Hearings Officer Packet - 03/13/1995
A S'
CITY OF TIGARD
OREGON
TIOARD N$ARINOS OFFICER
PUBLIC NOTICE; Anyone wishing to speak on an agenda item should sign on the
appropriate sign-up sheet(s).
Assistive Listening Devices are available for persons with impaired hearing and
should be scheduled for Planning Commission meetings by noon on the Monday prior
to the meeting. Please call 639-4171, Ext. 320 (voice) or 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 your need by 5:00
p.m. on the Wednesday preceding the meeting date at the same phone numbers as
listed above.
(OVER FOR MEETING AGENDA ITEMS)
nGARD HEARINGS OFFICER - 3/13/95 PAGE 1 OF 2
hAtogin\patty\hoagend3.13
CITY OF TIGARD
HEARINGS OFFICER
MARCH 13, 1995 - 7:00 P.M.
AGENDA
1. CALL TO ORDER
2. PUBLIC HEARING
41
2.1 SUBDIVISION SUB 94-0006 ROGERS LOCATION: 9185 SW 66th Avenue
(WCTM 1S1 25DA, tax lot 800). A request for Subdivision preliminary plat
approval to divide an approximately 1.45 acre parcel into seven lots ranging
between 7,500 to 9,536 square feet. APPLICABLE REVIEW CRITERIA:
Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.2.1, 7.3.1, 7.4.4, 7.5.2, 7.6.1,
8.1.1, and 8.1.3; Community Development Code Chapters 18.50, 18.88, 18.92,
18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160, and 18.164. ZONE: R-
4.5 (Residential, 4.5 units/acre) The R-4.5 zone allows single-family residential
units, public support facilities, residential treatment homes, farming, manufactured
homes, family day care, home occupations, temporary uses, and accessory
structures among other uses.
3. OTHER BUSINESS
4. ADJOURNMENT
TIGARD HEARINGS OFFICER - 3/13/95 PAGE 2 OF 2
h:\1ogin\patty\hoagend3.13
C1TY0FT1t*ARD
COMMUN" DEVELOPMENT DEPARTMENT
13125 SW Hall Blvd P.O. Bout 23391, Tigmd, Oregon 97223(503) 639.4175
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CRYOF111?AiEif?
onwm
COMMUNITY NEWSPAPERS, INC.
P.O. BOX 370 PHONE (503) 6840360
BEAVERTON, OREGON 97075
Legal Notice Advertising
• City of Tigard • ? Tearsheet Notice
13125 SW Hall Blvd.
• Tigard,Oregon 97223 • ? Duplicate Affidavit
AFFIDAVIT OF PUBLICATION
STATE OF OREGON, )
COUNTY OF WASHINGTON, )ss.
•
1, Kathy Snyder
being first duly sworn, depose and say that I am the Advertising
Director, or his principal clerk, of the Ti garrl-T „a 1 at; n Ti
a newspaper of general circulation as defined in ORS 193.010
and 193.020; published at Tigard in the
aforesaiq county and state; that the
Hearincis-SUB 94-0006 Roaers
a printed copy of which is hereto annexed, was published in the
entire issue of said newspaper for ONE successive and
consecutive in the following issues:
February 2,1995
Legal
Notice TT B 0 9 7
The following will be considered by the Tigard Hearings Officer on Mon-
day, February..l 3-1495. at 7.00 P.M. at the Tigard Civic Center - Town
Hall 13125 S.W. Hall Blvd., Tigard, Oregon 97223. Both public oral, and
written testimony is invited. The public hearing on this matter will be con-
ducted 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 precludes an appeal, and failure to
specify the criterion from the Community Development Code or Com-
prehensive 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 Blvd., Tigard, Oregon 97223, or by calling
639.4171.
PUBLIC HEARINGS:
SUBDIVI IONSIUB O006 ROGERS
LOCATION: 9185 S.W. 66th Avenue (WCTM 1 S 125DA, tax lot 800). A
request for Subdivision preliminary plat approval to divide an ap-
proximately 1.45 acre parcel into seven lots ranging between 7,500 to
9,536 square feet. APPLICABLE REVIEW CRITERIA: Comprehensive
Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.2.1, 7.3.1, 7.4.4, 7.5.2, 7.6.1, 8.1.1, and
8.1.3; Community Development Code Chapters 18.50, 18.88, 18.92,
'18.100,18.102,18.106,18.108,18.114,18.150,18.160, and 18.164.
ZONE: R-4.5 (Residential, 4.5 units/acre) The R-4.5 zone allows single-
family residential units, public support facilities, residential treatment
homes, farming, manufactured homes, family day care, home occupations,
temporary uses, and accessory structures among other uses.
r
T78097 -Publish February 2, 1995.
Subscribed and sworZZ me this 2nd days-_,Februar :,,rL Or-AL
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Vlt? I `dnx tdOTAf Y 6 i;'LIC - OREGON
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NotaqEP
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My Commission Expires:
AFFIDAVIT
COMMUNITY NEWSPAPERS, INC.
P.O. BOX 370 PHONE (503) 684.0360
Niffl 0 61995 BEAVERTON, OREGON 97075
?:9T1z OF T)GARD. Legal Notice Advertising
•City of Tigard • ? Tearsheet Notice
13125 SW Hall Blvd.
•Tigard,Oregon 97223 • ? Duplicate Affidavit
•
AFFIDAVIT OF PUBLICATION
STATE OF OREGON, )
COUNTY OF WASHINGTON, ass.
1, Kathy Snyder _
being first duly sworn, depose and say that I am the Advertising
Director, or his principal clerk, of theTi Bard-TLa 1 ati n Times
a newspaper of general circulation as defined in ORS 193.010
and 193.020; published at Tiqayd in the
aforesaid county and state; that the
a printed copy of which is hereto annexed, was published in the
entire issue of said newspaper for ONE successive and
consecutive in the following issues:
Legal
NoticeTT 8118
The following will be considered by the Tigard Hearings Officer on
Monday, March 13, 1995, at 7:00 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 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
I Planning Division at 13125 S.W. Hall Boulevard, Tigard, Oregon 97223,
or by calling (503) 639.4171,
PUBLIC HEARING:
SUBDIVISION SUB 94-0006 ROGERS
LOCATION: 9185 S.W. 66th Avenue (WCTM 1S 125DA, tax lot 800). A
request for Subdivision preliminary plat approval to divide an
approximately 1.45-acre parcel into seven lots ranging between 7,500 to
9,536 square feet. APPLICABLE REVIEW CRITERIA; Comprehensive
Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.2.1, 7.3.1, 7.4.4, 7.5.2, 7.6.1, 8. 1.1 and
8.1.3; Community Development Code Chapters 18.50, 18.88, 18.92,
18.100, 18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164.
