres Subdivision Minutes of Neighborhood Meeting Held Aug. 6, 1996 A neighborhood meeting was held at the Tigard Water District building on the above date for purpose of reviewing a proposal for zone change from R 2 to R 4.5 at tax lots 1500 & 1600, map 2S110AC, located on the north side of Bull Mountain Road and the west side of S.W. 114th Avenue. Lane Brown, architect for the developer, conducted the meeting. The attendance list is attached. ' The attached aerial photograph with the proposed subdivision layout, site plan indicating street developments and site areas and a zoning map of the surrounding area were displayed. The presentation was as follows: PROPOSAL 1 This proposal is to change zoning designation on a site of approximately 2 acres, from the current R 2 low density residential to R 4.5 low density residential, for a total of 8 lots. Most of these lots exceed the 7,500 square foot minimum size requirements of the new zone. The site is bounded on the west by an Episcopal Church (R 2 zone), on the east by a Lutheran Church (CG zone) on the south by apartments (R 25 zone) and on the north by single family residential (both R 2 and R 4.5 zoning). The existing R 2 zoning allows a single family dwelling on a 20,000 sq. ft. lot (2 per acre). The existing R 25 to the south allows multi-family units at the rate of 25 units per acre. ' The existing CG to the east allows general commercial such as major retail goods & services with no minimum lot size. The R 4.5 proposed allows 4.5 units per acre or 7,500 sq. ft. lots for single family residential. Architecture • Zoning & Land-Use • Facilities Planning REASON FOR ZONE CHANGE The City of Tigard has indicated that they will require development of a street at 114th Av. and dedication of land and development of 1/2 street improvements at Bull Mt. Rd. as part of property development at this site. This includes installation of water, sewer and fire hydrant systems and undergrounding of electrical services at Bull Mt. Rd. Because of the large reduction of property area due to street dedication, and the large expenditure required to develop the street and utility services, it is necessary to somewhat maximize the number of available lots. Note that we are requesting a low density residential change rather than requesting the higher density previously approved to the south of this site. We did this to maintain the single family character of the immediately adjacent properties to the north, while creating an ' intermediate density between the commercial property to the east and the remaining R 2 zoning. This is consistent with development to the northeast and southwest of this site. With the existing church to the west, there would remain an additional buffer between this R 4.5 and other R 2 zoned properties. We would like to invite questions and comments from the audience. AUDIENCE RESPONSE There was relief expressed that the proposal was for single family rather than multi-family development. The woman who lives in Shadow Hills, north of the Episcopal Church, was concerned that trees would be removed from the property between her house and the subdivision. It was pointed out in the aerial photograph that those trees were on a neighbor's property between the project site and her house and were not being removed as part of this project. Noone was in opposition to the development as proposed, however, there were a few transportation concerns the neighbors would like to see incorporated as follows: It was suggested that a dual turning lane be provided at Bull Mountain Rd. all the way from the highway to the entrance drive for the Episcopal Church. At a minimum they would like to see a left turn lane from Bull Mt. Rd. to 114th. C~~ They would like to encourage the City to improve the balance of 114th, all the way to Gaarde. The neighbor to the immediate north of the property would like to encourage the City to extend the sewer line to his house. It currently stops about 5 houses north of his property, on 114th. He would also like to be informed when the property adjacent to his is to be developed so he might coordinate the grade transition between the properties. The meeting was closed when all issues of concern were discussed. Respectfully Submitted, W W. Lane Brown A.I.A. Architect/Planner 1 . r • Ci N E ~v ►-t f3o ~t-too p v+..,E~ T ►v ~-IE~vE►.~1..`t Rc.~CiS Sc~r3~~vt S ~o+~ A Ica v S T ca ~ t R ~1 co '7 : oo P v~ 'C tG~/4n~o wAT~ Q b c STTl tq--T ce IJ~, 20o In., i..►ro.w.g AIC].~RE`?~ ------------Q~pUL~ ~.ltsy...[9S~ N N p i( 1 1 t l i TW-A 6 446 S'w 114A Av-*. T P4 of 97 9 7801 .GI^3 4'( S W Q arvpn/~ew Tt 6 Alt-D 1510- y ! CV 5 NOTICE COP*RNING NEIGHBORHOA MEETING August 22, 1996 NOTICE TO ALL RESIDENTS WITHIN 250 FEET OF THE EFFECTED PROPERTY RE: HEAVENLY ACRES Dear Interested Party, I, Douglas F. Kolberg, am the applicant for the property located at 11455 S.W. Bull Mountain Rd Tigard, OR 97224, Tax Map 2S 1 10 AC, Tax Lots 1500 and 1600. I am considering proposing a zone change to develop a single-family subdivision at this location. Actual development may occur utilizing a subdivision concept or a minor land partition method. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss P the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: ' TUESDAY, AUGUST 6 1996 WATER DEPT. CONFERENCE ROOM 8777 S.W. BUEtNHAM ST. TIGARD, OR 97223 7:00 P.M. Please notice this will be an informational meeting on prelinunm plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal you. Please call me at (503) 699-9401 if you have any questions. Sincerely, Douglas F. Kolberg Commercial Real Estate Broker and Developer C- J • AFFIDAVIT OF MAILING ME OF OREGON ) ss. City of Tigard I..~.9~~. being duly sworn, depose and say tha on 1996 I caused to have mailed to each of the persons on the 'Attached list, a notice of a meeting to discuss a proposed development at (or near) 11455 5-w- Sim MT W Rd,_ P. Q g- QQA a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at _ LSE Cnov~ , o2~Go,.~ with postage prepaid thereon. ~G Signature (In the pr nce of a Notary Public) , (THIS SECTION FOR A STATE OF ORECON, NOTARY PUBLIC TO COMPLETE(NOTARIZE) Subscribed and swamlafFmied before me on bt e ZJZ-I()4ay cf 192. LO NF OFFICIAL SEI TAMARA REICj ii rk- NOTARY PUBLIC- 0°EGO` t.. MV CO MISSION ON MIKES AN 201%8 Y PUBLIC OF OREGON My Commission Expires: - •CI _ _ (Applicant. pisses complex ia.~oraaGCn below for proper placement with proposed project.) 2E OF PROJcC _T OR PROPOSED N_ ZN7 E: Ke-4 E I- ' TYPE OF F-2 OSED DEVELOP.N &NT;_'-1Liyh+E cNA ejg Poss SyBD~ vis~eN O~2 /Y~~u eat twue I - Name o ] = er. ZOW6445 F_ o1-dE Addma or neral L doa of Subject Proporry. //SASS SW &o« /kTid'Roxio ~ 15 . Ts~en bet=tor! _ ~T72z, , I Sub ec: Prc~e;cty T~c \rinp(al pad Lot R(s): _ _ 71- 15v0 .//600_ 190 _ 2 5 /o AG - h.uoginvpanyvn.s:enw!tna,I.R.a W---------------------------: MetroScan / Washington • Owner :Rogachevsky Irina P cel :R0489313 Site :14420 SW 114th AvEgard 97224 ed :12/18/90 Mail :14420 SW 114th Ave ~'igard Or 97224 Price :$105,000 Use :1012 Res,Improved Tot AV :$129,300 Census :Tract:319.01 Block:l MapGrid:655 C6 RefPar#:2S110AB 02300 Bedrm:3 Bth:3.00 YB:1959 Gar:Unimprov Pool: B1dgSF:2,392 Ac:.45 V : MetroScan / Washington • Owner :Hampton Hill E Barbara A Parcel :R0489634 Site :14465 SW 114th Ave Tigard 97224 Xfered Mail :14465 SW 114th Ave Tigard Or 97224 Price Use :1012 Res,Improved Tot AV :$185,290 Census :Tract:319.01 Block:l MapGrid:655 C6 RefPar#:2S110AB 02500 Bedrm:4 Bth:4.00 YB:1958 Gar:Unimprov Pool: B1dgSF:3,254 Ac:.91 1✓--------------------------- : Metzoscan / Washington Owner :Crane Fredrick T & Nelda Parcel :R0489643 Site :*No Site Address* Xfered Pro posE ~ Mail :11455 SW Bull Mountain Rd Tigard Or 97224 Price Use :1002 Vacant,Residential Tot AV :$28,710 5 I T £ Census :Tract: Block: MapGrid: RefPar#:2S110AC 01600 Bedrm: Bth: YBGar: Pool: B1dgSF~-----------Ac:.84 : Metzoscan / Washington Owner :Crane Fredrick T Nelda L Parcel :R0489652 Site :11455 SW Bull Mountain Rd Tigard 97224 Xfered Mail :11455 SW Bull Mountain Rd Tigard Or 97224 Price Pro po.%j Use :1012 Res,Improved Tot AV :$189,970 Census :Tract:319.01 Block:l MapGrid:655 C6 RefPar#:2S110AC 01500 :51T E Bedrm:3 Bth:3.00 YB~1950 Gar:Unimprov Pool: B1dgSF:4,006 Ac:1.14 V Metroscan / Washington • Owner :Christ The King Parcel :R0489661 Site :11305 SW Bull Mountain Rd Tigard 97224 Xfered Mail :11305 SW Bull Mountain Rd Tigard Or 97224 Price Use :9602 Soc,Religious Organization Tot AV Census :Tract:319.01 Block:l MapGrid:655 C6 RefPar#:2S110AC 01700 B drm: Bth: YB: Gar: Pool: B1dgSF: Ac:2.75 MetroScan / Washington Owner :Andrews Management. Limited Parcel :R0489670 Site :*No Site Address* Xfered :10/20/94 Mail :4000 Kruse Way P1 Lake Oswego Or 97035 Price :$400,000 ' Use :7002 Res,Multiple Housing Land Tot AV :$387,000 Census :Tract: Block: MapGrid: RefPar#:2S110AC 01200 Bedrm: Bth: YB~---- . Gar: Pool: B1dgSF: Ac~4.14 ----------------V MetroScan / Washington : Owner :Robert C Wyatt Inc Parcel :R0489689 Site :11290 SW Bull Mountain Rd Tigard 97224 Xfered :08/21/90 Mail :5642 E Los Angeles Ave Simi Valley Ca 93063 Price ' Use :2012 Com,Improved Tot AV :$237,570 Census :Tract:319.01 Block:2 MapGrid:655 C6 RefPar#:2S110AC 01100 B drm: Bth:YB. Gar: Pool: B1dgSF: Ac:.53 MetroScan / Washington : Owner :Norgart Randall E & Stacey L Parcel :R0489698 Site :11550 SW Bull Mountain Rd Tigard-97224 Xfered :06/08/93 Mail :11550 SW Bull Mountain Rd Tigard Or 97224 Price :$165,000 Use :1012 Res,Improved Tot AV :$198,520 Census :Tract:319.01 Block:2 MapGrid:655 C6 RefPar#:2S110BD 02100 Bedrm:4 Bth:3.00 , YB:1957 Gar:Community Pool: B1dgSF:3,368 Ac:.58 V : MetroScan / Washington • Owner :Andrews Management Ltd Parcel :R0489705 Site :11430 SW Bull Mountain Rd Tigard 97224 Xfered :10/16/95 Mail :4000 Kruse Way P1 #1 Lake Oswego Or 97035 Price :$400,000 Use :2002 Vacant,Commercial Tot AV :$521,800 Census :Tract:319.01 Block:2 MapGrid:655 C6 RefPar#:2S110AC 01400 Bedrm:4 Bth:3.00 YB:1957 Gar: Pool: B1dgSF:3,368 Ac:5.61 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. -7 Metroscan / Washington Owner f :St James Episcopa hurch P cel :R0491435 Site :11511 SW Bull Moun Rd Tigard 97224 1Wed Mail :PO Box 23033 Tigara Or 97281 Price Use :9602 