Hearings Officer Packet - 01/27/1997Ai;
CITY OF TIGARD
Community (Development
CITY OF TIGARD sfapingA Better Community
HEARINGS OFFICER
JANUARY 21,1991-1:00 P.M.
AGENDA
1. CALL TO ORDER
2. PUBLIC HEARING
2.1 SHANNON MEADOWS SUBDIVISION
Subdivision (SUB) 96-0007/Lot Line Adjustment (MIS) 96-0027/
Variance (VAR) 96-0015
The applicant has requested the following development applications:
1. Lot Line Adjustment request to adjust three (3) parcels of
approximately 12,632, 55,756 and 15,246 square feet into
three (3) lots of approximately 15,109, 50,136, and 18,389
square feet;
2. Subdivision preliminary plat approval to divide the parcel of
approximately 50,136 square feet into five (5) lots ranging
between 7,503 to 15,109 square feet;
3. Variance request to allow a cul-de-sac length of 482 feet,
whereas, the code states that the maximum length of a
cul-de-sac shall be 400 feet in length; and
4. Variance request to not require a planned development for a
private street serving more than six (6) dwelling units.
3. OTHER BUSINESS
4. ADJOURNMENT
TIGARD HEARING'S OFFICER PAGE 2 OF 2
1/27197 PUBLIC HEARING h:\pattyVnasters\agendho.mst
CITY OF TIGARD
HEARING'S OFFICER
JANUARY 27, 1997 - 7:00 P.M.
TOWN HALL
TIGARD CITY HALL,
13125 SW HALL BOULEVARD
TIGARD, OR 97223
3---_® c4nyone wishing to speak on an agenda item
should: sign on the appropriate sign-in sheet(s).
PUBLIC NOTICE:
Assistive Listening Devices are available for persons with impaired
hearing and should be scheduled for Hearings Officer meetings by
noon on the Monday prior to the meeting. Please call (503) 639-4171,
Ext. 320 (voice) or (503) 684-2772 (TDD - Telecommunications
Devices for the Deaf). Upon request, the City will also endeavor to
arrange for the following services:
> Qualified sign language interpreters for persons
with speech or hearing impairments; and
> Qualified bilingual interpreters.
Since these services must be scheduled with outside service providers, it is
important to allow as much lead time as possible. Please notify the City of
Tigard of your need(s) by 5:00 p.m. on the Wednesday preceding the
meeting date at the same phone numbers as listed above if you are
requesting such services.
(OVER FOR MEETING AGENDA ITEM(S)
TIGARD HEARINGS OFFICER PAGE 1 OF 2
1/27/97 PUBLIC HEARING • • h:lpattylmasterslagendho.mst
•
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AGENDA ITEM NO. ?.
CITY OF TIGARD
Community (Development
ShapingA Better Community
PUBLIC NEARING NOTICE
NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY.
JANUARY 27, 1997 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL
BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION:
FILE NO(S).: SUBDIVISION (SUB) 96-0007
LOT LINE ADJUSTMENT (MIS) 96-0027
VARIANCE (VAR) 96-0015
FILE TITLE: SHANNON MEADOWS SUBDIVISION
APPLICANT: Richard Whiteman OWNER: Ted Olson
PO Box 2065 3500 SW Trail Road
Lake Oswego, OR 97035 Tualatin, OR 97062
REQUEST ? A request for the following development applications:
1.) Lot Line Adjustment request to adjust three (3) parcels of approximately 12,632,
55,756, and 15,246 square feet into three (3) lots of approximately 15,109, 50,136,
and 18,389 square feet; and
2.) Subdivision preliminary plat approval to divide the parcel of approximately 50,136
square feet into five (5) lots ranging between 7,503 to 15,109 square feet; and
3.) Variance request for approval of the following: (1.) to allow a cul-de-sac length of
440 feet, whereas, the code states that the maximum length of a cul-de-sac shall be
400 feet in length; and (2.) to allow a reduction to the required rear-yard setback of
an existing dwelling; and (3.) to allow a private driveway to serve greater than six
(6) lots.
LOCATION: South of SW McDonald Street, north of SW Murdock Street, and on the east side of SW
97th Avenue. WCTM 25111 BA, Tax Lots 09100, 09200 and 09300.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.100, 18.102, 18.106, 18.108,
18.134, 18.150, 18.160, 18.162, and 18.164.
ZONE: R-4.5; Residential, 4.5 units per acre. The purpose of the R-4.5 zone is to allow single-
family residential units, public support facilities, residential treatment home, farming,
manufactured home, family day care, home occupation, temporary use, residential fuel
tank, and accessory structures.
THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER
18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY
COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30.
SUB 96-0007/MIS 96-0027 SHANNON MEADOWS SUBDIVISION NOTICE OF 1/27/97 H.O. PUBLIC HEARING
ASSISTIVE LISTENING DEVICES AR AILABLE FOR PERSONS WITH IMP D HEARING. THE CITY WILL ALSO
ENDEAVOR TO ARRANGE FOR CLIFIED SIGN LANGUAGE INTERPRS AND QUALIFIED BILINGUAL
INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD -
TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE
ARRANGEMENTS.
ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING
PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT
THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE
CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE
HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL
INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON
SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER JANUARY 6, 1997, ANY PARTY IS ENTITLED TO
REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY
PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7)
DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST
EVIDENTIARY HEARING (ORS 197.763(6).
INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD
COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL
OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA
ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN
SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED.
FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE
HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE
HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY
THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A
COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT
ISSUE.
ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT
NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE
CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A
COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE
OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE
TIME OF THE REQUEST.
FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM VANDREA AT (503) 639-4171,
TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223.
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SUB 96-0007/MIS 96-0027 SHANNON MEADOWS SUBDIVISION NOTICE OF 1/27/97 H.O. PUBLIC HEARING
COMMUNITY NEWSPAPERS, INC. Legal
Notice TT 8 714
P.O. BOX 370 PHONE (503) 684-0360
BEAVERTON, OREGON 97075
Legal Notice Advertising
• ? Tearsheet Notice
'City of Tigard
13125 SW Hall Blvd. • ? Duplicate Affidavit
'Tigard,Oregon 97223
•
'Accounts Payable
AFFIDAVIT OF PUBLICATION Y"
STATE OF OREGON, .
COUNTY OF WASHINGTON, )ss.
I. Kathy Snyder being first duly sworn, depose and say that I damTh aAave;tninTimes
Director, or his principal clerk, of the Tig a newspaper of general circulat on a ras d d efined in ORS 19 nOhe
and 193.020; published at
aforesaid county and state; that the
a printed copy of which is hereto annexed, was published in the
ONE successive and
entire issue of said newspaper for
consecutive in the following issues:
Januar 16 1997
6th day of January` y OFi ICIAL SEAL
Subscribed and sworn t before me this Y? R0BH4 A. BURGESS
f NOTAR 3LIC -OREGON
?Nota ublic for Oregon COMM ",A N0. 024562
MY' CQi;,.`; i£51Giv EXPIRES MAY 16,19T
My Commission Expires:
AFFIDAVIT
0 9
The following will be considered by the Tigard Hearings Officer on Mon-
day, January 27, 1997, at 7 P.M., at Tigard Civic Center - Town Hall,
13125 S.W. Hall Boulevard, Tigard, Oregon. Both public, oral and written
testimony is invited. The public hearing on this matter will be conducted
in accordance with the rules of Chapter 18.32 of the Tigard Municipal
Code, and rules and procedures of the Hearings Officer. Failure to raise an
issue in person or by letter accompanied by statements or evidence suffi-
cient to allow the hearings authority and all parties to respond precludes
an appeal, and failure to specify the criterion from the Community
Development Code or Comprehensive Plan at which a comment is
directed precludes an appeal based on that criterion. Further information
may be obtained from the Planning Division at 13125 S.W. Hall
Boulevard, Tigard, Oregon 97223, or by calling (503) 639-4171.
PUBLIC HEARING:
SUBDIVISION (SUB) 96-007/LOT LINE ADJUSTMENT
(MIS) 96-0027/VARL4 NCE (VAR) 96.0015
> SHANNON MEADOWS SUBDIVISION <
A request for the following development applications: 1.) Lot Line Ad-
justment request to adjust three (3) parcels of approximately 12,632,
55,756, and 15,246 square feet into three (3) lots of approximately 15,109,
50,136, and 18,389 square feet; and 2.) Subdivision preliminary plat ap-
proval to divide the parcel of approximately 50,136 square feet into five
(5) lots ranging between 7,503 to 15,109 square feet; and 3.) Variance re-
quest for approval of the following: (1.) to allow a cul-de-sac length of
440 feet, whereas, the code states that the maximum length of a cul-de-sac t
shall be 400 feet; and (2.) to allow a reduction to the required rear yard
setback of an existing dwelling; and (3.) to allow a private driveway to
serve greater than six (6) lots. LOCATION: South of S.W. McDonald
Street, north of S.W. Murdock Street, and on the east side of S.W. 97th
Avenue. WCTM 2S1 11BA, Tax Lots 09100, 09200 and 09300. AP-
PLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.50, 18.100, 18.102, 18.106, 18.108, 18.134, 18.150, 18.160,
18.162, and 18.164. ZONE: R-4.5; Residential, 4.5 units per acre. The
purpose of the R-4.5 zone is to allow single-family residential units,
public support facilities, residential treatment home, farming, manufac-
tured home, family day care, home occupation, temporary use, residential
fuel tank, and accessory structures.
TT8714 - Publish January 16, 1997.
@ITY OF TIGARIP
HEARINGS OFFICER
CITY OF TIGARD
SIGN-IN SHEET Community e Copment
Shaping ABetitter Community
NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR
NAME AND RECORD THEIR ADDRESS ON THIS SHEET ...(Please PRINT Lealbhll
AGENDA ITEM #: 1 12.1 DATE OF HEARING: 1/27/97 Page I of
FILE NAME(S): SHANNON MEADOWS SUBDIVISION
CASE NUMBER(S): SUBDIVISION (SUB) 96-0007
LOT LINE ADJUSTMENT (MIS) 96-0027
OWNER(S) TED OLSON
APPLICANT(S): RICHARD WHITEMAN
PROJECT LOCATION: South of SW McDonald Street, north of SW Murdock Street, and on the
east side of SW 97th Avenue.
MAP(S) & TAX LOT(S) NO(S). WCTM 2S111 BA, Tax Lots 09100,09200 and 09300
PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE
------------
PROPONENT (For the proposal) (Against the proposal)
[P (Name/Address/lp&011ado sM ?L \ ntbme/Address/?p OWN]
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hApatty\masters\signinho.mst
INTY OF TIGARIP
HEARINGS OFFICER
CITY OF TIGARD
SIGN-IN SHEET Community (Development
Ska i A Better Community
NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR
NAME AND RECORD THEIR ADDRESS ON THIS SNEET...(Please PRINT Leaibhll
AGENDA ITEM #: 1 12.1 DATE OF HEARING: 1127/97 Page a of
FILE NAME(S): SHANNON MEADOWS SUBDIVISION
CASE NUMBER(S): SUBDIVISION (SUB) 96-0007
LOT LINE ADJUSTMENT (MIS) 96-0027
OWNER(S) TED OLSON
APPLICANT(S): RICHARD WHITEMAN
PROJECT LOCATION: South of SW McDonald Street, north of SW Murdock Street, and on the
east side of SW 97th Avenue.