ZONE: R-4.5 (Residential, 4.5 units/acre). The R-4.5 zone allows single-
family residential units, public support facilities, residential treatment
homes, farming, manufactured homes, family day care, home occupations,
A? an. temporary uses and accessory structures among other uses.
_ TT8118 -Publish March 2,1995.
Subscribed and sworn to re me this2nd day of __May Ch 119 ?. OFFICI;".t „G;t -
ROSIN A, j?:-) .GSSS
Il rj- NOTARY Pt16!. OREGON
COM WISSION .024552
Notary lic or Oregon My GOMMI^g l ?,y16.1;97
My Commission Expires:
AFFIDAVIT
jo TIGARD I&
HEARINGS OFFICER
CITY or TIGARD
OREGON
NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME
AND NOTE THEIR ADDRESS ON THIS SHEET ...(Please PRINT)
AGENDA ITEM #: 2.1 Page 1 of 1 DATE OF HEARING: 3 / 13 / 95
CASE NUMBER(S): SUB 94-0006
OWNER/APPLICANT: I FROGERS
LOCATION: 1 1 9185 SW 66th Avenue Tigard Oregon
PLEASE PRINT YOUR. NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE
PROPONENT (For the proposal) OPPONENT (Against the proposal)
(Print Name lAddresslZip/& Affiliation) (Print Name lAddress /Zip & Affiliation)
Name: Name:
Address: Address:
City: State: Zip: City: State: Zip:
Name: Name:
Address: Address:
city: State: Zip: city: State: Zip:
Name: Name:
Address: Address:
City: State: Zip: City: State: Zip:
Name: Name:
Address: Address:
City: State: Zi -----..-.City: State: Zip;
r
City: ?l? r /j./ State: i Zin: "/ / 223 City: State: Zin:
L]
11
BEFORE THE LAND USE HEARINGS OFFICER
FOR THE CITY OF TIGARD, OREGON
In the matter of an application by Tom Rogers for a ) FINAL ORDER.
preliminary 7-lot subdivision for 1.45 acres in the R ) SUB 94000 6
4.5 zone at 9185 SW 66th Avenue in the City of ) (Charles estates)
Tigard, Oregon. )
1. FINDINGS
The hearings officer hereby adopts and incorporates herein the Tigard Community Development
Staff Report dated February 6, 1995 (the "Sall Report'), including the summary, findings about the site
and surroundings, applicable approval standards, NPA and agency comments, and evaluation of the
request, except to the extent expressly modified herein.
II. HEARING
The hearings officer conducted a duly noticed public hearing regarding the application on March
13, 1995. The following testimony was offered in relevant part.
1. City Planner VMII D'Andrea summarized the Staff Report. He submitted an additional
oondition based on the standards contained in 18.164.030(2) relating to the maintenance of private
streets.
2. Jay Harris, engineer testified for the applicant. He accepted the Staff Report generally, but
had questions about recommended solar access and storm drainage conditions. Conceming solar
access, he pointed out that the site is wooded. He stated the applicant can't meet the requirement for
a north/south dimension of 90 feet because of the street orientation. He argued in favor of an
adjustment from the solar access requirements instead of a requirement to meet the Performance
Option standards so that the most trees can be retained: Concerning storm drainage, he questioned
condition number 5 requiring the applicant to show that he will discharge storm drainage runoff into the
existing underground system without significantly effecting properties down stream. He said that the
existing downstream drainage system is primarily open ditches that probably don't met Tiigard's current
standards. He wants assurance that Tigard wont require the applicant to improve all of the off site
downstream system. He said that the City may have funds for a capital improvements project and that
the applicant may agree not to remonstrate against participation in a local improvement project to
improve the off-site drainage system in the future.
3. Tom Rogers, property owner and applicant, said that part of the storm drainage issue is that
he has agreed to install an underground system in SW 66th Avenue to handle existing oaf site storm
drainage to be connected to the storm drainage system for the proposed subdivision. He argued that it
will be hard to decide how much water is existing off site drainage picked up on 66th Avenue compared
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to how much mater is draining from the impervious surface of the proposed subdivision. He doesn't
think its his sole responsibility to solve off -site drainage problems.
III. SITE VISIT
The hearings officer visited the site before the hearing without the company of others. She
observed the site's coverage with deciduous trees, the nature of surrounding development, the terrain
and condition of surrounding streets.
IV. DISCUSSION
1. City staff recommended approval of the application subject to conditions in the Staff Report.
The hearings officer finds that the Staff Report generally contains all the applicable standards for the
applications and findings showing the application complies with the those standards. Those findings
are not disputed in large part. The hearings officer adopts these findings as her own, to the extent they
are not disputed as expressly provided otherwise below in support of a decision to approve the
subdivision, subject to the conditions recommended in the Staff Report.
2. The applicant contends that lots 1, 2, 6 & 7 comply with the solar access basic
requirements and requests an adjustment for lots 3 through 5 because one subdivision lot would be lost
to achieve an acceptable solar subdivsion design. He argued om favor of the adjustment because
preservation of trees on the wooded site may limit compliance with code requirements, the existing road
patterns in the project area do not allow for a street extension through the project site, and the cul-de-
sac prevents the front lot lines from being oriented in an east-west direction.
a. Code section 18.88.040 contains solar access standards and provides that the 80
percent of lots that must comply with the basic standard must be adjusted to the minimum extent
necessary if the applicant has shown that following the adjustment standards would cause:
"1. Adverse effects on density and cost or amenities.