Soc,Religious Organization Tot AV :$121,800 Census :Tract:319.01 Block:l MapGrid:655 C6 RefPar#:2S110BD 00100 Bedrm: Bth: YB: Gar: Pool: B1dgSF: Ac:2.32 Metroscan / Washington • Owner :Gambee Kenneth J Parcel :R0491514 Site :*No Site Address* Xfered :08/31/95 , Mail :433 SW Skyline Blvd Portland Or 97221 Price :$99,553 Use :1002 Vacant,Residential Tot AV :$70,860 Census :Tract: Block MapGrid: RefPar# 2S110BD 01600 B drm:4 Bth:3.00 YB:1957 Gar: Pool: B1dgSF:3,368 Ac:1.17 Ydetroscan / Washington . Owner :Andrews Management Ltd Parcel :R1089431 Site :*No Site Address* Xfered :10/16/95 Mail :4000 Kruse Way P1 #1 Lake Oswego Or 97035 Price :$400,000 Use :2012 Com,Improved Tot AV :$70,350 Census :Tract: Block: MapGrid: RefPar#:2S110AC 01300 Bedrm: Bth: YB: Gar: Pool: B1dgSF: Ac:.35 ~I 1 1 The Information Provided Is Deemed Reliable, But Is Net Guaranteed. ME ING NO CE 1 THE PROPERTY LOCATED AT 11455 S.W. BULL MTN RD. TIGARD, OR 97224 IS PROPOSING A ZONE CHANGE TO DEVELOPE A SINGLE-FAMILY SUBDIVISION. ACTUAL DEVELOPEMNT MAY OCCUR UTILIZING A SUBDIVISION CONCEPT OR A MINOR LAND r PARTITON METHOD Prior to applying to the city of Tigard for the necessary permits, the applicants would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: TUESDAY, AUGUST 6TH 1996 ' WATER DEPT. CONFERENCE ROOM 8777 S.W. BURNHAM ST TIGARD, OR 97224 7:00 P.M. PROJECT DEVELOPER CONTACT: DOUG KOLBERG PHONE NUMBER: (503) 699-9401 Please note, This is an informational meeting on the preliminary plans. These plans may be altered prior to the submittal of the applications to the City C-~ 1 CITY OF TIGARD COMMUNITY INVOLVEMENT TEAMS (CIPS) t t N 0111 CA110N I ISf IOR AP IWAMS Will I I.ANF) USE PROPOSALS V ; WEST CIT 1.ANl► IRS& SUA40111A111'7el° VAST C1T SOUTH CRT ~ CCNTRAL CIT Abdutlale Alkadi park G. Zeller Beverly Fioude Craig Hopkins Jack Biethan Brian Marlin 11905 SW 125111 Cast 132'J0 SW Slrorr Drive 12200 SW Bug Mounlairt Road 7430 SW Yams Steel 15525 SW 109th Avenue 10965 SW Pathfinder Way Tigard, 014 97223 ligard, 014 91223 Tigard, OR 97224 Tgard, OR 97223 Tgard, OR 97224 Tigard; OR 97223.3930 (503) 524-10110 (503) 524 0:194 (503) 639-2529 I3 s tarry Weste.sman KaUry Smith Mask F. Mallon John Benneth 11 5W 13511th Averxre 13665 SW f=ern Street 11645 SW Cloud Court 11310 SW 91st Court 16550 SW 109th Avenue T igald, OR 97223 1 igard. Oil 97223 Tigard, OR 97224 Tigard, OR 97223 Tigard, OR 97224 (503) 524-6325 (503) 524.4550 (503) 639.W94 Kath a Kwho Christy t lair Linda Masters Joel Stevens 125140 SW QaCier Lily Drive 11386 SW Ironwood Loop 15120 SW 141st Avenue 9660 SW ventera Court -1 maid, OI 47223 Tigard, Olt 97223 Tigard, OR 97224 Tigard, OR 91223 (503)-524-52M (503) 590-191U/(503) 624 8009 (503) 620-7662 Ed I kwAlun Barbara Sauter Scott Russell Pat Wyden 11029 SW Morasig I IN 11245 SW Mogen Court 31291 Raynlarrd Creek Road 8122 SW Sprrrxh Street Tigard, OR 91223 Tgard, Of? 97223 Sc: )Muso, nR 97056 Tigard, OR 91223 (503) 524-GU40 (503) 684-9:303 (503) 543-2434 Bonne & Jun Roadi Jurm Sufbiicge Cal Wbolery 14447 SW TweUestury Diva 15949 SW 1461% Avemae 12356 SW 132nd Court Trgaid, Olt 47224 11rja id, Oil 97224 'Tigard, OR 97223 (503;590-0461 (503) 590-0:123 (503) 590.429! Awatson . 11410 SW Ironwood Loop Tigard. OR 97223 (503) 590-3369 PLEASE NUTI' In a"lion to polrerly omw-gs w+U►ir►250 .ek t, notice of meetings on land use Ixoposals shall be sent to all the names on this ist. •r etop+u+ap.4eda~Aw4or.r 10 04. e1b (For office use) -0 0200 %1 l I. ~CJ0 WASHINGTON COU j rn ¢ DEPARTMENT OF LAND USE AND PLEASE TYPE OR PRINT IN INK. SE? TRANSPORTATION Applicant or Applicant's Representative: oo 2 LAND DEVELOPMENT SERVICES DIVISION EN MRGNkS. AILp#1A ENGIUfrERING J¢ 155 NORTH FIRST AVENUE 6350-13 K HILLSBORO, OREGON 97124 648-8761 q(° Ott S.W. OAK ST ff Inn RAFFIC IMPACT STATEMENT sull"IF I°kN30 OR 4 2Z3 Z2 55 (T.I.S.) REQUEST Phone Number o Z- 06REQUIRED IF DEVELOPMENT GENERATES 40 A.D.T. Owner: OR MORE. OPTIONAL, BUT RECOMMENDED IF <40 efZ9DalCK ♦ W ELDA QRkNE A.D.T. SEE TRANSPORTATION HANDOUT 1:1455 S.w. BuL.L. MTN ROAD T1GPrRV. OR q'7 FEE FOR SITE INSPECTION & 2z Phone Number 20 EVALUATION: $128.00 (as of my 1, 1995) (NO FEE REQUIRED FOR A RURAL SITE WITH DIRECT a Rural (circle one) CPO ACCESS TO A U&U HIGHWAY) Accepted By. AAAA Date: Y,~ Description: Tax Map(s): Lot Number(s): Proposed Development Action: $I t0 Arc 1500 • 1400 3-10T ESID SPIV ISow Sw(r .9 - FAME LK PUTACH Site Size 1.9 B Ac R&5 Existing Use: Site Address 11455 s.w. 8uvs. MTN Ror4P 51 P&IX 1PA Ihl LV R ES 1 n£hM1 AL Nearest cross street (or directions to site): If Residential: Total # of Dwelling Units 5 B u 1.L MTN • Ro PM CD 5-W- 114th R VE Single Family Multi-Family ALL PROPOSED ACCESS TO THE SITE EXISTING PROPOSED MUST BE INDICATED ON A SITE PLAN AND If Industrial or Commercial: MARKED IN THE FIELD WITH A STAKE AND # of sq. feet/ or FLAG. (i.e. Surveyor's fluorescent ribbon). . gross floor area List all Roads on which the site has frontage: # of employees % Road Name Functional Class If Institutional: )01. 13vLL MT'N. RD. C,1 nA.01~ 6-ak # Of sq. feet. # of students, )62. S.w. 114T" AVE- employees, 3 or members A T.I.S. provides potential land development applicants with a site-specific list of typical requirements and public improvements relating to County roads, but does not constitute all possible requirements. The T.I.S. must be completed by Staff before submittal of a Land Development Application and must be submitted as a part of that Application. ' Submit fee, this completed request, and a site plan showing all proposed access(es) to Teri Cramer in the Land Development Services Division. Allow approx. 2-3 weeks for processing. The applicant may be required to submit an Access Report (to assure safe function of the site's access) if the project generates >500 trips per day.. The applicant will be notified on the completed T.I.S. if an Access Report is required. If required, the Access Report must be accepted by County Traffic Analyst, Doug Norval (693-4563) before submittal of a Development Application (allow approx. 10 days for review). REVISED 6/12195 BY TLC G:\usERs\TERRic\TRANSP\TISORIG.DOC WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Land Development Services 155 North First Avenue, Suite 350-13, Hillsboro, Oregon 97124 (503) 648-8761 - FAX: (503) 681-2908 , TRAFFIC IMPACT STATEMENT THE FOLLOWING ARE DEVELOPMENT CONDITIONS THAT MAY BE REQUIRED BY THE DEPARTMENT OF LAND USE AND TRANSPORTATION. THESE REQUIREMENTS, SUPPORTED BY FINDINGS OF , FACT, WILL BE THE BASIS FOR RECOMMENDATIONS TO THE REVIEW AUTHORITY OR HEARINGS OFFICER REGARDING YOUR LAND USE APPLICATION. 1. Dedicate additional right-of-way to provide 33 feet from centerline of SW Bull Mountain Road adjacent to the site, including adequate corner radius. 2. Establish a non-access restriction along the site's frontage of SW Bull Mountain Road. 3. SW Bull Mountain, Road is a Major Collector, with a minimum access spacing standard of 100 feet, measured from access on both sides of SW Bull Mountain Road. The proposed access will meet this standard if it is aligned opposite the j street from Bull Mountain Heights Apartments. Show the location of all access within 400 feet of the site's access. 4. Sight distance (400 feet required in both directions) at the proposed access of SW Bull Mountain Road is adequate. 5. Construct a half-street improvement to County standard along the frontage of SW Bull Mountain Road. 6. Submit a neighborhood circulation and redevelopment plan with the , development application. 7. Obtain a Facility Permit from the Department of Land Use and Transportation for construction of all required public improvements within Washington County right- of-way. 8. This development generates approximately 76 average daily vehicle trips based on ITE Code 210. 9. A TRAFFIC STAFF REPORT MAY BE DONE AND THIS SITE MAY BE REVIEWED FOR REQUIRED TRAFFIC SAFETY IMPROVEMENTS WHICH MAY RESULT IN ON- OR OFF-SITE ROAD IMPROVEMENTS BEING REQUIRED OF THIS DEVELOPMENT. jAshareMsping%bM ibs.d= November 20, 1996 D"2 1 i 1 Laurelglen Estates Tree Protection & Removal Plan 1 1 Project No. 9651 Prepared for: Douglas F. Kolberg ' PO Box 1426 Lake Oswego, OR 97035 Phone (503) 699-9401 Prepared by: Walter H. Knapp Certified Silviculturist Certified Arborist - ISA 7615 SW Dunsmuir Lane Beaverton, OR 97007 ' Phone (503) 6464349 November 20, 1996 1 . ~ E- Walter H. Knapp SHOki we and Forest Management Urban Forestry Laurelglen Estates Tree Protection & Removal Plan 1 r Background and Purpose t This Tree Protection and Removal Plan describes the activities that will affect trees on the Laurelglen Estates Planned Unit Development (PUD) in the City of Tigard, Oregon. The Plan is responsive to , the requirements of the Tigard's Municipal Code, Chapter 18.150, Tree Removal. Site Description ' Laurelglen Estates is located at 11455 SW Bull Mountain Road, Tax Lots 1500 and 1600. An existing house occupies a portion of the 1.98 acre site. The area slopes moderately to the east- northeast. Minimal grade change is anticipated during construction. Tree Protection & Removal Plan and the Tree Map The City of Tigard has recognized the importance of trees in a municipal code that addresses tree removal and mitigation. The Tree Code generally requires "no net loss" for trees 12 inches in diameter and greater.' It specifies that "the number of replacement trees required (to mitigate tree ' removal) shall be determined by dividing the estimated caliper size of the tree removed or damaged by the caliper size of the largest reasonably available replacement trees." The code also provides incentives for retaining substantial numbers of trees. ' As required by the City, this Tree Protection and Removal Plan and the Tree Survey for Laurelglen Estates include the location, size, and species of existing trees. , See City of Tigard, OR Municipal Code, Chapter 18.150. Tree Removal for specific requirements and , definitions. 