MAP(S) & TAX LOT(S) NO(S). WCTM 2S111 BA, Tax Lots 09100,09200 and 09300
PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR DP CODE
PROPONENT (For the proposal)
OPPONENT (Against the proposal)
[Prim Name/Address/Zip &Afflliation]
[Print Name/Address/lip &Affiliation]
Address: 61-V% . Address:
city: State: e5?? Zip•92T23 City: State: Zip:
Name: Name:
Address: Address:
City: State: Zip: City: State Zip:
Name: Name:
Address: Address:
Cam: State: Zip: City: State: Zip:
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• 1 •
EXHIBIT A
EMU= A' - PARTIES CF RBCCRD
(Written Public Testimony received at
the hearing.)
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EXHIBIT 11
OMMBIT Be - TAPED PINGS
(Verbal recording of hearing including
public, staff and Hearings officer
communications.)
NOTE: Tapes are located in the Records Vault, Planning Section.
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EXHIBIT C
'EXHIBIT CO - MIUCTM 7EsrnC=
(App.materials and pertinent cooresp.filed
with Hearings Officer prior to public
hearing.)
BEFORE THE LAND USE HEARINGS OFFICER
FOR THE CITY OF TIGARD, OREGON
Regarding an application by Richard Whiteman for ) FINAL ORDER
approval of a tentative plan for a 5-lot subdivision, a ) SUB 96-0007/MIS 96-0027/
lot line adjustment and two variances for land east of ) VAR 96-0015
SW 97th Avenue in the City of Tigard, Oregon ) (Shannon Meadows)
1. SUMMARY
The applicant requests approval of a lot line adjustment to adjust three parcels
containing 12,632, 55,756 and 15,246 square feet into three lots containing 15,109,
50,136 and 18,389 square feet. The adjusted lots will continue to comply with applicable
dimensional requirements of the Community Development Code (CDC).
The applicant proposes to divide one of the adjusted lots into five lots containing
7503 to 15,109 square feet. The applicant will build a single family detached dwelling on
each of the five proposed lots. The applicant will develop a private street to serve the five
proposed lots; that street also can serve an additional two lots that can be created from
adjoining under-developed land. The applicanty will extend public water and sanitary
sewer lines to serve each lot. The applicant will collect storm water from impervious areas
of the site and will convey it by pipeline to a public storm sewer that adjoins the site.
The applicant requests approval of two variances. One variance is proposed to
allow the private street to be 482 feet long rather than the maximum 400-foot length
permitted by the CDC. The second variance is to allow the private street to serve more than
six dwellings without being approved as part of a planned development.
City of Tigard Hearings Officer Larry Epstein held a duly noticed public hearing
regarding the applications on January 27, 1997. City staff recommended conditional
approval of the applications. See the Staff Report dated January 21, 1997. The applicant
accepted the Staff Report and recommendation. Three witnesses testified with concerns
about drainage, loss of trees, the impact of the private street on abutting lots, and the impact
of extending the sewer from an existing off-site line. No one else appeared at the hearing
or submitted written testimony about the application. The applicant waived its right to have
the record held open.
The hearings officer closed the record at the end of the hearing and announced a
tentative decision approving the applications. For the reasons stated herein, the hearings
officer approves the applications subject to the conditions at the end of this final order.
LOCATION: East of and adjoining SW 97th Avenue between SW Inez Street and SW
View Terrace; WCTM 2S111BA, tax lots 09100, 09200 and 09300
COMPREHENSIVE PLAN: Low Density Residential (1-5 dwelling units/acre)
ZONING: R-4.5 (Detached single family residential)
APPLICANT: Richard Whiteman
OWNER: Ted Olson
APPLICABLE LAW: Community Development Code ("CDC') Chapters 18.48, 18.96,
18.100, 18.102, 18.106, 18.108, 18.120, 18.130 and 18.164.
Hearings 017cer Final Order January 31, 1997
MIS 96-00271VAR 96-00151SUB 96-0007 (Shannon Meadows) Page 1
• •
11. PROCEDURES AND RECORD
1. The City has subjected the application to the procedures for a subdivision, and
gave timely notice for a hearing at which public testimony could be offered regarding the
application. The hearings officer held such a hearing and closed the public record at the
end of the hearing. The public record in this matter includes Exhibit A (Parties of Record),
Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). The written testimony
includes the Staff Report dated January 21, 1997, relevant written material received by the
Community Development Department before the hearing and material the hearings officer
received at the hearing. Exhibits are filed at Tigard City Hall.
2. Before the hearing, the hearings officer visited the site and surrounding area.
He observed structures, vegetation, and grades on the site and adjoining property and the
condition of the adjoining streets.
3. At the hearing, Will D'Andrea and Brian Rager testified for the City. Mr.
D'Andreaidentified applicable standards and summarized the Staff Report and
recommendation. He clarified the arborist report in the application, noting that the applicant
will remove five healthy trees during construction, because they are situated in the building
and driveway envelope. The applicant is required to mitigate for the loss of those trees
only. Other trees to be removed from the site are hazardous, because of decay. He noted
that CDC 18.100.080 does not require the applicant to establish a buffer between the
private drive and the south edge of the site, because the site and abutting land will be used
for single family detached housing. Mr. Rager responded to questions. His testimony is
selectively summarized below.
4. Richard Whiteman and John Harris testified for the applicant. Mr. Harris
accepted the Staff Report and recommended conditions without objections or corrections.
Mr. Harris responded to questions and concerns. He stated the applicant will protect,
repair or replace fences abutting the proposed private street. Little grading is needed for the
street, so he expects it will not adversely affect the fences. He opined that the off-site
discharge of surface water will decrease as a result of the project, because the proposed
storm drainage system will capture surface water that now flows off-site and pipe it to a
public storm sewer. He opined that erosion control measures during construction will
prevent adverse drainage impacts. He stated that the applicant will enter onto the easement
on Lot 32 of the Penrose Terrace subdivision to extend the public sewer to the site, but that
the applicant will endeavor to coordinate timing for that work with the owner of that lot and
will require the contractor to repair any damage to that lot to the owner's satisfaction.
5. Craig Smelter, Randy Warren and Robert Roemhildt testified with concerns.
a. Mr. Smelter, who owns a lot south of and abutting the site, noted that
the proposed private street will be situated about two feet from the south edge of the site.
He was concerned this would result in damage to the fence and/or trees along the property
line. He requested the private street be moved farther north or that the applicant be required
to repair any damage caused when building the street. He also asked about maintenance of
the street. Mr. Rager responded by explaining the applicant is required to file a
maintenance agreement with deeds to the property pursuant to which owners of abutting
properties are required to maintain the street. The City is not a party to the agreement and
cannot enforce it. The City does require the applicant to guarantee the street for one year
after construction, and it will enforce that requirement.
Hearings OYIcerFinal Order January 31, 1997
MIS 96-00271VAR 96-00151SUB 96-0007 (Shannon Meadows) Page 2
•
b. Mr. Smelter also asked about the mitigation for the loss of healthy trees
on the site. Mr. D'Andrea explained the CDC allows the applicant to mitigate tree loss by
replacing the lost trees with an equal circumference area on or off the site or by contributing
fees to the City in lieu of replacement in kind. Mr. Harris indicated the applicant would
replace the trees on-site, and agreed to accept a condition of approval to that effect.
c. Mr. Warren, who owns a lot north of and abutting the site, testified with
concerns about drainage onto his property, particularly during construction and over time.
He opined that storm water from the site has caused drainage problems in the past. Mr.
Rager responded that the applicant is required to do an analysis of downstream conditions
(e.g., the capacity of the storm sewer line downstream from the site) to determine whether
a 25-year storm event would cause storm water that exceeds the capacity of the downstream
system. The City storm sewer generally is designed to accommodate a 25-year storm
event. He described the options for addressing storm drainage if there is a downstream
capacity problem (e.g., fix the problem downstream or detain storm water and meter its
discharge so it does not exceed downstream capacity). He noted the storm sewer lateral
stubbed to the site from the Jubilee Place subdivision was sized to accommodate storm
water from the applicant's site. In response to a further question from Mr. Warren, Mr.
Rager explained that the City requires the applicant to warrant and remedy any problems
with the storm sewer that occur within one year after construction. However after that, the
CDC does not give the City authority to require additional storm water drainage measures.
d. Mr. Roemhildt, who owns Lot 32 in the Penrose Terrace subdivision,
testified with concerns about the loss of trees and about the impact of extending the sanitary
sewer to the site from the manhole on his property abutting the east edge of the site. Mr.
Rager responded that the sanitary sewer is in a public easement on Lot 32 in Penrose
Terrace. The easement allows the applicant access to that sewer. The CDC requires the
applicant to repair to at least original conditions any damage to that property.
III. APPLICABLE STANDARDS AND RESPONSIVE FINDINGS
1. City staff provided basic facts about the site and vicinity in section III of the
Staff Report. They recommended the hearings officer approve the application, based on
the applicable standards and responsive findings in section IV of the Staff Report and
subject to conditions of approval in section II of the Staff Report. The applicant accepted
the findings and recommended conditions without correction or objection.
2. The hearings officer adopts the statement of applicable standards and the
responsive findings in section IV of the Staff Report as his own findings. The testimony
raised three concerns, which are addressed in the following findings.
3. There was a concern about the proximity of the private drive to adjoining land
and the impact of the private drive on trees and fences abutting the site.
a. The CDC addresses fences in sections 18.100.080 through 18.100.130.
Fences are allowed to be six feet high, except in the required vision clearance area (see
CDC 18.102), without a building permit. There is no required setback or buffer for a
private street. See CDC 18.108, 18.162 and 18.164.030.S. Therefore, as a condition of
approval of the lot line adjustment or subdivision, the hearings officer cannot require the
street to be set back or buffered from the property line, except to the extent required by the
Uniform Building Code due to topography.l
1 The hearings officer notes that CDC 18.162.050.F requires screening of a paved drive of an accessway
Hearings Officer Final Order January 31, 1997
MIS 96-00271VAR 96-00151SUB 96-0007 (Shannon Meadows) page 3
• •
b. However the applicant also requests two variances involving the private
street. The variance standards prohibit a variance from causing adverse impacts. See CDC
18.134.050.A. I and 4. The hearings officer finds that, if construction of the private street
results in damage to or loss of the existing fence abutting the site, it would result in adverse
impacts. Therefore the hearings officer has authority under CDC 18.32.090.C and
18.134.030.D to require the applicant to protect, repair or replace fencing on properties
abutting the private street. A condition of approval to this effect should be added. At the
hearing in this matter, the applicant agreed to accept such a condition.
4. There was a concern about storm water drainage impacts of the proposed land
division. The relevant standards are in CDC 18.164.100. The hearings officer finds that
the proposed land division complies with CDC 18.164.100, because the application
includes a preliminary drainage plan that separates sanitary and storm water drainage, that
provides inlets so that surface water is not carried across any street or intersection (other
than the private street), and that is consistent with the surface water drainage pattern on the
site. Easements are proposed to implement the plan. Upstream and downstream drainage
issues are or will be addressed before approval of a final plat. The hearings officer further
finds that it is feasible for the City to approve a final drainage plan generally consistent with
the preliminary plan. Conditions of approval 4, 13 through 17 and 23 ensure the final
drainage plan will comply with the CDC. Such a plan is reasonably likely to reduce off-site
surface water discharge volumes and rates, because surface water will be captured and
diverted to an underground piped system.
5. There were concerns about tree loss and mitigation. The relevant standards are
in CDC 18.150. The hearings officer finds the proposed land division complies with the
relevant provisions of that chapter, because a tree plan is included consistent with CDC
18.150.025, proposed removal of unhealthy trees is permitted by right, proposed removal
of healthy trees will be mitigated, and stret trees will be provided abutting the public right
of way and private street. Conditions of approval 19 and 20 ensure compliance.
a. At the hearing, the applicant agreed to mitigate the loss of the five healthy
trees to be removed from the site by planting additional trees on the site rather than planting
them off-site or paying a fee in lieu. A condition of approval is warranted to reflect this
commitment. Trees on the site have a more direct mitigatory effect than the other options in
this case; therefore it is the preferred option.
