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Hearings Officer Packet - 04/26/1993AGENDA TIGARD HEARINGS OFFICER MONDAY, APRIL 26, 1993 - 7:00 P.M. TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BLVD., TIGARD, OR 97223 1. CALL TO ORDER 2. PUBLIC HEARINGS 2.1 SUBDIVISION SUB 93-0003 LEASON/W & H PACIFIC (NPO #5) The applicant requests Subdivision preliminary plat approval to divide a 2.86 acre site into 11 lots ranging from 5,077 and 9,616 square feet in size. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.52, 18.88, 18.92, 18.102, 18.108, 18.150, 18.160, and 18.164; Comprehensive Plan Policies 2.1.1, 4.1.2, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1, and 8.1.3. LOCATION: 13880 SW Hall Boulevard (WCTM 2S1 2DD, tax lot 600) ZONE: R-7 (Residential, 7 units/acre) The R-7 zone allows single-family detached residential units, public support facilities, residential treatment homes, farming, manufactured homes, home occupations, temporary uses, and accessory structures among other uses. 2.2 SUBDIVISION SUB 93-0004 SENSITIVE LANDS SLR 93-0003 FINLEY/MILLER (NPO #5) The applicant requests Subdivision preliminary plat approval to divide a parcel of approximately 1.69 acres into nine lots ranging between 5,000 and 11,850 square feet in size. A Sensitive Lands approval is requested to allow a ground disturbance of approximately 30 to-3S cubic yards in a wetland. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.52, 18.84, 18.88, 18.92, 18.102, 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. LOCATION: 14010 SW Hall Boulevard (WCTM 2S1 12BB, tax lot 200) ZONE: R-7 (Residential, 7 units/acre) The R-7 zone allows single family attached or detached residential units, duplexes, public support facilities, farming, manufactured homes, home occupations, family day care, and accessory structures among other uses. 2.3 SUBDIVISION SUB 93-0006 VON HEIDEKEN (NPO #5) The applicant requests Subdivision preliminary plat approval to divide one parcel of 3.56 acres into 19 lots ranging between 5,000 and 8,300 square feet each. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.52, 18.88, 18.92, 18.102, 18.108, 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, 7.6.1, 8.1.1, and 8.1.3. LOCATION: 13990 SW Hall Blvd. (WCTM 2S1 2DD, tax lots 700 & 701) ZONE: R-7 (Residential, 7 units/acre) The R-7 zone allows single-family residential units, public support facilities, mobile home parks and subdivisions, residential treatment homes, farming, manufactured homes, home occupations, temporary uses, and accessory structures among other uses. 3. OTHER BUSINESS 4. ADJOURNMENT COMMUNITY NEWSPAPERS, INC. P.O. BOX 370 PHONE (503) 664-0360 BEAVERTON, OREGON 97075 Legal Notice Advertising • City of Tigard 0 ❑ Tearsheet Notice Accounts Payable/Terry • 13125 SW Hall Blvd. . ❑ Duplicate Aff idav Tigard, OR 97223-8199 0 0 AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss' 1 Judith Koehler being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of the Tig s a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at rej in the of esai-rio UB copgtYarstate4tha3in~ev/Miller ea 9d3 UUU E 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: April 15, 1993 1 / A Subscribed and sworn t before me this lath-day of , 193 / Notary Public for Oregon My Commission pires: AFFIDAVIT Legal NoticeTr 7522 The following will be considered by the Tigard Hearings Officer on Moday, April 26. 1993. at 7:00 P.M. at Tigard Civic Center - Town Hall, 13125 S.W. Hall Blvd., Tigard, Oregon. Both public oral and written tes- timony 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 the 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 Planning Division at 13125 S.W. Hall Blvd., Tigard, OR 97223, or by calling 639-4171. PUBLIC HEARINGS SUBDIVISION SUB 93-0004 SENSITIVE LANDS SLR 93.0003 FINLEY/MILLER (NPO #5) The applicant requests Subdivision preliminary plat approval to divide a parcel of approximately 1.69 acres into nine lots ranging between 5,000 and 11,850 square feet in size. A Sensitive Lands approval is requested to allow a ground disturbance of approximately 30 to 35 cubic yards in a wetland. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.52, 18.84, 18.88, 18.92, 18.102, 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. LOCATION: 14010 S.W. Hall Boulevard (WCTM 2S 112BB, tax lot 200). ZONE; R-7 (Residential, 7 units/acre). The R-7 zone allows single family attached or detached residential units, duplexes, public support facilities, farming, manufac- tured homes, home occupations, family day care, and accessory structures among other uses. SUBDIVISION SUB 93-0003 LEASON(W & H PACIFIC (NPO #5) The applicant requests Subdivision preliminary plat approval to divide a 2.86 acre site into 1 I lots ranging from 5,077 and 9,616 square feet in size. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.52, 18.88, 18.92, 18.102, 18.108, 18.150, 18.160, and 18.164; Comprehensive Plan Policies 2.1.1, 4.1.2, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1, and 8.1.3. LOCATION: 13880 S.W. Hall Boulevard (WCTM 2S 12DD, tax lot 600). ZONF_; R-7 (Residential, 7 units/acre). The R-7 zone allows single-family detached residential units, public support facilities, residential treatment homes, farming, manufactured homes, home occupations, temporary uses, and accessory structures among other uses. SUBDIVISION SUB 93-0006 VON HEIDEKEN (NPO #5) The applicant requests Subdivision preliminary plat approval to divide one parcel of 3.56 acres into 19 lots ranging between 5,000 and 8,300 square feet each. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.52, 18.88, 18.92, 18.102, 18.108, 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, 7.6.1, 8.1.1, and 8.13. LOCATION: 13990 S.W. Hall Blvd. (WTCM 2S1 213D, tax lots 700 & 701). ZONE: R-7 (Residential, 7 units/acre). The R-7 zone allows single-family residential units, public support facilities, mobile home parks and subdivisions, residential trea,- ment homes, farming, manufactured homes, home occupations, wmporary uses, and accessory structures among other uses. TT7522 -Publish April 15, 1993. T I GGR D H E A R I N G S O F F I NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET_ (Please PRINT) AGENDA ITEM: 7--1 CASE NUMBER(S) : Su$ OWNER/APPLICANT: LPaSrnN I (k Q t'l CAZ f << f LOCATION : ~~•0 S 1 _134A H NPO NUMBER: +~S DATE OF HEARING: PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PRO KENT ( or the propos 1) OPPONENT Against the proposal) LL-j Name _ I Name , Address Q Address P Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address I Address T I GOD HEARINGS O F F I NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET. (Please PRINT) AGENDA ITEM: 7-2- CASE NUMBER(S) : l ` uf; OWNER/APPLICANT: PIV1~~'gQ,.t-il ~ LOCATION: 7 ~ tia 0,1 VA NPO NUMBER: 4VS DATE OF HEARING: L/-2,& `eJ3 PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE _ - yyPROPONENT (For the proposal) OPPONENT Against the proposal) !7 Name 1 _ Address l~ -~~lyv7►`'`' 3 Name~~~~/v " ~d.~! Address)Z53~s Name Address Name Address Name- bOhIn Kira rTf T0~ ~p]~V Name U-( ro F(,(~! S C Address Sub ~F1lusvb Cp I F'GGo/1zP~ Oe- 9~2?.3 Name i ~l ~I 1 /V /rJ ti .4, Address d 2143-401 Name / v Address V o 0 Name C/d Address/ 7 /w V Address r Name 5v " 1v . Name Address ' 3 3 0 6c! ~ Address Name Name -7W W Nia,01 Address f y 7 T `u W I Address Name Name Address Address Name Name Address Address T I 4 RD H E A R I N G S O F F I NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET. (Please PRINT) v q 3 -G'v AGENDA ITEM; 2 CASE NUMBER(S); OWNER/APPLICANT: \,f UI\I 4e LOCATION : t 3 -I d 17u~ [~h 1"J \/(J~ . NPO NUMBER: DATE OF HEARING: - PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT Against the proposal) Nam 11 1; " 9~ Name Addres sAz55-33- 5 Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address I Address T I GoR D HEARINGS O F F I NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET. (Please PRINT) AGENDA ITEM: 1,2- CASE NUMBER(S): OWNER/APPLICANT: I' + f) A,/ ! - LOCATION: -d f z y DATE OF HEARING: nC - 3 NPO NUMBER: PLEASE PRINT YOUR NAME, ADDRESS,. AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT Against the proposal) Name ~2~ 1 A) S l J lrfua~l Name Address F33; 'Cz(o" Address Name ►N1- ~'3-ce"'-~' ~~G9 Name Address Y~ ~I CA)AN 6 f-eek G 4 ' Address 641 5.7 22 4 Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name Name Address Address Name 1r Name Address 1 Address 0 0 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by W &H Pacific for ) FINAL ORDER John and Gertrude Leason for approval of a preliminary ) plat for an 11-lot land division in the R-7 zone at 13880 ) SUB 93-0003 SW Hall Boulevard in the City of Tigard, Oregon ) (Bridgepark) FINDINGS 1. The hearings officer hereby adopts and incorporates herein the findings of the Tigard Community Development Department Staff Report dated April 16, 1993 (the "Staff Report"), including the summary, findings about the site and surroundings, applicable approval standards, NPO and agency comments, and evaluation of the request. 2. The hearings officer conducted a duly notice public hearing regarding the application on April 26, 1993. At that hearing, City Planner Ron Pomeroy summarized the Staff Report. Hal Keever appeared on behalf of the applicant. He summarized the history of the proposal and its relationship to SUB 93-0004 and SUB 93-0006 to the south and the Development Review decision regarding the Solares apartment complex to the north. He argued that it is inequitable to require the applicant to improve Fanno Creek Drive north of the site. He also asked for clarification of certain conditions of approval. City engineer Chris Davies testified about recommendations by ODOT regarding the SW Hall Boulevard/Fanno Creek Drive intersection. He also explained why the City is recommending that the applicant improve Fanno Creek Drive off-site. He noted the applicant could apply to City Council for approval of a reimbursement district to recover costs of off-site road improvements. No one else appeared. The hearings officer held open the public record to receive a copy of the final order in the matter of SDR 92-0020 (Solares), incorporated herein by reference. DISCUSSION 1. The only disputed issue in this case concerns recommended conditions of approval 5 and 6. These conditions require the applicant to improve Fanno Creek Drive from the north edge of the site either to Hall Boulevard or to that portion of Fanno Creek Drive improved as a condition of approval of SDR 92-0020. The applicant objects to off- site improvement requirements, arguing that it is unfair. 