PD1-84 POOR QUALITY RECORD
PLEASE NOTE: The original paper record has been archived and
put on microfilm. The following document is a copy of the
microfilm record converted back to digital. If you have questions
please contact City of Tigard Records Department.
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ROSEBUD ENTERPRISE,INC. PD1-84
SW 106th/Black Diamond Way
1S1 34 AD 2600 Also file M 1-€34
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July 25, 1985
arty OF WARD
WASHINGTON COUNTY,OREGON
1ett Pratt
Safco Title Inc.
2525 SW 1st, Suite 210
Portland, OR 97201
RE:
Preliminary Plat/Sensitive Lands approval, Windsor Place
(PD 1-84/S 1-84/SL 1-84)
Dear Ms. Pratt:
The Planning Commission approved a six month extension of the preliminary plat
approval for PD 1-84/S 1-84 resulting in an amended expiration date of
September 13, 1985. An extension of Sensitive Lands approval (SL 1-84) until
August 12, 1985, was granted by the Hearings Officer. Please be advised that
the Community Development Code only allows one six month extension.
. .f 1 trust this information is sufficient. If you have any questions, please
contact me.
Sincerely,
20/141:121-L
Keith S. Liden
Senior Planner
(KSL:dmj/1653P)
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---- 12766 SAM ASH RO,BOX 23857 TIC /alb,OREGON 97223 PH:639.4i71 --
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February 11, 1985 CITYOFTI6RD
A
WASHINGTON COUNTY,OREGON
Glen P. McCurdy, President
Rosebud Enterprises, Inc.
4209 SW Westdale Drive
• Portland, Oregon 97221
Dear, Mt. McCurdy: •
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Your request for a six month extension for the preliminary approval for
the Metzger Property (S 1-84/PD 1-84) was reviewed and approved by Planning
Commission on February 5, 1985. The preliminary approval is now valid until
September 13, 1985.
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The Sensitive Lands approval for this property (M 1-84) shall be reviewed
by the Hearings Officer On February 28, 1985. I will inform you of the
Hearings Officer decision.
Sincerely,
^pp ,
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keith S. Liden
Associate Planner
I (1(SL:dmj/1002P)
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•- •..., 2155 S,W ASH F.G. BOX V8397 TIGA D,OREGON 97'223 PH:039.4171
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4209 S. W. Westdale Dr.
Portland, Oregon 97221
January 30, 1985
tggEUVITT
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Mr. Keith S. Liden JAN 31 10Sr'
Associate Planner
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City of Tigard OM OF HUARD
P. 0. Box 23397 PLANNING DEPT.
• Tigard, Oregon 97223
RE: Metzger Sewe Treatment Plant Site (181 34 AD Lot 2600)
• SUBDIVISION S 4-84 PD 1-84
SENSITIVE LANDS PERMIT M 1-84
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Dear Mr. Liden:
Pursuant to our discussion of January 24, 19850 we hereby re-
quest a six-month extension of the subject-named approvals.
The local economy, and attendant market conditions, has been
such that we were unable to proceed to final plat approval within
the original approval period. However, we are anticipating improved
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conditions in 1985 and will need the additional time to complete ail
• of the requirements for final approval.
It would be a great help to us, and to other developers, 2'm
sure, if the code allowed for some flexibility in both the length
and number of extensions allowed. It shoUld be of benefit to the
Planning Commission, as Well, in that it would not have to be con-
tinually reviewing resubmitted projects on which approvals have
110 expired.
, I Very truly yours,
• ;•0881501) tNnEPRISES, INC.
.101
Glen P. McCurdy
President
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NOTICE OF PUBLIC REARING
Notice is hereby given that the Tigard Planning Commission, at its meeting on
Tuesday, February 21, 1984 at 8:30 P.M. , in the lecture
,
room of Fowler Junior High School, 10865 S.W. Walnut Street, Tigard, Oregon,
will consider the following application:
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FILE NUMBER; PD 1-84 Rosebud Enterprises, Inc.
APPLICANT; Rosebud Enterprises Inc. OWNER: Unified Sewerage Agency
4209 SW Westdale Drive 150 N. First Ave.
Portland, Or. 97221 Hillsboro, Or* 97123
REQUEST: For conceptual plan approval for 34 single family zero lot
line dwelling units on 7.31 acres. The property is designated
medium density residential and open space. It is zoned R-7PD.
LOCATION: SW 106th Ave. and SW Black Diamond Way. (Wash. Co. Tax Map
1St 34AD lot 2600) .
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(See map on reverse side)
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The public heating Ott this matter will be conducted in accordance with the
rules of Chapter 18.32 of the Community Development Code and rules of
procedure of the Planning Commission. Any persons having interest in this
matter may attend and be heard, or testimony may be submitted in writing to be
entered into the record of the initial hearing,
further information please eon tact the Planning Department at 639-4171.
TIGARD CITY HALL, 12755 8,W. Ash Avenue (Corner of Ash Avenue & Burnham Stteet)
(pm/025/P)
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r~•� 5.2 PLANNED DEVELOPMENT PD 1-84 Rosebud Enterprises, Inc. NPO # 7
A request for conceptual plan approval of a Planned Development for a 34
unit single family residential development.
o Associate Planner Liden made staff's recommendation for conceptual
approval with conditions.
' o NPO/CCI COMMENTS - Staff stated NPO # 7 supported the applicant's
request.
o APPLICANT'S PRESENTATION - Mel Stout, 2626 SW Corbett, stated they
had received approval for a Sensitive Lands Permit. They had held
neighborhood meetings, which they had no objections raised. They did
not support condition number two. They felt since this was a planned
development, and that the nature of a planned development allowed
r♦. shifting of density, that they had met the intent of the policy and
would like consideration for that. Also a large portion of the
project would be dedicated as open space.
PUBLIC TESTIMONY - No one appeared to speak.
CROSS EXAMINATION AND REBUTTAL
• Questions and discussion followed regarding the low elevation and the
approved sensitive lands permits.
PUBLIC HEARING CLOSED
COMMISSION DISCUSSION AND ACTION
o The Commissioners supported staff condition number two, which would
require the applicant to comply with the City's density transition
provisions.
o The Commissioners were concerned with the elevation of lots 10 and
32. Commissioner Peterson was concerned that lot 10 was being built
with four ft. slopes on the sides of the house. Further discussion
on the sensitive lands permit.
o y Tony Ri hless representing the applicant, reviewed the process and
the items they had to address to obtain the sensitive la
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Tony g representing
` ands permit
approval. Further discussion.
` Y approval PD 1 84 with conditions, modifying gion
o Commissioner F moved and Commissioner Vanderwood seconded to
conceptual app' � conditions, condition
number two to include consideration of the lots on the southern
boundary.
Motion Y y .. p ..
. carried unanimously by Commissioners resent.
PLANNING COMMISSION MINUTES February 21, 1984 Page 4
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STAFF REPORT
AGENDA ITEM 5.2 ~ '
FEBRUARY 21, 1984 - 7:30 P.M.
TIGARD PLANNING COMMISSION
FOWLER JUNIOR HIGH SCHOOL - LGI
10865 S.W. WALNUT
TIGARD, OREGON 97223
A. FINDING OF FACT
1. General Information { . •
CASE: Planned Development PD 1-84
REQUEST: For conceptual plan approval of a Planned Development for a
34 unit single family residential development.
COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential
ZONING DESIGNATION: R-7 (PD)
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RECOMMENDATION: Approval subject to conditions.
APPLICANT: David Evans & Assoc. Inc. OWNER: Rosebud Enterprises, Inc. 41,
2626 S.W. Corbett Ave. 4209 S.W. Westdale Dr.
Portland, OR 97201 Portland, OR 97221
LOCATION: Northeast of the intersection of 106th Avenue and S.W.
Diamond Way.
LOT AREA: 7.81 acres
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NPO COMMENT: No written comments from NPO #7 have been received.
2. 1.115..tauund
• 'The Meadows` ) a 24-unit manufactures home development was proposed on
this property but was denied by the City in 1982 (Case No. CPRPD i
13-81). application$)�, A sensitive lands appl�.cat�on (M 1-84)84) for fill within the
100-year floodplain of Fanno creek was approved by the Hearings Officer
on February 2i 1984 subject to the following conditions
1. The applicant shall submit an engineering plan to the City
Engineer for approval, prior to the issuance, of any permits.
2. All unused lands remaining in the 100-year floodplain shall be
dedicated to the public prior to the issuance of any permits. The.
i�dicationo� dubenthehbe recorded with Washington County after
pp y City,
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8TAPP REPlL0aTZ1 {
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3. Positive footing drainage elevations to the 100-year floodplain
elevation will be determined by the building division at the time
of the issuance of building permits.
4. The applicant shall construct a pedestrian/bicycle pathway that
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meets Public Works Department approval prior to issuance of
building permits.
3. Vicinity Information
'. The site is located approximately 600 feet north of North Dakota Street
on S.W. 106th Avenue. Land to the north and east is designated for both
Open Space and Light Industrial development while the applicable zone is
I-L (Light Industrial). Presently, this area is basically undeveloped.
Single family residential development zoned R-4.5 lies to the west and !'
southwest. A parcel that is still under Washington County jurisdiction
is immediately south. This area is designated Medium Density
Residential and vacant land abuts the subject property.
4. Site Information
The subject property is vacant except for an abandoned sewage treatment
plant building located near the southern property line. The elevation
j of the property is 164 feet at the west boundary and slopes down to
Fanno Creek which is approximately 153 feet in elevation. The property
is generally flat with slope variations between 1% and 12%. The creek
crosses the northeastern portion of the site.
Fanno Creek and associated floodplain consumes the northeastern 3.15
acres of the site. The 100-year floodplain elevation identified in the
CkI2M Hill study is 160.3 feet. Because of the Creek and the
floodplain, no development is proposed east of the Creek.
row of trees are in place along the southern property line and these
are intended to remain. The rest of the site is covered with grasses
and brush. �.
A landscaped buffer is proposed within the west side of the right-of-way '•
for the 106th Avenue extension. The applicant has not indicated how the
, maintenance of this vegetation will be accomplished. �.
5. Proposal Description
M1
The applicant intends to develop a 34-lot single family pro3ect. fi
Utilizing the provisions of the R-7 zone and the Residential Density
Transfer section (18,92.030), this is the number of units allowed on the
buildable. portion of the property. Although a 0-foot residences yard setback
ildable or .�
is proposed for the majority of the lots, all of the residences will be
detached,
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Street access will be provided by e:ttending 106th Avenue north ending
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with a cul-de-sac. Two other cul-de-sacs running east from 106th Avenue
will constitute the remainder of the street: system, The right-of-way of
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STAIF REPORT - Pb 1-84 - FACE 2
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106th Avenue will be adjacent to the side or rear lot lines of
properties in Black Bull Park to the west. A 5-foot high landscaped
buffer is proposed within the west side of the street right-of-way.
The floodplain area along Fanno Creek is to be dedicated to the public. �.
The approved sensitive lands application will allow for grading along
the edge of the floodplain to allow for more efficient development of f.. ..
the land as well as the construction of the bicycle/pedestrian path.
B. APPLICABLE PLANNING POLICIES i' ' '
1. Comprehensive Plan Policies
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3.1.1 THE CITY SHALL NOT ALLOW DEVELOFrfENT IN AREAS HAVING THE �.
FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE
SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES ( • ,
RELATED TO A SPECIFIC SITE PLAN WILL MAKE THE AREA SUITABLE
FOR THE PROPOSED DEVELOPMENT:
a. AREAS HAVING A HIGH SEASONAL WATER TABLE WITHIN 0-24
INCHES OF THE SURFACE FOR THREE OR MORE WEEKS OF THE
YEAR;
b. AREAS HAVING A SEVERE SOIL EROSION POTENTIAL; #
c. AREAS SUBJECT TO SLUMPING, EARTH SLIDES OR MOVEMENT;
d. AREAS HAVING SLOPES IN EXCESS OF 25%; OR � ...
e. AREAS HAVING SEVERE WEAK FOUNDATION SOILS.
The Fanno Creek floodplain covers the northeastern 3.15
acres of the property. This area will not be developed and
will be dedicated to the City as open space. The 100-year
floodplain elevation officially recognized by the City is
160.3 feet. The Building Division has noted that flooding
has been experienced in the adjacent Black Bull Park
subdivision up to approximately 162 feet. The City can only
require floor elevations of 161.3 feet but it is recommended
that the developer exceed this minimum standard. ~
6.3.2 IG � M DEVELOPMENT CODE THE CITY SHALL
REQUIRE ADE� .rYTRANSIT ON WHEREBY
INCREAED RESIDENTIAL
DENSITIES ARE ADJACENT TO ESTABLISHED AREAS IN THE FOLLOWING
MANNER:
a.
SHALL DENSITY
EXCEED WITHIN
25/100 L OVER THE DENSITY 5HO PROPERTY LINE
� EACH
VE PLAN FOR ADJACENT LAND UNLESS ON THE
COMPREHENSIVE THE• � � THEME
IS AN INTERVENING ROAD (MAJOR COLLECTOR OR ARTERIAL) .;
IN WHICH CASE THIS PROVISION SHALL NOT APPLY.
b. WHERE THE PRMSED DEVELOPMENT ABUTS AN EXISTING
HOUSING DEVELOPMENT, THE HOUSING TYPES SHALL BE
COMPATIBLE. FO EXAMPLE:
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i CONSIDHOUSING OMPATIBLE WHICH IH ARDDETACHED ATTACHED SINGLE
FAMILY UNIT; BUT 1 !
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STAFF REPORT It 1.84 PACE 3
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2, MORE THAN TWO HOUSING UNITS WHICH ARE ATTACHED
ARE NOT CONSIDERED COMPATIBLE WITH A SINGLE
FAMILY DETACHED UNIT.
The subject property is adjacent to established residential
areas to the west and south that are zoned for a maximum
density of 4.5 units per acre. The allowable density within
100 feet of this existing development is 5.625 units per
acre. Lots 1 through 6 are within a transition area on the
south end of the property which has a density of 10.9 units ;
per acre. This exceeds the permitted density and some
adjustments will be necessary. Lots 18, 19, 28, 32, 33, and
34 are within the western transition area with a density of
4.02 units per acre which meets the standard.
6.3.3 IN ALL PHASES OF THE DEVELOPMENT APPROVAL PROCESS IN A
RESIDENTIAL "ESTABLISHED AREA", A PRIMARY CONSIDERATION OF
THE CITY SHALL BE TO PRESERVE AND ENHANCE THE CHARACTER OF
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THE ADJACENT ESTABLISHED AREAS.
Provided the row of lots on the south end of the project are ,
redesigned to meet the above mentioned density requirements,
the proposal should be compatible with the single family
residential development nearby.