6. The hearings officer finds that other concerns expressed at the hearing are or
will be adequately addressed by findings in the Staff Report and by administration of the
Community Development Code as it relates to the applications in this case.
IV. CONCLUSION AND DECISION
1. The hearings officer concludes that the proposed lot line adjustment, subdivision
and variances do or can comply with the applicable criteria and standards of the Community
Development Code, provided development that occurs after this decision complies with
applicable local, state, and federal laws and with conditions of approval warranted to
ensure such compliance occurs.
when situated within 10 feet of an abutting lot when that paved drive is for a flag lot created by partition. It
is inconsistent to require an accessway for a flag lot to be screened but not to require such screening for a
private street. In the interests of consistency, the City should consider whether CDC 18.108, 18.162 or
18.164.030.S should be amended to require screening of a private street when it is not created by a partition
or flag lot.
Hearings OricerFinal Order January 31, 1997
MIS 96-00271VAR 96-00151SUB 96-0007 (Shannon Meadows) Page 4
• •
2. The hearings officer hereby approves MIS 96-0027, VAR 96-015 and SUB 96-
0007 (Shannon Meadows), subject to the conditions of approval in section II of the Staff
Report, with the following amendments:
a. Condition of approval 19.c is hereby amended to read as follows:
c. Tree mitigation of 44 caliper inches, in addition to street
trees, in accordance with Community Development Code
section 18.150.070.D. Replacement trees shall be placed on
the site. Replacement trees may not be mitigated by off-site
planting or by payment of a fee in lieu of planting.
b. Condition of approval 26 is hereby added to read as follows:
Before the City issues a building permit for construction of a
home on the site, the applicant shall repair or replace the
fence along the south side of the private street such that the
planning manager finds the buffering and screening effect of
the fence is at least equal to that that existed before the
private road was built.
Hearings Oy1cerFinal Order January 31, 1997
MIS 96-00271VAR 96-00151SUB 96-0007 (Shannon Meadows) Page 5
• Agenda Item: 20
Hearing Date: January 27, 1997 Time: 7:00 PM
SECTION I: APPLICATION SUMMARY
CASES: FILE NAME: SHANNON MEADOWS SUBDIVISION
Subdivision SUB 96-0007
Lot Line Adjustment MIS 96-0027
Variance VAR 96-0015
PROPOSAL: The applicant has requested the following development applications:
1. Lot Line Adjustment request to adjust three (3) parcels of
approximately 12,632, 55,756 and 15,246 square feet into
three (3) lots of approximately 15,109, 50,136, and 18,389 _
square feet;
2. Subdivision preliminary plat approval to divide the parcel of
approximately 50,136 square feet into five (5) lots ranging
between 7,503 to 15,109 square feet,
3. Variance request to allow a cul-de-sac length of 482 feet,
whereas, the code states that the maximum length of a
cul-de-sac shall be 400 feet in length; and
4. Variance request to not require a planned development for a
private street serving more than six (6) dwelling units.
APPLICANT: Richard Whiteman OWNER: Ted Olson
PO Box 2065 3500 SW Trail Road
Lake Oswego, OR 97035 Tualatin, OR 97062
COMPREHENSIVE
PLAN
DESIGNATION: Low Density Residential (1-5 dwelling units per acre).
ZONING
DESIGNATION: Residential, 4.5 units per acre (R-4.5).
LOCATION: South of SW McDonald Street and on the east side of SW 97th
Avenue; WCTM 25111 BA, Tax Lots 09100, 09200 and 09300.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.92, 18.100,
18.102, 18.106, 18.108, 18.134, 18.150, 18.160, 18.162 and 18.164.
Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1,
8.1.1 and 8.1.3.
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 1
SECTION II: STA RECOMMENDATION: •
The Planning Director's Designee recommends' that the Hearings Officer find that the
proposed Subdivision will not adversely affect the health, safety and welfare of theCity.
:Therefore, staff recommends APPROVAL, subject to the following recommended
conditions of approval:
1. Prior to approval of the final plat, a public improvement permit and compliance
agreement is required for this project. Six (6) sets of detailed public improvement
plans and profile construction drawings shall be submitted for preliminary review to
the Engineering Department. Once redline comments are addressed and the plans
are revised, the design engineer shall then submit nine (9) sets of revised drawings
and one (1) itemized construction cost estimate for final review and approval (NOTE:
these plans are in addition to any drawings required by the Building Division and
should only include sheets relevant to public improvements. Public improvement
plans shall conform to City of Tigard Public Improvement Design Standards, which
are available at City Hall.
2. As a part of the public improvement plan submittal, the Engineering Department shall
be provided with the name, address, and telephone number of the individual or
corporate entity who will be responsible for executing the compliance agreement and
providing the financial assurance for the public improvements.
3. The applicant shall provide a construction vehicle access and parking plan for
approval by the City Engineer. All construction vehicle parking shall be provided on-
site. No construction vehicles or equipment will be permitted to park on the adjoining
residential public streets. Construction vehicles include the vehicles of any contractor
or subcontractor involved in the construction of site improvements or buildings
proposed by this application, and shall include the vehicles of all suppliers and
employees associated with the project.
4. The public improvement plans shall indicate the applicant will construct standard half-
street improvements along the frontage of SW 97th Avenue. The improvements
adjacent to this site shall include:
a. City standard pavement section from curb to centerline equal to 22 feet;
NOTE: If the applicant can demonstrate that the existing pavement on the
east half of the roadway will meet City standards, the City may allow
the applicant to tie on to the existing pavement and not rebuild the
half-street to centerline.
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 2
CONDITIONS OF APPROVAL
b. pavement Pers needed to tie the new improveent back into the existing
edge of pavement shall be built beyond the site frontage;
C. curb and gutter;
d. storm drainage, including any off-site storm drainage necessary to convey
subsurface runoff;
e. six (6)-foot concrete sidewalk;
f. street striping;
g. streetlights as determined by the City Engineer;
h. underground utilities
NOTE: The applicant may be eligible to pay a fee in-lieu of
undergrounding existing overhead utilities.
i. street signs (if applicable);
j. driveway apron (if applicable); and
k. adjustments in vertical and/or horizontal alignment to construct SW 97th
Avenue in a safe manner, as approved by the Engineering Department.
5. A profile of SW 97th Avenue shall be required, extending 300 feet either side of the
subject site, showing the existing grade and proposed future grade.
6. The applicant shall cause a statement to be placed on the final plat to indicate that
the proposed private street will be jointly owned and maintained by the private
property owners who abut and take access from it.
7. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants
and Restrictions (CC&R's) for this project to be recorded with the final plat, that
clearly lays out a maintenance plan and agreement for the proposed private street.
The CC&R's shall obligate the private property owners within the subdivision to
create a homeowner's association to ensure regulation of maintenance for the street.
The applicant shall submit a copy of the CC&R's to the Engineering Department prior
to approval of the final plat.
8. Any extension of public water lines shall be shown on the proposed public
improvement construction drawings and shall be reviewed and approved by the City's
Water Department.
9. The applicant shall bear the expense of relocating the existing fire hydrant in SW 97th
Avenue. They shall also bear any expense related to relocation of water meters to
the existing homes.
10. All portions of the home sites shall be within 500 feet of a fire hydrant as measured
along an accessways.
11. The applicant shall provide sanitary sewer laterals to the adjacent undeveloped
properties.
12. The applicant shall construct a 10-foot-wide (minimum) maintenance access roadway
from the proposed hammerhead turn-around, to the proposed sanitary sewer
manhole adjacent to the northwest corner of Lot 5. The roadway shall be constructed
per the City's design standards (3-inches of Class "C" asphalt over 8-inches of 3/4-
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 3
inch minus crusherock) and shall be placed within 05-foot-wide public sanitary
sewer and maintenance access easement. The easement shall be shown on the
face of the final plat. In addition, the applicant shall record with the plat, a Restrictive
Covenant for Lot 5 to ensure that the City will have uninhibited access to the access
roadway, and that no fence or other permanent improvement will be constructed over
the roadway. A draft of the Restrictive Covenant shall be submitted to the
Engineering Department prior to approval of the final plat.
13. Prior to issuance of the public improvement permit, the applicant's design engineer
shall submit documentation, for review by the City, of the downstream capacity of any
existing storm facility impacted by the proposed development. The design engineer
must perform an analysis of the drainage system downstream of the development, to
a point in the drainage system where the proposed development site constitutes 10
percent or less of the total tributary drainage volume, but in no event less than 1/4
mile.
14. If the capacity of any downstream public storm conveyance system or culvert is
surpassed during the 25-year design storm event due directly to the development, the
developer shall correct the capacity problem or construct an on-site detention facility.
15. Prior to approval of the final plat, the applicant shall pay the fee in-lieu of constructing
an on-site water quality facility. The fee is based on the total area of new impervious
surfaces in the proposed development, which includes the new public street and
sidewalk areas. In addition, a standard value of 2,640 square feet of hard surface is
assessed to each individual lot. Payment of the fee can be split into two (2) parts:
a. the portion based on surface area of new streets and sidewalk shall be paid by
the applicant prior to approval of the final plat; and
NOTE: The applicant shall provide the Engineering Department with
surface area calculations for the streets and sidewalk in order for
this fee to be calculated.
b. the portion assessed to each lot ($180/lot at present) can be paid at the time
building permits are issued for the individual lots.
16. An erosion control plan shall be provided as part of the public improvement drawings.
The plan shall conform to "Erosion Prevention and Sediment Control Plans -
Technical Guidance Handbook, February 1994."
17. A final grading plan shall be submitted showing the existing and proposed contours.
The plan shall detail the provisions for surface drainage of the lots that are to be
"pad" graded to insure that the drainage is directed to the street or a public facility
approved by the Engineering Department. A soils report shall be provided detailing
the soil compaction requirements consistent with the requirements of Appendix
Chapter 33 of the Uniform Building Code.
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 4
18. The applicant shteither, place the existing overheaptility lines along SW 97th
Avenue underground as a part of this project, or they shall pay the fee in-lieu of
undergrounding. The fee shall be calculated by the frontage of the site that is parallel
to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, it shall
be paid prior to approval of the final plat.
19. Revised site and landscaping plans shall be submitted for review by the Planning
Division. Staff Contact: Will D'Andrea. The revised plans shall include the following:
a. demonstrates that the existing structure is in compliance with setback
standards;
b. street trees to be spaced no greater than 30 feet apart along both SW 97th
Avenue and the proposed private street; and
c. tree mitigation of 44 caliper inches, in accordance with Community
Development Code Section 18.150.070.D.
d. 24 foot pavement width for the section of the private street fronting lot 1.
20. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants
and Restrictions (CC&R's) for this project, to be recorded with the final plat, that
provides a deed restriction to the effect that any preserved tree may be removed only
if the tree dies or is hazardous according to a certified arborist. This shall be in
accordance with Community Development Code Section 18.150.045.6.
21. Obtain approval from Tualatin Valley Fire and Rescue for the proposed street,
hydrant location, and no-parking signage plans.
22. Prior to issuance of building permits, the applicant shall provide the Engineering
Department with a recorded mylar copy of the subdivision/partition plat.
23. Prior to issuance of any building permits within the subdivision, the public
improvements shall be deemed substantially complete by the City Engineer.