"a. If the design standard in section 18.86.040 CA is applied, either the
resulting density is less than that proposed, or on-site development
costs ... are at least 5 percent more per lot than if the standard is not
applied. The following conditions, among others, could constrain the
design of a development in such a way that compliance with section
18.88.040 CA would reduce density or increase per lot costs in this
manner. The applicant shall show which, if any, of these or other
similar site characteristics apply in an application for a development:
"(iii) Existing road patters must ... terminate on-site to comply
with the applicable road standards or public road plans in a way
that prevents given streets or lots in the development from
being oriented for solar access.
0 •
b. The hearings officer finds that the applicant has met his burden of showing that
following the standard would result in less density than proposed because the existing road patterns
must terminate on-site to comply with existing road patterns in way that prevents lots 3 through 5 from
being oriented for solar access. The adjustment from the standard for these lots is the minimum
necessary.
3. The staff recommended at the hearing the inclusion of an additional condition as follows:
'The applicant shall provide legal assurances for the continued maintenance of private streets,
such as: a) a bonded maintenance agreement; and b) the creation of a homeowners'
association.
a. Code section 18.164.030 S. allows for private streets. This section requires:
"1. Design standards for private streets shall be established by the City
Engineer; and
12. The City shall require legal assurances for the continued maintenance
of private streets, such as:
"(a) A bonded maintenance agreement; and
"(c) The creation of a homeowners association;
"3. Private streets serving more than six dwelling units are permitted only
within planned developments, mobile home parks, and multi-family
residential developments.
b. The hearings officer finds that the condition recommended by the staff at the public
hearing is required by the Code and the applicant agrees to the amended condition.
IV CONCLUSIONS
The applicants request does or can comply with the applicable standards of the City of Tigard
Community Development Code and should be approved, subject to the conditions of approval in the
Staff Report with minor changes based on the above findings and the conclusions in section VI of the
Staff Report.
V. ORDER
The hearings officer approves the applicants request, SUB 940007 (Charles Estates), subject
to the conditions in Section VI of the Staff Report, with the following amendments:
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1. Condition of approval 1 is amended to add the following:
The applicant shall provide legal assurances for the oontinued maintenance of private
streets, such as: a) a bonded maintenance agreement; and b) the creation of a
homeowner's association.
2. Condition of approval 5 is amended to read as follows:
The applicant shall demonstrate that he can discharge storm drainage runoff from the
increased impervious surface from the development into the a fisting underground
system without significantly affecting downstream properties.
Dated this 23rd day of March, 1995
Deniece B. Won
City of Tigard Hearings Officer
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AGENDA ITEM 2.1
BEFORE THE LAND USE HEARINGS OFFICER
FOR THE CITY OF TIGARD, OREGON
Regarding an application by Tom Rogers for a subdivision
consisting of approximately 1.45 acres located south of
SW Taylor's Ferry Road, east of SW 69th Avenue, north of
SW Walnut Terrace and on the west side of SW 66th Avenue.
1. SUMMARY OF THE REQUEST
CASE: Subdivision SUB 94-0006/ROGERS
STAFF REPORT
SUB 94-0006
SUMMARY: The applicant requests Subdivision approval to divide a parcel consisting
of approximately 1.45 acres into 7 lots ranging in size from 7,500 square
feet to 9,536 square feet, with the creation of a private street.
APPLICANT: Tom Rogers OWNER: Same
P.O. Box 80152
Portland, OR 97280
COMPREHENSIVE PLAN DESIGNATION: Low Density Residential.
ZONING DESIGNATION: R4.5, (Residential, 4.5 units per acre).
LOCATION: 9185 SW 66th Avenue (WCTM 151 25DA, tax lot 800).
APPLICABLE LAW: Community Development Code Chapters 18.50, 18.88, 18.92, 18.100,
18.102, 18.106, 18.108, 18.114, 18.150, 18.160 and 18.164. Comprehensive Plan Policies
2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3.
STAFF RECOMMENDATION: Approval subject to conditions.
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 1
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II. FINDINGS ABOUT SITE AND SURROUNDINGS
A.
B
C.
D.
Site size, shape, and location:
The rectangular shaped lot contains approximately 63,000 square feet. The parcel
is located south of SW Taylor's Ferry Road, east of SW 69th Avenue, north of SW
Walnut Terrace and on the west side of SW 66th Avenue.
Existing uses, topography and drainage :
The site is currently developed with an existing single family residence. The
majority of the site is wooded. The site slopes from a height of approximately 444
feet at the northeast corner of the property to low elevation of approximately 416
feet in the southwestern corner of the site.
Surrounding zoning and land uses:
The surrounding properties are zoned for single family residential development at
a density of 4.5 units per acre. The area is predominantly developed with single
family residential development.
Proposed use:
The applicant proposes to subdivide the site into 7 single family residential lots
ranging in size from 7,500 to 9,536 square feet. The subdivision proposal
includes the development of a private street off of SW 66th Avenue. No road
connections to to adjoining property are proposed.
III. APPLICABLE APPROVAL STANDARDS
A
Community Development Code:
Development Standards: Section 18.50 contains standards for the R4.5 zone.
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
7,500 square feet/unit
50 feet
20 feet
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 2
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Garage setback 20 feet
Interior sideyard setback 5 feet
Corner sideyard setback 10 feet
Rear setback 15 feet
Maximum building height 30 feet
Solar Access: Section 18.88.040(C)(1) contains solar access standards for new
residential development. A lot meets the basic solar access lot standard if it has
a north-south dimension of 90 feet or more and has a front lot line that is oriented
within 30 degrees of a true east-west axis. A subdivision complies with the basic
requirement if 80% or more of the newly created parcels meet this standard.
Alternatively, an applicant can meet the City's Solar Access Standards by
complying with the protected Solar Building Line Option or the Performance
Option. Energy efficiency is ensured through the location of the residence with
sufficient solar access or through the design of the homes which incorporates
window glazing with solar orientation. An applicant can request an exception to
the solar access standards based on the following development constraints: Site
topography in excess of a 10 percent slope, shade from existing on-site or off-site
vegetation or structures, significant natural features, existing street public easement
patterns, impacts to density, cost or amenities of the project which adds five
percent or more to the cost of each lot.
Density: Section 18.92.020 contains standards for density. The number of
dwelling units permitted is based on the net development area, excluding sensitive
land areas and land dedicated for public roads or parks, or for private roadways.