7.1.2 THE CITY SHALL REQUIRE AS A PRECONDITION TO DEVELOPMENT
APPROVAL THAT:
a. DEVELOPMENT COINCIDE WITH THE AVAILABILITY OF ADEQUATE
SERVICE CAPACITY INCLUDING:
1. PUBLIC WATER;
2. PUBLIC SEWER (NEW DEVELOPMENT ON SEPTIC TANKS
SHALL NOT BE ALLOWED WITHIN THE CITY) ; AND
3. STORM DRAINAGE.
b. THE FACILITIES ARE:
1. CAPABLE OF ADEQUATELY SERVING ALL INTERVENING
PROPERTIES AND THE PROPOSED DEVELOPMENT; AND
•' 2. DESIGNED TO CITY STANDARDS.
c, ALL NEW DEVELOPMENT UTILITIES TO BE PLACED UNDERGROUND.
accordance with the p planning policies and requirements in
The ap licant is roosing to Install, ubtic face.
p g p q tnents set
i Community r p►tent Code. No concerns
forth in the Coti��munit� Develo 't
relating to service capacity have been submitted by the
Tigard Water District or the Unified Sewerage Agency:
Also subject i the 3 property is within the Tigard School
District 23d: Three schools serve this area and their
existing enrollment and capacity are shown below:
STAPP WORT — Pb -$4 - PACE 4
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School Name Capacity Enrollment
Elementary Phil Lewis 441 448
Intermediate Fowler J.H. 1000 861
High Tigard H.S. 1450 1363
The District indicates that some adjustments may be
necessary to accommodate the elementary students but no
serious problems are anticipated from this project.
7.4.4 THE CITY SHALL REQUIRE THAT ALL NEW DEVELOPMENT BE CONNECTED
TO A SANITARY SEWER SERVICE.
The applicant is proposing to connect to the Fanno Creek
interceptor sewer line. Storm drainage will also be
directed toward the Creek through a storm drainage system
built to City standards.
7.6.1 THE CITY SHALL REQUIRE AS A PRECONDITION TO DEVELOPMENT THAT:
a. THE DEVELOPMENT BE SERVED BY A WATER SYSTEM HAVING
ADEQUATE WATER PRESSURE FOR FIRE PROTECTION PURPOSES;
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b. THE DEVELOPMENT SHALL NOT REDUCE THE WATER PRESSURE IN
THE AREAS BELOW A LEVEL ADEQUATE FOR FIRE PROTECTION
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PURPOSES; AND
c. THE APPLICABLE FIRE DISTRICT REVIEW ALL APPLICATIONS.
The Washington County Fire Protection District has reviewed
the application and has no objections: a ,
Access is to be provided by a system of publicly dedicated
with right-of-way widths of 50 feet.
12.1.1 THE CITY SHALL PROVIDE FOR HOUSING DENSITIES IN ACCORDANCE
WITH:
a. THE APPLICABLE PLAN POLICIES:
b. THE APPLICABLE LOCATIONAL CRITERIA.
c: THE APPLICABLE COMMUNITY DEVELOPMENT CODE PROVISIONS.
The overall density in the proposed development conforms
with policies
established in Comprehensive Plan and
Zoning Map. However,
as mentioned earlier, the density in
the Mouth portion of the development exceeds what is
permitted by the density transition requirement.
2 Community Development Code
The applicant is requesting conceptual approval of a planned development.
and therefore the following section of the Code is applicable;
S`fAFP RRPORT - Pb 1u84 - PACE 5
18.80.010 Purpose
A. The purposes of the Planned Development overlay on are:
1. To provide a means for creating planned environments through
the application of flexible standards which allow for the
application of new techniques and of new technology in
community development which will result in a superior living
arrangement;
2. To facilitate the efficient use of land;
3. To promote an economic arrangement of land uses, buildings,
circulation systems, open space and utilities;
4. To preserve to the greatest extent possible the existing
landscape features and amenities through the use of a
planning procedure that can relate the type and design of a
. development to a particular site; and
5. To encourage development that recognizes the relationship
between buildings, their use, open space and accessways and
thereby maximizes the opportunities for innovative and `
diversified living environments. --�
The proposed planned development will provide for the most
efficient use of the property while avoiding any significant
encroachment upon he Fanno Creek floodplain. ? .
C. CONCLUSIONS ,.
After reviewing the proposed Conceptual Plan, the staff finds that the
proposed development, as modified and conditioned below, conforms to all
applicable Comprehensive Plan policies and Community Development Code
provisions.
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b. RSCOt1MENDA:',ONS
The Planning staff recommends conceptual approval of PD 1-84 subject to
the following conditions:
1. The applicant obtain Detailed Plan approval and Preliminary and
Final Plat approval prior to development of the property.
2. The proposed lot configuration shall be modified in order to
comply with the Cityrs density transition provisions.
3. Clear provisions shall be made prior to Detailed Plan and
Subdivision approval to insure that the landscaped buffer along
the west side p' . p . y
residents of the City.
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�:de of the property w�.11 be the responsibility onsxbrizt of the
development and not the City,.
STAPP 11JPOt1T = Pb 1,-54 - PACE 6
• 4. The conditions of approval for Sensitive Lands Permit M 1-84 shall . ;
be met.
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PREPAR D BY: Keith Li.en APPROVED BY: William A. Monahan'
Associate Planner Director of Planning &
Development
(KL:pm/0316P))
8TAFP REPORT - Pb 1-84 - PA08 7
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AFFIDAVIT OF MAILING '
(R910/60-4,i, .
STATE OF OREGON )
County of Washingt.m ) ss.
j" City of Tigard )
I, being first duly sworn, on oath depose and say:
[��' 1��� g duly
That I am a Secretary for
The City of Tigard, Oregon.
That I served notice of hearing of the
Tigard Planning Commission
of which the attached is a co (Marked, E hi it A) upon each of the following i.,- --
named persons on the - -�`-�-/� -- day of _ 08 ; by mailing to each of :.
them at the address shown on the attached list (Marked Exhibit B), sail notice 4
as ereto attached, desposited in the United States Mail on the / day of
N• 024,0m . .„.,.. , 198 1( postage prepaid.
if / / .J
Secretary
pci-L PcILVi----)
Person who delivered to POST OFFICE
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Subscribed and sworn to before me on the Z. day of �` , 1981( '
"* 1" 4 I
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pr,,ti� , �,i ' ARY PUBLIC OF OREGON re '
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My Commission 8xpires! -/-,r
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PUBLIC HEARINGS
The following will be considered by the Tigard Planning Commission on n:
February 21, 1984, at 7:30 P.M. at Bowler Junior High School Lecture Room, <, -
10865 SW Walnut,Tigard,Oregon.Further information may be obtained from '"
. the Director of Planning and Development at 12755 SW Ash Ave., Tigard, • ,
Oregon 97223 or by calling 639.4171.
Study session between Planning Commission and NPO's. .A
• VARIANCE V 1-84 BOND PARK II and BOND PARK III NPO#5
A request by Waverly Construction Co.for a variance to city standards to
allow sidewalks on only one side of the interior streets of Bond Park II
and III. The applicant also requests a variance from the setback stand-
ards for an R-12 zone to allow 18 foot garage setbacks,10 foot street side
yards,4 foot interior side yards,and 15 foot rear yards.The property is •
designated medium density residential and is zoned R-12. Located at:
Between SW 79th and SW 81st, north of Durham Road. (Wash. Co. Tax -•
Map 2S1 12CC lots 100,1900,2000,and 2S1 12CD lot 1600):
PLANNED DEVELOPMENT aPD 1; 4 Rosebud Enterprises,Inc.NPO#7 ,
A request for conceptual plan approval for 34 single family zero lot line
• dwelling units on 7.31 acres.The property is destnnated Medium Density •
Residential and Open Space.It is zoned R-7PD.Located at:SW 106th Ave
and SW Black Dianiond Way. (Wash.Co.Tax Map 1S1 34AD lot 2600).
PLANNED DEVELOPMENT PD 3-84
,, SUBDIVISION S 11-83
ZONE CHANGE ZC 2-84
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ARIANCE V 6-83 Colony Creek Estates II,III,IV NPO#4 '
A request by Titan Properties for a zone change from R-12 to •R-12
Planned Development (PD) for.a 2.49 acre parcel.Also,a request for a
conceptual and detailed plan approval-of a Planned Development as well
,' as preliminary plat approval on 15.27 acres.A variance to allow zero lot •
line construction in the R-12.zone,plus a reduutlon in the garage setbacic
from 20 to 18 feet:The property is designated medium density residential
'; and is zoned R 7PD and R-12. Located at:SW Hall Blvd and SW Fanno
Creek Drive (Wa.,Co,Tax Map 2S1 12BB,lots 106, 101,3400,3601,3700
and 4300). ,
TT6320 Publish February A,1984
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PLACE UNDER CITY OF TIGARD LOGO
PUBLIC HEARINGS
The following will be considered by the Tigard Planning Commission on February
21, 1984, at 7:30 P.M. at Fowler Junior High School Lecture Room, 10865 SW
Walnut, Tigard, Oregon. Further information may be obtained from the Director
of Planning and Development at 12755 SW Ash Ave. , Tigard, Oregon 97223 or by
calling 639-4171.
Study session between Planning Commission and NPO's.
VARIANCE V 1-84 BOND PARK II and BOND PARK III NPO # 5
A request by Waverly Construction Co. for a variance to city standards to
allow sidewalks on only one side of the interior streets of Bond Park II
and III. The applicant also requests a variance from the setback
standards for an R-12 zone to allow 18 foot garage setbacks, 10 foot
street side yards, 4 foot interior side yards, and 15 foot rear. yards.
The property is designated medium density residential and is zoned R-12.
Located at: Between SW 79th and SW 81st, north of Durham Road. (Wash. Co.
Tax Map 251 12CC lots 100, 1900, 2000, and 2S1 12CD lot 1600) .
PLANNED DEVELOPMENT PD 1 -84 Rosebud Enterprises, Inc. NPO # 7
A request for conceptual plan approval for 34 single family zero lot line
dwelling units on 7.31 acres. The property is designated Medium Density
Residential and Open Space. It is zoned R-7PD. Located at: SW 106th Ave
and SW Black Diamond Way. (Wash. Co. Tax Map 1S1 34AD lot 2600).
PLANNED DEVELOPMENT PD 3-84
SU1DVISION S 11-83
ZONE CHANCE ZC 2--84 r
VARIANCE V 6-83 Colony Creek Esta':es II, III, IV NPO # 4
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A request by Titan Properties for a zone change from R-12 to R-12 Planned
Development (PD) for a 2.49 acre parcel . Also, a request for a conceptual
and detailed plan approval of a Planned Development as well as preliminary
plat approval on 15.27
p pp acres. A variance to allow zero lot line
construction in the R--12 zone, plus a reduction in the garage setback from
20 to 18 feet. The property is designated medium density residential and
is zoned R 7PD and R-12. Located at SW Hall Blvd and SW Vann() Creek
Drive (Wa. Co. Tax Map 2S1 128B, lots 100, 101, 3400, 3601, 3700 and 4300).
TT publish 2-9-84
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0288?
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CAL
BEFORE THE HEARINGS OFFICER
FOR THE CITY OF TIGARD
IN THE MATTER OF THE APPLICATION )
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FOR A SENSITIVE LANDS PERMIT FOR , No.
FILL WITHIN THE 100-YEAR FLOOD- )
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PLAIN OF FANNO CREEK; Rosebud M 1-84
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Enterprises , Inc. , Applicant.
The above-entitled matter came before the Heavings Officer
at the regularly scheduled meeting of January 26, 1984 , at the
Durham Waste Treatment Plant, Tigard, Oregon, at which time testi-
mony, evidence and the Planning Department' s Staff Report were
received; and
VVS The Hearings Officer adopts the findings and conclusions
contained within the Staff Report, a copy of which is attached
hereto, and incorporated by reference herein and marked Exhibit
"A" ; therefore
V VV IT IS HEREBY ORDERED:
M 1-84 is approved subject to the following conditions :
1 . The applicant shall submit an engineering plan to the
City Engineer for approval prior to the issuance of any permits.
V i5 2. All Unused lands remaining in the 100-year floodolain
shall be dedicated to the public prior to the issuance of any
permits. The dedication document shall be recorded with Washington
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County after it is approved by the City.
3. Positive footing drainage elevations to the 100-year
J1 floodplain elevation will be do-LA:mined by the building division
Page 1 of 2 M 1-84
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at the time of the issuance of building permits.
4 . The applicant shall construct a pedestrian/bicycle pathway
that meets Public Works Department approval prior to issuance of
building permits.
DATED this2ei 'ay of February, 1984 .
HEARINGS ,OFFICER
APPROVED:
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Patio 2 of 2 M 1-84
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CITYOFTIARD t'
Jantary 30, 1984 WASHINGTON COUNTY,OREGON
Mel Stout
David Evans and Associates, Inc.
2626 SW Corbett Ave.
Portland, Oregon 97201
RE: Rosebud Enterprise Inc. PD 1-84
SW 106th/Black Diamond Way
Dear Mr. STout,
Please be advised that the hearing for conceptual plan approval
for Planned Development PD 1 -84 has been postponed until the February
21, 1984, Planning Commission meeting. The reason for the postponement ,F
is that no advertisement for this application Was placed in the Tigard
Times newspaper the required 10 days prior to the February 7,. 1984,
� '., Planning Commission meeting. An advertisement for PD 1-84 will be publisher
..• in the Time'on February 2, 1984.
Sincerely,
Steve Skorney,
Assistant Planner
SS:613 �.
Its
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12755 W.ASH P.O,SOX 28897 TIGArlb,bIiiGON 97223 PH:559,4171
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WASHINGTON COUNTY FIRE DISTRICT NO 1
RfOON ': '„'
't" 15)4' 41;1.!''
20665 S.W.Blanton St. • Aloha Oregon 97007 • 503/649.8577
APsvk
SUBDIVISION FIRE PROTECTION 5VALUATIO1 STATEMENT
Lx: PreTimiflry Site Development Evaluation �. .
Subject Property:
Rosebud Enterprises 1
near S. W. 106th & Black Diamond Way
I. Response Condition
A. Traffic conditions X J acceptable unacceptable
B. Public roads
1 . width fl acceptable f unacceptable
2. grade percent X acceptable • I i unacceptable
3. surface X acceptable unacceptable
I I. Firefighting Water Supplies
A. Water mains X acceptable , unacceptable
B. Fire hydrant spacing X acceptable fl unacceptable
C. Gallons per minute flow
X acceptable unacceptable
D, Duration of flow x acceptable Unacceptable
Internal Design
A. Access roads and driveways acceptable unacceptable
lxi p• 11 , width miry acceptable
2, grade percent acceptable unacceptable
3. turn radius ri acceptable [ ' unacceptable
Be Fire hydrant spacing nacceptable unacceptable Enot shown
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Form DOO/li
Revised 10/83
STO Plti6s sAV58 LIVES
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1 . Fire hydrants flowing 1 ,000 g.p.m. at 20 p.s. ..
residual pressure must be placed within. 500 feet
clear travel distance form any structure within
this site.
2. Required access roads, streets, driveways and
bridges shall be constructed to support a
minimum wheel load of 12,500 pounds per square
foot and a gross vehicle weight of 45,000 pounds.