Substantial completion shall be when:
a. all utilities are installed and inspected for compliance, including franchise
utilities;
b. all local residential streets have at least one (1) lift of asphalt;
C. any off-site street and/or utility improvements are completely finished; and
d. all street lights are installed and ready to be energized.
24. Prior to issuance of building permits, the applicant shall provide the City with as-built
drawings of the public improvements as follows:
a. mylars; and
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 5
b. a diskette fthe as-builts in "DWG" format (if available),
otherwise "DXF" will be acceptable.
Note: If the public improvement drawings were hand-drawn, then a diskette is
not required.
25. All site improvements installed per the approved plans.
18.160.170 Improvement Agreement:
1. Before City approval is certified on the final plat, and before approved construction
plans are issued by the City, the Subdivider shall:
a. Execute and file an agreement with the City Engineer specifying the period
within which all required improvements and repairs shall be completed; and
b. Include in the agreement provisions that if such work is not completed within
the period specified, the City may complete the work and recover the full cost
and expenses from the subdivider.
2. The agreement shall stipulate improvement fees and deposits as may be required to
be paid and may also provide for the construction of the improvements in stages and
for the extension of time under specific conditions therein stated in the contract.
18.160.180 Bond:
1. As required by Section 18.160.170, the subdivider shall file with the agreement an
assurance of performance supported by one of the following:
a. An irrevocable letter of credit executed by a financial institution authorized to
transact business in the State of Oregon;
b. A surety bond executed by a surety company authorized to transact business
in the State of Oregon which remains in force until the surety company is
notified by the City in writing that it may be terminated; or
c. Cash.
2. The subdivider shall furnish to the City Engineer an itemized improvement estimate,
certified by a registered civil engineer, to assist the City Engineer in calculating the
amount of the performance assurance.
3. The subdivider shall not cause termination of nor allow expiration of said guarantee
without having first secured written authorization from the City.
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 6
•
18.160.190 Filing and Recording:
•
1. Within 60 days of the City review and approval, the applicant shall submit the final
plat to the County for signatures of County officials as required by ORS Chapter 92.
2. Upon final recording with the County, the applicant shall submit to the City a mylar
copy of the recorded final plat.
18.162.080 Final Plat Application Submission Requirements:
1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice
in Oregon, and necessary data or narrative.
2. The subdivision plat and data or narrative shall be drawn to the minimum standards
set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by
the City of Tigard.
3. Street centerline monumentation shall be provided as follows:
A. Centerline Monumentation
1. In accordance with Oregon Revised Statutes 92.060, subsection (2),
the centerline of all street and roadway rights-of-way shall be
monumented before the City accepts a street improvement.
2. The following centerline monuments shall be set:
a. All centerline-centerline intersection points.
b. All cul-de-sac center points.
C. Curve points, beginning and ending points (PC's and PT's).
3. All centerline monuments shall be set during the first lift of pavement.
B. Monument Boxes Required
1. Monument boxes conforming to City standards will be required around
all centerline intersection points, cul-de-sac center points, and curve
points.
2. The tops of all monument boxes shall be set to finished pavement
grade.
18.164 Street & Utility Improvement Standards:
1. 18.164.120 Utilities
A. All utility lines including, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall
be placed underground, except for surface-mounted transformers, surface-
mounted connection boxes, and meter cabinets which may be placed above
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 7
ground, terlorary utility service facilities durincpconstruction, high capacity
electric lines operating at 50,000 volts or above.
2. 18.164.130 Cash or Bond Required
A. All improvements installed by the subdivider shall be guaranteed as to
workmanship and material for a period of one year following acceptance by
the City.
B. Such guarantee shall be secured by cash deposit or bond in the amount of the
value of the improvements as set by the City Engineer.
C. The cash or bond shall comply with the terms and conditions of Section
18.160.180.
3. 18.164.150 Installation: Prerequisite/Permit Fee
A. No land division improvements, including sanitary sewers, storm sewers,
streets, sidewalks, curbs, lighting or other requirements shall be undertaken
except after the plans therefor have been approved by the City, permit fee
paid and permit issued.
4. 18.164.180 Notice to City Required
A. Work shall not begin until the City has been notified in advance.
B. If work is discontinued for any reason, it shall not be resumed until the City is
notified.
5. 18.164.200 Engineer's Certification Required
A. The land divider's engineer shall provide written certification of a form provided
by the City that all improvements, workmanship and materials are in accord
with current and standard engineering and construction practices, and are of
high grade, prior to the City acceptance of the subdivision's improvements or
any portion thereof for operation and maintenance.
SECTION III: BACKGROUND INFORMATION
Site History:
The existing parcels were created through the recording of Minor Land Partition (93-0010)
in 1993. No other development applications were found to have been filed with the City.
Vicinity Information:
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 8
Property to the north, east, and south is zoned R-4.5 (Residential, 4.5 units per acre).
Property to the west is zoned R-3.5 (Residential, 3.5 units per acre). The surrounding
area is predominantly developed with single-family, detached residential housing.
Site Information and Proposal Description:
The subject properties are currently developed with two (2) single-family residences. The
property slopes easterly from an elevation of approximately 290 to an elevation of
approximately 268. The applicant is proposing the following development applications:
1. Lot Line Adjustment request to adjust three (3) parcels of approximately 12,632,
55,756 and 15,246 square feet into three (3) lots of approximately 15,109, 50,136,
and 18,389 square feet;
2. Subdivision preliminary plat approval to divide the parcel of approximately 50,136
square feet into five (5) lots ranging between 7,503 to 15,109 square feet;
3. Variance request to allow a cul-de-sac length of 482 feet, whereas, the code states
that the maximum length of a cul-de-sac shall be 400 feet in length; and
4. A second Variance request to not require a planned development for a private
street serving more than six (6) dwelling units.
SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Dimensional Requirements: Section 18.50 states that the minimum lot area for each
single-family lot in the R-4.5 zoning district is 7,500 square feet and the minimum lot
width requirement is 50 feet. As indicated on the site plan, each of the newly created lots
will exceed the minimum lot size and width requirement.
Setbacks: Section 18.50 states that single-family detached residential units are a
permitted use in the zone, and must comply with the following dimensional
requirements:
Minimum lot size
Average lot width
Front setback
Garage setback
Interior sideyard setback
Corner sideyard setback
Rear setback
Maximum building height
7,500 Square Feet
50 feet
20 Feet
20 Feet
5 Feet
15 Feet
15 Feet
30 Feet
Compliance with setbacks on lots 2-6 will be reviewed during the Building permit review
process. However, as indicated on the site plan, lots 2-6 can accommodate the required
setbacks. The applicant has informed staff that the location of the existing residence on
parcel one (1) is incorrectly located, as shown on the preliminary plan. The residence is
actually setback 16 feet from the property line of parcel two (2). The applicant shall be
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 9
required to submit a reed plan which demonstrates thalike existing structure is in
compliance with the setback standards.
Solar Access: Section 18.88.040(C)(1) contains solar access standards for new
residential development. A lot meets the basic solar access lot standard if it has a
north-south dimension of 90 feet or more and has a front lot line that is oriented
within 30 degrees of a true east-west axis. A subdivision complies with the basic
requirement if 80% or more of the newly created parcels meet this standard. The
Performance option states that a lot complies with this section if habitable structures
built on the lot will have their long axis oriented within 30 degrees of a true east-west
axis, and at least 80 percent of their ground floor south wall will be protected from
shade by structures and non-exempt vegetation. The proposed lots can provide front lot
lines that are oriented within 30 degrees of a true east-west axis and provide for a
north-south dimension of 90 feet. Therefore, the proposed plan provides lots that comply
with the provisions of this section.
Densi : Section 18.92.020 contains standards for determining the permitted project
density. The number of allowable dwelling units is based on the net development
area. The net area is the remaining area, excluding sensitive lands, land dedicated
for public roads or parks, or for private roadways. The net area is then divided by the
minimum parcel size permitted by the zoning district to determine the number of lots
which may be created on a site. The gross area of the site is approximately 50,136
square feet. The net developable area of the site (after deduction of 20% of the gross area
for public right-of-way) is approximately 40,108 square feet. With a minimum of 7,500
square feet per lot, this site yields an opportunity for up to five (5) lots under the R-4.5
zoning designation. The applicant is proposing five (5) lots, and is therefore, in compliance
with density requirements. While the preliminary plat shows six (6) lots, this plan reflects the
adjusted property line between tax lots 09100 and 09200. The proposal is, therefore, in
compliance with the density calculations.
Landscaping: Section 18.100 contains landscaping standards for new development.
The applicant must comply with the standards set forth in Section 18.100.035 which
requires that all development projects fronting on a public or private street, or a
private driveway more than 100 feet in length plant street trees.
Street Trees: Section 18.100.035(B) states the specific spacing of street trees by size
of tree shall be as follows:
1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide
branching) shall be spaced no greater than 20 feet apart;
2. Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching)
shall be spaced no greater than 30 feet apart;
3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be
spaced no greater than 40 feet apart.
The preliminary plan does not show the provision of street trees in accordance with this
section. Therefore, a revised landscape plan shall be submitted that provides for street
trees to be spaced no greater than 30 feet apart along both SW 97th Avenue and the
proposed private street.
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 10
Visual Clearance Area Section 18.102 reauires that alear vision area shall be
maintained on the corners of all property adjacent to intersecting right-of-ways or the
intersection of a public street and a private driveway. A visual clearance area is the
triangular area formed by measuring a 30 foot distance along the street right-of-way
and the driveway and then connecting these two 30 foot distance points with a
straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall
structure, signs, or temporary or permanent obstruction exceeding three feet in
height. The height is measured from the top of the curb, or where no curb exists,
from the street center line grade, except that trees exceeding this height may be
located in this area, provided all branches below eight feet are removed. As indicated
on the site plan, this criteria is satisfied.
Access: Section 18.108.070.A states that the minimum width of accessways serving
up to 6 lots shall be 25 feet with 20 feet of pavement width. The preliminary plan shows
the provision of a 25-foot driveway with 20 feet of pavement width, in accordance with this
section. A condition of the previous Minor Land Partition (MLP 93-0010) required a joint
access and maintenance agreement to require three (3) properties to share a common
driveway. This condition was imposed because SW 97th Avenue is classified as a Major
Collector street. The report stated that direct access to major collector or arterial streets
shall only be considered if there is no alternative way to access the site. and that access for
the existing homes should be a joint access. Section 18.164.030(S) states that private
streets serving more than six (6) dwelling units are permitted only within planned
developments, mobile home parks, and multi-family residential developments, and that the
design standards for private streets shall be established by the City Engineer. Given the
joint access condition of the previous partition, the proposed street will be serving seven (7)
dwelling units. The initial 160 feet of the private street will be serving more than six (6)
dwelling units, the remaining 320-foot portion of the street will serve five (5) dwelling units.
The applicant requests variance approval from the standard which requires approval through
a planned development for streets serving more than six (13) dwelling units, for 160 feet of
the proposed private street. The variance request is addressed in the variance section of
this staff report.
Access standards allow up to six (6) dwelling units to be served by a 20-foot-wide paved
section of a private street. The standard two-way traffic width for accessways is 24 feet.
Since the street is in excess of six (6) units, the 160-foot street section should be revised to
provide for a 24-foot minimum pavement width. Consideration should also be given to the
fact that tax lots 09100 and 09300 have the potential to be partitioned in the future, thus
adding two (2) additional driveways onto.the private street.
Emergency vehicle turnaround: Section 18.108.070.C. states that access drives in
excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by a hammerhead configured, paved surface with
each leg of the hammerhead having a minimum depth of 40 feet and a minimum width
of 20 feet. As indicated on the site plan, the turnaround provided complies with the
dimensions specified by this section.