This land 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.
Landscaping: Section 18.100 contains landscaping standards for new
development. The applicant must also comply with the standards set forth in
Section 18.100.035 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.
Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be
maintained on the corners of all property adjacent to intersecting right-of-ways or
the intersection of a public street and a private driveway. A visual clearance area
is the triangular area formed by measuring a 30 foot distance along the street right-
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 3
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.
Access, Egress, Circulation: Section 18.108.070(A) contains standards for the
width of access driveways to single family residences. In order to comply with
the standard each lot must be provided with a ten foot wide residential driveway.
This section also requires that 6 units be served with a 25 foot wide access with
20 feet of minimum pavement width. Section 18.108.070(6) states that private
residential access drives shall be provided and maintained in accordance with the
provisions of Section 10.207 of the Uniform Fire Code.
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 circular, paved surface having a minimum turn around radius measured from
centerpoint to outside edge of 35 feet.
Tree Removal: Section 18.150.020(E) requires a permit for removal of trees
having a trunk six inches or more in diameter measured four feet above the
ground level. A permit for tree removal must comply with the following criteria
as specified in Section 18.150.030(A):
a. The trees are diseased, present a danger to property, or interfere
with utility service or traffic safety;
b. The trees have to be removed to construct proposed improvements
or to otherwise utilize the applicant's property in a reasonable
manner;
C. The trees are not needed to prevent erosion, instability, or drainage
problems;
d. The trees are not needed to protect nearby trees as windbreaks or
as a desirable balance between shade and open space;
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 4
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e. The aesthetic character in the area will not be visually adversely
affected by the tree removal; and
f. New vegetation planted by the applicant, if any, will replace the
aesthetic value of trees to be cut.
Subdivision Design: Section 18.160.060(A) contains standards for subdivision of
parcels into four or more lots. To be approved, a preliminary plat must comply
with the following criteria:
1. The proposal must comply with the City's Comprehensive Plan, the
applicable zoning ordinance and other applicable ordinances and
regulations;
2. The proposed plat name must not be duplicative and must
otherwise satisfy the provisions of ORS Chapter 92;
3. Streets and roads must be laid out so as to conform to the plats of
subdivisions and maps of partitions or subdivisions already
approved for adjoining property as to width, general direction and
in all other respects unless the City determines it is in the public
interest to modify the street or road pattern; and
4. An explanation has been provided for all common improvements.
Street and Utility Improvements: Section 18.164 contains standards for streets and
utilities serving a subdivision:
1. Section 18.164.030(A) requires streets within and adjoining a
development to be dedicated and improved based on the
classification of the street.
2. Section 18.164.030(E) requires a local street to have a minimum 44
foot right-of-way and 24 foot paved section between curbs and
sidewalks.
3. Section 18.164.030(F) states that where it is necessary to give access
or permit a satisfactory future division of adjoining land, streets shall
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 5
•
•
be extended to the boundary lines of the tract to be developed and
a barricade shall be constructed at the end of the street.
4. Section 18.164.030(x) requires that a cul-de-sac shall be no more
than 400 feet long nor provide access to greater than 20 dwelling
units.
5. Section 18.164.030(S) states that design standards for private streets
shall be established by the City Engineer.
6. Section 18.164.040(A) (Blocks Design) 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.
7. Section 18.164.040(6)(1) (Block Size) states that the perimeter of
blocks formed by streets shall not exceed 1,800 feet measured along
the right-of-way line except:
a. Where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing
development or;
b. For blocks adjacent to arterial streets, limited access
highways, major collectors or railroads.
C. For non-residential blocks in which internal public
circulation provides equivalent access.
8. Section 18.164.040(6)(2) states that when block lengths greater than
600 feet are permitted, pedestrian / bikeways shall be provided
through the block.
9. 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.
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 6
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10. Section 18.164.060(6) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley.
11. Section 18.164.090 requires sanitary sewer service.
12. Section 18.164.100 requires adequate provisions for storm water
runoff and dedication of easements for storm drainage facilities.
B. Applicable Comprehensive Plan Policies.
Citizen Injut: 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.
Water ualit : 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.
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.
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.
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.
Street Improvements. Policy 8.1.3 states that the City will require the following
as a precondition of approval:
a. Development abut a dedicated street or have other adequate access;
b. Street right-of-way shall be dedicated where the street is substandard in
width;
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 7
•
C. The developer shall commit to construction of the streets, curbs, and
sidewalks to City standards within the development.
d. The developer shall participate in the improvement of existing streets,
curbs, and sidewalks to the extent of the development's impacts;
e. 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.
IV. OTHER STAFF COMMENTS
1. The City of Tigard Engineering Department has reviewed the proposal and offers
the following comments:
A. Streets:
The site is located on the westerly side of SW 66th Avenue and is occupied by an
existing single family home. The applicant proposes to provide access to six
additional parcels with the construction of a private street extending westerly from
SW 66th Avenue, with the existing house continuing to use the existing driveway
onto SW 66th Avenue.
SW 66th Avenue is a local street which has been improved with a minimum 20
foot wide pavement of unknown origin. The roadway should be reconstructed.
The applicant's preliminary plat shows the construction of a 24 foot wide
pavement on SW 66th Avenue, with the centerline on center with the existing 60
foot right-of-way. This roadway width is consistent with the new regulations for
a cul-de-sac, Section 18.164.030. The turn-around at the end of the street would
be provided by the "hammerhead" created by the street end and the new private
road extending to the west. With the improvements centered on the right-of-way,
a 12 foot lane will be constructed on the opposite side of the proposed
development and provide for a travel lane in both directions.
Additionally, in regards to the new requirements of Section 18.164.0406 relating
to the maximum perimeter block length of 1800 feet, the existing residential
development surrounding the site prevents the possibility of any future street
extensions. Staff concurs with use of the private street cul-de-sac and the street
stub for SW 66th Avenue as shown.
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 8
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B. Sanitary Sewer:
The site is served by the existing 8" public sewer in SW 66th Avenue and the
existing off-site sewer in SW Walnut Terrace, approximately 200 feet southerly.
The applicant has obtained a 20 foot wide easement between the end of the
private street cul-de-sac over to SW Walnut Terrace to provide for a sewer main
extension. Both sewers have sufficient capacity for the proposed development.