7615 SW Dunsmuir Lane, Beaverton, OR 97007 Phone (503) 646-4349 , E_-2 1 Page 2 As shown on the Tree Survey, several groupings of planted trees are currently growing on the site. Most of these trees are in fair to good condition, with the notable exception of the Port Orford cedars (Chamaecyparis lawsoniana), which are infected with Port Orford cedar root disease. This ' disease is caused by the fungus Phytophthora lateralis. The Port Orford cedars were planted in a long row along the west boundary of the property. Many ' are currently dead or dying, and it is likely that the entire row will die within a few years. Although the loss of these trees will have an immediate impact on the site, other tree species on the area are not susceptible to the disease. In addition, the adjacent property to the west is lined with conifers that will continue to provide visual screening. ' Quantifying the Tree Inventory Twenty-five viable trees 12-inches or greater in diameter are present at Laurelglen Estates. (Note that the dead and dying trees and those within the required right-of-way adjacent to Bull Mountain Road are not included in the tally.) Six of these trees are likely to be removed during development. (See attached table for details.) ' Mitigation Using the City of Tigard formula for diameter equivalents, 108 diameter equivalent inches will be removed out of a total of 368 diameter equivalent inches, or approximately 30%. This equates to removal of roughly 30% of the tree canopy, and retaining about 70%. Where 50-70% of the trees over 12 inches in diameter are retained, the Tigard tree code requires ' mitigation of 50 percent of the trees removed. Thus, 54 diameter equivalent inches will need to be planted on the site, or 27 two-inch trees. Street tree plantings will more than meet this requirement, and further mitigation will not be needed to meet the code. Retaining and Protecting Trees ' Where trees are to be protected during construction, several measures should be followed. These approaches are designed to be practical and relatively cost-effective; however, as construction progresses, there may be situations where alternatives are more sensible. Under those conditions, modifications should be explored and approved for use if the same level of tree protection will result. ' Retention trees located in the vicinity of equipment operations should be protected by installation of orange plastic construction fencing to prevent injury to tree boles or soil compaction within the root zone. Page 3 • If it is necessary to have any vehicle or construction equipment drive or maneuver within the root zone of a retained tree, a layer of gravel or other suitable mulch at least 6 inches deep should be , placed in the path of the equipment as protection for the root system of the tree. • Construction equipment should be stored in suitable locations away from retained trees. , • The stripping of topsoil around retained trees should be restricted. Woody vegetation removed ' adjacent to these trees should be cut at ground level, and not pulled out by equipment. • Excavation immediately adjacent to roots larger than 2 inches in diameter within the tree root protection zone of retained trees should be by hand to ensure that roots are not damaged. Where feasible, major roots should be protected by tunneling or other means to avoid destruction or damage. ' • A qualified urban forester or arborist should supervise proper execution of this plan through any construction activities that may encroach on retained trees. I r Walter H. Knapp Certified Silviculturist ' Certified Arborist, ISA E-4 • Tree Inventory • i Tree Inventory Summary 11/20/96 Laurelglen Estates ' Douglas F. Kolberg All Trees - From Survey Trees to be Removed Total Equiv. No. of Equiv. No. Diam. No. 2" Trees to Diam. No. 2" DBH Trees E uiv. Trees Remove E uiv. Trees 12 13 156 78 1 12 6 14 3 42 21 1 14 7 16 3 48 24 2 32 16 18 4 72 36 0 0 ' 20 0 0 0 0 22 0 0 0 0 24 1 24 12 1 24 12 ' 26 1 26 13 1 26 13 otal 25 368 184, 6 108 54 1 S 11/20/96 651TREES.XLS i 1 L.AURELGLEN ESTATES DOWNSTREAM ANALYSIS ' JOB # 412-003 Prepared For: Doug Kolberg Prepared by: Alpha Engineering, Inc. 9600 SW Oak, Suite 230 Portland, Oregon 97224 I i 1 TABLE OF CONTENTS: SUMMARY: ANALYSIS: i DETENTION CALCULATIONS 25 YEAR HYDROGRAPHS , TIME OF CONCENTRATION CALCULATIONS ' DRAINAGE SHED MAP , STORM SEWER SHED MAP STORM SEWER PROFILE ' APPENDIX: ' SOIL SURVEY INFORMATION , ISOPOLUVIAL MAP FOR 25 YEAR EVENT EXISTING DOWN STREAM INFORMATION 1 • • ' it I ' BATE: November 22, 1996 TO: City of Tigard r FROM. Trey Gundlach RE: LAUREL GLEN ESTATES 0VERVIEW.• The downstream conveyance system was analyzed to determine if capacity exists to accommodate the increased runoff from the development of Laurel Glen Estates. Laurel Glen Estates is proposed eight lot subdivision. ' SITE LOCATION.• The proposed development is located in the City of Tigard, on S.W. Bull Mountain road just , West of the intersection of S.W. Bull Mountain Road and Highway 99. The site is approximately 2.0 acres. , SITE SERVICEABILITY: ' The natural topography of the site slopes to the East. The current runoff from this site drains East, and into the existing road side ditch along S.W. Bull Mountain Road. The road side ditch ' is picked up by an existing 12" public storm sewer line on the North side of S.W. Bull Mountain Road. The existing storm drain line drains down S.W. Bull Mountain Road, and out falls out of ' the back of an oversized catch basin located at the East property line of the adjacent Lutheran Church. See Storm Sewer Analysis ANAL YSISAREA AND METHODOLOGY: ' All hydrographs were determined using the Santa Barbara Urban Hydrograph (SBUH), Type IA , Method. The SBUH method is based on the curve number (CN) approach, and also uses SCS equations for computing soil absorption and precipitation excess. The isopluvial map used to determine precipitation was provided by the Storm Water Management Design Manual for the ' Portland Metropolitan Area, and is attached. STORM SEWER ANALYSIS: It was determined that the existing storm sewer line in S.W. Bull Mountain has capacity to , accommodate the 25 year storm event from our site. It is the conveyance system down stream of this line that does not have capacity to accommodate additional flows. The discharge from this system appears to be ditched along an existing apartment complex to the north and overflows the ' -F curb on to S.W. 112th. The ditch does not appear to have capacity for the 24" outfall out of the back of the existing catch basin. Do to the lack of capacity down stream we proposed to provide ' detention for the 25 year storm event to mitigate the effect of increased runoff from the proposed development. It was determined that the pre-developed discharge from our site is 0.86 cfs. It was determined the developed discharge from our site will be approximately 1.54 cfs, based on 4.0 dwelling units ' per acre or 42 percent impervious. See attached Runoff Curve Number Table. We are proposing to provide detention in a 140 ft 48" diameter detention pipe in S.W. 114th Avenue. The detention volume was determined to be 1,780 cubic feet. The restrictor orifice was determined to be 4". See King County Detention Analysis. ' CONCLUSION: In conclusion we are proposing to provide detention to mitigate the impacts of the increase run- off due to the proposed Laurel Glen Estates eight lot subdivision. The detention will be provided in a 48" detention pipe located in S. W. 114th Avenue. RFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE ESIGN HYD: 1.54 .86 .86 3,99 1779 ~RUCTURE DATA: R/D TANK (FLAT GRADE) RISER-HEAD TANK-DIAM STOR-DEPTH TANK-LENGTH STORAGE-VOLUME 4.00 FT 4.00 FT 4.00 FT 141.8 FT 1779 CU-FT NGLE ORIFICE RESTRICTOR: DIA= 3.98" LUTING DATA: STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) ' .00 .00 .0 .0 .40 .27 92.7 .0 .80 .38 253.6 .0 ' 1.20 .47 449.5 .0 1.60 .54 665.4 .0 2.00 .61 890.7 .0 2.40 .67 1116.0 .0 2.80 .72 1331.9 .0 3.20 .77 1527.7 .0 3.60 .82 1688.6 .0 ' 4.00 .86 1781.3 .0 4.10 1.18 1781.3 .0 4.20 1.75 1781.3 .0 ' 4.30 2.49 1781.3 .0 4.40 3.29 1781.3 .0 4.50 3.59 1781.3 .0 RAGE VERTICAL PERMEABILITY: .0 MINUTES/INCH SPECIFY: F - FILE, N - NEWJOB, P - PRINT IF/OF, R - REVISE, S - STOP tMARY OF INPUT ITEMS TYPE OF FACILITY: TANK TANK DIAMETER(ft), STORAGE DEPTH(ft): 4.00, 4.00 3) VERTICAL PERMEABILITY(min/in): .00 I PRIMARY DESIGN HYDROGRAPH FILENAME: is\412-003\h dro 25dev 5) PRIMARY RELEASE RATE(Cfs): .86 Y \ NUMBER OF TEST HYDROGRAPHS: 0 NUMBER-OF-ORIFICES, RISER-HEAD(ft), RISER-DIAM(in): 1, 4.00, 12 ITERATION DISPLAY: NO TER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED): 2 SBUH/SCS METHOD FOR COMPLONG RUNOFF HYDROGRAPH • ' STORM OPTIONS: 1 - S.C.S. TYPE-lA 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE ' SPECIFY STORM OPTION: 1 S.C.S. TYPE-lA RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 25,24,4 S.C.S. TYPE-lA DISTRIBUTION 25-YEAR 24-HOUR STORM 4.00" TOTAL PRECIP. , ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 , 2,81,0,0,19 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.0 2.0 81.0 .0 .0 19.0 zCFS F-Q T-PEAK(HRS) VOL(CU-FT) , . 86 7.83 15338 F~c - L~E~/ELp ENTER [d:] [path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: i:\412-003\hydro\25pre FILE ALREADY EXIST; OVERWRITE (Y or N) ? ' Y SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP , C--------------------------------------------------------------------- S.C.S. TYPE-lA DISTRIBUTION 25-YEAR 24-HOUR STORM 4.00" TOTAL PRECIP. ' ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 ' 1.16,86,0.84,98,10 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 2.0 1.2 86.0 .8 98.0 10.0 , PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1.54 7.83 22190 I~dsT- ~~JEu~P ENTER [d : ] [path] f ilename [ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH : , i:\412-003\hydro\25dev FILE ALREADY EXIST; OVERWRITE (Y or N) ? ' Y SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP Q , PROJECT: LAURELGLEN ESTATES Date: , 21-Nov-96 JOB NUMBER: 412-003 FILE: I: \412-003\QPRO\TC. WQ2 ' PREDEVELOPED TIME OF CONCENTRATION: Accum. LAG ONE: SHEET FLOW (FIRST 300 FEET): Tc Tt = Travel time ns = Manning's n = 0.240 Dense Grass L = flow length = 300.00 ft ( 300ft. max.) ' P = 25-year, 24hr storm = 4.00 in so = land slope = 0..068 ft/ft ' 0.42(ns L)"0.8 Tt = = 18.84 min. 18.84 min. (p)A0 .5(SO)Ao .4 ' LAG TWO: SHALLOW CONCENTRATED FLOW (NEXT 20 FEET) k = Tc Velocity factor = 9.00 High Grass So = slope of path = 0.068 ft/ft V = k(So)" 0.5 = 2.35 ' L = Length = 20.00 ft T = L/(60*V) = 0.14 min. 18.98 min. 1 318 TL. I1c 3221 e 1 5~ LATE 1. ~p ~p7 ~ 1-0 g • i tJ - J: Li 338 1 INCA 0 '•1 3~a ENp~i9E Poo Fa/"!i / 1 , sL 13mm 4 iI,~ S L~ / WASHINGTON COUNTY, OREGON - SHEET NUMBER 47 11C 118 • • n, r 11C • j. ~.r it,l- fi8~ - r ::f~ _ r 19B .r. 7 „4„~ ii ~ • T• -iir `I ) ~ S L• • :i_~t~.