2. The hearings officer concedes that the disputed conditions of approval are somewhat unusual. In a typical situation, a street such as Fanno Creek Drive would be centered on a property line so that owners of property on each side would be required to make a half-width improvement, achieving as equitable a result as possible. But in this case, Fanno Creek Drive between Hall Boulevard and the site is situated entirely on the Solares property. Road improvement requirements may vary from what is typical given the circumstances. 3. In this case, the owner of the Solares property is required to dedicate right of way for Fanno Creek Drive from Hall Boulevard to the south edge of that property (about 200 feet measured along the centerline) and to make full-width street improvements for a minimum distance of 137 feet from Hall Boulevard. The applicant in SUB 93-0003 is required to continue the improvement from that point. The precise cost of each portion of the roadway is not in the record, so it cannot be determined that the cost-sharing in these cases is identical to what it would be if the road was centered on a property line. But the hearings officer finds that the division of road improvement responsibilities is reasonable. Page 1 Hearings Officer's Final Order SUB 93-0003 (Bridgepark) • • a. The improvement is necessary to comply with Policies 8.1.1 and 8.1.3 and Code sections 18.160.060(A)(3) and 18.164.030(A)(1)(a) and (b), because only by completing Fanno Creek Drive between the site and the portion of the road to be improved by the developer of the Solares property can a safe and efficient means of access be provided to the site. b. Even if Fanno Creek Drive is improved south of the subdivision site, the access from that street to the nearest arterials is severely constrained. Access to Bonita Road is long and circuitous; access to Hall Boulevard at Colony Creek Court is narrow and sight distance is constrained by fencing and trees. Improvement of Fanno Creek Drive to Hall Boulevard is needed to remedy existing traffic congestion to which the proposed subdivision would otherwise contribute and to ensure adequate access is provided. c. There is no way to improve Fanno Creek Drive from the north edge of the site to the east edge of the improvements required by SDR 92-0020 unless the applicant in SUB 93-0003 improves it or the City revokes or modifies the final order in SDR 92- 0020. Such revocation or modification is beyond the scope of the hearings officer's jurisdiction. The hearings officer must assume the decision in SDR 92-0020 is final and binding. If the street is to be improved, the applicant in SUB 93-0003 must do it. (The hearings officer assumes the City will not improve the street because it is only a local street.) d. The applicant (and prospective lot purchasers) benefit directly from the road improvement, because it provides access to the site. The off-site improvement is rationally related to the impact of the project, because residents of the subdivision will use the street for access to Hall Boulevard. Therefore, it is within the City's power and is consistent with applicable law for the City to require the applicant to improve the street off site as provided in conditions of approval 5 and 6. 4. In response to questions, the hearings officer notes the following: a. Condition of approval 4 refers to improvement requirements to Fanno Creek Drive Qn the subdivision site; condition of approval 5 refers to improvements to Fanno Creek Drive north of the subdivision site. b. Compliance with condition of approval 6 ensures the site has adequate access before the final plat is approved. There are four ways to comply with that condition. Conditions 6A and 6C require right of way for Fanno Creek Drive south of the site to be dedicated and improved (or its improvement guaranteed). This would provide access south to existing Fanno Creek Drive. Conditions 6B and 6D require that right of way for Fanno Creek Drive north of the site has been dedicated and that at least the west 137 feet of that right of way has been improved (or its improvement guaranteed). This would provide access to Hall Boulevard to the north. CONCLUSION Based on the above findings, and the conclusions in section VI of the Staff Report, the applicant's request does or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report. Page 2 Hearings Officer's Final Order SUB 93-0003 (Bridgepark) 0 0 ORDER The applicant's request, SUB 93-0003 (Bridgepark) is hereby approved, subject to the conditions in Section VI of the Staff Report D TE this IOth of Ma , 1993. City of Tigkd4le~dhgs Officer Page 3 Hearings Officer's Final Order SUB 93-0003 (Bridgepark) 0 0 AGENDA ITEM 2.1 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by W&H Pacific