C. Storm Drainage:
The site currently drains in a westerly direction in a sheet flow condition through
the wooded area behind the existing residence. The applicant proposes to utilize
the same easement to provide for a new underground storm drain from SW
Walnut Terrace that would drain both the new private cul-de-sac and the street
end stub at SW 66th Avenue. The proposed storm drain would connect to an
existing system in SW Walnut Terrace of unknown origin and condition. The
applicant should include an analysis of this system as a part of the evaluation of
the down stream effects of the increase in off-site drainage.
The Unified Sewerage Agency has established and the City has agreed to enforce
(Resolution and Order No. 91-47) Surface Water Management Regulations
requiring the construction of on-site water quality facilities or fees in-lieu of their
construction. Requiring surface water quality facilities on small sites would result
in numerous facilities that would become a maintenance burden to the City.
Furthermore, the applicant has not proposed any such facilities and there are no
natural depressions or other areas of this site that are particularly suitable for water
quality facilities. Regional facilities, funded by fees in-lieu of construction of these
facilities, would provide the required treatment with improved reliability and less
maintenance. Therefore the applicant should be required to pay the fee in-lieu
of constructing an on-site facility.
2. The City of Tigard Police Department states that a street lighting plan shall be
submitted for review and approval.
V. CIT & AGENCY COMMENTS
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 9
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1. The facilitator for the West Citizen Involvement Team was notified of the
proposed subdivision. The Citizen Involvement Team has not provided any
comments or objections to this development. In addition, the applicant conducted
a neighborhood meeting.
2. The Unified Sewerage Agency stated that water quality must be addressed. The
agency has questions regarding the availability of public storm and sanitary sewer
to lot 900, and if the downstream storm system has adequate capacity.
3. The City of Tigard Maintenance Services Division, City of Tigard Building
Division, Tualatin Valley Fire & Rescue, and Portland General Electic have no
objections to this proposal.
VI. EVALUATION OF REQUEST
A. Compliance with Community Development Code.
Development: The proposed subdivision shall comply with the use and setback
standards of the R-4.5 zoning district (Code Section 18.52) through the building
permit plan check review process. The proposed lots range in size between 7,500
up to 9,536 square feet which meet or exceed the 7,500 square foot minimum of
the R-4.5 zoning district. The R-4.5 zone requires a minimum lot width of 50
feet. As indicated on the site plan all the proposed lots will meet this minimum
width requirement.
Solar Access: As proposed 3 of the proposed 7 lots (2,6,7) comply with the basic
solar access requirements as specified in Code Section 18.88.040(C)(1) which
requires that 80% of the lots created through the subdivision provide a minimum
north-south dimension of at least 90 feet and a front lot line orientation within 30
degrees of true east-west. The remaining lots do not meet the basic requirements.
One of the lots can be counted as the standard 20% exemption from these solar
lot requirements. It is recommended that the remaining 2 lots which must comply
with solar accessibility requirements do so through the Performance Option which
optimizes the position of the residence on any given building site and designs the
majority of window glazing towards the southern facing elevation.
Density: The net developable area of the site, after deduction of 20% of the gross
area for public right-of-way is approximately 50,530 square feet. With a minimum
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 10
of 7,500 square feet per lot, this site yields an opportunity for up to 7 dwelling
units under the R-4.5 zoning designation. The applicant is proposing 7 lots, and
is therefore in compliance with density requirements.
Landscaping: The applicant shall be required to plant street trees in accordance
with the standards set forth in Section 18.100.035. The Code requires that street
trees be spaced between 20 to 40 feet apart depending on the size classification
of the tree at maturity. A street tree plan shall be submitted for review and
approval which provides street trees along the SW SW 66th Avenue and private
street frontage.
Clear Vision: The Planning and Building Division will review each residence and
other related permits for compliance with setback standards set forth for structures
within the clear vision area. A visual clearance area for all street intersections
shall be that triangular area 30 feet from the intersection of the right-of-way.
Placement of any future possible obstructions including street trees and
subdivision identification signs shall comply with this standard. Proposed
placement of signs and street trees shall be reviewed by the Planning Division for
compliance with the requirements of Sections 18.102 (Vision Clearance) and
18.114 (Signs).
Access, Egress. Circulation: Individual lot driveway requirements will be reviewed
at the time of building permits. The site plan shows the provision of 20 feet of
pavement with a 25 foot access width and a cul-de-sac with a 35 foot radius from
centerline, thereby meeting minimum access requirements.
Tree Removal: Section 18.150 requires that the number of trees over six inches
in diameter that will be removed during construction be minimized. A detailed
tree survey plan was not submitted as part of this application. As a condition of
preliminary plat approval, the applicant shall submit a tree inventory and survey.
A tree removal permit shall be obtained prior to obtaining any site permits. Tree
removal permits shall be issued in phases. Initial tree removal shall be limited to
the proposed steet improvement area and public utility easement areas. The
second phase shall be related to the development of individual lots.
Subdivision Design: Section 18.160.060(A) provides standards for review of
subdivision proposals. The subdivision complies with these standards for the
following reasons:
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 11
1. The proposed subdivision complies with the Comprehensive Plan
Map's Low Density Residential opportunity for the site as well as
with the applicable policies, the regulations of the R-4.5 zone, and
other applicable ordinances and regulations;
2. The proposed name of the subdivision, " Charles Estates", is not
duplicative of any other plat recorded in Washington County;
3. The site does not abut properties with approved plats which would
require conformity or connectivity with the plats of adjoining areas.
The design and width of the proposed street provides for both
adequate and safe access to the lots in this subdivision. The
developed nature of the area limits the possibility of extending the
street to facilitate future development.
4. 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: Chapter 18.164 provides standards for street and
utility improvements.
1. Sections 18.164.030(A) and (E) are satisfied as the applicant shall improve
the SW 66th Avenue frontage of the site to City standards and as the
proposed street meets the City's street standards.
2. Section 18.164.030(F) is not applicable as adjoining development patterns
do not require that the proposed street be extended to facilitate future
development.
3. Section 18.164.030(K) is satisfied as the proposed cul-de-sac is
approximately 240 feet long and provides access to 6 dwelling units.