Variance - Cul-de-sac Length: Community Development Code Section 18.134.050
provides standards for granting a variance as indicated in "bold" print below:
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 11
The proposed variance9ill not be materially detrimental t9the purposes of this title,
be in conflict with the policies of the Comprehensive Plan, to any other applicable
policies and standards, and to other properties in the same zoning district or vicinity.
The variance will not be materially detrimental to City policy or standards as the private
street dimensions are in accordance with access standards, an emergency vehicle
turnaround has been provided, and the street is serving less than 20 lots. The variance will
not be detrimental to other properties in the vicinity as variance is limited to an 82-foot
extension of the length of an approved cul-de-sac. Plans also must be approved by the Fire
District.
There are special circumstances that exist which are peculiar to the lot size or shape,
topography or other circumstances over which the applicant has no control, and
which are not applicable to other properties in the same zoning district. The special
circumstances which exist are the size and shape of the existing parcel and surrounding
development patterns which prohibit any potential connection to another public street.
Surrounding existing development patterns necessitate the provision of a cul-de-sac to
serve this subdivision. The property's narrow width and length precludes the provision of a
shorter cul-de-sac design which would allow for development at the densities allowed under
the R-4.5 zoning district.
The use proposed will be the same as permitted under this title and City standards
will be maintained to the greatest extent that is reasonably possible while permitting
some economic use of the land. The requested variance will in no way affect the
permitted use status of the single-family residential dwellings allowed. This variance will
allow the length of the cul-de-sac to exceed the maximum length by 82 feet. All other City
standards will be maintained as discussed in this review process.
Existing physical and natural systems, such as but not limited to traffic, drainage,
dramatic land forms, or parks will not be adversely affected any more than would
occur if the development were located as specified in this title. The impact of this
variance will be limited to allowing the length of the cul-de-sac to exceed the maximum
length by 82 feet. Existing natural systems, traffic, and drainage will not be effected by this
variance since the impact of the variance is limited to allowing an increase to the length of
the cul-de-sac.
The hardship is not self-imposed and the variance requested is the minimum variance
which would alleviate the hardship. The variance is not self-imposed as the variance is
the result of surrounding development patterns that preclude street connectivity and the lot's
shape that precludes the provision of a shorter cul-de-sac design which would allow for
development at the densities allowed under the R-4.5 zoning. A redesign would would
require the loss of a lot. The proposed design allows the proposed lots to provide the
required minimum street frontage. The variance is the minimum variance necessary as the
approximately 82-foot extension is the minimum variance which would alleviate the hardship.
Variance - Requiring Planned Development for private streets serving greater than 6
dwelling units: Community Development Code Section 18.134.050 provides standards for
granting a variance as indicated in "bold" print below:
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 12
The proposed variancetill not be materially detrimental tothe purposes of this title,
be in conflict with the policies of the Comprehensive Plan, to any other applicable
policies and standards, and to other properties in the same zoning district or vicinity.
The purposes of the Planned Development overlay zone are to provide means for creating
planned environments through the application of flexible standards. which allow for the
application of new techniques and new technology in community development which will
result in a superior living arrangement, and to encourage development that recognizes the
relationship between buildings, their use, open space, and accessways, thereby maximizing
the opportunities for innovative and diversified living environments.
The subject application does neither of these. Section 18.164.030(S) requires that a private
street serving greater than six (6) dwelling units be reviewed as a planned development.
The main reason for this to ensure review of an accessway designed to accommodate a
planned development concept. The variance will not be detrimental to the purposes of this
title as:
1. the 160-foot section of the street will be designed to provide adequate access for the
seven (7) dwelling units that will use the driveway;
2. the remaining street segment will meet the design standards of Section 18.108; and
3. not requiring a planned development review for a portion of the street will not
preclude adequate review of the street design.
There are special circumstances that exist which are peculiar to the lot size or shape,
topography or other circumstances over which the applicant has no control, and
which are not applicable to other properties in the same zoning district. The special
circumstances which exist are a condition of approval of a previous partition (MLP 93-0010)
requiring joint access, the limited length of the proposed street which will actually serve more
than six (6) units and the subdivision design which does not meet the general purposes of,
nor warrant, a planned development overlay zone review.
The use proposed will be the same as permitted under this title and City standards
will be maintained to the greatest extent that is reasonably possible while permitting
some economic use of the land. The requested variance will in no way affect the
permitted use status of the single-family residential dwellings allowed. This variance is
limited to the process by which the application and street is reviewed. All other City
standards will be maintained as discussed in this review process.
Existing physical and natural systems, such as but not limited to traffic, drainage,
dramatic land forms, or parks will not be adversely affected any more than would
occur if the development were located as specified in this title. Existing natural
systems, traffic, and drainage will not be effected by this variance since the impact of the
variance is limited to determining which process by which the street is reviewed.
The hardship is not self-imposed and the variance requested is the minimum variance
which would alleviate the hardship. The reason for the variance is not self-imposed as
the variance is the result of a previous condition of approval of a previous partition
(MLP 93-0010) requiring joint access. The variance is the minimum variance necessary
since it allows only one extra lot from the private street standard. The proposed subdivision
allows the developer to develop at a density allowed by zoning and the comprehensive plan.
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 13
Meeting the six unit lip would require the developer to te a lot and therefore not
maximize the development density as Metro and the City are striving for.
Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal
and protection of trees prepared by a certified arborist shall be provided with a
subdivision application. The tree plan shall include identification of all existing trees,
identification of a program to save existing trees or mitigate tree removal over 12
inches in caliper, which trees are to be removed, protection program defining
standards and methods that will be used by the applicant to protect trees during and
after construction. An arborist report has been submitted with this application which
identifies the trees on the property and provides recommendations for removal and
retention. Staff has talked with the consulting arborist to clarify the arborist report. Of all the
woodlot trees, the arborist states that, all but five (#'s 7,10,13,14,17) should be removed due
to extensive decay. The report states that all five (5) of the healthy trees will be removed
during construction. There are a total of eleven (11) trees, totaling 88 caliper inches,
greater than 12-inch caliper on the site, of which the applicant is removing five (5) trees.
The applicant is retaining 54 percent of existing trees over 12 inches in caliper and is thus,
required to mitigate 50 percent of the trees removed according to Section 18.150.025.B.2.c
and 18.150.070.D. The applicant shall, therefore, prepare a plan detailing the mitigation of
44 caliper inches. Section 18.150.045.13 states that, any tree preserved or retained in
accordance with this section may thereafter be removed only for the reasons set out in a
tree plan according to Section 18.150.025 or 18.130.B., and shall not be subject to removal
under any other section of this chapter. The property owner shall record a deed restriction
as a condition of approval of any development permit impacted by this section to the effect
that such tree may be removed only if the tree dies or is hazardous according to a certified
arborist.
Subdivision Design: Section 18.160.060(A) contains standards for subdivision of
parcels into four or more lots. To be approved, a preliminary plat must comply with
the following criteria:
1. The proposal must comply with the City's Comprehensive Plan, the applicable
zoning ordinance and other applicable ordinances and regulations. The
proposed subdivision complies with the Comprehensive Plan Map's Low Density
Residential opportunity for the site, as well as with the applicable policies and
regulations of the R-4.5 zone and other applicable ordinances and regulations.
2. The proposed plat name must not be duplicative and must otherwise satisfy
the provisions of ORS Chapter 92. The proposed name of the subdivision
"Shannon Meadows", is not duplicative of any other plat recorded in Washington
County.
3. Streets and roads must be laid out so as to conform to the plats of
subdivisions and maps of partitions or subdivisions already approved for
adjoining property as to width, general direction and in all other respects
unless the City determines it is in the public interest to modify the street or
road pattern. The site does not abut properties with approved plats that would
require conformity or connectivity.
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 14
4. An explanation # been provided for all common itrovements. The applicant
has provided an explanation for all common improvements including the provision for
public services such as sewer, water, drainage, and street improvements.
Street and Utility Improvements Standards: Section 18.164 contains standards for
streets and utilities serving a subdivision.
Improvements: Section 18.164.030(A) requires streets within and adjoining a
development to be dedicated and improved based on the classification of the street.
This section is satisfied as the existing right-of-way along SW 97th Avenue is adequate. A
half-street improvement will be constructed and the proposed private street will be sufficient
to serve the development.
Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future
street plan shall be filed which shows the pattern of existing and proposed future
streets from the boundaries of the proposed land division. This section also states
that where it is necessary to give access or permit a satisfactory future division of
adjoining land, streets shall be extended to the boundary lines of the tract to be
developed and a barricade shall be constructed at the end of the street. These street
stubs to adjoining properties are not considered to be cul-de-sac since they are
intended to continue as through streets at such time as the adjoining property is
developed. The proposed plan shows how the adjacent properties are developed and the
existing street system which supports those developments. Given the existing development
pattern, it is not necessary, nor possible, to extend the proposed street to provide for future
connections or facilitate future division of adjoining land.
Street Alignment and Connections: Section 18.164.030(G) requires all local streets
which abut a development site shall be extended within the site to provide through
circulation when not precluded by environmental or topographical constraints,
existing development patterns or strict adherence to other standards in this code. A
street connection or extension is precluded when it is not possible to redesign, or
reconfigure the street pattern to provide required extensions. In the case of
environmental or topographical constraints, the mere presence of a constraint is not
sufficient to show that a street connection is not possible. The applicant must show
why the constraint precludes some reasonable street connection. This section is not
applicable as there is no existing local street that abuts the property which would require
extending or through circulation.
Cul-de-sacs: Section 18.164.030(K) requires that a cul-de-sac shall be no more than
400 feet long nor provide access to greater than 20 dwelling units. The applicant has
requested a variance to this standard to allow the creation of a 482-foot cul-de-sac. This
variance has been approved and is discussed in the variance section.
Private Streets: Section 18.164.030(S) states that the design standards for private
streets shall be established by the City Engineer and that private streets serving more
than six dwelling units are permitted only within planned developments, mobile home
parks, and multi-family residential developments. The applicant has requested a
variance from this standard. The variance is narrow in scope in that only the beginning 160
feet of the private street will serve more than six (6) dwelling units. The width of the
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 15
proposed street has belPapproved by the Engineering DeRment. The variance has
been approved and is discussed in the variance section.
Block Design: Section 18.164.040(A) states that the length, width and shape of blocks
shall be designed with due regard to providing adequate building sites for the use
contemplated, consideration of needs for convenient access, circulation, control and
safety of street traffic and recognition of limitations and opportunities of topography.
Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by
streets shall not exceed 1,800 feet measured along the right-of-way line except:
1. Where street location is precluded by natural topography, wetlands or other
bodies of water or, pre-existing development or;
2. For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
3. For non-residential blocks in which internal public circulation provides
equivalent access.
This criteria is not applicable as the site is constrained from meeting the specified block
perimeter due to existing development patterns.
Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than
600 feet are permitted, pedestrian/bikeways shall be provided through the block.
Given the existing surrounding development, the provision of a pedestrian connection is not
feasible.
Lots - Size and Shape: Section 18.164.060(A) prohibits lot depth from being more
than 2.5 times the average lot width, unless the parcel is less than 1.5 times the
minimum lot size of the applicable zoning district. As indicated on the site plan, all six
(6) lots comply with this criteria.
Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage
on public or private streets, other than an alley. As indicated on the site plan, all lots
provide at least 25 feet of frontage on the proposed private street.
Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets.
As indicated on the site plan, a sidewalk is being provided along SW 97th Avenue, thereby
satisfying this standard.