Commentary:
At this point in time we can see no particular problems
with this development insofar as our fire department
access requirements are concerned.
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MEMORANDUM i •
DATE: January 9, 1984
TO: Hamid Pishvaie, Planner •
Steve Skorney, Planner
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• FROM: Randy Clarno, Survey Section Chiefoir
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SUBJECT: Planned. Development (PD 1-84) by Rosebud Enterprises
SHEET 1/8:
. No Comments
SHEET 2/8:
No Comments
SHEET 3/8;
. --Vortidal Datum shall be City of Tigard (N.G.S. 1929) . Currently no bench
marks exist on S.W. North Dakota St. Nearest available bench marks are on
Greenburg and Tiedeman Streets.
--Compliance of 18.160.160 (ALL) .
Exceptions:
18.160.160 A. 2.
• Capped 5/8" X 30" I.R. on surface of FINAL lift will be acceptable.
Notes:
18.1601160 B. 1.
City of Tigard Primary Survey (C.8. 419,947) . Local (Ground) coordinates
exist for all stations. State Plane coordinates not requited. City can
make transfortion given local coordinates.
--Compliance of 18,160.190 (B)
SHEET 4/8:
All storm and sanitary lines shall be placed in positions that do not
• interfere with centerline monUmentation.
8H8ET8 5/8 through 8/8:
No Comments
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CITY OF TIGARD—12420 S.W.MAIN—TIGARD,OREGON 97223
RECEIPT , '
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DATE: AMOUNT:$ /.6-0
• .414c4 x-L/4r/..4.........- -
cl- 'WI//c -------------___
DOLLARS
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• NAME: A *A1' - . _.4 .. ..” , . .., _..,, .. ..eZASH: ____
ADDRESS:____42?.../2../._S4. CCHECIO___
/9 fl al62/ M.04
FOR: ACCT. PERMITS , SURCHARGE AMOUNT
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SEWER
BILLINGS 40-364 ____
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' BUSINESS LICENSE 05-331
• PLUMBING PERMIT 05-332 5
MECHANICAL PERMIT 05-332
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BUILDING PFRMIT 05-333
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SEWER CONNECTION 40-363 _ . •
SEWER INSPECTION 40-365
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SYSTEM DEV,CHARGE 25-366
PARK cnr CHARGE#1 30-367
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PARK DEV,CHARGE#2 30-368
. . ZONI G ADJUSTMENTS 05.362
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argadai.,444.2--,
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RECEIVED BY: , t.)
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PERMIT NUMBERS ASSIGNED •
Number AmoUni Number Amotini Number Arn2unt_ i
- $ .
$— — $
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. $ $ ,
.ECEIPT # 1635 ?
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' Washington i ng'ton County Planning Department .r
December 1977 '
1[ " ' '. SCHOOL IMPACT STATEMENT • 0 «.
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FOR RESIDENTIAL 1 DENTIAL, DEVELOPMENTS" OF 4 UNITS OR MORE . ,.. ..
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Since one aspect of development' impact relates to schools, the• following
, information must be completed, and this sheet submitted to the Planning Depart-
ment with the: effected application. Please call 648-8761 if there are any
questions.
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1 . THE FOLLOWING. I S TO i E.COMPLETED BY THE, DEVELOPER
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- Name of person or firm developing the property -
A Person do contact D M�
Phone number 2,9 2 -212-(
Mailing address 4 1 1 0 9 =7/t..0, LtJ��.-;Treq.;u 24Ue.
. - Legal description of property being proposed for dev 1 o ment ,(ma F
number acrd tax lot(s) number i ,
\l�f t t-f(tom�-, lei ` Cr. 0 t,1' � r
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- In order to expedite responses from the school district involved, please
• 1.__, indicate a general vicinity description of the property being proposed
for development.
'`ThC etee, uI t t (.4) Lee•-I T t='D IAA/✓\iG tr L-y N a VII-4 b E//'f t
i /u 1 G(c% - j L l ' N'■i 0 .,7 t LU a l t te:.,. y k4t d NI C) Oi\t- , i T
( \j, roc v,:.- A pi -p.61...t... w i,..16/ r zi „ O TO SW,
t.,LC\ - PFs..-cz''7\ ci7.'12 l t) 11 ''7,10; i b&j'nt Mie N uG .
• - Does the proposed development require a: (please cheek appropriate box) '
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e Plan Amendment E
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Zone Change
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Subdivision 1:21 El
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Variance a
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Conditional Use permit
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- Total number of dwelling units being
proposed . .."
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f - Type of units /being proposed:
} Single Family Number" of Units • "
Duplex Number of Units
Multiplex Number of Units
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Multifamily, Number of Units
I - How many bedrooms in each unit:
. a a ,
Single Family '2-'" 'I Duplex
Multiplex
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Multiple Family
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I- -.2 many acres are involved in this proposal ''7 , '
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- When is construction likely to begin: year 1.2i1...,' month l.,li •
- Is the development to be completed in phases? b . I f ,o, how i
many and over what time period
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When is the last unit scheduled to be completed: yea .'=4'"mon th„,, }
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. II . SUBMIT THE COMPLETED FORM TO THE BUSINESS OFFICE OF THE S HOOL DISTRICT •
r I N WHICH THE-SITE -BEING-PROPOSED 'FOR-DEVELOPMENT, i S LOCATED
Ill . THE FOLLOWING IS TO BE COMPLETED BY APPROPRIATE SCHOOL DISTRICT OFFICIAL
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SCHOOL NAME EXISTING ENR. EST. CAPACITY j
Elenentary
Phil Lewis Elementary 448 44r
861 n rmeae 1000
Tigard Senior High 1363 1450
Ii High
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Additional Comments: Depending on_ the number of elementary-gage students coming
\\'• i from this development elementar r attendance boundaries may have to ':se changed or
be made to house the students involved. W° anticipate
sg� Y to o men ; .
other arr t�ente may have t
no serious problems school space-wise fror xs eve ,---
b64-22 ,9( `
Information provided �y: �'' ,..,. .t� ,,. ., 0 ' � Telephone No.
Date: January..4, 1984
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1\ IV. RETURN TO DEV5LOPCR rbR SUBMISSION WITH APPLICATION (Name 6 address on
page I
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Unified Sewerage Agency of Washington County
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• Hillsboro, Oregon 97123
503 648-8w .
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:1; January 3 , 1984
TO WHOM IT MAY CONCERN : . .
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Rosebud Enterprises is authorized to seek zoning and i
subdivision approvals for the former Metzger Sewage
Treatment Plant site ,
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- Sincerely ,
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I , , Gary F . rahmer
General Manager .
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METZGER PROPERTY PLANNED DEVELOPMENT
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,. I PLANNED DEVELOPMENT CONCEPTUAL PLAN APPLICATION
JANUARY ::::A774‘0"
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Prepared for the Applicatr.
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ROSEBUD ENTERPRISES, INC.
4209 S.W. WESTDALE DRIVE
PORTLAND, OREGON 97221
(503) 292-2726 .
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Prepared by:
DAVID EVANS AND ASSOCIATES, INC.
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2626 S.W. CORBETT AVENUE .
..r 1 PORTLAND, OREGON 97201 .
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(508) 223-6663
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' "; i TABLE OF CONTENTS
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I. INTRODUCTION 7 NATURE OF THE REQUEST
PREVIOUS ACTION . . ' ...
DEVELOPMENT SCHEDULE
HIT
PRE-APPLICATION CONFERENCE
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J., II. . EXISTING CONDITIONS
VICINITY
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SITE CHARACTERISTICS •_
SURROUNDING LAND USE
COMPREHENSIVE PLAN. DESIGNATION
ZONING DESIGNATION
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. . ACCESS
LL SERVICES
SCHOOLS
TRANSIT
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:. „ 1: III. PLANNED DEVELOPMENT PROPOSAL
PLAN DESCRIPTION . .
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- . OPEN SPACE
DENSITY CALCULATIONS
CONFORMANCE WITH COMPREHENSIVE PLAN
HARMONY WITH SURROUNDING AREA .
' 7, t PLANNED DEVELOPMENT BENEFICIAL EFFECT . •
• ' tli COMPLIANCE WITH STATEWIDE PLANNING GOALS
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,IV. APPENDIX
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. . i PROPERTY OWNERSHIP WITHIN 250 FEET
OWNERSHIP LETTER
FIRE MARSHAL LETTER
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SCHOOL LETTER .. ,
I ' DENSITY LETTER. FROM CITY STAFF
SENSITIVE LANDS APPLICATION NARRATIVE
PROPOSED CONDITIONS, COVENANTS AND RESTRICTIONS
GENERAL' APPLICATION FORM
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SITE PLAN CHECK LIST . .
. . SITE DEVELOPMENT 'ANALYSIS FORM
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I. INTRODUCTION - NATURE OF THE REQUEST
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I The applicant is requesting Conceptual Plan approval for a
planned development of 34 single-family, zero lot line, de-
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' tached dwelling units. The site is located adjacent to Fanno
. fCreek with access off S.W. 106th Avenue. It contains 7. 31
acres.
PREVIOUS ACTION - The property is known as the previous
U.S.A. (Unified Sewerage Agency of Washington County) sewage
treatment plant site. The City has reviewed a previous subdi-
vision application for the site proposed to be called The
Meadows,
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DEVELOPMENT SCHEDULE - The applicant desires the requested
: approvals in order to begin construction in the 1984 building '� '
season. Based upon current information, the applicant feels
that the housing market beyond 1984 is unknown. Consequently,
_ it is essential for the success of the project that approvals
for development of the single"-family lots be gained before the
1984 building season.
\i* IRE-APPLICATION CONFERENCE - A pre-application conference
was held with Steve Skorney on December 27 , 1983, reference
tais proposal. The site is designated R-7PD and City staff
has determined that 36 dwelling units will be allowed on the
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site.
IA A sensitive lands a pp lication For a pp roval of
land form
. . " " the 100-year floodplain of Fanno Creek Was
alteration within
stthri'itted danOary 3, 1984 and is Scheduled for hearing an
January 27th :*, el elt, ''"'. d iv , k , `
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II. EXISTING CONDITIONS
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VICINITY - The project is located north and east of S.W.
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106th .Avenue and S.W. Black Diamond Way. It can be reached
by following Greenberg Road to S.W. North Dakota Street and
then S.W. 106th Avenue. . 1
! 1The site comprises tax lot 2600 of 1S1, Sec. 34 (AD) , W.M.
SITE CHARACTERISTICS - The land gently slopes northeast to
Fanno Creek. The creek traverses across the north .and east
boundaries of thc, site. Except near the. creek, slopes on
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the site, are generally below 3 percent.
The major physical feature on the site is the creek. The
creek flow, from northwest to southeast on the site. The
floodplain elevation, as set by a CH2M' Hill study in 1981,
L is approximately 160. 3. The creek serves as the collector
of storm drainage for the area.
SURROUNDING LAND USE - The site is surrounded on ,the west
[ and south with existing single-family residential development.
The subdivision west of the site is called Black Bull Park.
South of the site is Northern Pine and Ventura Court. The
Roll * Business Center is located north of the site. The
area oil the east between the site and the Southern Pacific
Railroad is mostly in the 100-year floodplain.
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COMPREHENSIVE PLAN DESIGNATION - The site west of Fanno Creek
is designated Medium Density Residential in the Tigard Compre-
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hensive Plan. The site east of Fanno Creek is designated
Open Space.
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"*. MINIMP -- -■--------,_,____,
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ZONING DESIGNATION - The site is zoned R-7 (PD) . Land west
of the site is R-4. 5. North and east of the site, land is
f zoned for industrial park use. The property southeast of
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i: the site is zoned R-12.
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ACCESS - Access to the site is available from S.W. 106th Avenue
which turns into S.W. Black Diamond Way. S.W. 106th Avenue has
a R.O.W. width of 60 feet. S.W. Black Diamond Way. has a R. 'LW.
width of 50 feet.
SERVICES - Sewage collection and treatment is available to the
i.4 11, site from the City of Tigard through an agreement with the
Unified Sewerage Agency of Washington County. The site has .
ready access to the trunk sewer line in Fanno Creek.
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The Tigard Water District provides water supply for the area.
Water mains exist in the adjoining subdivisions.
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built. to City standards. Storm drainage will outlet into
• ' Fanno Creek through the system.
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SCHOOLS - The property is located in Tigard School District
• 23J. Nearby schools include Phil Lewis Elementary, Fowler
Jr. High, and Tigard High.
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TRANSIT - Tri-Met lines 45 and 77 serve the site from Gteenburg
Road.
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II. EXISTING CONDITIONS
. 1 VICINITY - The project is located north and east of S.W.
106th Avenue and S.W. Black Diamond Way. It can be reached
by following Greenburg Road to S.W. North Dakota Street and
then S.W. 106th Avenue.
The site comprises tax lot 2600 of 1S1, Sec. 34 (AD) , W.M.
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SITE CHARACTERISTICS - The land gently slopes northeast to
Fanno Creek. The creek traverses across the northeand east
boundaries of the site. Except near the creek, slopes on
the site are generally below 3 percent
The major physical feature on the site is the creek. The
creek flows from northwest to southeast on the site. The
floodplain elevation, as set by a CH2M Hill study in 1981,'
is approximately 160. 3. The creek serves as the collector
,; of storm drainage for the area.
SURROUNDING LAND USE - The site is surrounded on the west '
ftand south with existing single--family reSidential development.
The subdivision west of the site is called Black Bull Park.
{} South of the site is Northern Pine and Ventura Court. The
ol)1 Business Center i8 located north of the site. The
area on the east between the site and the Southern Pacifit.
Li Railroad i8 moStly in the 100-yeat floodplain.
COMPREHENSIVE PLAN DESIGNATION - The site West of Fatal() Creek
is designated Medium Density ReSidential in the Tigard Compr e-
hensive Plan. The site east of Vann° Creek is designated
Open Space,
.0 — ———-——---".'"..." 111•11.r---------— -----___ —
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ZONING DESIGNATION - The site is zoned R-7 (PD) . Land. west
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, I of the site is R-4. 5. North and east of the site, land is
zoned for industrial park use. The property southeast of
4,, the site is zoned R-12. t
iACCESS - Access to the site is 'available from S.W. 106th Avenue
which turns into S.W. Black Diamond Way. S.W. 106th Avenue has
a R.O.W. width of 60 feet. S.W. Black Diamond Way has a R.O.W. ,.
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width of 5 feet.
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SERVICES - Sewage collection and treatment is available to the
site from the City of Tigard through an agreement with the
Unified Sewerage Agency of Washington County. The site has
ready access to the trunk sewer line in Fanno Creek.
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The Tigard Water District provides water supply for the area. .
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Storm runoff will be routed through a formal drainage system
built to City standards. Storm drainage will outlet into
• r, ' Fanno Creek through the system.
.. SCHOOLS - The property is located in Tigard School District
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- 1 23J. Nearby schools include Phil Lewis Elementary, Fowler
. [ Jr. High, and Tigard High.