4. Section 18.164.030(5) is satisfied as the City Engineer has approved the
proposed private street design as it complies with Section 18.108.070(A).
5. Section 18.164.040(A) and (B) (Block Design and Size) is not applicable
as section 18.164.040(B)(1)(a) lists pre-existing development as an
exemption to this standard. The applicant is proposing a private street off
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 12
a local residential street. The existing street patterns currently provide for
block lengths in excess of this standard. Due to existing development
patterns on adjoining properties, extension of the proposed street is not
practical. As indicated on the site plan, the adjoining properties are
developed with single family homes. The size of these properties would
only allow for a single, flag-lot partition. Given the location the existing
residences and the limited nature of future development, extension of the
proposed street is not being required.
6. Section 18.164.040(6)(2) likewise is constrained by adjoining development.
The potential location for a pedestrian connection would be on the
property line between lots #3 and #4. A connection between lots #3 and
#4 would encumber tax lot #2100 with a full pedestrian easement, to be
conditioned with any future partition.
7. Section 18.164.060(A) is satisfied as the plan shows that the proposed lots
will not exceed the depth to width ratio.
8. Section 18.164.060(6) is satisfied as the proposed lots exceed the minimum
25 foot frontage requirement.
9. Section 18.164.090 is satisfied as sanitary sewer service shall be provided.
10. Section 18.164.100 is satisfied as provisions for storm water runoff and
dedication of easements for storm drainage facilities has been provided.
B. Compliance With Comprehensive Plan Policies
Citizen Input: The subdivision is consistent with Policy 2.1.1 because notice of
the application and the public hearing on this item was provided to the Citizen
Involvement Team (CIT) East representative and to owners of property within 250
feet of the site. A neighborhood meeting was held by the applicant on October
13, 1994. Notice of the public hearing was published in a newspaper of general
circulation.
Water Quality: To comply with Policy 4.2.1 as the applicant shall be required to
pay a fee as established under the guidelines established by the Unified Sewerage
Agency Resolution Order NO. 91-47.
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 13
Public Utilities: 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: Tualatin Valley Fire and Rescue was provided with a copy of the
development plan in compliance with Policy 7.6.1.
Street Improvements: The subdivision proposal complies with Policies 8.1.1 and
8.1.3 because the proposed improvements to the public streets adjoining this site
will be consistent with City of Tigard standards and will be developed to the local
street widths called for by the functional classification of SW 66th Avenue.
Internal subdivision streets are proposed to be developed to City of Tigard street
standards.
VII. CONCLUSION AND RECOMMENDATION
The Planning Division concludes that the Hearings Officer should find that the proposed
subdivision, will promote the general welfare of the City and will not be significantly
detrimental nor injurious to surrounding properties provided that development which
occurs after this decision complies with applicable local state and federal laws.
In recognition of the findings staff recommends APPROVAL of Subdivision SUB 94-0006
for Charles Estates subject to the recommendations which follow:
ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO
RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY.
1. Full width private street improvements, including traffic control devices, mailbox
clusters, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage,
streetlights, and underground utilities shall be installed within the subdivision.
The private street shall consist of 20 feet of pavement within a 25 foot wide right-
of-way as shown on the preliminary plat. An 8 foot wide public utility easement
contiguous to the private right-of-way shall also be provided.
STAFF CONTACT:Michael Anderson, EngineeringDepartment(639-4171 }
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 14
2. Standard half-street improvements, including concrete sidewalk, driveway apron,
curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and
underground utilities shall be installed along the SW 66th Avenue frontage.
Improvements shall be designed and constructed to local street standards and shall
conform to the alignment of existing adjacent improvements or to an alignment
approved by the Engineering Department. The construction should include the
storm drain improvements at the street stub end that connects to the proposed
easement storm drain that extends southerly to the existing SW Walnut Terrace
storm drain. STAFF CONTACT:Michael Anderson,Engineering Department(639-
4171).
3. Three (3) sets of detailed public improvement plans and profile construction
drawings shall be submitted for preliminary review to the Engineering Department.
Seven (7) sets of approved drawings and one (1) itemized construction cost
estimate, all prepared by a Professional Engineer, shall be submitted 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.
STAFF CONTACT: John Hagman, Engineering Department (639-4171)
4. The applicant shall pay the fees as established under the guidelines of Unified
Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two part fee
which is paid at different times. The first part is paid with any associated public
improvements which is for that portion of the development which increases the
impervious area within the public right-of-way. The second part is paid at Building
Permit issuance which is for each individual lot.
5. The applicant shall demonstrate that storm drainage runoff can be discharged into
the existing underground system without significantly impacting properties
downstream.
6. The applicant shall provide an evaluation of the existing underground storm drain
system in SW Walnut Terrace to determine the capacity and pipe condition. The
applicant shall coordinate this study with the City Engineering Department to verify
the adequacy of the proposed storm drain connection from the subdivision, and any
alternatives to the design and construction. STAFF CONTACT: Michael Anderson,
Engineering Dept(639-4171)
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 15
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7. An erosion control plan shall be provided as part of the public improvement
drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance
Handbook, November 1989.
8. A final grading plan shall be submitted showing the existing and proposed contours.
A soils report shall be provided detailing the soil compaction requirements
consistent with the requirements of Chapter 70 of the Uniform Building Code.
STAFF CONTACT: Michael Anderson, Engineering Dept(6394171).
9. The applicant shall make an appointment for a pre-construction meeting with the
City of Tigard Engineering Department after approval of the public improvement
plans but before starting work on the site. The applicant, the applicant's engineer,
and contractor shall be required to attend this meeting prior to receiving the
approved plans and permits. STAFF CONTACT: Michael Anderson, Engineering
Department (639-4171)
10. Construction of the proposed public improvements and issuance of Building Permits
shall not commence until after the Engineering Department has reviewed and
approved the public improvements plans, a street opening permit or construction
compliance agreements has been executed, execution of a developer-engineer
agreement and payment of all permit fees.
STAFF CONTACT: John Hagman, Engineering Department (6394171)
11. 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 the site
improvements or buildings proposed by this application, and shall include the
vehicles of all suppliers and employees associated with the project.