PUBLIC FACILITY CONCERNS:
Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100
(Storm Drains) shall be satisfied as specified below:
STREETS:
This site lies adjacent to SW 97th Avenue which is classified as a major collector street on
the City's Transportation Plan. The right-of-way (ROW) width required for a major
collector is between 60 feet and 80 feet. The existing ROW width on the eastern side of
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 16
the street centerline A feet. The City has determine0hat the existing ROW is
adequate.
SW 97th Avenue is paved but not fully improved adjacent to this site. The applicant
proposes to mitigate the impact of this project on the street system by installing a half-
street improvement along the site frontage. The plan assumes the existing pavement is
adequate and the new improvement will be in addition to what is there versus rebuilding
the half-street. The City recommends that the applicant be required to rebuild the half-
street from centerline unless the applicant can show that the existing pavement section
will meet the City's design standards. This issue can be resolved as a part of the
construction plan review for the public improvements.
Because of the narrow configuration of this site, the applicant is proposing a private street
to intersect with SW 97th Avenue. The proposed location of the intersection has been
analyzed by the applicant's engineer with respect to sight distance along SW 97th
Avenue. It appears the intersection will function well and does not pose a sight distance
hazard. Therefore, we support the use and location of the private street. The applicant
will be required to designate on the final plat that the private street will be jointly owned
and maintained by the property owners within the subdivision. The applicant will be
required to submit a draft of their Conditions, Covenants and Restrictions (CC&R's) that
will include specific language as to how the private home owners are to maintain the
street.
WATER:
This site can be served from a 6-inch public water line in SW 97th Avenue. Plans for the
proposed water system shall be included with the public improvement plans for the project
and shall also be approved by the City's Water Department. There is an existing public
fire hydrant on SW 97th Avenue that will need to be relocated as a part of this project; the
costs for this relocation shall be borne by the applicant. There are also water meters for
the existing homes that will likely need relocation as a part of this project; the applicant
shall bear the full cost of any relocation needed.
As per the Uniform Fire Code, all portions of the proposed homes must be within 500 feet
of a fire hydrant, as measured along access ways. The applicant is encouraged to work
with Tualatin Valley Fire and Rescue (Gene Birchill, 526-2469) with regard to fire and life
safety issues.
SANITARY SEWER:
The applicant proposes to serve this site from a public sewer line located adjacent to the
northeast corner of the parcel. A public sewer line was extended south to this site from
the main line in SW View Terrace and is located in a public easement. It appears the
applicant's plan will function well. However, they will need to provide an access roadway
from the private street hammerhead to the proposed new sanitary sewer manhole
adjacent to the north property line. This roadway is required so City maintenance crews
can get to the manhole to clean the sewer line. Because the lots in this subdivision are
very close to the minimum allowed, it seems impractical to require the access roadway to
be placed in a tract. Therefore, we recommend that the applicant provide a public sanitary
sewer and maintenance access easement over Lot 5 on the face of the plat. In addition,
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 17
the applicant shall recorla special Restrictive Covenant for opt 5 to ensure that the City
will have uninhibited access to the roadway and that no fence or other permanent
improvements will be constructed over the roadway.
STORM DRAINAGE:
This site slopes to the northeast. The applicant proposes to convey storm drainage from
this site to a storm drainage lateral that was provided to this site from the Jubilee Place
Subdivision. All storm water from the private street will be collected in a catch basin within
the hammerhead portion of the private street. From there, a private storm pipe will tie into
the existing storm lateral to the north. For lot drainage, the applicant proposes a private
storm line along the north boundary of the lots to pick up the roof and foundation drains of
the houses. This private storm line will also tie into the existing lateral to the north. The
entire storm system in the project will be a private system and will be maintained by the
property owners. A final design of this system shall be approved by the City prior to
construction.
The applicant will also be required to demonstrate that the downstream storm drainage
system has capacity to serve this site, based on a 25-year storm event (pre-developed
versus post-developed). This downstream analysis shall be done in accordance with
USA's Design and Construction Standards, which were adopted July 1996.
STORM WATER QUALITY:
The City has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as
amended by R&O 91-75) which require the construction of on-site water quality facilities.
However, the R&O provides that where a site is small, and installation of a water quality
facility will prevent effective development of the site, a fee in-lieu is allowed. This site is
small and the applicant would lose at least one lot if they were to attempt to install a
facility. Therefore, Staff recommends the applicant pay the fee in-lieu. This fee will be
based on the net increase in impervious surface (streets, sidewalk and roof tops). The fee
will need to be calculated and paid prior to approval of the final plat. It is calculated as
$180.00 for every 2,640 square feet (sf) of impervious area. Each lot is given a value of
2,640 sf of impervious area.
GRADING AND EROSION CONTROL:
USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and
other pollutants reaching the public storm and surface water system resulting from
development, construction, grading, excavating, clearing, and any other activity which
accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
EXISTING OVERHEAD UTILITY LINES:
There are existing overhead utility lines along SW 97th Avenue. Section 18.164.120 of
the TMC requires all overhead utility lines adjacent to a development to be placed
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 18
underground or, at the Iction of the developer, a fee in-liefof undergrounding can be
paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage
that contains the overhead lines.
APPLICABLE COMPREHENSIVE PLAN POLICIES
Citizen Input: Policy 2.1.1 provides the City will assure that citizens will be provided
an opportunity to participate in all phases of the planning and development review
process. The subdivision is consistent with Policy 2.1.1 because a neighborhood meeting
was held by the applicant, notice of the public hearing was provided to owners of property
within 250 feet and was published in a newspaper of general circulation.
Water QualitX: Policy 4.2.1 provides that all development within the Tigard urban
planning area shall comply with applicable federal, state and regional water quality
standards. Policy 4.2.1 is satisfied as the applicant shall pay a fee in-lieu of providing on-
site water quality treatment as required by Unified Sewerage Agency Resolution and Order
No. 91-47.
Public Utilities: Policies 7.1.2, 7.3.1 and 7.4.4 provides that the City will require as a
condition of development approval that public water, sewer, and storm drainage will
be provided and designed to City standards and that utilities shall be placed
underground. Policies 7.1.2, 7.3.1 and 7.4.4 are satisfied because the developer is
required to extend public sewer and water systems to this site prior to development. In
addition, the developer is required to provide for underground installation of utility lines.
Fire Protection: Policy 7.6.1 states that Fire District shall review all new development
applications to ensure adequate fire protection is available to serve each new
development. Tualatin Valley Fire and Rescue was provided with a copy of the
development plan in compliance with Policy 7.6.1.
Street Improvements: Policy 8.1.1 provides that the City will plan for a safe and
efficient street and roadway system that meets current needs and anticipated future
growth and development. The subdivision proposal complies with Policies 8.1.1 and 8.1.3
because the proposed improvements should contribute to a safe and efficient street system
in this area. The proposed SW 97th Avenue improvements are consistent with City of
Tigard standards for collector streets. The internal street serving the subdivision shall also
meet City standards in terms of design requirements for private streets.
Street Improvements. Policy 8.1.3 states that the City will require the following as a
precondition of approval:
1. Development abut a dedicated street or have other adequate access;
2. Street right-of-way shall be dedicated where the street is substandard in width;
3. The developer shall commit to construction of the streets, curbs, and
sidewalks to City standards within the development;
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 19
4. The developer sol participate in the improvementof existing streets, curbs,
and sidewalks to the extent of the development's impacts; and
5. Street improvements shall be made and street signs or signals shall be
provided when the development is found to create or intensify a traffic hazard.
The subdivision proposal complies with Policies 8.1.1 and 8.1.3 because the proposed
extension of improvements to, and within the development, should contribute to a safe and
efficient street system in this area. The private street serving the subdivision shall meet City
standards in terms of design requirements.
FINDINGS AND CONCLUSIONS - LOT LINE ADJUSTMENT
Lot Line Adjustment - Approval Standards: Section 18.162.060 contains the following
standards for approval of a lot line adjustment request:
1. An additional parcel is not created by the Lot Line Adjustment, and the existing
parcel reduced in size by the adjustment is not reduced below the minimum lot
size established by the zoning district;
2. By reducing the lot size, the lot or structure(s) on the lot will not be in violation
of the site development or zoning district regulations for that district; and
3. The resulting parcels are in conformity with the dimensional standards of the
zoning district.
The proposed lot line adjustment is consistent with these standards. The proposed
adjustment will reconfigure the lot lines; however, an additional parcel will not be created by
the adjustment. All lots will meet the 7,500 square foot minimum lot size and the 50-foot
average minimum lot width requirements of the R-4.5 zone. All site development
improvements will remain consistent with Code requirements.
Special Provisions for Lots Created Through Partition Process: Section 18.162.060
states that in addition to meeting the above standards, a Lot Line Adjustment must
also meet the following criteria applicable to lots created through the Minor Land
Partition process:
1. Lot Width: The minimum width of the building envelope area shall meet the lot
requirement of the applicable zoning district.
2. Lot Area: The lot area shall be as required by the applicable zoning district. In
the case of a flag lot, the accessway may not be included in the lot area
calculation.
3. Lot Frontage: Each lot created through the partition process shall front a
public right-of-way by at least 15 feet, or have a legally recorded minimum 15
foot wide access easement.
4. Setbacks: Setbacks shall be as required by the applicable zoning district.
5. Front Yard Determination for Flag Lot: When the partitioned lot is a flag lot, the
developer may determine the location of the front yard, provided that no side
yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
6. Screening on Flag Lots: A screen shall be provided along the property line of a
lot of record where the paved drive in an accessway is located within ten feet of
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 20
an abutting loto accordance with Sections 180.080 and 18.100.090.
Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed development.
7. Fire Protection: The fire district may require the installation of a fire hydrant
where the length of an accessway would have a detrimental effect on fire
fighting capabilities.
8. Reciprocal Easements: Where a common drive is to be provided to serve more
than one (1) lot, a reciprocal easement which will ensure access and
maintenance rights shall be recorded with the approved partition map.
9. Accessway: Any accessway shall comply with the standards set forth in
Chapter 18.108; Access, Egress, and Circulation.
10. Floodplain: Where landfill and/or development is allowed within or adjacent to
the one-hundred-year floodplain, the City shall require the dedication of
sufficient open land area for greenway adjoining and within the floodplain.
This area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted
pedestrian/bicycle pathway plan.
Criteria 1 is satisfied as the minimum lot widths are 124, 124, and 140 feet respectively,
thereby exceeding the 50-foot minimum lot width. Criteria 2 is satisfied as the lot areas are
approximately 15,109, 50,136, and 18,389 square feet, exceeding the minimum 7,500
minimum lot size requirement. Criteria 3 is satisfied as the lots contain approximately 134,
25, and 125 feet of frontage on SW 97th Avenue, satisfying the minimum 15-foot, minimum
width requirement. Criteria 4 shall be satisfied as the applicant is submitting a revised site
plan which demonstrates that the existing residence complies with setbacks.
Criteria 5 and 6 are not applicable as these lots are not flag lots. Fire hydrants shall be
consistent with Uniform Fire Code standards, thereby satisfying Criteria 7. A reciprocal
easement and joint use and maintenance agreement shall be recorded with the approved
subdivision plat map, thereby satisfying Criteria 8. Criteria 9 is satisfied as the existing
residences will continue to use the existing driveways. Criteria 10 is not applicable as
neither parcel is within the floodplain.
SECTION V: OTHER STAFF COMMENTS
The City of Tigard Building Department has reviewed this proposal and has offered
the following comments:
The private street should be a public sanitary and storm sewer, as well as all other utilities,
easement. Engineering would permit and inspect all of that work.
The City of Tigard Water Department and City of Tigard Police Department has
reviewed this application and has offered no comments or objections.