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Road. '
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. i III. LAND FORM ALTERATION REQUEST
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IPROPOSAL - The accompanying plans include a site conditions
map, a site plan, a grading plan and a landscaping plan.
The plans depict the planned development proposal in detail. 1 .
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The proposed land form alteration within the 100-year flood-
plain is desirable in order to achieve efficient land use
and straightening of the floodplain boundary. As shown in IL the following ENGINEER' S STATEMENT, no work is planned in the
creek channel, nor would it be beneficial for flood ,control.
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Work in the channel would undoubtably. be detrimental to the
I natural fish and wildlife habitat in the area. Additionally, 0
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it would be detrimental to tile visual quality of the creek
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area and the general character of the greenway. The plans
,-, propose minimal disruption of the natural areas along the
creek, complimenting, greenway and habitat objectives and
recent development treatment S of the creek and grednway in
. the vicinity.
• 1r PLAN - Land form alteration will consist of balancing cut
' L and fill areas on the site, as indicated, in order to provide
.! an efficient configuration of land area 1. 0 feet higher than
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, the 100-year floodplain on which to build dwelling units for . II
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the project. Finished grades of altered areas will be gentle,
as shown on the grading plan. Slopes will be stabilized, as
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The altered area will be the minimum necessary to implement
the plan in order to protect as much ekistang natural area
of the site a8 posSible. The altered area will be graded to
accommodate a bike trail, as indicated on the plan .
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1 A major element of the development concept for the project
is the provision of visual and pedestrian access to the
, . natural amenities Of the creek and greenway. The develop-
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IV. ENGINEER'S STATEMENT
The planned development of 34 dwelling units within this ).
7 . 31 acre tract is designed to safely protect all the housing
, 4
units from flooding by Fanno Creek. Key features of this ' .
plan in relation to the Fanno Creek floodplain are: .
1
1. First floors of all housing units will be at elevations
of no lower than 161. 3 feet. This is 1. 0 feet higher
than the existing 100-year flood water surface elevation.
11
2.
All grading and related earthwork is west of the creek
channel and there will be no disturbance of the channel 1 .
itself. No fill is to be Placed inside the Corps of
- Engineers 1. 0 foot floodway. In this floodway only eca-
vation will occur. The only fill will be outside the 1. 0
foot floodway and the City' s zzro-foot floodway. The
existing irregular configuration of the floodplain along
[
the west side of the creek and the 1. 0 foot floodway' s
0.. coincidence with edges of that floodplain configtiration
shows that the zero-foot floodway is in the same location
as the 1. 0 foot floodway on the west Side of the creek.
The only area with conveyance capacity outside the 1. 0
foot floodway is on the east side of the creek. Flow
calculations were not performed because there is no en-
croachment in the zeto-foot floodway. ,
. ' 1
3. There is no net fill in the floodplain (see Calctlations)
and all grading is liMited to slopes no steeper than 25%.
IIThese relatively flat slopes will have vegetative cover
and will not be eroded by Fanno Creek' s slow flood level
[1
flows of approXimately 1.5 feet per second. .
. -
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4. All provisions of this proposal are per the recommendations ,.
' I
of the City of Tigard' s 1981 Drainage Master Plan. In that . .
41
plan it is specifically recommended that nonstructural
management be the only technique used to alleviate poten-
tial flood damage. With the minor grading proposed, this z
development meets the spirit and intent .of nonstructural ... ,
... ,
f management's more active eleMents: 1) local zoning, and
2) the Flood Insurance Program.
,
,
5. No channelization is proposed b;ised on the Drainage Master
Plan' s recommendation. Reasons are:
; ' I a) The floodplain is approximately 350 feet wide and has
an average depth of over 5 feet. This area of flow
t already results in an average flow velocity of 1.5
feet per second. A small channel in the middle of
this floodplain would provide no measurable increase
in flow area, thus no decrease in flow depth. ,
b) Existing downstream bridges - not the creek channel on .
/ 1
this site - restrict the flow of the creek, creating '
,.
,
' the 161. 3 foot flood elevation. With the downstreLm ,
', 1... improvements recommended in the plan, the flood eleva- .
tion will lower 3 feet even with the increased flows ,
1, from the fully developed watershed.
c) Modifying the natural character of the channel would:
1) remove the sediment buffer created by the creek's '
, vegetation; 2) be in stark contrast to the creek' s
character upstream and downstream between North DakOta
Street and Scholls Ferry Road; and 3) destroy the
natural habitat of much of the wildlife in the area. ,
[ ;
..
A 1
iv 1 6. This 7. 31 acre siEe is part of the 17. 4 square mile
drainage basin that is upstream of 'North Dakota Street.
Development of this site creates no measurable increase
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1 in peak discharges downstream. Because of its proximity
to the creek channel, the peak runoff from the site flows
through Fanno Creek before the peak flows from the major- 1
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ity of the basin contribute to the creek.
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CIII. PLANNED DEVELOPMENT PROPOSAL '''
' i PLAN DESCRIPTION - The proposal consists of development i.^.
of 34 single-family, zero lot line dwelling units on 7. 31
o 1
acres adjacent to Fanno Creek, ,.with access off S.W. 106th
Avenue. '
W
Public streets are proposed in accordance with City of Q
Tigard standards. All utilities are proposed to be underground.
ILot layout and streets are shown on the accompanying plans.
(See the accompanying plans. ) .
OPEN SPACE - A large portion of the site, 3. 16 acres,
• is in the 100-year floodplain. Almost all of that area is ?
proposed to be dedicated to the City as open space: An 8 foot k
wide, paved bike-pedestrian trail will be extended through the
site along the creek from where the existing trail stops, at
the northwest corner of the site. t;
1,
. The development is designed to offer maximum vis""a1 and '-,'
pedestrian access to the greenway. The greenway and open
space area is a portion of a very significant natural area.
, i
Special consideration has been given to protecting this resource. _ +i°
1 As indicated in the attached report submitted for sensitive
ft . lands approval, no work or disruption is proposed for the creek
or area of the site north and east of the creek. j==
The area between the lots and the trail is proposed to
,1 p
be replanted with native shrubs and ground cover: The area -
. adjacent to the trail between the trail and the creek will be _
replanted with native ground cover and grasses that will re-
g a
establish existin - appearance and 'habitat as much as possible:
' '- pp
The creek and the immediate Creek bank areas are proposed to
- re lain undistrubed. h,
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PLANNED DEVELOPMENT PROPOSAL, cont.
DENSITY CALCULATIONS - Table 1 shows density calculations
for the site per Chapter 18. 92 of the Comprehensive Plan.
• . '
' 1 .
Table 1
, .
Site = 7. 31 Acres = 318,423
•
• Land in 100, Year Floodplain = 137,649
Land Dedicated For Public
R.O.W. (20% of Buildable Area) = 44 ,100 . .
Subtotal 181,749 -181,749
Net Development Area 136674
Number of Units = 144,620 ..!: 5,000 (R-7) = 27.3
' I Density Transfer = 25% of 137,649 = 34,412
Number of Units = 34,412 .2- 5,000 (R-7) = 6. 9 .
TOTAL NUMBER OF DWELLING UNITS ALLOWED . 34 I
, I
•
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' 1
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ii
' IPLANNED DEVELOPMENT PROPOSAL, cont.
: - CONFORMANCE WITH COMPREHENSIVE PLAN - The proposed de- .
,
velopment complies with the City of Tigard Comprehensive Plan
in the following manner:
-
1. The proposal complies with the current zoning for
I
the site. The site is designated R-7PD. The site is desig-
nated I ,
Medium in the Comprehensive Plan.
2. The proposal complies with the NPC #7 Urban Medium- '
Density Residential Policies.
,..,
3. The proposal complies with the purposes of the Sub-
division Chapter of the Comprehensive Plan.
L. 6 The proposed development will help implement the
„
Comprehensive Plan.
' . [ o The proposal will be developed in accordance with
the rules, regulations and standards governing the
1 )
IL approval of plats of subdivisions.
o The proposed development will carry out the develop-
.
merit pattern and plan of the City.
• o The proposal will promote the public health, Safety ,
and general welfare of the City by providing living
units built to comply with City standards and codes.
o The street system designed for the proposal provides
for initial and future development of a comprehen-,
, .
, . sive neighborhood circulation system. With accoM.,
• IL panying sanitary and storm sewers these syStems
will alleviate potential congestion and provide
. .
safety from fire, flood, pollution and other dangers.
: 4 1 Co
' 4
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''.
PLANNED DEVELOPMENT PROPOSAL, cont.
CONFORMANCE WITH COMPREHENSIVE PLAN, cont.
0 The aforementioed provisions and the design
layout of the proposal insure adequate light and
air, prevent overcroNkdinq of land and provide
facilities adequate for provision of transporta-
tion, water supply, sewage diSposal and drainage.
o The proposed development encourages conservation
H
of energy resources through development of the
allowable density, and through energy savings
realized in development of attached dwelling units.
,
4. The proposal complies with the purposes of the Planned
,
Development Chapter of the Comprehensive Plan.
o The design for the proposed development utilizes
the flexibility of the PD zone to provide a superior
I living environment by concentrating development on
the buildable portion of the site.
o Allowable density is proposed through utilization
of the P.D. concept which provides for the most
efficient use of land.
o The efficiency gained through achieving allowable
density promotes an economic arrangement of land
IL
uses, buildings, Circulation system, open space
[ and utilities.
o The design for the proposed development preserves
1 0
II 4 the significant feature of the Site and arranges
uses for appropriate utilization.
. 1
, . I 1
p
, , 0
•
• .
or
PLANNED DEVELOPMENT PROPOSAL, cont.
CONFORMANCE WITH COMPREHENSIVE PLAN, cont. six
. I o The design also provides for pedestrian access
throughout the development including the open
. 1 space acres. This helps provide visual and
physical access to a complimentary mixture of
development and open space.
HARMONY WITH SURROUNDING AREA - The proposal is in harmony
with the surrounding area and the area's potential use. The
area is designated for medium density residential use
Proposed dwellings are single-family, detached units.
Public streets are proposed per City standards.
The Fanno Creek Greenway is extended through the site
including the extension of the bikeway system along the creek.
I The development is oriented for best pedestrian and visual
access to the greenway.
PLANNED DEVELOPMENT BENEFICIAL EFFECT - The planned devel-
,
opment concept will alloW the project to achieVe maximum allow-
able density, which will accomplish Comprehensive Plan and NP°47
objectives of land use efficiency in the area. This will help
• 11, Ustain City and State housing goals and allow other areas nf
the City to be developed at different densities.
COMPLIANCE WITH STATEWIDE PLANNING GOALS -
•
COAL 1: CITIZEN INVOLVEMENT - To develop a citizen involvement
program that enstres the opportunity for citiZens to be involved
in all phases of the planning proces .
The governing body charged with preparing and adopting
comp a
rehen8ive plan shall adopt and publicize a prograM sost. citi-
."
44_
I k
PLANNED DEVELOPLAT PROPOSAL, cont.
, COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
zen involvement that clearly defines the procedures by which
the general public will be involved in the ongoing land use
planning process.
The citizen involvement program shall be appropriate to
the scale of the planning effort. The program shall provide
for continuity of citizen participation and of information that
enables citizens to identify and comprehend the issues.
f Federal, state and regional agencies,. and special purpose
districts shall coordinate their planning efforts with the af-
fected governing bodies and make use of existing local citizen
E, involvement programs established by counties and cities.
* * * * *
The application will be heard in a regularly scheduled
public hearing before the Tigard Planning ComMission. Any per-
], son or group wishing to do so will be provided the opportunity
' to speak and be heard.
GOAL 2: LAND USE PLANNING -
PART I - PLANNING - To establish a land use planning process
and policy framework as a basis for all decisions and actions
related to use of land and to assure an adequate factual base
itfor such decisions and' actions.
ItCity, county, state and federal agencies and special
4,1
district plans and actions related to land use shall be dOn-
• sistent with the comprehensiVe plans of cities and counties
and regional plans adopted under ORS 197.705 through 197. 795.
All land use plans shall include identification of issues
and problems, inventoXieS and other factual information for
each applicable statewide planning goal, evaluation of alter-
4'9
40
A F
PLANNED DEVELOP i NT PROPOSAL, cont.
COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
native courses of action and ultimate policy choices, taking
into consideration social, economic, energy and environmental
needs. The required information shall 'be contained in the
plan document or in supporting documents. The plans, support-
ing documents and implementation ordinances shall be filed in
4 a public office or other place easily accessible to the public.
The plans shall be the basis for specific implementation measures.
These measures shaIl be consistent with and adequate to carry
out the plans. Each plan and related implementation measure
• shall be coordinated with the plans of affected governmental
jY •tl
units.
All land use plans and implementation ordinances shall be
adopted by the governing body after public hearing and shall be
reviewed and, as needed, revised on a periodic cycle to take
into account changing public policies and circdmstances, in ac-
cord with a schedule set forth in the plan. Opportunities shall
be provided for review and comment by citizens and affected, P y gov-
ernmental units during preparation, review and revisions of plans
�• and implementation ordinances. Affected persons shall receive ,
understandable notice by mail of proposed changes in plans or
zoning ordinances sufficiently in advance of any hearing to al--
low the affected person reasonable time to review the proposal.
PART II - EXCEPTIONS: When, during the application of the state-
I[ wide goals to plats, it appears that it is not possible to apply
the appropriate goal to specific properties ot situations, then
each proposed exception to a goal shall be set forth during the
plan preparation phases and also specificall noted in thy' notices
P preP ar. . .. , , phases spedifidally
of public hearing. The notices of hearing Shall summarize the
ues in an
:ass understandable and meaningful manner.
If the exception to the goal is ado tea then the com elfin
P g adopted, p g
reasons and facts for that Conclusion shall l 1 be completely set
ip
I..
PLANNED DEVELOP AT PROPOSAL, cont. (
COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
forth in the plan and shall include:
(a) Why these other uses should be provided for;
(b) What alternative locations within the area could be used
for the proposed uses;
(c) What are the long term environmental, *economic, social and
energy consequences to the locality, the region or the state
from not applying the goal or permitting the alternative use;
(d) A finding that the proposed uses will be compatible with
4 11'
other adjacent uses.
PART III - USE OF GUIDELINES: Governmental units shall review
the guidelines set forth for the goals and either utilize the
guidelines or develop alternative means that will achieve the
goals. All land uSe plans shall state how the guidelines or
alternative means utilized achieVe the goals.
A
* * *
The application and process for development approval,
plus compliance with the City' s comprehensive plan and appro-
• E, priate development standards and coordination with the proper
governmental and non-governmental agencies and organizations ,
provides a basis for local decision making on this land nse
• matter. No Part II exceptions are required as a part of the
development review approval.
e p GOAL 3: AGRICULTURAL LANDS - To preserve and maintain
tural lands.
Agriculture lands shall be preserved and maintained for
farm use, consistent with existing and future needs for agri-
cultural products, forest and open space. These lands shall be
• 11 inventoried and preserved by adopting exclusive farm use zones'
pursuant to Os Chapter 215. Such minimum lot sizes as are
# 11 utilized for ahy farm use Zones shall be appropriate for the
— — r-- -- — _,—
Er
4
e
PLANNED DEVELOPMLAT PROPOSAL, cont.
I- COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
I_-
continuation of the existing commercial agricultural enter-
, ' I prise within the area.
Conversion of rural agricultural land to urbanizable land
-° shall_ be based upon 'consideration__of the,.fol,low.ing_.factors:. (1). . '
environmental, energy, social and economic consequences; (2)
demonstrated need consistent with LCDC goals; (3) unavailability
A
of an alternative suitable location for the requested use; (4)
compatibility of the proposed use with related agricultural land;
and (5) the retention of Class I, II, III and IV .soils in farm
Iuse.- A governing body proposing-to convert rural-agricultural =
land to urbanizable land shall follow the procedures and re-
quirements set forth in the Land Use Planning goal (Goal 2) for
goal exceptions.
* * * *
.. The goal does not apply because the site is within the
Tigard Urban Growth Boundary and the incorporated city limits
''�. k
Tigard.gard,
IIGOAL 4: FOREST LANDS - To conserve forest lands for forest uses.
Forest land shall be retained for the production of wood
fiber and other forest uses. Lands suitable for forest uses
,.
shall be inventoried and designated as forest lands. Existing
„ ,I forest land uses shall be protected unless proposed changes are
P
', in conformance with the comprehensive plan.
' IL In the process of designating forest lands, comprehensive
0
plans shall include the determination and Mapping of forest site
classes according to the United States Forest Service manual
"Field Instructions for Integrated Forest Survey and Timber
Management Inventories - Oregonj Washington and California,
1974,
' i * * * * *
1
I
PLANNED DEVELOPM _,2 PROPOSAL, cont.
COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
The goal does not apply because the site is within the
Tigard Urban Growth Boundary and the incorporated city limits
of Tigard.
GOAL 5: OPEN SPACES, SCENIC AND HISTORICAL AREAS AND NATURAL
RESOURCES - To conserve open space and protect natural and
scenic resources. I
Programs shall be provided that will: (1) ensure open
space, (2) protect scenic and historic areas and natural re--
sources for future generations, and (3) promote healthy and
visually attractive environments in harmony with the natural
{ landscape character. The location, quality and quantity of
the following resources shall be inventoried:
a. Land needed or desirable for open space;
b. Mineral and aggregate resources;
�!
c. Energy sources;
d. Fish and wildlife areas and habitats;
e. Ecologically and scientifically significant natural areas,
a . � including desert areas;
4,
f. Outstanding scenic views and sites;
g. Water areas, wetlands, watersheds and groundwater resources;
h. Wilderness areas;
i. Historic areas , site ;, structures and objects;
j. Cultural areas;
k. Potential and approved Oregon recreation ' rails;
1. Potential and approved federal wild and scene
• PP scenic waterways
and stagy scenic waterways.
Where no conflicting uses for such resources have been
identified, such resources shall be managed so as to preserve
their o .ginal character. Where conflicting uses have been
•
b 1 y
kl i,
PLANNED DEVELOP!,. .AT' PROPOSAL, cont. 4
. COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
identified the economic, social, environmental and energy con-
sequences of the conflicting uses shall be determined and ,pro-
grams developed to achieve the goal.
* * * * *
The City of Tigard has not identified the site as signifi-
cant in most of the twelve categories contained in this goal.
The flood lain and open space area on the site is identified
P P P entifn.ed
and is reserved as unbuildable open space in the proposal.
The site and the proposed development represent no unresolvable
conflicts with ,established inventories or Plan Policies. ,
GOAL 6: AIR, WATER AND LAND RESOURCES QUALITY - To maintain
and improve the quality of the air, water and land resources of
the state.
All waste and process discharges from future development,
when combined with such discharges from existing developments
shall not threaten to violate,, or violate applicable state or
' • , federal environmental quality statutes, rules and standards,
With respect to the air, water and land resources of the appli-
cable air sheds and river basins described or included in state
environmental quality statutes, rules , standards and implementa-
tion plan, such discharges shall not (1) exceed the carrying
i
capacity of such resources, considering long range needs; (2)
degrade such resources; or (3) threaten the availability of
such ,resources.
I
•
The pr. op p
os ed planned development on the site will generally •
maintain local air and water quality standards. All waste dis-
charges generated � r p
, • on the site will be directed to appropriate
ropr%ate
•
facilities to collection and processing. Existing facilities
and services are capable of accepting the additional waste pro-
ducts. The
carrying capacity of the land is not impacted by
u y r
' the ... development because the site is W
proposed .thin an urban
14
.' ... _ .._.... _ .
. P 4
► PLANNED DEVELOPS ;T PROPOSAL, cont.
COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont. 1.
area. Likewise, the development will not degrade the state' s
resources or threaten the availability of such resources.
. in
GOAL 7: AREAS SUBJECT TO NATURAL DISASTERS AND HAZARDS - To
protect life and property from natural disasters and hazards'.
. • Developments subject to damage or that could result in
loss of life shall not be planned nor located in known areas
., of .natural disasters and hazards without appropriate safeguards. '
Plans shall be based on an inventory of known areas of natural {.
disaster and hazard.
4
* * * * *
dwelling units proposed for the site will be located in P
a flood lain. No other identified disaster or hazard exists
within the site.
GOAL 8: RECREATIONAL NEEDS - To satisf y the recreational needs
of the citizens of the state and visitors.
The requirements for meeting such needs, now and in the FI
9 1 1i
future, shall be planned for by governmental agencies having
responsibility for recreation areas , facilities and opportuni-
ties;
. 1
(1) in coordination with private enterprise, (2) in a -
ies, ( � P P P
propriate proportions and (3) in such quantity, quality and
ILlocation as is consistent with the availability of the re-
sources to meet such requirements. State and federal agency -
recreation plans shall be coordinated with local and regional 1;
recreational needs and plane. l''
r
. * *
Open space area will be e P provided in the proposed develop!
me i
"nt. The open spade area is proposed to be dedicated to the � .
City and will be available for recreation use.
GOAL 9: ECONOMY O1 TEE STATE - To diversify and improve the
economy of the state.
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PLANNED DEVELOPMENT PROPOSAL, cont.
COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
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Both state and federal economic plans and policies shall
be coordinated by the state with local and .regiona? needs.
Plans and policies shall contribute to a stable and healthy
economy in all regions of the state. Plans shh11 be based on
.inventories of areas suitable for increased economic growth •
and activity after taking into consideration the health of the
current economic base; materials and energy availability;
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labor market factors; transportation; current market forces;
availabil.it of land• and ollu
y p tion control requirements.
Economic growth and activity in accordance with such p lans
shall be encouraged in areas tha.t 'have underutilized human and
natural resource capabilities and want increased growth and acti-
vity. Alternative site suitable for economic growth and expan- I .
' [v sion shall be designated in such plans.
* * * * *
The proposed planned development will provide both short
x , term and long term economic benefits to the city, region and
•
state. Construction on-site will provide short term employment
; L' in several types of businesses and contribute to the local econ-
omy through the purchase of goods and services. Ultimate de-, . I, velopment of the site will contribute additional tax revenue and
will provide a flow of dollars which will remain in Tigard and
the metropolitan region through mortgage payments and maintenance
expenditures.
GOAL 10: HOUSING - To provide for the housing needs of citizens
of the state. j #
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Buildable lands for resideh,tiai use shall be inventoried ! •'
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and plans shall encaur8 a the availability of
adequate numbers
of housing units at
9' price ranges and rent levels which are com-
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PLANNED DEVELOPLNT PROPOSAL, cont.
COMPLIANCE 4ITH STATEWIDE PLANNING GOALS, cont.
mensurate with the financial capabilities of Oregon households
and allow for flexibility of housing location, type and density.
* * * * *
The planned development helps fulfill the Housing Goal by
offering city residents alternative-type housing units not suf-
ficiently available to them.
The concept for the proposed development is that of a high
quality living environment. The project will be designed with
high quality units on efficient lots. ,
GOAL 11: PUBLIC FACILITIES AND SERVICES - To plan and develop
a timely, orderly and efficient arrangement of public facilities
and services to serve as a framework for urban and rural devel-
opment.
Urban and rural development shall be guided and supported by
L� types and levels of urban and rural public facilities and services
. appropriate for, but limited to, the needs and requirements' of the
urban, urbanizable and rural areas to be served. A provision for
key facilities shall be included in each plan. To meet current
and long range needs, a provision for solid waste disposal sites,
includ`.:ng sites for inert waste, shall be included in each plan.
* * * * *
The full range of Urban facilities and services are avail-
able to the site through the City of Tigard, There is no need
for enlarged or improved services due to development on this
• site.
GOAL 12: TRANSPORTATION -- To provide and encourage a safe,
convenient and economic transportation system.
A transportation plan shall (1) consider all modes of trans'
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PLANNED DEVELOPI r.,AT PROPOSAL, cont.
COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
portation including mass transit, air, water, pipeline, rail,
Lhighway, bicycle and pedestrian; (2) be based upon an inventory
of local, regional and state transportation needs; (3) consider
the differences in social consequences that would result from
utilizing differing combinations of transportation modes; (4) r
. avoid principal reliance upon any one mode of transportation;
(5) minimize adverse social, economic and environmental impacts
` and costs; (6) conserve energy; (7) meet the needs of the trans-
, I/ portation disadvantaged by improving transportation services;
(8) facilitate the flow of goods and services so as to strengthen
the local and regional economy; and (9) conform with' local and
P",, regional comprehensive land use plans. Each plan shall include
[I a• provision for transportation as a key facility.
', , Circulation planned for the proposed development corresponds
Illl to prior plan approvals in the development area. These plans
w^ conform to the city' s comprehensive plan and help to provide a
I safe, convenient and economic transportation system.
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GOAL 13: ENERGY CONSERVATION To conserve energy
Land and uses developed on the land shall be managed and
.'4r controlled so as to maximize the conservation of all forms of
{I energy, based upon sound : n:thi0Pn1:01es.
1] The planned development will provide a density of housing
which will be an efficient use of land and structures,. Utility ,
layout will be efficiently designed. Building siting and design
1
j will take maximum advantage of south facing slopes to the great-
;,. est extent practicable.
.
1; GOAL 14: URBANIZATION - To provide for an orderly and efficient
1 transition from rural to urban land uso.
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,, , PLANNED DEVELOPMENT PROPOSAL, cont. .
wY COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont. ,'•
: xr Urban growth boundaries shall be established to identify (.
'F, and separate urbanizable land from rural land,
r��' • Establishment and change of the boundaries shall be based
* I. upon consideration of the following factors:
'x:;
(1) Demonstrated need to accommodate long range urban popula-
tion growth requirements consistent with LCDC goals;
*: (2) Need for housing, employment opportunities, and livability; 1 .
(3) Orderly and economic provision for public facilities and
a:' A services;
(4) Maximum efficiency of land uses within and on the fringe 1,.
I of the existing urban area;
` (5) Environmental, energy, economic and social consequences;
(5) Retention of agricultural land as defined, with Class I
being the highest priority for retention and Class VI the
• lowest priority; and, {
(7) Compatibility for the proposed urban uses with nearby
agricultural activities.
Tht:. results of the above considerations shall be included
in the con°drehensive plan. In the case of a change of a boundary,
a governing body proposing such change: in the boundary separating
urbanizable land from rural land, shall follow the procedures and
a `; requirements as set forth in the Land Use Planning goal (Goal •2)
for goal exceptions.
xy 1
• Any urban growth boundary established prior to January 1,
1575 which includes rural lands that have not been built upon
1 y governing,
". Shall be reviewed b, the body, utilizing the same
factors applicable to the establishment� pn lishment or change of tiirbaiz growth
.
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PLANNED DEVELOPMENT PROPOSAL, cont.
COMPLIANCE WITH STATEWIDE PLANNING GOALS, cont.
. .
Etablishment and change of the boundaries shall be a • t
cooperative process between a city and the county or counties ,
that surround it.
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Land within the boundaries separating urbanizable land from
rural land shall be considered available over time for urban
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uses. Conversion of urbanizable land to urban uses shall be ,
, based on consideration of:
0 .
(1) Orderly, economic provision for public facilities and .
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11 services;
(2) Availability of sufficient land for the various uses to
, .
ensure choices in the market place; ,
(3) LCDC goals; and,
. (4) Encouragement of development within urban areas before
conversion of urbanizable areas.
47 ' 1The site is within both the Tigard Urban Growth Boundary
and the incorporated city limits of Tigard. The property is
.. . .
. . : designated for urban use die to its location within the city
and the current availability of urban services. Thus, this
goal is not at issue because there is no conversion of rural
land or any change of local boundaries contemplated.
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METZGER PROPERTY PLANNED DEVELOPMENT.• j
SENSITIVE LANDS APPLICATION - FLOODPLAIN
k'c}
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' ' I. December 1983 ,
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Prepared for the Applicant
: :'. . ;
ROSEBUD ENTERPRISES~ING.
4209 S.W. WESTDALE DRIVE
. � PORTLAND, OREGON 97221
,� (503) 292-2726 .
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Prepared by: ,
DAVID EVANS AND ASSOCIATES, INC.
'„,,. 2 62 6 S.W. CO RBETT AVENUE
PORTLAND r OREGON 97201
i, r (5 03) 22 3-6 663 r ,
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CONTENTS
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I. INTRODUCTION . .
II. EXISTING CONDITIONS '
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VICINITY . .
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SITE CHARACTERISTICS
SURROUNDING LAND USE ..
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COMPREHENSIVE PLAN DESIGNATION
ZONING DESIGNATION
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: 1 . ACCESS .
SERVICES ..
SCHOOLS '
TRANSIT
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III. LAND FORM ALTERATION REQUEST ..,,
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PROPOSAL .
PLAN . •
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IV. ENGINEER'S STATEMENT
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I. INTRODUCTION - NATURE OF THE REQUEST
' The applicant will be requesting approval for a planned
development of 34 single-family, zero lot line, detached
. • dwelling units. The site is located adjacent to Fanno
Creek with access off S.W. 106th Avenue. It contains 7.31
acres.
The property is known as the previous U.S.A. (Unified
i Sewerage Agency of Washington County) sewage treatment
plant site. Also, the City has reviewed a previous subdi-
vision application for the site proposed to be called The
MeadoWs.
•• ri
This request is for approval of land form alteration within .
,
. I the 100-year floodplain of Fanno Creek.
,- A pre-application conference was held with Steve Skorn k
on December 27, 1983, reference this proposal. ,
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DEraARATIa4 OF comunoms, COVENAWS AND RESTRICTIONS .
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, FOR . SUBDIVISION i
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WASIUNGTON COUNTY, OREGON ,
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. , ,, THIIIS DECLARATION made (in the date horoinafter set forth by the
. . '
-,i, underaigned: 4 ,
WHEREAS, the undersigned is the owner of that certain real
prOparty in the County of Washington, State of Oregon, hereinafter
referred to as "said Property", more particularly described as foildwv: .