12. Prior to the plat being recorded with Washington County the applicant shall provide
a 100 percent performance bond. As an alternative the applicant may have the plat
recorded after the public improvements have been accepted by the City of Tigard
and has posted the appropriate Maintenance Bond.
13. The applicant shall submit a tree inventory. A tree removal permit shall be
obtained prior to obtaining any site permits. Tree removal permits shall be issued
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 16
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in phases. Initial tree removal shall be limited to the proposed public right-of-way
areas and public utility easement areas.
THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR
TO THE ISSUANCE OF BUILDING PERMITS:
14. A street tree plan which complies with Section 18.100.035. The code requires that
street trees be spaced between 20 to 40 feet apart depending on the size of the tree
at maturity. STAFF CONTACT: Will D'Andrea, Planning Division.
15. A tree removal permit shall be submitted which specifies those trees which are to
be removed in connection with the preparation of individual lots. This tree removal
shall be applied for and approved by the Planning Division prior to removal of such
trees on-site. STAFF CONTACT: Will D'Andrea, Planning Division.
16. A street lighting plan shall be submitted to the Tigard Police Department for review
and approval.
THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR
TO THE ISSUANCE OF OCCUPANCY PERMITS:
17. Street trees shall be planted in accordance with the approved street tree plan.
IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF
THE COMMUNITY DEVELOPMENT CODE; THIS_IS_ NOT AN EXCLUSIVE LIST.
1. SECTION 18.160.170 Improvement Agreement
A. Before City approval is certified on the final plat, and before approved
construction plans are issued by the City, the Subdivider shall:
1. Execute and file an agreement with the City Engineer specifying the
period within which all required improvements and repairs shall be
completed; and
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 17
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2. Include in the agreement provisions that if such work is not
completed within the period specified, the City may complete the
work and recover the full cost and expenses from the subdivider.
B. 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.
2. SECTION 18.160.180 Bond
A. As required by Section 18.160.170, the subdivider shall file with the
agreement an assurance of performance supported by one of the following:
1. An irrevocable letter of credit executed by a financial institution
authorized to transact business in the State of Oregon;
2. A surety bond executed 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
3. Cash.
B. 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.
C. The subdivider shall not cause termination of nor allow expiration of said
guarantee without having first secured written authorization from the City.
3. SECTION 18.160.190 Filing and Recording
A 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.
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 18
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B. Upon final recording with the County, the applicant shall submit to the City
a duplicate original mylar copy of the recorded final plat.
4. SECTION 18.162.080 Final Plat Application Submission Requirements
A. The original and two duplicate mylar copies of the partition plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. The partition 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.
C. 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).
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.
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 19
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STAFF CONTACT: John Hadley, Engineering Dept. (639-4171).
5. SECTION 18.164
A. 18.164.120 Utilities
1. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television services and
related facilities shall be placed underground, except for surface
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility
service facilities during construction, high capacity electric lines
operating at 50,000 volts or above.
B. 18.164.130 Cash or Bond Required
1. 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.
2. 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.
3. The Cash or bond shall comply with the terms and conditions of
Section 18.160.180.
C. 18.164.150 Installation: Prerequisite/Permit Fee
1. 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.
D. 18.164.180 Notice to City Required
1. Work shall not begin until the City has been notified in advance.
2. If work is discontinued for any reason, it shall not be resumed until
the City is notified.
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 20
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G. 18.164.200 Engineer's Certification Required
1. 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 the City
acceptance of the subdivision's improvements or any portion thereof
for operation and maintenance.
SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS RECORDED
WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION
"-a b ? , q6-
PREPARED BY: Will D'Andrea, DATE
Assistant Planner
Z& /q5-
APPROVED BY: Richar wersdorff, DATE
Senior Planner
HEARINGS OFFICER - SUB 94-0006 - ROGERS PAGE 21
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VICINITY
EXHIBIT MAP
CASE NO.
(SEM) 94-0006
EXHIBIT ?
CHARLES ESTATES
PROJECT OVERVIEW
DEVELOPER/OWNER
Tom Rogers Construction
P.O_ Box 80152
Portland, Oregon 97280
Telephone: (503) 452-8725
ENGINEER/SURVEYOR
Hams-McMonagle Associates
12555 SW Hall Blvd.
Tigard, Oregon 97223
Telephone: 639-3453
REQUEST
Preliminary plat approval for a 7 lot subdivision.
LOCATION
The project site is on the west side of SW 66th Avenue approximately 600 feet from SW Taylors
Ferry Road. The address of the existing dwelling on the site is 9185 SW 66th Avenue. The
property is shown as Tax Lot 800, Assessor's Map 1 S 1 25DA.
SIZE
The area of the site is approximately 1.45 acres.
ZONING
The existing zoning is R-4.5. Single family homesites with a minimum lot area of 7,500 square
feet are a permitted use in the R4.5 zone.
EXISTING SITE CONDITIONS
The site is rectangular, approximately 210 feet wide north-south (along 66th Avenue) and 300
feet deep east-west.
1
0 0
The land slopes from north to south at an average gradient of approximately 12%.
There is one single family residence on the property. The remainder of the land is undeveloped
with large deciduous trees and native understory shrubs/brush. The existing and proposed access
to the site is from SW 66th Avenue.
Water supply is available in SW 66th Avenue.
Sanitary sewer and storm drainage will be extended to the site from SW Walnut Terrace in a 20'
wide easement, as shown on the preliminary plat.
Storm drainage is available at the southwest corner of the site.
/-
Electricity, telephone, cable television and natural gas are available to the site.
ADJACENT PROPERTIES
The land adjacent to the project site is also in the R-4.5 zone with lot areas of approximately
18,000 square feet. The future development of the adjacent properties will partition as flag lots as
a infill process. Access to the newly partitioned lots will be via the pole portion of the lot that will
access SW Walnut Terrace or SW 66th or 69th Avenues. Providing access to the adjacent
properties from the project site would not be feasible because the adjacent properties are near
their full development potential. When the adjacent properties are partitioned the pole portion of
the newly created lot will obtain access to the street at the same point as the parent lot.
DEVELOPMENT PROPOSAL
As shown on the Preliminary Plat, the proposal is to develop a 7 lot single family subdivision on
the 1.45 acre site.