~ ~ a '`_"'i'~' ~ - - 2S 7Ri..2 , 16 'i78.y'• f f 11D 't2 30 21A. . ~ ~ - .;~o • 't; S . ~ ~towiYviK q . a' 1!• 21 B 21 D ~ F s Or .r" •ao ~i to :fib. ~ r ~ i .tea :S"'~ ;A~ .~,^,~i+ • tia~J' .I `27 i . Vr,a _Onion:Flat. 46F 218 r ; ~ 4r3' _ 1 , ' X 0 1 Mile r 5000 4000 ~UUO 2000 1000 0 Scale • 1:20000 5000 Feet 120 • SOIL SURVEY • TABLE 13. Soil and [Absence of an entry indicates the feature is not a concern. See Glossary for descriptions of such Soil name and Hydro- Flooding map symbol logic group Frequency Duration Months ' Aloha: I C None Amity: ' 2 C None Astoria : 3E. 3F B None Briedwell : 48, 5B. 5C, 5D B None Carlton : 6B. 6C B None Cascade: 7B, 7C. 7D, 7E. 7F C None Chehalem: ' BC C None Chehalis: 9. 10 B Common Brief Nov-Mar Cornelius: 1II°,' IIC. 'IID. ' IIE, I IIF: Cornelius part C None Kinton part C None Cornelius 12A. 129, 12C C None Cove: 13,14 D Common Brief Dec-Apr Dayton: 15 D None Del Delena: I6C D None Goble: 17B,17C,17D,17E.ISE,IBF C None Helvetia: 19B. 19C. 19D, 19E C None Hembre : 20E, 20F, 20G B NonP Hillsboro: 21A, 21B, 21C. 21D B None Huberly: 22 - 22 D None Jory: 238, 23C. 23D, 23E. 23F C None Kilchis: 24G: Kilchis part C None Klickitat part B None i KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL 0LE 3.5.2E SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) , Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP ' LAND USE DESCRIPTION A B C D Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 ' Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 81 Wood or forest land: oun second growth or brush 55 72 81 86 ~E-QEV Orchard: with cover crop 81 88 94 t~}C p Open spaces, lawns, parks, golf courses, cemeteries, , landscaping. good condition: grass cover on 75% or more of the area 68 80 (86) 90 fair condition: grass cover on 50% to 75% of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 Impervious surfaces, pavement. roofs. 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) ' 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin ' 3.5 DU/GA 38 42 4.5 DU/GA 46- 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 ' 7.0 DU/GA .56 Planned unit developments. % impervious condominiums, apartments, must be computed ' commercial business and industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. ' (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. Lj 3.52-3 1/90 ' 4-.0 9 ~ 910 all 2IZ ag J.~ h U I~ IT 3.5 4'0 ` ncouver i WW AO 4.0 1 l ,..-..,.•t_t'Hillsboro = T-eon Portland , Gres am LTM N CO._ ' ACKAM S Co. 'tG i. • ........._...L-.5 5.0 Oregon ....~.....,....f i ' City - I .R. Figure D-12 Ie~ - i 4.0 25-Year 24-Hour Precipitation (in) 1 MI[t• B!.DD:N; iii' n' CRIIyq:D RI)Ck nS ;PICIF"IED C:,i l'n' IEC I!Y 11r.ND (11' 111 F'll'E ,rR!r+;:.I~IE iC. SPECIf1E8 n,4 1'En•1 1 cocl+ t [pou ONSITE CATCH BASIN (PPIVATE FACILITIES) BENCH DETAIL \ I [o.fo p 17 i rki qj n Ir 1_ 1, ~ J r:Y' rp !"Irr I?6I l:C 31:!! vnf ,:r nl:!cr W" W (Wp Ll • rf Nrl Irn !r [';;.1:. '~l,l !Ifln'.t f.'1 M!r 1!v CI': rl llf VIED 300 i 296 V , ,5 292 IIF [ !1/./ . - X13 .ri4 EXJ S • ~ ~ I ~ :"rel. 2F38 1, U.r /Yr.. •f :•r: •:11N 'rY ..)n 1r In .V 204 - 200 10- cr- r r~ 276 S = 0+00 2.00 r•5o 1.00 7.50 4•00 _ PROFILE S.W. _BULL MOUNTAIN ROAD E3ENTLE=Y fNO VALE Nn1117 1- 10 BENTLEY ENGINEERING COMPANY VF kI I' = 7<) 7070 S w FOVRIH -EN.,I. POWLMr: OAIGON 97701 (503) 111-575 ru :03) 1)7-7990 PROJECT NO: 5112-00 I I IF' 'fll.:~ Iklr'IINF:NT 1!: LF:!:S ,111111ii11 t1t1111 111 111'111 III 11. 111 III IP r'IF'trjT1'irr11Ii11 III III 1111111 rIl I )I III 111 111 I --V I I I i3 I I I 1 I I C . I I C1 1.1:1:1111.1. '1114f1 '11115 UOTA'1'111N. it) 'I'IIF: 1711A 1. 1'1'Y 111' 1 - 1 I-" ~ L I 6 ~ 1'I" I1: I•Illi - '1111: 111!1•:1 IIA I. IN 11'11111:11'1'. I, NL tlLli!:!ILL 1 F11Z ►L C 71:: I IIL QL i &1 1 tlll LI pl 91 1 1 " 'l' " Ilill•'iIIII~IIIIIIIIIIIIIIIIIIIIIIIIIIIII 111!1111 ~ .!11:'1'IIIIIIiIII~IIII~IIII~IIIIIIIII~IIIIIIIIIIIIIIIIillllllllll IIIIIIIII IIIIIIIII IIII 71 91 7c win TC JI]JF I o0:. a 7 13* CASr IN itod J!) I , TC 9731 C C CVRe \ 1 m S' A.C. SIDEWALK , tr S a • I IC Its 10 I -l'W 1 3 ! r8 L 11 R • RrYDLt 1c Jrsns rc 1 ~ D rn;;NC + COwC RruOIf rC ]QOre nRE PLR •7'Y RiT7RANr ~ PWP 10' R Bv\N BD' ce S89'13'30-w .16„1_•___.. LEGEND r'ro NO.r•.f LC Ju 7$ TC PACB m pf4fow rC. AS+O L , \ rNPo r SW SILT FEN:E i I rnir xAfEa 1 CArSf. (RR . CnSr y a Er 71 p A _ r ° SAN S rc cl" S A 1 7.777/ 7/7/7 I7nT/r/ r~JJArMCnsrC C SA.CUr tAB 77777777- r. A TCH pA YI' / Ensrac /e / y / It / . ; n . / MA1KWAr ISLAA'0 I ~1 ~ ft 11 N: If ' i ~ $A-Cu T a _ > /yM1 d SCMNCC7 ' A ;Rs Cd9N-CT C i i l I CONSTRUCT NEW CIF CURB r CMC ISLAND / ~ ORCGC .+M I / 961:. RXAC T_,. n a m / / SCPOC rAn- r/=.r SAN S BANK RUN 1 / ,u Tl ABAII00N / M7N DREG: nI ^ Q J WORK to VA TM C"Sr'C REMO9f tr REPLACE CURB/ RCuOt£ CA SD OLIIFA(L / r f I p117$/~ 'C"'~) RE:OCAfr / A . `Y' TAPER PP L AOMG C ~ ( \.J PARKING / ll~ Tr SIDEWA'-K AC Cxr57 C.S. Ily / / REMOVE CURB ` _,Ja,r P(. I r 4 i Pr(+olr r REPLACE 1 , i / 9A NI TART . i CURB AND I SIQrwA1K. IAPCR to ' / uA TM BA[K 't1, ~ P vC aRr 4 PROwD( S' a SIDEWALK WALK, ALONG J lErr CLCAR AROUND POLES OR /;•1!^ 151' Bu((Y ' \ / 6J PROVOT 1 / AN10fNLPOBSrR0Cno S •/..~1`IP WAS" GO N' Mr SRYWAL. APEA 5 / . t INTO CAT:. S, 801rS. SIGN i ..cAr Du n" rn5r, CONSTPUU UYI.. WALK / 76• Xf Mr(2xI r PRO`llC i I i N A C WALK Jr/ - • O SNCrr C-A O STOvu St. ' I CORRIAGA •E.: f!n Y i i N.IC^ C+!SrB u ! / ADS N-17 T P i QV / / 1• .ice../'!" ' EXIST CB fj Cd+:RCrr + 7Ar!P PCrovsr' LQR~ ' I tl,~" LWg9 ANO GuitL.; _•i" Sri' sNCr' / ii/" i 931( uIY:' I / PL ✓ .•TAa~ WJI:' AYS Pr NI a EKAE rN;l e, 1."51 C6 ' i CVrer currCP--..-i ,1~. t~ 1'•,/' a=r\l.~ .ilf/11 ~f~ III O'ryP. 1,.10 .i' %t,/ •u„< +V I © L~ 1v/../' Etc , rRArr,C t air OF \ J • V a" 1 CnSTwG raE N rVRANT . + x111 t 2,991 Cc I' ;0 5-0 ~_Sff DRIUEwA ,PRO=rcE A IRATr:, ' cdss+ufI oEa SuRv~Y 10, FD; va•T C-A 4, < J: COI MAC NEW 5, wcc IF 8RN APPRO~`. nr.w f i. 5 (al1j,O j A C O%Z%t Ni %;YDf rnsr~ `pu N N/Ai 0 NO. 92-9. 9p~t M~ . C 7,c-R! 7'2iE ~../'iA?5~ 1N; No. et' )A"'-- CHRIST T~ EE E Of IN31 BENTLEY' CHRIST THE KING LUTHERAN CHURCH BENTLEY ENGINEERING COMPANY 11305 S. W. BULL MOUNTAIN ROAD 7070 Sw rouRS" AvENUE. IOPT'1N0. OREGON 97101 TIGARD, OR 97224 PARK I N G (SOS) 777-1575 rA1 (503) 777-7996 PLAN VIEV' ' PROJECT NCI: 5172-0.1 REVISIONS DESIGN GSC DRAWN KRL CHECKED GSC APPROVED IF TI:Iti DOCUMENT IS L}a5 T111,71tillglllllll lli II III III 11111 ~I'Itll '•Tf IIItI~jIIT]•IIIIII!Ilfl llj 11lllllllllllclll IIIIOIi IIIl llllll lig1l!Illlr tlli~lljill!IIIIIII!I IIj IIljllllll~ll l~ APRIL., 2p 19 i O 194 pTr 4I Z) 6 7 I 11~~ I 12 L1:CILit"LION f1115 NOTATION, ( 1 1 111 I 7I I 3 ' J IT I)N}: TO THE OUA1,1'I'Y THE PNIdINAi. DUCUHL'NT. LC I OIL EII I ~1 gl c~I 1 I QI I [ S E IB I I 19 S rl £ n""'I• uc i ax : la L'L 9!L 4L ML 1 I IWIIU ''n In' n II:III!IllllWln If lif iUlIIIIIIIIIUIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIC~!jlllllll'I, IIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII~IIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIII11111111111UGIlUUII Y 4X 711 TL 2400 1 TL 2500 ~ I W j I G. I U m I n Imm l ~ I~~ `ggppy 4%I I A I I ~ sag ~ 1 ~ I~ Y ~>t I I I ~ A ' Gay 'i ~ I I DO, 95' 15' TL 1500 b TL 1600 1 TL 1,00 z u 9,259 OF. 1 a E I l B 8 a I QQ7 6 d. 1529 8P. i 1598 OF. t2O' N V 9314 8F. 6, I' 54' R a+ m 0+ 41' , GNU ooa 4 ~0• l I STREET 9 'I O 'd EXISTING P17MENTS 1 WOUbE 0 m o MONTESSORI a o SCHOOL ,.93 5F. , I-- " - I75' I _ - - - m 10.914 9F. Lam- - - - 1 TL 1101 13' STREET vE4 " DEDICATION TEXACO t45' A t SERVICE 5TGTiON TL 1100 1 / - - _ -6 cR p- T TL 1200 P 1 - _ V7 STREEi~ TL 1300 I v ' t / _ ~lMPROVEMENTB I C~ O 'C 1 TL 1400 I Q. V y aI 1 v I SOLAR LOTS P Z ° LOTS 1.2 a 8: BASIC SOLAR REQUIREMENT 11 1 Y LOT 3: PROTECTED SOLAR BUNTING LINE Q Q .y v - LOT 4 TO SOLAR ADJUSTMENT REQUIREMENT -A 1- 1.1 L-- ~Q it w ~e (Y~- APPLICANT ENGINEER/SURVEYOR " ~1 LEGEND UZi v DOUGLAS F. KOL15EWA ALPHA EW iNEERING. INC. ~ ~ 4 N V 1 PD. BOX 1426 9600 8W. OAK SUITE 230 O LAKE OSU.EGO, OR 91035 PORTLAND. OR 91223 AC. STREET IMPROVEMENTS IJ1nERAH (5031699-9401 ( 503 )452-800523043 w f-X 1 ll 1_. nwTeabow cGU .8 Z OGIOOL auelaieiO'~`Awrm°Q OU~IER FAX ( 503 1 4 A.C. PAVING ~ Q H N TAX LOTS 1500 4 1600 rekdLO FREDRICK T. I NELDA L. CRANE _ pLLL 0 ATION 11455 91Lt BULL MOUNTAIN ROAD M TAN TIGARD. OREGON 91224 UTILITIES SERVICES - - E~.ISTING PROPERTY NINE 1 KIfI1Tb a TELE, (5031620.2110. WATER: CITY OF TIGARD Tf=rmmm 51DEWALK PROJECT NOTES STOW CITY OF TIGARD C SELLER: CITY OF T*ARD SITE ,YL POLLER: PORTLAND GENERAL ELECTRIC d' BITE AREA, 1.98 AC " PHONE: GENERAL TELEPUO ZONING, R-2 GAS: NORTWIIEST NATURAL GAS u o b FIRE: CITY OF TIGARD TAX M.GP, 28 11OAC POLICE: CITY OF TIGARD TAX LOT, 5" • IJ4 A~ " PUBLIC TRANSPORT: rRl-MET 50 .5 O 50 100 TAX LOT. 1600 • 54 Ac " NUMBER OF LOTS, 8 PROJECT uaavanly -:c VICINITY MAP r0 12 IYPE PREOMIN_RY W I TL 7400 I u~ zz~ TL 1600 i!fl I ~ I ~ ~ ~ ~ ~ a Q P G TL 0 I . ( G R ,Izgy~ ~ Iggqp( o I I 'O1 = P I I I ~ ~~n ' G O 't I ' I ~J9s 71- - - W> TL 00 e I TL 1100u S 1 ~ r s"Sa f°~~ ' G uj N~ N O ~f n P 10'.70' EXISTI WOUSE MONTESSORI ' 0,4 10 SCHOOL 105•!7"7 i = e o N° e1.• 1810' .17 E •14• •17~ TL n0I 012 TEXACO SERVICE ANN STATION ~y ICED _ 0.10 R M U CA M7 _ TL 1100 A-VAl ` f1 W U ~Ex 00~ T TL 1100 _Etid TL 1300 ~ T TL IaOm I ~ V Y / I I 1 ~ ~ (n ~ O • I 1 . V7 LEG=END ~ ~ Z z w u' O ®-Ex.SS- EX1511NG SANITARY SEWER J q V LINE AND MANHOLE a1 EXISTING HOLLY TREES W O O -Ex.SD-0 EXISTING STORM DRAIN Ll! W x -j l~ 1-.1 x LINE AND CATCH BASIN EXISTING CONIFEROUS TREES Fy ci I -EX..- EXISTING WATER LINE ~r• -y AND VALVE Z Q I tl) EXISTING STRUCTURE U\~ TO REMAINSUN t WIND EXISTING PROPERTY LINES N N o V EXISTING CONTOUR LINE ELEV. 756 50 75 O 50 100 PROJECT uea-ly Ac. NO. 417-003 TYPE PRELIMINARY 'I I J- - I o TL 1500 ImLU I TL 74~ P[L 25 1 25. P[L U. - - - - I I I I I I (01RU.E. b' 34 B7 GHURL;N 7FF a Q P G 22~~! o; ~g TL S N R 250' II',(PRN s RCS I O I/ II tl' I 5'BDLLIC 4 'd T. 