SECTION VI AGENCY COMMENTS
Tualatin Valley Fire and Rescue has reviewed this proposal and has offered the
following comments:
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 21
Plans are not approvedethis time. The applicant shall adds the following plan notes
and re-submit plans for review and approval:
Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (15
feet for not more than two dwelling units), and an unobstructed vertical clearance of not
less than 13 feet 6 inches. (UFC Sec. 902.2.2.1).
Where fire apparatus access roadways are not of sufficient width to accommodate parked
vehicles, "No Parking" signs shall be installed on one or both sides of the roadway and in
turnarounds as needed (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE
LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above
ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have
black or red letters and border on a white background. (UFC Sec. 901.4.5.(1)(2) & (3)).
Fire hydrants for single-family dwellings and duplexes shall be placed at each intersection.
Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from
a hydrant as measured in an approved manner around the outside of the structure and
along approved fire apparatus access roadways. Placement of additional fire hydrants
shall be as approved by the Chief (UFC Sec. 903.4.2.2).
The minimum available fire flow for single-family dwellings and duplexes shall be 1,000
gallons per minute. If the structure(s) are 3,600 square feet or larger, the required fire flow
shall be determined according to UFC Appendix Table A-III-A-1 (UFC Appendix III-A, Sec.
5).
Approved fire apparatus access roadways and fire fighting water supplies shall be
installed and operational prior to any other construction on the site or subdivision (UFC
Sec. 8704).
Unified Sewerage Agency has reviewed this proposal and has offered the following
comments:
Sanitary Sewer:
Each lot within the development shall be provided with a means of disposal for sanitary
sewer. The means of disposal should be in accordance with R&O 96-44 (Unified
Sewerage Agency's Construction Design Handbook, July 1996 edition). Engineer should
verify public sanitary sewer is available to up-hill properties, or extend service as required
by R&O 96-44.
Storm Sewer:
Each lot within the development should have access to public storm sewer. Engineer
should verify that public storm sewer is available to up-hill adjacent properties, or extend
storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm
conveyance system is necessary. If downstream storm conveyance does not have the
capacity to convey the volume during a 25-year, 24-hour event, the applicant is
responsible for mitigating the flow.
Water Qua U:
Developer should provide a water quality facility to treat the new impervious surface being
constructed as part of this development.
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 22
• •
PGE has reviewed this application and has offered no comments or objections.
PREPARED BY: Will D'Andrea
Associate Planner
APPROVED BY: Richard Bewers rff
Planning Manager
I:%C U RPLMPATTYASU B96-07. Dec
January 16, 1997
DATE
January 21. 1997
DATE
STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0007 - SHANNON MEADOWS SUBDIVISION PAGE 23
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SHANNON MEADOWS SUBDIVISION
PROJECT OVERVIEW
DEVELOPER/APPLICANT
Richard Whiteman
P.O. Box 2065
Lake Oswego, Oregon 97035
Telephone: 7814331
EXISTING OWNER
Ted Olson
3500 SW Trail Rd.
Tualatin, Oregon 97062
ENGINEER/SURVEYOR
Hams-McMonagle Associates
12555 SW Hall Blvd.
Tigard, Oregon 97223
Telephone: 639-3453
REQUEST
Preliminary plat approval for the subdivision of 1.57 acres into six lots ranging in size from
approximately 7,503 square feet to 15,109 square feet. A variance is also requested for a dead-end
street in excess of 400 feet.
LOCATION
The address of the existing house on the project site is 14380 SW 97' Ave.
The property is shown as Tax Lots 9100 and 9200 on Assessor's Map 2S-1-11BA.
ZONING
R-4.5 - 4.5 Units per Acre (7,500 S.F. minimum lot size).
RESIDENTIAL DENSITY CALCULATION:
1.57 acres = 68,389 S.F. gross site area
13,678 S.F. (20% for public right-of-way)
Net 54,711 S.F.
divided by 7,500 S.F. (minimum lot size)
7.3 Units
This number exceeds the six units that are being requested.
EXISTING SITE CONDITIONS
The site slopes from the southwest corner (adjacent to SW 97th Ave.) towards the northeast corner at
approximately 5.5 percent. There is an existing house located on the northerly portion of the site,
approximately 70 feet from the right-of-way of SW 97`h Ave. A separate cottage/garage to the south
will be removed during construction. As shown on the proposed preliminary plat, there are several
large fir trees and several fruit trees around the house and a separate grove of maple trees located
along the east edge of the site on the proposed lot 6. A tree mitigation plan, if required, will be
prepared prior to the disturbance of any trees onsite.
SERVICES & UTILITIES
Sanitary sewer: There is an 8-inch diameter public sanitary sewer line in the rear of lot 32, Penrose
Terrace adjacent to the northeast corner of the site. This line is of sufficient size and depth so that it
can be extended to serve the project.
Water supply: There is an existing 6-inch City water main in SW 97th Ave.
Storm drainage: There is an existing 10-inch storm line stubbed to the north edge of the site. This
line is of sufficient size and depth to serve the project.
Electrical, telephone and other private utility company services are available to the site. There are
existing overhead lines along the project's frontage on SW 97`h Ave. These lines will be replaced
with underground lines, or a fee paid in lieu of.
FUTURE STREET PLAN AND EXTENSION OF STREETS
As shown on the preliminary plat map, all of the properties adjacent to this site are fully developed.
The future street plan is therefore demonstrated by the existing street patterns as shown.
Due to the long and narrow shape of the property, a variance is requested for a dead-end street in
excess of 400 feet in length. The proposed street measures 482 feet in length. It is required to be
that long to serve a 7,500 s.f lot at the eastern end of the property, as no other access is available.
ON STREET AND OFF-STREET PARKING
There will be no parking allowed along the private drive. The posting of required "No Parking" signs
will be the responsibility of the developer.
There will be a minimum of two off-street parking spaces provided on each lot for each single-family
dwelling proposed.
SOLAR ACCESS
All of the lots in this development have North-South dimensions in excess of 90 feet. Therefore, this
development meets the residential solar access requirements.
10/23/96
whitep-
•
•
vironmental
Sub q&-Tg:l
Shannon Meadows Arborist Report
General Site Description as it affects Trees
The proposed site is flat with a small woodlot along the eastern edge. This is the
only significant occurrence of trees. A few individual specimens exist elsewhere on the
property but should not in general be affected by construction. The woodlot is a remnant
stand of trees of no significance. It consists principally of Big Leaf Maple and Choke
Cherry. No understory shrubbery (except Himalayan Blackberry) and no herbaceous
ground cover occurs there.
The woodlot trees are in terrible shape with no value as habitat or as lumber. Many
are multiple trunked with decay in one or all main stems. All are poorly formed ( bent
stems, broken branches, and high branching structure susceptible to wind throw if
exposed) and would detract from or become hazard trees in a finished landscape if not
removed for construction. Of the nineteen (19) trees 12" dbh or larger with removal
recommendations, only six (6) are truly being removed because of construction. The rest,
because of extensive decay, would need to be removed no matter what is done with the
property and have no value whatever while standing. There are no notable trees in the
group and only one evergreen (which is under 6" dbh).
There are three notable trees on site, all of which can be preserved. Two older 32"
and 36" Douglas fir are located at the front of the property between the existing house and
street. They are healthy well formed specimen trees. Currently) a driveway passes under
and between them but the subdivision access will be moved to a less impacting point
further south. The third tree of import is an English walnut located behind the existing
home and along the north property line of the subdivision. It will be saved although some
pruning of lower limbs will be required.
Plant Types on Site
The following tree types occur on site: Pseudotsuga menziesii, Douglas fir (two);
Amelanchier alnifolia, Saskatoon Serviceberry (one); Prunus emarginata, Western
Jeff Wiegel
141 No. State Street #138
Lake Oswego, OR 97035
503-636-2929
Water Management 0 Arboriculture 0 Natural Resources Assessment
• •
Chokecherry; Populus trichocarpa, Black Cottonwood (one); Acer macrophyllum, Big
Leaf Maple; Juglans regia, English Walnut (two); Crataegus sp., Common Hawthorn
(two); Corylus cornuta, Common Hazelnut (one); Picea glauca, White Spruce (one); Ilex
sp., Holly (one); Malus sp., Apple cultivar (two); Prunus sp., Flowering Cherry (one).
Specific Recommendations for Trees
Few trees in the woodlot are suitable for landscape or open area use. Most should
be removed to prevent being a hazard after construction. See individual tree notes. I can
find two away from construction that can be preserved but only because they have no
targets under normal SW prevailing winds and because city code favors saving trees over
removal. They have no value and may detract from the value of the landscape in the long
run.
Two 14" dbh apples should be removed regardless of their ultimate positions
relative to homes. They are past prime with extensive decay in their main stems and
without branch structure due to brutal pruning. They are not tall enough to be high hazard
trees but remain hazardous none-the-less. Their appearance would detract from a finished
landscape.
The 18" English walnut should have its lowest limbs removed (crown raise
pruning) to accommodate construction. Likewise the 36" Douglas firs should be minimally
crown raised if high clearance construction traffic will pass beneath them prior to
construction of an access road.
No other landscape tree appears threatened by construction but steps should be
taken to preserve the conifers and the largest English walnut from construction damage.
Principally fencing and strict, posted notices to keep construction personnel away will be
most effective. See construction preservation recommendations later in this report.
Mitigation recommendations
If all woodlot trees were desirable (and in fact none are), the applicant would be
able to save 18 out of 26 trees 12" dbh or larger, namely, 69%. Ignoring the poor quality
woodlot trees altogether, he is actually saving 6 out of 8 - 12" dbh or larger trees over the
rest of the site. In fact he is saving 6 out of 6 desirable 12" dbh or larger trees on site (the
remainder are past prime and / / or decayed). Mitigation is required when more than 25%
of 12" dbh or larger trees are removed for construction. 1 really believe the code was
intended for situations other than this one. The woodlot constitutes 80% of the trees on
site but all trees in it should be cut down in any case because they are weak wooded, full
of decay and therefore hazardous. I recommend no mitigation be required.
Tree Protection Plan:
These procedures would specifically apply to four important trees. The two 36" dbh
Douglas fir, the one 18" English walnut and the White spruce.
1. Before any construction activity takes place at the site, all construction
personnel should study these tree preservation rules and sign off on them.
2. Under direction of the arborist, barrier fencing should be placed around each
tree to be protected at the first possible opportunity. This should be done
before construction activity begins at the site in order to prevent compaction to
the maximum extent. Barrier fencing should extend to the drip line in every
direction around the tree and be firmly anchored in place.
3. A "keep out" sign should mark the area inside each fenced tree. No activities
of anv kind should be allowed within established tree barriers.
Compaction is a cumulative process and every lunch break, every foot print,
every tire mark adds to it.
4. The arborist should be called whenever a fence position must be altered. The
fenced area never seems to grow larger. His attendance will help to maintain at
least a minimum area.
5. All bare ground within the fencing should be mulched to a 6" depth with
coarse wood chips as soon as possible after the fencing is in place. This will
assist with holding moisture and will help prevent compaction by feet and
equipment. Wood chips from the tree removal process would be ideal for this
purpose. The chips should not be spread closer than one foot away from the
trunk in order to prevent rodent damage to the tree's bark.
6. No tree should be left without mulch covering its root system for longer than a
day during sunny weather where temperatures are above 60 degrees, whether
or not weeds and brush have been grubbed away. This will help to prevent
deadly moisture stress in hot weather.
7. If construction traffic will pass beneath any of the three protected trees, their
lowest limbs should be pruned under the direction of the arborist. By doing so
early in the project the risk of inadvertently ripping off a limb later is much
reduced.