,t .
• SUBDIVISION, as platted in Book Page , Plat .
. .,. E Records of Washington County, Oregon. ,
A copy of said plat is attached As Ekhibit "A" hereto and made . .
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i a part hereof, ,
,
, 1 • NOW, THEREFORE, the undersigned hereby deClare that all of said ..
” property La and Shall be held, sold and conveyed upon and subject to
, .
the cenditions, covenants, restrictions, reserVations and eastaants
I li hereinafter set forth, all of labial are for the purpose of enhancing
and protecting the valUe desirability sand attractiveness of Said .
• 4 preperty. That. conditiLnat covenants, reattictions, reserVetionS .
and attestants ConstitUte cOvenents to tun with the land and shall be
'..;. binding Upon All present and futUrt OWhers of the property of any
,
interest therein:
. •. DEFINITIONS:
11
.: '.: 1 The f011owing WOrda when Used in the DeClatatiOn Shall have the
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• folLowinguelaningst
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f it "Said Proper*" Shall titan and refer tO the certain real .
property hereinbefbre dettribed: #
2, "Lt" ihali bean and refer tO any plot of laM she upon
any reCOrded subdivision tap of wad property and to any parcel of
Said property,under one ownerahip oonmitting of A tion of one or ,
. - Mere of such lots Ahdlot COntigusaus portions of twe or tort tontiguoum ,
lots and upon which a dOelling has been conatrOcted or occupied
I
,
. , . 3. Ithot,tr" shall Mean and refer to the towed owhOt (including
ContraCt sellers), Whethet One or tote persons Or entities, of ail
Or any part of said property, e*clUding those hsving such intereat
4, ii metely as tkadutity for the petfotte*e of an obamtiont
. 4, ."Buildihg Site" thin taaan and refer to a lot, or to toy
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parcel of said prOperty,Under one oQhottithip tkith cOnmiata of a
•
portion of one of SUCh lOta Or dontigUOUS portiOna of to or tote
li
odittigUeUs Iota if a Wilding iii 'contte'UOted thOrPtiht
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' *A 17 :
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ti 5. "Dimalinii Wit" shall mean and refer to that portion of any
structure intended to be occupied by one family as a dwelling under
,
, 1 applicable toning and building Laws and restrictions;
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I E..! 6. "Set Da*" means the minim= distance between the dwelling
i' unit or other structure referred to and a given street or road or lot
. line:
' ' 1 , 70 "Declarant" shall mean and refer to ..
USE OF LAND,
41 No building or strecture shall be created, constructed, main-
.
tained or ., ..tted upon said property except upon a building site
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LI herein*. defined, and no building or structure shall be erected,
conatructede mainr.ained or permitted on a building site other than
, a single detached or duplex dwelling unit, except that appurtenances
to any dwelling unit, sudn as private preps, orden houses or
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Li . similar structures, architectually in harmony therewith, and a
construction, may be erected within the building limits
set forth.
: BUUDING 034PILTION t .
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All buildings shall be emplated and pointed mithin six months
. 1 4 from the tine cemstruction thereof is commenced.
ARCHITECTURAL CaiTROL:
,., .
No building, including incidental out buildings structure, '
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.! E ilegnouw=nt, obstruction, ornament, fonce, wall, hedie or land-
scaping ihell be erected, placed or altered an said property, Until
the constructionplans, specifications and plea showing location
u of structure haVe been approved by the Architectural Control Comeitte
n e,
hereinefternmeai, MA hereinafter referred to as "'Committee" as
to quality of workmenship and neterials, harmony of external Aeaign
with existing structures, and location with respect to topcieve*nr .
sexi finished grade elevation end viols obstruction and conformance
ti
to the approved grading and drainage plan. The building, plans to
• be sekeritted shall consist of one complete it of plans and specie
ficationa in the usual forte shoeing insofar as appropriate, (1)
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U tha air* and dironsions of the -.. . .- ts, (2) the exterior design,
(3) approainete exterior color . .., (4) location of improvements
on the lot, including:* driveway, perking areas, "
Thee* plan, and specifications shall be left with the committee .
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• committee. Midi is for the purpose of determinhig whether, after
an inspection by the ccaudttee the improvement complies sbstn- •
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tinily with the plans at specifications submitted In the event .
that the omadttes shall determine that such immovemente (10 not
0 f =ply with such plans and apecificatiene, it shall notify the
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. i PAGE-2-DECLARATIoN OF oaornotz, commis ido REsnucnatts .
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Wei WrtY °Ime within the 60 day period, iirberouPtal the ProPartY ccOnet ..
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., •- shell, within a reasonable tine either remove such improvement or Alter
i
it to that it will °amply Vith inch pLans and specifications, .
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„ The initial meebership of the committee shall be:
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. 1 The cdmmittee mmy designate a representative to act for it. In
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. the event of death or resignation of any member of the cOmmittee,
the remaining nether or members shell have full authority to desig-
nate a euocestor. Neither the Members of the coMmittee nor it
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tnt2ted repratentativet shall be entitled to any compensation for
,
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‘ t I performed porwuent to this covenant. At any time, two-
thirda of the than record owners of the lots shall have the per
' 1 by u duly recorded Written inatrUment to oh:MO the medoership of
•
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. , the doemittee or to withdraw froze the comattee or re:more to it
" 1. any Of its powers arid cities.
1
ths oommittees- approval or ditapprovel as required in these
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4 oVrants- Shall be inwri' . In the eVent the cemmittoe ox' its
, tine, . .
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• . 1 designated reltnuientative fails to approve or disapprove within
30 day* after plans and specifications have boon submitted to it
. 1 or in any went, if no suit to enjoin the ConetrUction heat been
commenced prior to thl oompletidithereof, it shell be presumed'
• • i
that approval has been given And ths related coVehants shall be
deemed te have been fully Complied With,
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DeClatent, or their eUcceaeOte, testes no responsibility by
Virtue of approving any plan for the imprOviment, construtticn or
alteration of any strUctUre hereunder.
•. .
, It thaail be the deeite and intent of declarant to prevent
. 1
IL., adjacent hbUtes fruit being Conettucted alike, such that frat
exterier style° flat Olen, etch, tad prOperty Woad acqUirt a
. , • "treW' Appearmince,
• 1,_ - - ' of buil '
It Shell be the duty of the owner Or occupant o any ding .
site to taintain in proper oonditien the tree between the property
line of said Wilding site end the merest curb or improved 'treat,
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* said a
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: i including pUb lit ewalks Wthin rea.
tniti4 ,C1341.......___Xf.IMELIINGUNETt H
O building toy be ereeted a my of the said building sites
*Await it cOntakins e itiniztit Of eqUart feet of fleet arts,•exelUeive of open porches, sereget, garen ti ta And other . .
. eppUttersanCia. ,
El . Matiol-bitiAidgrd Ott" dittirititt ri 0511tAN'tt Mb kEtliatintitt
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11 HEDGES FENCES AND WALLS:
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No shrubs, trees or bushes shall be alloeed to gnee to a height . -, e
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, which undul7 restricte the view fram adjoininq property and the
,,q Architecturel Committee, at its discretion, atter an investigation, 1 '
•
, may require any offending ahrub, tree or bush to be pruned, trimmed ,
i e
or removed.
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!. „., Fences, if any, shall not exceed 72 inches in height and shall be
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subject to approval of the committee. t
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No hedge, fence hedge wall, boundary wall, retaining wall or •
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similar etructure shall be erected or maintained tae any front set
, bsek line of any building site snd any street line serving as a 1
boundary line for such building aite, unless approval of the coateittee
, .
as to asterial, form, size and color is first obtained.
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SIDET.44,11cs: ,
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• i herchasen of budidieNg setts shall install, at their cost, public
sidewalks to city grade end specifications prior to final ,
cowls:time of the &eat% unit constructed on asid building site. 1 1
. - DRIVWYS: 1 •
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.. i Purchasers of . . . 1 sites shall install, at their oost, con
1
' 1 crate delveway, from the .e of ems finished surface of the city street
to the property line end then concrete to connect wieh the paved surface
of the floor of the carport or garage. , 1
• i EASEMENTS: i -
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Said property ihall be subject to mutual and reciprocal easements e
as shown on recorded plat.' ' IL Mrs= USE REsnucnats I
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l. Unless written approval is first obtained from the Architect- )
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' 1 ural Committee, no sign of any kind aball be displayed to public vivo
on_ any building or dwelling unit on said property except one prafes- )
simnel sign of rot aore then five Nears fleet edvertising the property
i
for sale or rent, or sign used by the developer to advertise the
' ill Ili property during construction and sales period. If 6 property is sold
or rented, any sign relating thereto shall be removed immediately, except
1 '
that the declarant or its agent way post a "Sold° sign for a reasonable i I
period following a sale.
1.1 2. No animals, liveetodk or poultry of any kind shall be raised,
bred OT kept on any part of said property, except dogs, cats or other
, 1 hoUelhold pets proeided den suCh homehold pets are not kepti bred or
" k maintained for any commercial. purpose or do not become e nuisance. „. ..,
14 PACE-4-DECLARATIM or °lomat i Comksn'S Alla wilucTIOtts 4,,,, .
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:y I .1 30 I3o part ofsaw
. . I( $••hg gtctz1 for rabbi , tr , srbge, or a ny other mte. No
p trash or other +ate shall be kept or trfntaine4 x* gny part
. : f • pxptrty except in a a!nitary cantaiiuer. U1 thcthertors : .
or other øqtitNmt for th e storage or disposal of such material shall .
•: r be kipt in a clea n and unitary cmfitic*i ad shall be screaed frw
H . public view.
. I . 4. No ix3thx!a or of few ive activity or r doua or offive .
., . or sightly ccbditi shell be peiinitted upon any pert Of said
: • property, ear shtill snyh1ng be dane thereof rattich nay be or becrxae .
I • an armoyce or ruea&Ce to the neighborhood,
. . - 5 S No trailer,, c*çer-truci , tent, garage, tarn, zac , or :
•:
,. o i1t i1 t t be . teaid to
- I rawly or pezit1y cm wry pert of said property.
. .
• 6. No bolts, trailer, uDtorcycle*, trUclus (eiuxp t ptck *)
or trurk�c . 1i1ce , or jun1x cro cnr o
;cr . tightly wW.c1ez shall be ml y port of said property.
, . 1ic t*y & 1t thet*to, excepting only Within th .
: catfines of etilosed mge or other scr. *d cIo .we, and rtca
.. r portic*% of . y project beycnd the eo.cd area *xcept *ider
g t,± circuxetArca, if iy, ass racy b precrth4 by written mpprorval
.. L b th* AZthitCtUX91 cOmi ttte All other p*rking of e4pcint
8KLU be prcdbited apt as &pprovd In writing by tip Architect-
: •r ural CcinLttee.
7 b *xurior anterrute or &ertsi shall be pert i1tted unlesse
•:
• fo repticm1 the m1 if approvd by the rchitoct .
tiral Ozi=itt.e
.
:' • 8. No• c*4:&,or overbea4 wire or sevic dxp for the diatti .
butic of eIectri nargj or for tet* c*tic* poie* rcr ny
pole, tcAier or other strtture, * poxtthg said outdoor ovv?rtwt4
wires, ehell be erwted, plcod or u1ntained br..thi.n ai4 property
All PchMer of building sites theiX trs1 mceuor ar&d
auigT shall use tmcrgrotn! service wires to curt their e1lixtg
• tziita to thei electric or titilexnó utility fecilities
ur14t
A sigiated reel .state 0 A hereby gizw ted t ti it to
I matrxt d uint*1n s isle office upcm s mitble site c said r
• durig the period of coetrx tiara d isle of all of the
tzits to be built id the
ildeEi ere p d.ttcd tO Orect_tiflrary or portable shed
tot rd for othet to t .dtial ottl
to n^ainteln thIñ tenth each ttth►rs lea finished
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. DUMATION1 '''..
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These conditions, Covenants, restrictions, reservations and
, ,l' easements Shall be binding upon all parties hereto and ail persons
, 'y!,,i
claiming under them for a period of 10 years from the date they
are recorded, after Whith time they shall be tutornatically exi . •
..
subeequent periods of 10 years uhless the ownrs.o . ..
4 said lots, by a majority vote, agree to change said covenants in . ,
Mole or part. . .
.. .
IGHT TO
. . .
I 7
1 ENFORCE:,
. 1 Enforcement shall be by proceedings at law or in equity
i against any person or persons violating or atteMpting to violate .
. .
, ' a ) any of these covenants, either tO restrain violations or to recover .
. damegga. .
_ .
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invalidation of any one of these covenants by judetent of ..,
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1 Court order Shall in nO way effect any of the other covenAnts,
mhiCh shall remain in full force and effect,
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iN balms WEREOF, 64...mn4atsiebd have caused this instru-
1
ment to be ,execUted this ___„___Oey of r-
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I CITYOFTIGARD RD .
WASHINGTON COUNTY,OREGON
Novem;' , 1983
Mel Stout 1
David Evans & Associates, Inc. 1
2626 S.W. Corbett Avenue .
Portland, Oregon 97201 "
De a,.. 1,
This latter is in response to our telephone conversation on
November 30, 1983, in regard to the density issue and the minimum
lot size on Metzger Property in the City of Tigard. As you have
explained in your letter dated November 28, 1983, you can have 36
n• units on the buildable portion of the subject site. This density is
, ' s, in accordance with the Community Development Code.
Further, there is no minimum lot size on a site under a PD designation,
as long as the plan meets standards and provisions set forth in.
the Community Development Code for the underlying zone in regard to
set backs, landscaping, etc.
If you have any questions or need further info, mation feel free '
1 b , to call me at 639-4171.
,
r
• . . Sincerely,
,5 , ' -,...1___ &..
S. Hamid Pishvaie
- [ Assistant Planner
SNP;PJ r n t�� iff 11 u t� ITi*k, ‘
4 1F383
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12755 SW ASH Pea BOX 28397 TIGARD,OREGON 97223 PI-I:639,417i
` ,,,..n x r .m. r .,:,y«,.wy..*,L':.„.la+;rvwa;uJ.w•,««t,.w.,y„1.w».,.,.. -
•
c_,)g,a DAVID CVAfl8 AnD ASSOCIATE&� ine.
d•
7
„. 2626 3W CORBETT RVEf1UE • PORTLRfla,°REGOf197201 • 503/223.6663 ,
.w� t
November 28, 1983 File: RBE001
riVrel�
Bill Monahan, Planning Director � k
City of Tigard ` : 3 �' � �Q °? ;:TJ
12755 S.W. Ash
P. O. Box 23397 crri OF T(GARD
• Tigard, Oregon 97233 r.'LANNING DEPT.
Dear Mr. Monahan:
David Evans and Associates, Inc. (DEA) is representing Glen } ,•
McCurdy of Rosebud Enterprises in his effort to gain subdi-
vision approval for his "METZGER PROPERTY" in the City of
Tigard. The property is the old U.S.A. site off S.W. 106th
Avenue along Fanno Creek. A previous subdivision applica-
tion � .
for the site was heard in 1982 under the name of The i .