'C'-7 IFTS ~a ez.x Ge 16 - - - - - 7'[3/4'-O'.CRUSHED ROCK RC TL 00 1 O 1 TL 1100 6'(7'-O'7 CRUSHED ROCKY S.W. 114th AVE. 1/2 IMPROVEMENTS 1 l a 21 yT[ T LOT. 3z N • a P/L 33. C/L E+ 4 N E • - U G N &'P.U.E. I 12' ---21 -I W F W 4 \ R a N V ~ 6.50' o 0 0~ C) • I Cl II I r / EXIST. IMPROVEMENT5 Q I h W STREET V\ m O EXILE 1 VEMENT9 5' SDWC o m o a MONTESSORI 3'A.C.P T_ CLA55 'C'-7 LIFT5 S/-~~OO~ • ~ I- 1'i3[4'-O'.C SHED ROCK o V+ l••' • . I ` J ` \±'O'-09 CRJS-ED ROCK 3* 9~ Ex° S.W. BULL MTN. ROAD 13' STREET • • • DEDICATION ` p, w `fly CA µ1 V1 Ex n~- ~ PiL P/L -TL 1200 C - 3F'- - Co pD_~~ O \ 'P U. E. l' 22' l' 6T .U.E. I!t STREETS ?II TL 1300 I O V ~(r~ 6 Lt- 0. f- - - - - ~JMPROVEMENiB I I ` 1.5I- ~2.~ - 11.50' TL 1400 I V y y y\~ N I~(`1-~ ~5' SDtJG BT ` I 5' 5DWG BY OTHERS 1 OTHERS Y n 3'. C,P'. T. CLA55-'C'-7 LIFTS • - III L- - _ - I 7'(~id•-O_.CRUSHED ROCK Q ~ Q I✓ 6CRUSHED ROCK z ~ - ~ , - LEC;END INTERIOR STREET (PRIVATE) Qyj w "ego &-Ex.S$- EXISTING SANITARY SEWER PROPOSED 84NITARY SEWER LINE L t!) 0 U LINE AND MANHOLE L%- AND MANHOLE Z } -Ex.SO--O EXISTING STORM DRAIN LINE AND CATC CH BASIN " ~ - p~ap5ED STOR I'l DRAIN LINE, F„- Q W 1 J U O l!'- MANHOLE AND CATCH INLET (K r z -Ex.V- EXISTING WATER LINE DO-W W •1- PROPOSED WATER LINE. BLOW- Q N AND VALVE 'LRr OFF. AND FIRE HYDRANT EXISTING STR LICTURE 3 TO REMAIN AL. STREET IMPROVEMENTS - - EXISTING PROPERTY LINES AG. PAVING .V} \ EX15TING CONTOUR LINE ELEV. SIDEWALK 50 35 O 50 100 1"XI o ? ~C DENOTES ROOF DRAINS TO FLOW TO PROJECT Haeve~l _ UEEP HOLES IN CUL-DE-SAC CURE Ac. NO. .17-003 TYPE PRELIMIN'RY r r wo r wo so r 3d" 4fN{Wtl3E' Qtd CC-Lte ~r~Ot CCL an I I c D ~i' 1 ~ -t c s. t, a M 1 `z x v rn I I cs I ~ tl cr f ..--I D up 1/ ' 1 I I T;l \ CD f 10 Y \ 1 ' aN ~ ~ . \ ~ G~a~ [ 1~H~J6 ^ \ 1 8 l I C f L `n n ~ N ~ J o m m , a~~ 1 ~ r • w ~~~1 , 1 ra 7 0 / , ° 1 ~ 6 ~ 'o 1 1 1 5 ~l~ ~ V 1 y pV V'yy C x n N 89'41'00' E 305.72' G z . a ~ 2s.oo• 2s.oo' I ~ .rte JZC 11_ Ak JZ. ) R "~{9 '1 J~1 J~O I o ~ y o I l~ J'6 1 ) I ~8 so @z: AP . )1 ~ tg+ ~ A I a ..(Blo•AP 1 I ~N ElISDHO 11 . ; 0• AP GARAGE 1 I I p 1 I y~ w 'I N I Q i I cD ®,2• w ole SG 1 N I I h I( rn 16• LP 1 O O O 1~ ~ • `in 1' U ' f1 ~I • = I ~'8• ' . lp I m - v o ~ s 11 W P I n, o eow.mio• 1 p I I _ u s k 1 ~ I ~ S o a 10'.20• POC EmSTwO 1 In I o in HOUSE O 1 3 P00 .)le e12• H 1 I O ®2a• T 1 Q ~(l)e', Oc o tea. '1 s $ 0 E 2 H 1 a J n e s I I I I +a• POC * •a 5 I E_- 019- POE, lA' C H 12• H ~a•.12• H It 'N n P°° (~2.'~.°~° (2)'2 " 'I o I - LEGEND - TREE SPECIES `a 12- o °I >I 10.5 y ~'1 I Y _I~~ REGISTERED ~.E~ 1 ,O• *8'.(2),0• ~Z,1~ - PROFESSIONAL r S-3 Df. CIDUOUS TREES JiB 3 - LAND SURVCYOR C:NFRC ~,ea 9' POC \ 1~ J 5 2' 112- LP 5 78y8,DD• yl _ I 6G~{ (I~'~ .cc( /11/, i:ONll 11, IRE'S B- • POC g 1B', $ W gULL MO~Ni~N ROOD YICMAE2ll91GATE5 ••.11~ W Q I. ~ VALID UHlil 6-SD-9) ,.II l' A Nt I(IN \ ;:I~ CHERRI E.L W r: SG SWEE f GOIA Z C; C? f TUt.IP IRiF W S SPRUCE POC PORT ORrORD CEDAR w (:\!JI H HEMLOCK J - C CEDAR-01HFR W W IIY!NG 11,11 ~ ~ DLAD IRLI: Q J so u so eo PROJECT LAURELGLEt, N0. 412-003 TYPE TREE SURVEY MEMORANDUM CITY OF TIGARD, OREGON DATE: February 19, 1997 TO: Mark Roberts, Planning Division FROM: Brian Rager, Development Review Engineer RE: SUB 96-0008/ZON 96--0010 Laurelglen Estates Subdivision Description: This request is to divide two parcels into an 8-lot subdivision. The site is located at 11455 SW Bull Mountain Road, which is north of and adjacent to Bull Mountain Road, west of and adjacent to the right-of-way of SW 114th Avenue (WCTM 2S1 10AC, Tax Lots 1500 and 1600). Findings: 1. Streets: This site lies adjacent to SW Bull Mountain Road and the right-of-way (ROW) for SW 114th Avenue. The plan indicates that both frontages will be improved and a new cul-de-sac will be constructed to serve the new lots. SW Bull Mountain Road Bull Mountain Road is under Washington County jurisdiction and is classified as a major collector street on the City and County transportation plans. The County submitted comments regarding this application and will require the dedication of additional ROW on the roadway to provide a total of 33 feet from centerline (see County comments under "CIT and Agency Comments" elsewhere in this report). In addition, there is inadequate ROW at the corner of SW 114th and Bull Mountain Road to accommodate a curb return when the intersection is improved. Therefore, additional ROW shall be dedicated to provide a curb return. City standards would require a dedication to give a 25-foot ROW radius at the corner. These ROW dedications can be made on the face of the final plat. The County also recommends that the applicant construct frontage improvements along Bull Mountain Road. The City concurs and the applicant intends to construct a half-street improvement as a part of their ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 1 project. The applicant will need to obtain the appropriate permits from the County for the street improvement work prior to construction. SW 114th Avenue SW 114th Avenue is classified as a local street and is currently unimproved. The existing improved portion of the street is immediately north of this site. The applicant intends to construct necessary street improvements along the frontage of this site that will complete the connection of 114th Avenue to SW Bull Mountain Road. Because the street is unimproved, the applicant will need to construct a 2/3-street improvement to ensure adequate width for two-way traffic and parking. The applicant has inquired about the obligations of Christ the King Lutheran Church, immediately east of this site, to assist in the funding of the 114th Avenue improvements. The City has on file an agreement that was executed by the church that prevents them from remonstrating against the formation of a local improvement district (LID) to improve SW 114th Avenue. The applicant could, as an option, request the formation of a LID according to TMC 13.04.020(a)(1)(C). Under that provision of the TMC, property owners representing fifty percent of the property benefited by the improvement must submit a petition to the City Council requesting formation of the LID. If the LID were approved by the City Council, the full width of the roadway could be constructed at one time. As an alternative, the applicant and Christ the King Lutheran Church could agree to privately complete the street improvements adjacent to their respective frontages and split the cost. The latter would likely be a more cost-effective solution than an LID. New Street The applicant is proposing a new cul-de-sac to serve the development. There is a reference on Sheet 3 of the applicant's plans that the new street would be "private". However, the applicant has indicated that the reference to a private street is incorrect; the applicant intends to construct the cul-de-sac as a public street. The street is proposed to have a pavement width of 22 feet, which is less than the City standard of 24 feet, and would be built within a 36-foot wide ROW, which will meet the City standard. The applicant can easily meet the pavement width requirement of 24 feet without increasing the proposed ROW width. Therefore, staff recommends the applicant build the new cul-de-sac with a 24-foot pavement width and a 36-foot wide ROW width. 2. Water: This site lies within the service area of the Tigard Water Department and lies close to the boundary of two pressure zones. There is an existing 6- ENGINEERING.COMMENTS SUB 96-0008 Laurelglen Estates PAGE 2 1 4 inch public water line in SW 114th Avenue that, according to the Water Department, will not provide adequate fire protection pressure for this site. The applicant proposes to serve this site from an existing 12-inch public water line in SW Bull Mountain Road that will provide adequate fire protection. The plan indicates that the applicant will extend a new 8-inch public water line in SW 114th Avenue from the 12-inch line in Bull Mountain Road. Because the parcels north of this site are already served by City water, the Water Department indicates the 8-inch line will not need to be extended further north in 114th Avenue. Because of the necessary street improvements in SW 114th Avenue, the 6-inch water line may need to be lowered. The applicant will need to . verify the location and depth of the existing water line prior to construction. 3. Sanitary Sewer: This site is proposed to be served from an existing public sewer line in SW Bull Mountain Road. The plan gives the impression that there is an existing sewer line adjacent to the frontage of this site. However, City as- built records indicate that the closest portion of the public sewer is approximately 400 feet east of this site, in Bull Mountain Road, near the eastern boundary of the Christ the King Lutheran Church and the intersection of Highway 99W. Therefore, the public line would need to be extended to serve this site. I An alternate route for sewer service was suggested by one of the neighbors to the north of the project site, who lives along 114th Avenue. The houses along that portion of 114th Avenue are not connected to sewer and there may be an interest on the part of the neighborhood to connect. The neighbor has contacted the applicant's engineer and suggested that the applicant consider bringing a public sewer line south in 114th Avenue from its present location, which is approximately 650 feet north of this site. The suggestion provides that the applicant pay for only the portion of the extension equal in length to what they would encounter if they extended the sewer in Bull Mountain Road (approximately 400 feet). The neighbors would pay for the additional 250 feet. In concept, this proposal would be acceptable to Staff. However, the neighbor will need to get the cooperation of the other property owners in the neighborhood. The applicant and the property owners would need to settle on a private agreement as to how the improvements would be constructed and paid for. The City's role would be to review and approve the proposed design and participate in the inspection of the work. ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 3 Regardless of which option the applicant chooses, they will be required to extend an 8-inch public sewer line to the western boundary of the site to allow for future service to undeveloped parcels uphill of the site. 4. Storm Drainage: This site sits on a partial ridge line, with part of the site sloping to the northeast and part sloping to the southeast. The applicant's plan proposes all drainage from the site to be directed south into the ROW of Bull Mountain Road. A downstream analysis was submitted with the applicant's materials that discusses the existing storm drainage system downstream from this site. The drainage system in Bull Mountain Road consists of roadside ditches and culverts to a point near the eastern boundary of the Lutheran Church site. From there, the drainage enters a ditch inlet structure that directs it to the north into a fairly deep ditch within ODOT-controlled ROW (includes an old frontage road of 99W). The deep ditch continues to a point near the north boundary of the Lutheran Church site where it diminishes drastically. Along the eastern boundary of the apartment site (north of the church site), there is no defined ditch to carry the water, and the manager for the apartment site has hand-excavated a small trench in an attempt to help the water reach SW 112th Avenue. However, based on a site visit in January, 1997, it was evident that in high flows the small trench is overrun and water sheet flows across the yard of the apartment site and over the curb in 112th Avenue. Once the water reaches 112th Avenue, it ponds within the roadway until it finds its way to an existing catch basin. Obviously, this system is not adequate and could not feasibly handle additional water from this development in its current configuration. The applicant's plan suggests storm water detention in SW 114th Avenue using an oversize pipe with a flow control manhole in the intersection of SW 114th Avenue and Bull Mountain Road. Below-ground detention pipes have proven to be a very high maintenance challenge, as there is no way to remove sediment build-up inside the pipe except by hand. The location of the flow control structure is problematic because City crews would need to partially block off the intersection with their utility truck and would need to set up extensive traffic control, as Bull Mountain Road is a high-volume facility. Because of laws governing the entrance of personnel into confined spaces, City crews are required to be lowered into these areas with tripod manlifts. The set-up time required for this operation, along with the time and effort to shovel sediment out of the detention pipe, would'result in prolonged interruption of traffic and an inefficient use of City maintenance personnel. Staff recommends the applicant revise their plan to provide on-site detention. This may require the elimination of one lot in order to construct a detention pond. ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 4 There may be another solution to the detention problem. During the site visit in January, the applicant and Staff noted an area near the northeast corner of the apartment site, within the ODOT ROW area, that is currently unused space. This area is a natural depression with blackberries and tall grass. The applicant suggested that this area would serve as a good location for a regional storm water detention facility (see Attachment A). Once constructed, the facility could collect the drainage from Bull Mountain Road, detain it, then control its release into the existing storm drainage system in SW 112th Avenue. The applicant stated that they would be willing to construct such a facility as a part of their project. Staff concurred with the applicant's suggestion and sent a letter to the District 2A office of ODOT requesting that ODOT look into the matter. Staff suggested that ODOT relinquish title to this area to the City so the regional detention facility could be City-maintained. As of the writing of this report, Staff has not heard back from ODOT. In summary, Staff does not support the applicant's proposed detention plan, but would support a revision to either show on-site detention or, if approved by ODOT, show a regional detention facility. Prior to construction, the applicant will be required to submit a design of the proposed detention facility with calculations for review and approval by the Engineering Department. 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. The R&O includes a provision that excludes small sites from this rule when the construction of an on-site facility would prevent the effective development of the site. In this case, in order to provide adequate treatment for this site, the developer would likely have to commit one lot for the placement of a treatment pond, thereby reducing their developed lots to 7. This issue is somewhat connected to the storm water detention issue described in the previous section. If the applicant is able to utilize a portion of ODOT ROW for the placement of a pond, they will avoid having to provide detention on-site, which would take away one of their lots. They could propose that the regional facility not only provide detention, but also water quality. The limiting factor will be volume; a pond sized for both water quality and ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 5 i i detention has a much greater volume requirement than a pond that only provides detention. The applicant would have to consider other developable land within the surrounding basin when sizing the pond. At this point, Staff can not determine if the proposed ODOT ROW area will provide enough area for a "dual purpose" regional pond. In the event the applicant must use one of their lots for on-site detention, they may also be able to provide water quality, if they can achieve the required volume to achieve both goals. The applicant is not sure at this point if they can effectively develop this project with only 7 lots. This site is of such a small size, that Staff would normally recommend against an on-site water quality facility. In this case, however, since the applicant will be required to provide storm water detention, they may be able to provide treatment. Staff therefore encourages the applicant to attempt to provide treatment along with the design of the detention facility, either on-site of off-site, but in no case should the applicant be required to build more than one facility to achieve both goals. 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. 7. Existing Overhead Utility Lines: Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines along SW Bull Mountain Road that will need to be addressed. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 6 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. Six (6) 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 compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of the public improvement permit. 5. The applicant's public improvement plans shall indicate compliance with the recommended improvements to Bull Mountain Road, as was submitted by Washington County in their comments, dated December 24, 1996. 6. The applicant shall provide additional ROW dedication on the face of the final plat to provide a total of 33 feet from centerline on Bull Mountain Road. In addition, additional ROW shall be dedicated at the corner of Bull Mountain Road and 114th Avenue to provide a ROW radius of 25 feet. ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 7 7. The applicant shall construct half-street improvements along the frontage of SW Bull Mountain Road to Washington County C-1 standards. However, portions of the improvements will need to meet City standards, since the roadway is within City limits. For clarity, the improvements adjacent to this site shall include: a. County standard pavement section from curb to centerline equal to 21 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 d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff e. 6 foot concrete sidewalk (per City standard) f. street striping (per County standard) 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 Bull Mountain Road in a safe manner, as approved by the County. 8. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right- of-way of SW Bull Mountain Road. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 9. The applicant shall construct a 3/4-street improvement along the frontage of SW 114th Avenue. The only exception to this requirement would be if the applicant and Christ the King Lutheran Church agree to complete the full width of the street as one project. The design of the improvement shall be approved by the City. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet, plus additional pavement section on the east side of centerline to provide a total of 24 feet (the additional pavement is waived if the applicant builds a joint project with the church) 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 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) ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 8 i. street signs j. adjustments in vertical and/or horizontal alignment to construct SW 114th Avenue in a safe manner, as approved by the -Engineering Department. 10. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. 11. The new cul-de-sac shall be built with a minimum pavement width of 24 feet and a minimum ROW width of 36 feet, to meet public street standards. 12. A profile of SW 114th Avenue shall be required, extending beyond the north boundary of the subject site showing how the new improvement will tie in with the existing improvements. 13. Lots within this subdivision shall not be permitted to access directly onto SW Bull Mountain Road. 14. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. 15. The applicant shall verify the location and depth of the existing 6-inch public water line in SW 114th Avenue prior to approval of the public improvement construction plans. If necessary, the applicant will be required to lower the existing water line as a part of constructing the street improvements in SW 114th Avenue. 16. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 17. The applicant shall extend an 8-inch public sanitary sewer stub to the western boundary of the site to allow for future service to undeveloped parcels within the same drainage basin. 