8. No pruning should be. done without the direct supervision of the arborist.
9. The arborist should be called whenever trenching will be done in the vicinity of
protected trees. In particular, no trenching should be done inside the drip line
of a tree without the arborist's supervision.
10. No roots larger than 2-1/2" diameter should be cut except under the direction
of the arborist.
11. Mulched trees should be watered a minimum of weekly during warm summer
months.
General Recommendations for Construction Site Procedures with regard to Trees
1. Do not allow construction equipment or personnel near trunks or main rooting
areas of any trees. If unavoidable the activity should be done under the
supervision of the arborist.
2. Preplan how construction site spaces will be used!
a. Locate on-site office trailers to locations away from trees.
b. Alx?ays limit material storage, to non-tree areas.
c. Provide specific parking spaces for construction vehicles including
subcontractors and laborers away from tree protection areas.
d. Keep toilet, lunch and break sites away from tree protection areas.
e. Provide for a cement washout pit away from tree protection areas.
3. Where no other access can substitute, designate a corridor through trees where
trucks and construction equipment can get back and forth to the building site.
4. Designate a turnaround point for trucks away from trees to prevent unwanted
site compaction.
5. Assign utility trenches to nontree areas. Where they must pass through trees
specify they should be made serpentine to give trees as wide a berth as
possible. Specify that utilities should tunnel beneath tree rooting areas where
they cannot avoid roots any other way. The majority of root systems will be
located in the top 30" of soil making this option entirely feasible. The arborist
should be called to oversee trenching in the vicinity of trees. The above
specifications should be placed in the engineering drawings.
6. Construction personnel should be held to a high standard of conduct toward
tree preservation and care. The arborist should train them on proper tree
protection procedures before the project begins and periodically throughout
construction.
Conclusion
The recommendations given in this report are not a guarantee that any particular
tree will survive or remain healthy during or after the construction process. Unfortunately,
no way exists to accurately predict the future success or failure of specific trees. Removal
recommendations were based on appearance, site considerations and accepted guidelines.
No instruments were used to help gauge a tree's health. Trees to be saved in some cases
meet only the minimal requirements For such consideration and must still endure the rigors
of site construction and their habitat's extreme alteration.
• 0
Shannon Meadows Tree List
Number Cali er Botanical Name Common Name Status Comments /
inches Reason for Removal
1 20 Acer macro h lum Big Leaf Maple Save
2 20/8 Acer macro h lum Big Leaf Maple Remove Largest stem decayed: 8" not worth retaining
3 14/14/12 Acer macro h lum Big Leaf Maple Remove Decayed, leaning, poor form, hazardous
4 24/10/10 Acer macro h lum Big Leaf Maple Remove Decayed, leaning, poor form. hazardous
5 10 Acer macro h lum Big Leaf Maple Save
6 10 Acer macro lum Big Leaf Maple Remove Split leader; high branching only; poor form
7 16 Acer macro h lum Big Leaf Maple Remove Within future house footprint
8 18/20 Acer macro h lum Big Leaf Maple Remove Within future house footprint
9 12 Acer macro h lum Big Leaf Maple Remove Within future house footprint
10 16 Acer macro lum Big Leaf Maple Remove Within future house footprint
11 12 Acer macro h lum Big Leaf Maple Remove Within future house footprint
12 8 Acer macro lum Big Leaf Maple Remove Within future house footprint
13 16 Po ulus trichoca a Black Cottonwood Remove Within future side rd setback
14 18 Acer macro h lum Big Leaf Maple Remove Within future house footprint
15 14/12/8/ Prunus emar inata Western Chokech Remove Leaning from wind throw, hazardous
16 24/20 Acer macro lum Big Leaf Maple Remove Decayed, leaning, poor form, hazardous
17 22 Acer macro h lum Big Leaf Maple Remove Within future side rd setback
18 25/12/8 Acer macro tum Big Leaf Maple Remove Decayed, leaning, poor form, hazardous
19 8 Prunus emar inata Western Chokeche Remove Poor form, broken top. decay, one-sided
20 24/12/12 Acer macro lum Big Leaf Maple Remove Decayed, leaning, poor form, hazardous
21 8 Prunus emar inata Western Chokecherryj Remove Tall, an poor form, leaning
22 8 Prunus emar inata Western Chokecherry l Remove Tap, gang , poor form, leaning
23 8 Prunus emar inata Western Chokecherry Remove Within future driveway setback
24 8 Prunus emar inata Western Chokeche Remove Within future driveway ad
25 8 Prunus emar inata Western Chokech Remove Within future driveway ad
26 8 - Prunus emar inata Western Chokeche Remove Within future driveway ad
27 20 Acer macro lum Big Leaf Maple Remove Within future driveway ad
28 8 Cratae us sp. Hawthorn Remove Within future driveway ad
29 4-10/3-8 Prunus emar inata Western Chokecherry Remove Within future driveway setback
30 24/24/14 Acer macro h lum Big Leaf Maple Remove Severe decay, leaning, poor form, hazardous
31 14 Malus sp. Apple Remove Within future house footprint
32 14 Malus sp. Apple Remove Within future house footprint
33 18 Ju lans re is English Walnut Save Crown raise pruning required
34 16 Cratae us sp. Hawthorn Save
35 6 6 Ilex s p. Hol Save
36 24 Prunus sp. Flowering Cherry Save
37 7 Picea lauca White Spruce Save
36 Pseudotsu menziesii Douglas Fir Save
36 Pseudotsuga menziesii Dou las Fir Save
E
4O 20 Matus s le Save
2 6 Ju lans re is En lish Walnut Save
42 10 Acer macro h lum Bi Leaf Maple Save
43 10 Acer macro h lum Bi Leaf Maple Save
S.W. VIEW TERRACE l ; E R -;.R.
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P.4. 80x 2a6~ ASSOCIATES 1NC. ti ~~~1 ~
LAKE OSWEGO, 0I# 31035 12855 S.W. HALT. BLVD, ~ a Z y`~, VI2 ~y j ~ r , s~u~i~i,
. 503 lat-4331 ncAR R € ' f' ~ ( ~ n, 0 £GON 91223 .,t r at3r~r• e ~ ,
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~ , "~r ~ a ~ ~ ~ . r+ x ~ EXISTING USE: i1N0 SINGLE FAMILY saOMES ON iW0 YAX LOPS ~,~wr ~ ~ ~ aK ~
1'}'f'IGAI_ Sl"R~'El' SECrI ~ ~ ~ T.~_ QN PROPOSEp USE: SIX SINr,LE FAMILY LOTS
51fE AREA, 1.~1 ACRES VICINITY MAP ~ SG4tE NO SCALE
s>•u - ~ - - I ,I -sue-
I ~I ~ ~ I I m GENERAL NOTES:
~s
I ( 4 r - 1. ALL 'CORK SNAIL CONFOR~J TO 1}+E CITY OF 11GARD STAND TIGARD STANDARDS AND
~ ~ ~ t\ r. SFEGFICAIIGNS. Tjl 1 Jt)0 I I ~ \ T/C 7800 T C 7100 I / ~ r/c 7800
i T/C ISUO ti ~ 2. SANITARY SEVER SERVICE SHAT.L BE FROVi,DED Y EX1 N I' )ED BY EXTENDING A PUBLIC
I 'I ~ 1 ~ NN ~.3 y B EQ ~ ~ ,~4 LINE FROtJ THE EXISTING 8 S1U6 LOC TED TO 1}t I ~tl \ ~ r A E EAST X ~ Q lL /L 8800 T/C 8300 IN LOT 32, FENROSE TERRACE. TO THE EAST OF THE SITE
I ~ \ ~ ~ _ _ ~ ~
f ,I ~ 3. STORI'~I 'tYATER ORA!NAGE 'rVIL BE FROYIDEO BY AN E~4STiN~ BY AN E)MIING 10" STUB
\ I 'I - - ~ _...s,~ ` , _ _ - TO THE NGRIii, ROOF AND FOOTING GRAINS FRO!til 11-TE ti0 I s~'~.- ~ ~r~ ~ DRAIN IN10 A NEON LINE TO BE CONSTRUCTED ALONG 11iT`. t S FROU TN5 HOUSES VVLL
'D ALONG ME NORTH LINE
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I I ~ ---s~ 4. DONESiIt, WATER rNLL BE SERV€D pY 11iE 1X1S11NC l1NE LI
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I
F ~ ~ r I ~ i . ~ t ~ ~ ~ _ ~ ~ ~ ~ \ r 8100 r, T 8000 ~ I_ - ,1~ /Z r/C 7900
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T/L 1600 ti ~ ~ HOUSE t ~~XISrN~ - T/C 83(x) r' d G 20 SANITARY SEV'Et~ 1 r/~ 9~ a v ~ - I Q ~ 2,
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. ~ r 9300 \ r~ 4 ,s ~ r/~ 7700 23 24
\ ~ ~ ~ \ / \ ~ ~ r~2 7800 r/~ 7900
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n ~ " ~ ~ . ,
' ~ GRADING S: ~ ~ . ~ . NOTE ,
1. Tti£ CUT AN4 F1lL AREAS AS SHOWN AR£ 10 B£ 3L>rNOEO TTi6 ADJACENT LAND ~ ,
• ~ ~ ~ ~ ~ ~ TO FORK A GENTLE SLOPE OF 4:1 OR FLATTER. AREAS IN EXf,~S3 OP THIS SLOPE `
' SNACL 8E HYDRO--~EQED OR OMERtiMSE PROTECTED FROM EROSION. w •
2 ALL AREAS T4 RECEI~ STRUCTURAL F1L1. SHALL 8E SIRIPPEr} OF ALL VEGETAITON,
' • ~ ~ TH6 FILL PLACEq AhD ~CO~~PAGTEO TO 959E O S1TY 0 THE h1ATERIA,I FROEi ~ ~ AN " STRtPPIN(i SPREAD OVER T1iE Flll, SHAPED TO OR~IN ANO WfiEEL ROL~.EO,
. r rt
3. THE ROCF ANO FOOTING DRAINS SNA,LL DlSC~iARG£ THROUGH THE CURD, 4R fF 1HIS
_ ~ _ ES NOT POSS1$LE, INTO A PIPING SYSTEM iMt1CH OISCHARGE3 INTO TH£ 910RIJ SEWER,
" " ~ , 4. A SWALE SHALL BE FORGED ALONG EACH SIO£ A,NO OR R AR LOT LINE AS APPUCA lE
~O,~~'E: 10~~3--~6 ~ SCALE: t ~ 0 ~ s TO GANAGE 1TiE DRAJNAGE AFTER li±E HOLES ARE CONSTRUCIEO ANO FINE GRADED,
' 1
,
1' L S 9140 & 9200
• MAP 2S 1 1 t8A
DEVELOPER; ENGINEERS-SURVEYORS:
RICtIARD WNITEMAN HARRIS-McMONAGLE
P,o. BOX 2065 ASSOCIATES, INC. LAKE OSwEGO, OR 97035 12553 S.w. HALT. BLV>).
" (503) 731-4331 T1GA,R0, OREGON 97223
- (54J) 639-3453
(OROGRA~HY: CIIY OF TIGARp - U.S,G.S.
ZONING: R--4.5 (7,500 S.F. LOTS)
. EXISTING USE: TWO SINGLE FAMILY NOMES ON TWO TAX LOTS
PROPOSED USE: SIX SINGLE FAMILY LOTS
SITE AREA: 1,57 ACRES " I I r_ ~ _ ~ r _ r ~ _ ~ . ~ .
1
I I I
I
I I \
i ? \ ~ ~ 6
r r7oo I I l \ r/L 7600 - T/C »oo r/L 7800
I I Tel, X300 , I I A j~
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i i ~ \
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