Meadows.
We have had a pre-application conference regarding our new
proposal. We met with Hamid and most of our questions have
been answered, excluding one which is very critical to our
design. It concerns density. Specifically, we need to know
exactly how many units are allowed on the site.
Enclosed is a map of the site. Please review and confirm or
revise our preliminary density calculations shown on the map. ,
Because nearly one-half of the site is in the floodplain, the
20% of gross for public right-of-way requirement seems exces-
sive. We propose allowing 20% of the buildable acres as shown !,
on the attached plan, or actual area used, for subtraction .
for public right-of-way. ----
We have noted that there was a mapping error in not designating
• the site to have a P.D. overlay. We understand that that is
being, or has been, corrected.
We also understand that there is no minimum lot size on a
Site under the P.D. designation as long as the plan complies
with the standards of the underlying zone.
•
g@fa
Bill Monahan
November 28 , 19 8 3
page two
. o
These questions are critical to our continuing design of
the subdivision. We would appreciate your response as soon
as possible. Thank you for your help.
Very truly yours,
DAVID EVANS AND ASSOCIATES, INC.
Md
Mel Stout
ICJ S;me
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• WASHINGTON cou rrt,OREGON' ° ��yy
•
• ' , • ('-‘7L:›r\--2) ‘ -811'
':`.' GEigLRAI., Al 1.,1GA 1oll FORM.
CITY OI TIGARI), 12755 SW Ash, PG Box 23397 RECEIPT No. \ ' i 3
Tigard', Oregon 97223 - (503)639-4171
1
1. A GENERAL INFORMATION . FOR STAFF USE ONLY:
' - Ii PROPERTY 'AIMIIESS:d, . 1(� 'DI NOW Associated C.ases:,.`
ElLEGAL DESCRIPTION , . 1 )f-.:--c-e.... 34 \ 144A4 / _,-- ,_„__
. . 1. ,&v'_d,.r h v 'f• I.., , a . 1. , . __ INTERNAL PROCESSING:
Accepted for Pre-App.:
` SITE SIZE '7 �� �, ___•-__,-----�
• PROPERTY OWNER/DEED HOLDER* :l\tir By,: ,ill
a ,
,. .ADDRESS ' ,l JE2Tski...g_tvrAlce_PHONE /.y.� 1,° 2."� Pre-App. :
CITY ,1 f ..t► 0 C 0.a ZIP 9 .
•�. Date & Time:
•D
' APPLICANT�`__� 41,.44 .°'',�j . 3 N!I,.1 ,.... i►�1Y:�:. ... : II
ADDRESS .._. PHONE _ ._______._ Accepted for. Decision:
'CITY ...._.. .. _ ZIP
• ., By:
. • *Where the owner and the applicant are different people , the
applicant must be the purchaser of record or a lessee in
PP t mu P Hearing Date:
possession with written authorization from the owner or an ;
agent of the owner with written authorization. The`written Hearing Reset To:
authorization must be submitted with this application.
./ /
Decision:i s i o n filed le d & mailed
le d 2 'R U1-RE-D-I i = -a-a-F- SRI
:3 T x �.--.-_ L OLLOWING: APP.�, . THIS APPLxCAb:tON :�ri,�OL'V!�S x�h2.. P
FEE FILED PAID Accepted for Appeal:
Comprehensive Plan Amendment r.".-
•■•■•••■••■■04.■•■••■■■••■4 i...*r from to `
By:
quasi-judicial
legislative g
Date of Hearing:
Zone Change from to �..
quasi-j ud is is l . _'
legis lative DESCRIPTION:
nt ,_._. Comp. P n signation:
Planned Unit evelopment .�y
conce t.y lan de tai led 0 .
Subdivision NPO No
Major Partition
Minot P artition
Zoning tric 1,
Design Review
._' Zoning lisp �
` t isp No. -
Conditional Use
Vari rance to Zonin g
Ord inance - ;
Title 18 Quar a Sec
l �'ari.ance to Subdivision Ord,
\ .5 y
(Title. 17) �:_ S TAPF
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Sensitivt� band Iertnit NOT1�S:
Ploodplains
►
�,'I:t�Cti'a5oaes
g.
Other
,
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TOTAL:
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,, k,'NERAL APPLICATION FORM -(74:ACE 2 . . (7 CASE No.
.. . , CITY OF TIGARD, 12755 SW Ash, PO Box 23397
rigard , Oregon 97223 - 003)639-4171
.,-. : 11 . . .. . ,,
SUPPLEMENTAL INFORMATION (TO BE PROVIDED BY 'APPLICANT) FOR STAFF USE ONL\
!I
Notice of Response
H [ • DISTRICTS , ... . , , , . . ,
. AA . . Sent le • .4.'
e
.. , SCHOOL DISTRICT 1-111NRO Ge44•00j.# 151 s o Yes
„ .
... :.. 1.. l '
WATER DISTRICT 711.6PtV.4) klAkTec-.. E9-r , '- ' , , . . .
FIRE STRICT - 1, ,)-1. . . tts.i fi, ...;..As• l' -
II PARK DISTRICT__ ,
- UNIFIED SEWERAGE AGENCY - Sewer Available: YES r ;; 17--- ,
. OT .
' : / HER '
,., . . ____ . — . •
1.'
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...---......,.....---------......--,......-.......,--.--
,
: ,.*.o. PUBLIC UTILITIES . . ' .
I
ELECTRICITY .....agL ,
.....z.. ..............—............................................—
NATURAL GAS Mitskg (qt.... __________-______-
•
.
, L TELT'PHONE2...IZ,,
,---
OTHER____ -.....—._
• , i - .
• 6. PUBLIC TRANSIT (TRI MET)
NEAREST BUS ROUTE AND STOP A1.- g LAS .G. 41,,,, MID ...., .
.. J.0/ eqp618 kft).(2. .1 D ,
L. OTHER INTERESTED AGENCIES (SPECIFY)
- , ....,_,, •
„ ' , , , '' ........-.-4.---:....---,....,-..,..........--,.......,
• .0
1: CORAOTER op Ta Ak8A. ..
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EXISTING LAND U88 •
PLAN 08810ATI04: 7ON8 , VERIFIED 4Y STAFF
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GENERAL APPLICATION FORM PACE 4 . CASE; NO1
. CITY OF TIGARD, 12755 SW Ash , PO Box 23397
f Tigard , Oregon 97223 (503)639-4171
19. the following is D A is not t_.. required.'
20. Overall Site Development : .
Residential Commercial Industrial `Open Space Other Roads Total
No. of acres
• , or square 12."./ '. � , . 1,406, F ,. 1
fee t per use .....
Percent of ,4.
site 0 .4,110 4 1 be
x
covera_e _ .
\ II 21. Type of Residential Use and Characteristics °.
# of Bedrooms/Unit .6,
Ty.e of Use // of Units � � d
n � Propose , ;Density a
4 , zgpo LITT.IAN 6 - 11111111812111
a 22. Where applicable , please explain how the open spice , common areas and recreational
facilities will be maintained.
,,,i
--nkA' :;40--41) 0 pt;,:otos\-To9 - --r-i6 Cxct- cr ' Ci1'1-.cC) C-4'44z-T
No c, m p<0 MN Nei46 tB. .
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" 23. If the project :� describe �- � '` ..
project ;is to be completed in phases , please each phase of the project,:
•
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Please submit the following with this appiitatiotit
1. Written General Narrative, number as required by Planning Vepartme it,
2. Proof' of Ownership
3. Letter of aothoritation if a pp iloAnt is not owner. ,
4, Tax Map
4,
M
A S._ if will identity iw your whotfwr this section is to bt cumpl.etedx
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GENERAL APPLICATION 1 ON rORM .. PAGE 5 ,• -h.f CASE No. ti,, ,, , „
r CITY Oks TIGARD, 12755 SW Ash, PO Box '23397
' „ Tigard , Oregon 97223 '-- (503)639-4171
i THE 'FOLLOWING PEOPL1 , AS REQUESTED BY THE' APPLICANT, SHALL BE NOTIFIED Or EACH HEARING. ;.,,
(e :g . 'Attorney, .Surveyor ; Engineer) 4
' „r , Sta£,£ ,,, Notice.
Notice Re or t'. Decision ''o£' Review
Name ' N AA cu ;'
y . w e.
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Name 1, ' ! i',c,, .,Y,
• - Street tA �D t -..�. „�
,_. Cicy State_4E Zi• j . I •
11IIV1 .t. M� �e�, I.
Name ..�..�.._ ''
Street x *. a,
Git State • Zip
Name
• ,• S tree t __,�__, .
State Zip
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Ai' 1 APPLICANT '
OWNER '
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' In accordance with Section 18.84.030(2)(b) of the Zonin g Ordinance, every a
• applicant requesting a development proposal i.5 required to meet all "'
PRE-APPLICATION CONFERENCE requirements. Please consult the Planning
Division concerning these requirements. °
M F. .
***'1C*'********** ,
b , r a a 4 T9• rr ' m• . •., •• : }`.
•tee r 4
In accordance with Section 18.84.030(2)(b) of the Zoning Ordinance, every . . '
applicant requesting a development proposal• is required to meet all
•
r • P`e l
PRE-APPLICATION CONFERENCE regirements. Please consult the Planning
Division concerning these requirements.
.
*********** C**
**************
' fl._. ,
In accord aa rce with Section 18.84,030(2)(b) of the Zoning Ordinance, ever y .
applicant requesting a development proposal is required to meet all
PRE-APPLICATION CONFERENCE requirements: Please consult the Planning '
1 " 4
Division concerning these requirements.
r
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y
V 4c***** **** '
. [ In accordance with Section 18.84.030(2)(b) of the Zoning Ordinance, every
to meet all
applicant requesting a development proposal is required w
Pl ;.-A1'PLICA'FION CONFERENCE requirements: Please consult the Planning
•
,3 DY'a i 8 ion concerning these regUireme tits.
****tic e**** rat* cal' '
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' `• SITE PLAN CHECK LIST .
. , ,
• The TF,,gard Municipal Code, § 18.56.020(2). requires that the, site plan include '
• • the 'foilowing'infoithation when applicable. The enumerated requirements are to
be located on a plan drawn to scale. This list is provided to assist you, in `
'. submitting a complete application. •• . , . .
•
• • . •y • Applicant v• ; Staff : .. ' ;• • . ' Applicable ' .Complete • ' .
• .•
. ' . '.S NO S NO . CO MENT _.: . .
• .
,
• A. IH'ROVEMENTS • .. .
. ...
•Strets. . •
. -,2. Sidewalks • 5'0 £'GT 'S�c \o -
' . 3. Parking ,ara.,as , , • , '. • •5O ' ,o4U; 34 Vow r wi ?2o ' O
•4.',Maneuvering,areas ' .
5 Supply delivery 'C •, .
areas . , r.
, ,. • ; . , 6. Ingresa/ gress: ik • -
. points •. . ,
' ' 7. Transit .facilities: --• • ••
,y '" 8: Landscaped areas ' • ' .
• ' . 9. •Recreation & Open , •
space',areas •
• ' 10. Drainage areas • •• X •
• : '11. Sensitive 'larid=- 5t. '
1
, areas & `if a,ppli- ,
} • . .' • . . cable; a tcraphic .
• ' ,, .' trap is required • •
A b. NON _RESIDE ]LfILDINe ' ,
(ii . .• 'l Location of building- ` '
' • shown .` . • , . ; •
2. Se,tback.distances• •• . shown �.
i . . . 3. Typical elevation , + • . �
drawings included
'4. Access points fOr
E . , the handicapped , '
' , • shown .
•
E. . C. RESIDENTIAL UNITS
.. ' mbPr oI are � i o
:
v
e �� eesn
shownoreachlok
26 Location ct units • 'C ' i ISC '4)146113t4 OA
'.�
. shown > ' 91.4*4— tIi4iktd 065i L* t
P. OM ER ' ' 'Z4?-6 U'�' l=I i� , 0
1
' 1. Periphe;rai yards are
as deep as tC,... . y„equixed •
� . . .
by uhderlying iOie i
. 2. Lots eowerage sato as
allowed by +utiderlyin '
zone
1
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' S ITR. DEVELOPMENT ANALYSIS FORM (�f,-, ,' ' .•
4.+s CO , v • od 0•' co W o p•.
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• • o O Cd Q! N N "ti �
w Q1 0 413474 Va.1 4-4
444 44
' , Total S . N Landscaping '� M Total . •• �'' • • P• • M o•
. W O 0a� OV,' Osa 00 Oof O ,
` "' Feet • P4 a .Sq.. Feet • z to Sq a Feet z I z a+ z, t..) z u• z•
BUILDINGS i`
. F Single.Family Units /r ,n', �,, de tached ; 10� �- ` " `1 '�•9
attached
,Multiple Family 16'01141:t.44.41°° .
CO RCTAL •
'List each structure
• •
INDUSTRIAL
•
A
• List eacr
SENSITIVE 'LAND ARRAS
Greenway
3 d Floodplains QOC .
" [ Drainage Ways t44
{ Steep Slopes
PUBLIC FACILITIES , •
•
• streets' (I . .
Park or Recreation Area- ) '
Utility Easements '
r ' • Common Areas ` • .
LAND A
EDICATED TO CFTC •
Libt O ' ?MC) 4,b • •
r611:0:) F,fi,V.) (11)tb5) (t11) . , . ..
4 r •
s , •
i . 516P, t°6 ' ' 41 r ''TOTAL
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CHICAGO TITLE IN (M ®
ANCE COMPANY L
[
,
Er 9650 5 W.. BEAVERTON HILLSDALE t-flIGHWAY, BEAVERTON, OREGON 97005 (503) 644-0311 I
,
PACIFIC NOkTHWEST
.
, [ DIVISION f
It ACCOUNT NO. ADDRESS OWNERS NAME & ADDRESS
. "
ii
1S134AD 2600 'Non-Available Unified Sewerage Agency!
, r
al, 150 N First•.
Hillsboro, OR 97123 I
I 1S134AA 1800 Non-Available .
Robinson, Chester L &
Evelyn,William R and
Constance A .
l'
,
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1200 .SW Bull Mtn Rd.Tigard 1
, OR 97223 '
:. _
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1S134AD 4000 10870 SW 108th Ave. • Meyer, William R
7655 SW 91st '
• . Portland, OR 97223
i
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1S134AD 4100 10760 SW Black Dia- Lain, David & Mary
mond Way 10760 SW Black Diamond
Tigard, OR 97223
1
1S134AD 4200 10730 SW Black Dia- Abts , David & Susan
1
' mond Way 1130 SW Cottonwood Ln
[ Tigard, OR 97223 •
1S134AD 4300 10700 SW Black Dia,- Parman, Loyd & Eva
mond Way %Sweneyg Richard & Mary ;
Lou
32065 Arbor Lake Drive
Wilsonville, OA 97070
IL, 1S134AD 4400 10670 SW Black Dia-
, Bresser, Eric & Linda
- " Mond Way 10670 SW Black DiamOnd
r ,
. [ Way
Tigard, OR 97223
1 1S134AD 4500 10640 SW Black Dia-
mond Way Fry, Raymond & Kay
Marcia O'Dierno
i * 4080 SW 59th
BeaVerton„ OR 97005
1 '
1s134AD 4600 10705 SW Black Dia-
Jan88en, Ronald & Bober
mend Way 10705 SW Black Diamond
I CR
I
:• 11 igard, OR 97223
1S134AD 4700 10785 SW Black bia-,
Parman, Loyd & Eva
“, 1 mond Way ' 3970 SE Prancis
Portland, OR 97202
- 1 ,
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CHICAGO TITLE IN R.ANCE COMPANY .