18. Prior to construction of the public improvements, the applicant shall provide a design of the proposed storm water detention facility (either on-site or off- ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 9 site), along with the design calculations, to the Engineering Department (Brian Rager). If the facility is to be built off-site within ODOT ROW, the necessary property transfer from ODOT to the City shall be completed prior to construction. 19. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. 20. The applicant is encouraged to provide storm water quality as a part of the design for the detention facility. Design of the facility shall be approved by the City. If, however, this can not be achieved, prior to approval of the final plat, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($180/lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the streets and sidewalk in order for the fee under 1)" above to be calculated. 21. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed detention facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 22. 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. 23. 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 (UBC). ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 10 24. The applicant shall provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report shall. be incorporated into the final grading plan. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 25. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to approval of the final plat. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 26. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 27. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. 28. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand- drawn, then a diskette is not required. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS;OF THE COMMUNITY DEVELOPMENT CODE, THIS IS NOTAN EXCLUSIVE LIST 18.160.170 Improvement Agreement: ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 11 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 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 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. ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 12 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. 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 96-0008 Laurelglen Estates PAGE 13 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. i s \e n g \b ri a n r\s d r96-08. b d r ENGINEERING COMMENTS SUB 96-0008 Laurelglen Estates PAGE 14 From: "Brian Rager" <FINANCE/BRIAN> To: MarkR Date sent: Fri, 7 Feb 1997 12:20:10 +0000 Subject: Laurelglen The C-1 County standard provides for a center left turn lane. I will ask the County if they intend for the applicant to stripe the turn lane as a part of the widening. RECEIVED PLANNI DEC 2 1996 CITY OF TIGARD Community Development ShapingA Better Community REQUEST FOR COMMENTS DATE: December 11, 1996 TO: David Scotts, Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 113111 Phone: 15031639-4111 Fax: [50316841291 RE: SUBDIVISION (SUB) 96-0008/ZONE CHANGE [ZON) 96-0010 LAURELGLEN ESTATES SUBDIVISION Q A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.3 and 8.2.2. Attached is the Site Plan, Mclnity Map and Applicants 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: Friday December 21,1996. 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. X Written comments provided below:Q 1 1 1~ - G, o..ra- S~ aJ\1). ~o~. o~y~ ~~1~ rl d\1 0., c ~.nn g e, rreKS ~y nC 5\"\\ 3 1~S'A awls R) . \a\ ~o i5 r A c,, r e~ . Please provide the fo&ncing infonnnation) Name of Persons) Commenting: ~Q S Phone Number[s]: x 3k\ SUB 96-0008/ZON 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREOUEST FOR COMMENTS RECEIVO#NNING DEC 2 3 CITY OF TIGARD Community Development ShapingA Better Community REQUEST FOR COMMENTS DATE: December 11, 1996 TO: Michael Miller, Operations Water Dept Manager FROM: City of Tigard Planning WSW STAFF CONTACT: Mark Roberts [13171 Phone: (50316394711 Fax: [50316847291 RE: SUBDIVISION (SUB) 96-0008/ZONE CHANGE [ZONI 96-0010 LAURELGLEN ESTATES SUBDIVISION Q A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.3 and 8.2.2. Attached is the Site Plan, Vlclulty 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. Friday December 71, 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 al 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: ® ~,UGiNft:E2E0 ~iadntg &IF-1--n To m ` GUAMITT~ 7_6 -1WE l,JA-rEnZ 0JV[SIonl Fh4-- Rt=V l R4 Ajvo ,OPPR0V4f , . x, sr.ti4 G`' ON 51,.1 /WY Ave MAy illcED Y PE GociE► I~ nu no mIPaayc- MEn/7S . P1,EkSC VEnr21 60C,4776ti1 AiVp 7EPrIL nas~c ASSAiprEo W/ 9LL0CA77c) J D/-- 1,14TE2 /oY_ 81U37-1~.1(x P LOME7 T 7JE 12X10 Z5y DF_V6zaP6VZ., Please pravufe the foffomng information) Name of Person(s) Commenting: N/ k-4E' NJi r~ Phone Number(s): k 39 5-~ SUB 96-0008rcON 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS N 1 1991 JA Too CITY OF TIGARD Community Devefopment ShapingA Better Community REQUEST FOR COMMENTS DATE: December 17, 1996 TO: Development Services Technicians lill: lean: Jim: Bonnie: &T Debbie FROM: CRY of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x3111 Phone: [50316394171 fax: (503)6841297 BE: SUBDIVISION (SUB) 96-0008/ZONE CHANGE [ZON) 96-0010 LAURELGLEN ESTATES SUBDIVISION Q A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.11 7.4.4, 7.6.1, 8.1.3 and 8.2.2. Attached is the Site Plan, vicinity Map and Applicants 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: Friday December 27,1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable tQ 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 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: L~o swan ~ e~ vwnea,o- (Pkase pravide the focowny information) Name of Person[sl Commendng: Phone Number[s]: SUB 96-000820N 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREOUEST FOR COMMENTS RECEIVED PLANNI DEC 18 CITY OF TIGARD Community Development ShapingA Better Community REQUEST FOR COMMENTS DATE: December 11, 1996 TO: Kelley Jennings, Tigard Police Dept Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts [13111 Phone: 150316394111 Fax:15031684-1291 RE: SUBDIVISION (SUB) 96-0008/ZONE CHANGE aON) 96-0010 LAURELGLEN ESTATES SUBDIVISION Q A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2,'7.1.2, 7.2.11 7.4.4, 7.6.1, 8.1.3 and 8.2.2. 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. Friday December 21,1996. You may use the space provided below or attach a separate letter to return your comments. If Van M Unable 10 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. PL SE 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: (Prease provide the fo&mving information) Name of Persouls) Commentln Phone Number[s]: ` SUB 96-0008/ZON 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREOUEST FOR COMMENTS RECEIVED PLANNING 4b DEC 1996 T UALATIN VALLEY FIRE & RESCUE FIRE PREVENTION 4755 S.W. Griffith Drive . P.O. Box 4755 . Beaverton, OR 97076 . (503) 526-2469. FAX 526-2538 To: Date: ❑ WC ❑ CC ❑ MC ❑ BV Q TI ❑ TU ❑ DU ❑ SH ❑ WI ❑ KC Jurisdiction File Number: Project Name: L-._! Project Address: . tit TVF&R File Number: (Whenever referring to this project please include the TVF&R File Number) Project approved 1k: Project not approved - Please address items checked below and re-submit plans for review and approval to the: TVF&R Fire Marshal's Office ❑ Planning Department having jurisdiction for routing to the TVF&R Fire Marshal's Office Project conditiona!!y 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 lust 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 fine apparatus access road, is greater than 150 feet. (UFC Sec. 9022.1) 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC P R4KI FR PROT CTION When buildings are completely protected with an approved automatic fine sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec. 9022.1 Exception 1) 3) ADDITIONAL ACCESS 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. 9022.2) 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not hms than 20 feet (15 feet for not more than two dwelling units), and an unobstructed vertical clearance ofcotless than i3 feet 6 inches. (UFC Sec. 902.2.2. 1) ~f;: rr• 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. 902.2.22) 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) TURNING 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. 902.22.3) 7) DEAD END ROADS: Dead end fire apparatus access roads in excess of ISO 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) L9) 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; Lc 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 Pagel of 2 u~~jL;4•. • ?MIR- TVF&R File NumberL, 10) GRADE* Fii'e.app raids access=roadway-grades.-shaU-note=eid-an.•a eertage grade_of=16 p rce t.-- rith-!Inmum e:of-M peat leagfEa L5 no mw--thi-a.200•feee (ijF-C_Scm90Z-2.24. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. 11) PAINTED CURBS: Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. (UFC Sec. 901.4.52) 12) COMMERCIAL BUILDINGS - MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fine flow and one (1) additional fine 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. 903.4.2.1) 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 building and along an approved fire appatatus access roadway. (UFC Sec. 903.4.2.1) 14) SINGLE FAMILY DWELLINGS - FIRE HYDRANTS: Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fine 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 roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.22) 15) FIRE HYDRANT DISTANCE FROM AN ACCESS 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 I FIRE DEPARTMENT CONNECTION: 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. 903.42.5) FDC locations shall be as approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 17) FIRE DEPARTMENT CONNECTIONS ON RUH-DINGS: Fire department connections shall not be located on the building that is being protected. (UFC Sec. 903.42.5) - 18) COMMERC AL. BUILDINGS - REQUIRED FAZE 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. 9033) i \ 19) SINGLE FA_MiLY DWEL.LiNGS - R_F.OUIREED FAZE FLOWN 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) X 21) ACCESS AND FIREFIGBTING 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: 24) 25) A~ __lol_( ►-t_ I-~ 11_ C~ t . b) S x !