Access to the site will be from SW 66th Avenue.
The existing home will remain and continue to access SW 66th Avenue-
As mentioned above, and shown on the preliminary plat public facilities-, sanitary sewer, storm
drainage and water supply are available and will be extended into the subdivision. Electricity,
telephone, cable television and natural gas will be supplied by the private providers.
SW 66th will be improved along the site to a 2/3 street improvement standard. Limits of the
street improvements and a Typical Section are shown on the Preliminary Plat.
SW Burgen Court is proposed to be a Private Street. Limits of the street improvements and a
Typical Section are shown on the Preliminary Plat.
2
0 0
The City has also indicated that they would incur the costs to provide a storm drain system to
collect the drainage from the east side of SW 66th and improve the downstream facilities offsite,
as needed.
SOLAR ACCESS
Lots 1, 2, 6, and 7 meet the basic solar access requirements by having a minimum north-south
dimension of 90 feet and a front lotline within 30 degrees of a true east-west axis.
A adjustment to the to the solar design standard is sought for lots 3 through 5. Rationale for the
adjustment which follows the City of Tigard Ordinance 91-02 is as follows:
To achieve a acceptable solar configuration one subdivision lot would be lost; thus adversely
decreasing the density and viability of the project.
The existing road patterns in the project area do not allow for a street extension through the
project site. The cul-de-sac prevents the front lotlines from being oriented in a east-west
direction.
3
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~ ~ ~ _ _ _ 131' 88' - _
~ _ _ _ - - 3OO CItY~Cf flGARD R EX. It•ILC~• D PtPE =y--~~,_---- -
I - I _ F ~ - ~ EMOVE PtPE~ y -
- ..L I~ _ ~ ~ _ I I . I .
- _ _ - , ~ PRIvX~' Ltr~E - - ~ . - s ' - _ ~
_ v ~ 'r., _ ~ _ _ I
~ ~ - WEST
I - I I - i~Tt ~ l EX . NG 8' ~
I - - - _ I -.I.~ _ I - 0 SIDE STht• ENO SP I ~ 2 ~ - + P U. E. 30 - 30
_ 0 SEWER E SEMENT I M `
~ • XI TING SANITARY I I ~ - ._12.5' ~ 12' - - 12'
''T 2: 1 5: 1~ ~ 5~'~ ~ REGRADE DITCH
I . i - . _ y~~---- C I I MAX. AX, s raj- a - ?r-- ~ 4.17 4.17-----...
1~AX Lor 2300 - ~ , ~ O,, I ~ I S1U. CURB
~ - -
~ 3-1 /2" CLASS "C" A5PNALTIC CONCRETE NAVEL a
1 ~ I ~ I I ~ ~ 2" 3/4"(-) LE4'EIWG ROCK s~HOULDER
\ ~ I I
~ ~ , ~ ~ TAx LdT 2800 ! ~ -I - TAX CDT.. 2500 ~ ~ • l TAX LOT 2600 ~ ~ _ I ~ , - TAx LO X2900 I NOTE. 7" 1-1/2"(-) BAS>r ROCK -I- SAWCUT do CONFORM TO EXISTING USABLE
~ - .i_`_`,_ TAX LOT 0 T ~ ~ - , # , - _ _ I - I SAN LA t:.RA I _ PAV'T 1MTti NEW IMPROVEMENTS. SKIN ! PATCH EXiST1NG PA~lT AS NEEDED.
~ TYPICAL STREET SECTION
{I SW 66th AVENUE
~I NO SCALE
~ I i~ ~ I ~ ' ~ ~ ~ _ ,~~,.a: ~ ~k~~~~~q~~., ~ ~ ~ 8' P.U.E. / ~ ~ w ~
~ I I I I1 p I~ . 0 ~ ~ ,
I I a,~ ~r,,l 1 I { ~ ~ - ~ \ ~ 1- 12.5' 12.5' J ~ 8 P.U.E. 2.5,.~
I ~ f ~ I \ 2.5' _ 10` T 10' ~ 5:1 MAX. (2:1 MAX.
rAZ Lor 230 I = r 1=~- I { ~ I - I I I 1 ~ ~ _ e.~°°" ~ SLOPE ( SLOPE
P~a. I ~ _ I I 1, I 2: t MAx 2.50 , ~ 121 MAX. 5:1 MAX. ~ ~ 2.50% ~
I'~ I I i ~ SLOPE _ ~ I I I SLOPE ( SLOP i ~
~ ~ ~ ~ ~
I ~ I ~ ~ I ~ I ~ ~ STD. CURS I ~
i ---1. i I l i ~ , 3.5 CLASS C ASPHALTIC CONCRETE ~
LEGEND: ~ r I ? _ ~ ~ ~ ~ v ~ I I 2" 3/4"(-) LEVELING ROCK
EXlSfING LINES ( ~ t I 7" 1-1 /2"(-) BASE ROCK
L_ PROPOSED LINES
SAN SANITARY SEWER LINE
STM SrOPM SEWER LINE TYPICAL STREET SECTION
',MTR WATER LINE _ - - - - ~ - - _ - - - - - - - - - - -
ESMT EASEMENT ~ ~ - ~ _ - - - PRIVATE DRIVE
~ NO SCALE
GATEVALVE
DESIGN ~~~~a ~ SCALE
- REFERENCE INFORMATION AND NOTES
J.O,H,
P.4 TRACED P.O. E30X 80152 ~ owc Na a
POR1'LAh J,Q.H. PORTLAND, OREGON 97280
1 ADOEO TAX LOTS 10 THE~NORTti OF THE PROJECT. c"END HARRIS-MeM~ ORRIS-MebiONAGLI; ASSOCIATES, INC. s~IEEr
ALSO AOOEO TAX LOT NUMBERS. J.O.N 12/19/9 - ENG ENGINEER-SURVEYORS ~ ~ ~ ~
4 12b~ 12b,55 S.W. HALL BLVD.
f ~ w REY. C CR tT S A?PR. DA ~ DAB 11GA ~TiGARO, OR 97223-8287 1
10/3/94 pti0t R~fER T9 TR CINO. FQR~ f*AI~St, REVISION. PHC~VE: (50:5) 839-3453 of
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