1
. 1- 9650 5.W. BEAVERTON HILLSDALE HIGHWAY, BEAVERTON, OREGON 97005 (503) 644-0311
4
1
1. • • PACIFIC NORTH/VEST ,
DIVISION
F
' ' I:
ACCOUNT NO. ADDRESS ' OWNERS NAME & ADDRESS "I
1S134AD 4800 10765 SW Black Dia- Supa, Wendy & Lenny ;
mond Way %Chang, . David & Lorna ''.
20500 Clark Street ,: ,.
•rb: Woodland Hills CA 91367 i;
:; 1S134AD 4900 10848 SW 108th Ct,
Kuhlman, Dennis R and
Tittel, Walter A
• 10848 ,SW 108th 'Court
Tigard, OR 97223
Y
1S134AD 5000 10826 SCE 108th Ct. Odgers, David & Barbara
' i • %Osborne, Donald Ia and '
Muriel d'
- 13475 SW 115th Ave.
i Tigard, OR 97223
1S134AD 5100 10800 SW 108th Ct. 4 A Maddox, Marian 1
10800 SW 108th Court
a'� Tigard, OE 97223 if
1
SI34AD 5200. 10805 SW 108th. Ct. Strom, Dale & Roberta
10805 SW 108th Court
� . Tigard, OR 97223
. L'
134A.D 5300 ;10821. SW 108th Ct. Supa, Lenny & Wendy
r 01 %Chang, David & Lorna !
20500 Clark Street 1
, " Woodland, Hills CA 91367
- fir, Joyce
1s�.34AD 5400 10815 SW Black Dad. McCluske jack & �o
mond Way 7 580 SW Dunsmire Lane
Beaverton, OR 9700.5 I
18134AD 5500 10825 p Lenny Wendy ,
l- Way Black Dia- Chan David & Lorna ,y IL 1 mond ' g, I
A
20500 SW Clark Street
1 ,.
Woodland, Hills CA 91367',
15134AD 5600 10120 SW Ponderosa Murph `
�chae "t
Lane 10720 SW ponderosa Place:
•
Portland, OR 97223
... 0'. George & Barbara'
°,�� •
'11:0 SW Ponderosa Priest,
1S134AD 5700 1
sane In ,10 SW Ponderosa ?lace,
T garde OR 9/223 I
1S134AD 6100 Non-Available Tigardp City Of
', ' [ PO Sok :,. ..,37
Tigard, OR 97223
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CHICAGO TITLE INkJRANCE COMPANY IC:
F,
9650 S.W, BEAVERTON HILLSDALE HIGHWAY, BEAVERTON, OREGON 97005 (503) 644-0311 ,
'
I,
PA
[ CIFIC NORTHWEST
DIVISION
..
ACCOUNT NO. ADDRESS OWNERS NAME & ADT)RES S
.1S134AD 6200 Non-Available Robinson:, Chester/Evely
William R,and Constance "
1200 SW Bull Mtn Road '
Tigardw. OR 97223
1S134AD 6300 Non-Available Robinson,Chester/Evelyn
William and Constance L'.
. 1200 SW Bull Mtn Road
i: Tigard, OR 97223
I'
rL 1,„ 1S134AD In 10.485 SW N.Dakota Macal Development Corp. '-.
t , . 6850 SW 105th Ave.
[ Beaverton, OR 97005
1S134DA 600 11090 SW 106th Ave. Gilbertson, Thomas A
and Gay Lynn
1 11090 SW 106th Ave.
Tigard, OR 91223
[ 1S134DA 700 11060 SW 106th Ave. Howell, Dean & Susan
11060 SW 106th Ave.
• Tigard, OR 97223
1S134DA 800 11050 SW 106th Ave, Horton, Mary Beth
, . . 11030 $W 106th .
■ i
Tigard, OR 97223
111. 1$134DA 9,00 11000 5W 106th Ave. Vollmuller, Hendrik E
11000 SW 106th
ITigard, OR 97223
1S134DA 1000 " 11005 SW 106th Ave. Weatherhead, Britt &
DorcasHM.
11005 SW 106th Avenue
• Tigard, OR 97223
I_ 1S134DA 1100 11025 SW 106th Ave. Steel, Rodney C
11025 SW 106th
Tigard, OR 97223
I1S134DA 1200 ' 11045 SW 106th Ave. CorheliUsl Roland Si aUn
11045 SW 106th Ave,
. I Tigard, OR 97223
1$134DA 1300 11065 SW 106th Ave. Meadeni Robert & Wilma
1105 SW 10th
, 1 Portlandi OR 97223
1S134DA 1700 10735 SW N.bakota Livinotoni Kay & Bessi
I10970 SW North Dakota
- 711ordt QA 91223
. 1
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CHICAGO TITLE INSURANCE COMPANY i4,„,
r9650 S.W, BEAVERTON HILLSDALE HIGHWAY, BEAVERTON, OREGON 97005 (5Q3) 644-0311
: , PACIFIC NOM ANEST
• DIVISION
ACCOUNT NO. ADDRESS OWNERS NAME & ADDRESS ,
1S134DA 3700 10581 SW N Dakota Far West Federal Bank •
1[ Commonwealth Building
Portland, OR 97204
1S134DA 3800 Non-Avaialable Ventura Court
' IL Owners of All Lots
1S134DA 39_00 10575 sw N Dakota Far West' Federal Bank
1 Commonwealth Building
Portland, OR 97204
1 15134DA 4000 10569 SW N Dakota Far West Federal Bank
Commonwealth Balding
. Portland,. OR 97204
■ .
• 1S134DA 4100 10563 SW N Dakota Far West Federal Bank
. I
Commonwealth Building
Portland, OR 97204
[
1S134DD 200 Norp-Available Alexander, Ferd F
. Rt 3 Box 259 T
Sherwood, OR 97140
1S134DD 300 10755 SW Tigard Alexander, Ferd/Catherir
ii %aohnst.on, Robert L and
. IL Elizabeth N
Rt 3 BOX 259,T
) SherWood, OR 97140
15134DD 400 10805 SW Tigard, Burghardt, ,Joseph W &
• Dolores ILT
• 10805 SW Tigard, Ave.
IL Tigard, OR 97223
1S134DD 500 10805 SW Tigard BUrghardt, Joseph W and
[ DoloreS a
10805 SW Tigard Ave.
Tigard, OR 97223
1s1341DD 600 ' Non-Available Burghardt# aoseph W &
Dolores a
t 1 10805 SW 9.1ard Ave.
Tigard, oil 97223
f 1S184Db 700. ota 10,895 SW Ti ' JacobS, Joseph & Glenda
% I, Wornelitsi Thomas t &
_ TaMmy a
10895 SW Tigard St.
I
k Tigarde WI 97223 ,
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CHICAGO TITLE IN JRANCE COMPANY 0.'
;Y 9650 S.W. BEAVERTON HILLSDALE HIGHWAY, BEAVERTON, OREGON 97005 (503) 644-0311
4 t
PACIFIC NORTHWEST
DIVISION
ACCOUNT NO. ADDRESS 1 'OWNERS NAME & ADDRESS
1S134DD 800 10905 SW Tigard Jacobs , Joseph & Glendat',
%Allen, Dagny & Patti J[..:
!.,,
r gard, Dr.'` 10 9 0 5 SW Tigard,
OR 97223 if:.
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1S134DD 900.. Non—Available School District 23J
• 13137 SW Pacific Hwy I
1 Tigard, OR 97223 i
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PLANNED DEVELOPMENT FILE CONTENTS ,
' \
SEE ALSO sz_1134 el 54-14-
LEFT SIDE RIGHT SIDE
1......****”*....1
- . Assessor's Map 'Maps/Preliminary Plat
)
//'
Notification Legal Description/Deed
v/Surrounding Property Notice Letter of Authorization
—
/ /
Affidavit of Mailing il Copies of Correspondence with Applicant
1 Agency/NPO Notice Public Input
Affidavit of Publication Agency/NPO Comments
/*Articles/Notices from Ti' jSthff Report(s)-Date(s)
A li -t* n/Narrative
pp co, lo // Minutes of Meetings
—
//
ii Final Action Notice
/ Planning Commission-Date - , ( • ,.
......—.4
City Council-Date ......_
,I., • Resolution No. ..., Date
--...„---
, A
Ordinance No. • Date ,
. '
,k, 1 Correspondence After Approval
. SUMMARY
Approved . vi Denied _
No of Lots -54- afrbasi"
c--
4
4 .
No of Phases '-
Special Setbacks 4
Plat Recording
••. . •
Name
• . ,
Book/Pagc No & bate
, .
Additional Phases Recorded
(Oat ) (Book/Page Not) .
i
(Date) (Book/Page No. )
• kL/Ws(06160
' 0 -
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•
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CITY OF TIGARD
Washington County, Oregon
' ' . NOTICE OF FINAL DECISION - BY PLANNING COMMISSION
•
1. Concerning Case Number(s) : P,p -:
2. Name of Owner: 'o bud _ '_ter. _ ' - . t t ' -t -
3. Name of Applicant: David Etians .&_A_s_soc. Inc• I "
Address 2.2. S4 orb-tt T - • Cit y Portland ,State Or. Zip 97201
4. Location of Property:
Address Northeast of the intersection of 106th & SW Black Diamond Way
Legal Description 1S1 34AD lot. 2600
• .r
5. Nature of Application: For conceptual plan approval of a Planned Development + . .'
• for a 34 unit sin_le. famil residential develo.ment.
6. Action: Approval as requested
XX Approval with conditions per staff report & Planning Commission
Denial minutes.
7. Notice!
Notice was published in the newspapers posted at City Hall
•
and mailed to:
XX The applicant & owners
XX Owners of record within the required distance
g Planning Organization
XX The affected Neighborhood Planninf, Or g
XX Affected governmental agencies
8. Final Decision:,
THE DECISION SHALL BE FINAL ON March 12, 1984, UNLESS AN APPEAL IS FILED.
3 p findings of fact, decision, and statement of condition can be
The adopted nd�.n s
obtained from the Planning Departments Tigard City Halls 12755 Ash,
P.O. Box 23397, Tigard, Oregon 97223.
9. AtE.t4.11
Any arty. to the decision may appeal this decision accordance with
y p.. . _y - s decision in accordance `t
18.32.290(A) and Section 18.32.310 which provides that a written appeal
may be filed within 10 days after notice is givet and sent.
The deadline for filin g of an Pp o appeal is 14arch 12, 1984
+ ;
10. gues,tionst If questions) please call the City of Tigard
If you have any ques
Planning Departments 539`4+171.
i:// e,teia 4
. ..,
ViCe Presrdent, Tigard Planning Commission n ACS APPROVED
■
'' ss
•
Unified Sewerage Agency Bent s-and Mary Beth Horton
150 N. First 11030 SW 106th ,ti Hillsboro, Oregon 97123 �x� " Tigard,. Oregon 97223
Robinson, Chester L & Dennis Kuhlman & Walter Tittel Hendrik Voilmuller '
Evelyn, William R and 10848 SW 108th Court 11000 SW 106th
Constance A Tigard, Oregon 97223 Tigard, Oregon 97223
1200 SW Bull Mtn. Rd
Tigard, Oregon 97223
'Meyer, William R David & Barbara Odgers Britt & Dorcas Weatherhead
{ ,
., /655 SW 91st % Donald & Muriel Osborne 11005 SW 106th
. ,: Portland, Oregon 97223 14375 SW 115th Avenue Tigard, Oregon 97223
Tigard, Oregon 97223
David & Mary Lain Marian I Maddox Rodney Steel
10760 SW Black Diamond Way 10800 SW 108th Court 11025 SW 106th
Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, Oregon 97223
David & Susan Abts Dale & Roberta Strom Roland & June Cornelius
`' 1130 SW Cottonwood Lane 10805 SW 108th Court 11045 SW 106th Avenue
Tigard, Oregon 97223 Tigard, Oregon 97223 Tigard, Oregon 97223 1;.
Loyd & Eva Parman Jack & Joyce McCluskey Robert & Wilma Meaden
% Richard Sweney 7580 SW Dunsmire Lane 11065 SW 106th
32065 SW Arbor Lake Drive Beaverton, Oregon 97005 Portland, Oregon 97223
Wilsonville, Oregon 97070
Eric & Linda Bresser Michael Murphy Kay & Bessi Livingston
10670 SW Black Diamond Way 10720 SW Ponderosa Place 10970 SW N. Dakota
Tigard, Oregon 97223 Portland, Oregon 97223 Tigard, Oregon 97223
Raymond & Ka Pr' e Commonwealth Federal Bank
y Kay Fry George & Barbara Priest Far Wes
Marcia OtDierno 10710 SW Ponderosa Plac Commonwealth Building
4080 SW 99th Tigard, Oregon 97223 Portland, Oregon 97204
Beaverton, Oregon 97005
Ronald & Rober Janssen Macal Development Corp. Ventura Court ),
10705 SW Black Diamond Way 6850 SW 105th Avenue
Tigard, Oregon 97223 Beaverton, Oregon 97005
' 1F ,
Loyd & Bva Parman Thomas & Gay Gilbertson nerd Alexander
3970 8
W Francis and Oregon Avenue
97223 Sherwood 259 T
k"ra �' 11090 SW 106
Portland, Oregon 97202 Tigard, g , Oregon 97140
" Wendy & Denny Supa Dean & Susan Howell "
David & Loren Chang 11060 SW 106th Avenue ..
• 20500 Clark Street Tigard, Oregon 97223 3'
Woodland H11$, CA 91367 -
T.-
t:
Joseph & Dolores Burghardt
106405 SW Tigard Avenue
Tigard, Oregon 97223
- L.
Joseph & Glenda Jacobs
% Thomas & Tammy Cornelius
•
I0895 \SW Tigard St.
Tigard, Oregon 97223
•
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Crrf OF TIGARD ..
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-,_ P.O.BOX 23397
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TIGARD,OR.97223 , 0-1_
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Loy- d & Eva Parmaa -
Francis
97202
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12755 S.W. ASH
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P.O. BOX 23397 iii i3sTitt6i. _ „
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TIGARD, OR. 97223 , ..v.a. ,ro 410- '2.,
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CITY OF TIGARD . , •
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• 12755 SW ASH
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P.O. BOX 23397
TIGARD, OR 97223
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teeverton Oregon 97005
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20500 Clark Strevl
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