~~1~►-! rJ t7 _ Plan Reviewer Signature Title cc: pip L\Z= Page 2 of 2 + REC PLANNING DEC 2 71996 CITY OF TIGARD Community Development ShapingA Better Community REQUEST FOR COMMENTS DATE: December 17, 1996 TO: Lee Walker, USA/SWM Program FROM: City of Tigard Planning WSW STAFF CONTACT: Mark Roberts [x311) Phone: [50316394171 Fax: [50316647297 RE: SUBDIVISION (SUB) 96-0008/ZONE CHANGE [ZON) 96-0010 LAURELGLEN ESTATES SUBDIVISION Q A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.3 and 8.2.2. 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 by rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Frld December 27,1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable tq 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. D M Please contact of our office. U ~C Please refer to the enclosed letter. Written comments provided below: DEC 18 1996 B ftlease provide the fo&nving infomation) Name of Person[s] Commend Phone Numberls): ci!)~ 4 SUB 96-0008/ZON 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS RECEIVED PLANNING DEC 2 7 10 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: December 23,1996 TO: Mark Roberts, City of Tigard Planning Division FROM: Julia Huffman, USA 1 11K_ SUBJECT: Laurelglen Estates Subdivision, SUB 96-0008/ZON 96-0010 SANITARY SEWER Each lot within the development shall be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Handbook, July 1996 edition). Engineer should verify public sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify .that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. :is 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124 FAX: 503/640-3525 ED PLANNING k DEC 2 7 1996 CITY OF TIGARD Community Development ShapingA Better Community RE F OR COMMENT*eo DATE: December 17, 1996 18 k Tualatln Valley Water District Administrative Offices 1906 FROM. CIiV of Tigard Planning DIVISIOn STAFF CONTACT: Mark Roberts [x3111 Phone: (50316394171 Fax: (50316841297 RE: SUBDIVISION (SUB) 96-0008/ZONE CHANGE aON) 96-0010 LAURELGLEN ESTATES SUBDIVISION Q A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.3 and 8.2.2. Attached is the Site Plan, Vicialty Map and Applicant's Statement for your review. From information supplied by various departments and agen d from other information available to our staff, a report and recommendation will be prepared and a decision will be r ed on proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: F fida Dec bar 27199 . You may use the space provided below or attach a separate letter to return your comments. If you are unable tq reS III above date, please phone the staff contact noted above with your comments and confirm your comments in writing ag soon as 156'ssible. 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. _)Q written comments provided below: a~ If Wf= 14 h-7y 1) ~~Please provide the f &nving information) Name of Person(s) Comme frog: Phone Number(s): ,3 SUB 96-0008/ZON 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS i READONNING DEC 3 Q 1996 CITY OF TIGARD Community /Development ShapingA Better Community REQUEST FOR COMMENTS DATE: December 11, 1996 TO: Brian Moore, PGE FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts 1x3111 Phone: (50316394111 Fa): 15031684-1291 RE: SUBDIVISION (SUB) 96-0008/ZONE CHANGE [ZONI 96-0010 . LAURELGLEN ESTATES SUBDIVISION Q A request to subdivide two (2) lots of a 1.98 acre parcel into eight (8) lots ranging in size between 7,505 and 12,418 square feet. The applicant also proposes to change the property's zoning designation from R-2 to R-4.5. LOCATION: 11455 SW Bull Mountain Road; WCTM 2S110AC, Tax Lots 01500 and 01600. The site is located at the northwest corner of SW 114th Avenue and SW Bull Mountain Road. CURRENT ZONE: R-2: Single-Family Residential; 20,000 minimum square feet per lot area. The purpose of the R-2 zoning district is to provide development sites for low density residential development with lots of at least 20,000 square feet. PROPOSED ZONE CHANGE: R-4.5: Residential, 4.5 units per acre. The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites with a minimum lot size of 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.22, 18.50, 18.88, 18.92, 18.96, 18.100, 18.102, 18.108, 18.150, 18.160 and 18.164. Comprehensive Plan Policies 2.1.1, 4.1.1, 4.2.1, 6.3.2, 7.1.2, 7.2.1, 7.4.4, 7.6.1, 8.1.3 and 8.2.2. Attached is the Site Plan, Mclnity Map and ApplicanCs 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: FMUaY December 21,1996. You may use the space provided below or attach a separate letter to return your comments. If Yon are unable tq 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. PL SE 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 prmvide the following inf rmation) Name of Person(s) Commenting: , Phone Number[sk SGto - t~5 SUB 96-0008/ZON 96-0010 LAURELGLEN ESTATES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS WASHINGTON COUNTY, OREGON C o I DAANNING Department of Land Use and Transportation, Land Development Services k, 155 North First Avenue; Suite 350, Hillsboro, Oregon 97124 DEC 2 7 1996 (503) 648-8761 • FAX: (503) 693-4412 December 24, 1996 Tigard Planning Department 13125 SW Hall Tigard, OR 97223 RE: LAURELGLEN ESTATES SUBDIVISION Washington County has reviewed this development application and submits the following comments and required conditions for access to SW Bull Mountain Road, a County Major Collector : COMMENTS The minimum access spacing standard for SW Bull Mountain Road is 100 feet, measured between access points on each side of the road as required by Resolution and Order 86-95 and Section 501-8.5.13 of the Community Development Code. Access to SW Bull Mountain Road must therefore be restricted to meet this spacing standard. Access to this development is proposed from SW 114th Avenue an existing public right-of-way. REQUIRED CONDITIONS OF APPROVAL 1. PRIOR TO FINAL APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD : A. Submit to Land Development Services (Public Assurance Staff, Tracy Stone/ Carolyn Cook, 681-3843): 1. Completed "Design Option" form. 2. $750.00 Administration Deposit. 3. A copy of the City's final Notice of Decision, signed and dated. NOTE: Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration will be returned to the applicant. If at any time during the project, the County's costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover its costs. 4b County Transportation Review December 24, 1996 Page 2 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: a. Half-street improvement to a C-1 County standard along the SW Bull Mountain Road frontage. b. Intersection improvements for the SW Bull Mountain Road/SW 114th Avenue intersection. C. Close all existing driveways to SW Bull Mountain Road. d. Align the SW 114th Avenue with the existing access point for Bull Mountain Apartments. B. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.A.4. NOTE: The Public Assurance staff (Tracy Stone/Carolyn Cook 681- 3843) of Land Development Services will send the required forms to the applicant's representative after submittal and approval of the public improvement engineering plans. 2. Provide evidence that the documents required by condition LC have been recorded. C. The following documents shall be executed and recorded with Washington County: 1. Dedicate additional right-of-way to provide 33 feet from centerline of SW Bull Mountain Road frontage. 2. Dedicate additional right-of-way to provide adequate corner radius at the intersection of SW Bull Mountain Road. 3. Provide a one-foot non-access reserve strip along SW Bull Mountain Road frontage. County Transportation Review December 24,1996 Page 3 NOTE: Washington County Survey Division (Jamil Kamawal, 693- 4543) will send the required forms to the applicant's representative. II. PRIOR TO OCCUPANCY A. The road improvements required in condition I.A.4. above shall be completed and accepted by Washington County. Thank you for the opportunity to comment. Please send a notice of decision and appeal information to the County upon completion of your review. We would also appreciate the opportunity to review a draft of the City's conditions pertaining to access to SW Bull Mountain Road. If you have any questions, please contact me at 648-8761. Tom Harry, Associ a lanner c: Phil Healy, Transportation Planner Doug Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances Paul Ward, Engineering Associate Applicant thrJAransp/laudgln.doc _ F , - - - - - - - ! , - p~+ ~ - . _ f' , ~ . 1 ~ . _ t~. 2420 ' . _ L Pr2 t. I 1-~ ~ .1 . ~ ~ ~ ~ ~ - ~ ~ ~ - 1 I~ ~ 1 ~A r a z ~ ~ ~ ~ - ~ Vv~. 'n0 F TL 122 Q w ~ / o 1 ~ , j~ 4~ ~ ~ ~ _ ~ ~ I_ . t - ~ , i35~ ~5' ~ ~ ' I ; tL 1522 7L 1622 r TL li2c~ ' 6 I ~ 4 ~ ~ ~ , S, 9,159 S.F. 1 7 8 J ~ - 1 I . ~ ~ c~ ~ _ ~ 1,829 o,F. 4` 1,898 4` ~4 I - ~ ~ , ~ ctt 9,316 ~ ~ ~1 - ~.1 5`~' ~ - t h { . ~l . _ / „f t , =r` j } 141 ~ ~ - I ~ ,ice 1, 5b, ~ ~ , p` _ 2,v 19 SF, I. / . , !a i ~ ~ ~ 3 - rEE - , ~ . , I EX~871NG ~ I U5E - ~ w 1,Si8 _ , .1,93 S.F. ; I ~ , 125' ~ . ~--r,." , + . f f~ r~.' I , , i} f ~ ~ ; ~ 1 4 ~ 2,91 Sfi. ~ / r 1.~Ni &8 7L 1121,' . .rr - ~ .iii ~ l ~ - - ' ~ i 'SIRE ~ . ~ - - : t5~tE17 i . 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" ICES as voTED PLANNING • AEVETAPMENT sERU • SURVEYING% - scA~E 14 41235HT4.,r_>WG OFFICE 503--452-8003-FAX '503-452-8043,* Y A ♦ • PLAZA WEST SUITE 230 9600 SW OAK PORTLANA,OR 97223 . XRE>=: 4123.PR~. Dl1JCx . . I - - _ - - _ ~ - ' y i ~ . - r { ~ ~ - ~ _ - - N ~9 41.00 E 305.72 , t, . 25.00' 25.00' ~ ~ . r 10 ,11 ,16...33 3~ ~ , ~ 3~ ~ ~ 83 8 . 3 { ~ , A ~6. 3~A ' , f 36, - ~ ' - ~l - ~ { 3 ~ ~ ~ - ~ r A~ _ ~ ~ ~ - r,+t ~ ~ t'r ~ ' . ' ~ •<< '4 { ~ ~ _ z_- ~ EXISTING ~ , , 1 " P GARAGE ~ , { 11 s,. ~ a' ar, `t I , - ,L ~ , I 0 2",_W 6~°, SG ti Y. 'tut , CO o N ~ { - ~ - -ti - r - '3 1 ~ • + ~ ~ ~ ~ ~ `i ' ~ ~ , E M . - - _ z ~ { ~ - A8~ Q ~ { t ~ - ~ ~ ~ ~ w - z f ~ i ~ - - t, ~ - ~ % ' ~ ~ - - ~ ~ ~ { F ~ U> a ~ 1. I ~ im t 1 ~ i ~ , . ~ i ~ Q ~ { { i ~ , ' t . t ` In ! 1 i ~S ~ ~ „ Exisr~r~c 1 c3„ i0 ,zo Poc~ r . ~ 1 ~ ~ ; _ . . • . - • ~ I { , a ~ - - P .34 ~ oft ~ ~ '',I t~ ~ . , M ~~;i0 t ~ N o ~ ~ { i p ',(2)12 . 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