on STAFF REPORT behalf of John and Gertrude Leason for Subdivision SUB 93-0003 preliminary plat approval. I. SUMMARY OF THE REQUEST CASE: Subdivision SUB 93-0003 SUMMARY: The applicant requests Subdivision preliminary plat approval to divide one parcel consisting of approximately 2.86 acres into 11 buildable lots ranging between 5,077 and 9,616 square feet in size. APPLICANT: W&H Pacific 8405 SW Nimbus Avenue Beaverton, OR 97280 OWNER: John and Gertrude Lesson 13880 SW Hall Boulevard Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium-Density, Residential ZONING DESIGNATION: R-7 (Residential, 7 units per acre) LOCATION: 13880 SW Hall Boulevard (WCTM 2S1 2DD, tax lot 600) APPLICABLE LAW: Community Development Code Chapters 18.52, 18.88, 18.92, 18.102, 18,108, 18,150, 18.160 and 18.164; Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.21 7.3.1, 7.4.4, 8.1.1, and 8.1.3. STAFF RECOMMENDATION: Approval subject to conditions. II. FINDINGS ABOUT SITE AND A. Backaround Information: The City has reviewed no previous land use applications for this site. The existing single family residence was built many years ago and did not require a planning review. B. Vicinitv Information and Surrounding Land Uses: This 2.86 acre site is located on the east side of SW Hall Boulevard approximately 300 feet north of SW McDonald Street. The tax lots to the south are largely underdeveloped and are improved with one single-family HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE: 1 0 0 residence each. Further to the south is the Colony Creek Estates Subdivision which is fully developed with single-family and attached single-family residences. These properties are zoned R-7. Land to the east, across Fanno Creek, is zoned I-L (Light Industrial). A portion of this land is currently under development as an industrial park subdivision. The property to the north is zoned R-12 (Residential, 12 units per acre) and has recently been approved for the development of a 64 unit apartment complex (SDR 92-0020). The properties across SW Hall Boulevard are zoned R-4.5 (Residential, 4.5 units per acre) and are substantially developed with single family residences. C. Site Description: A single family residence is located in the northwest corner of the site. Access to this residence is directly from SW Hall Boulevard. An in-ground swimming pool has been constructed behind this residence. The site generally slopes toward the northeast. Fanno Creek crosses the eastern portion of this site. There is an old existing footbridge which provides seasonal crossing of the creek. Trees are located near the creek with additional trees and landscaping located around the residence. III. APPLICABLE APPROVAL STANDARDS A. Communitv Development Code. 1. Chapter 18.52.050 contains standards for the R-7 zone. A single- family detached residential unit is a permitted use in this zone. Detached single-family residential lots in this zone must comply with the following dimensional requirements: Minimum lot size 5,000 square feet Front setback 15 feet Garage setback 20 feet Interior sideyard setback 5 feet Corner sideyard setback 10 feet Rear setback 15 feet Maximum building height 35 feet 2. Chapter 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 lots meet or exceed this standard. 3. Chapter 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 HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 2 0 0 by the minimum parcel size permitted by the zoning district to determine the number of lots which may be created on a site. 4. Chapter 18.102.030 specifies vision clearance triangles adjacent to intersections in which the height of plantings, signs, etc. are limited to three feet in height to assure safe and adequate sight distance at intersections to reduce potential hazards from vehicular turning movements. Alternatively, trees may be limbed up to eight feet in height. 5. Chapter 18.108.070 contains standards for single-family residential vehicular access. A common private accessway which serves between three to six residences must be a minimum of 30 feet wide with a minimum pavement width of at least 24 feet, curbs and a walkway. 6. Chapter 18.150.020M ' requires a permit for removal of trees having a trunk 6 inches or more in diameter measured four feet above the ground on undeveloped residential land. A permit for tree removal must comply with the following criteria as specified in Chapter 18.150.030(A1: 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; 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. 7. Chapter 18.160.060(A1 contains standards for the subdividing of parcels into 4 or more lots. To be approved, a preliminary plat must comply with the following criteria: a. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; b. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; HEARINGS OFFICER - LEASON / W & H PACIFIC SUS 93-0003 PAGE 3 0 0 C. The streets and roads must be laid out so as to conform to the plate 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 d. An explanation has been provided for all common improvements. S. Chapter 18.164.110 (Bikeways) contains standards for bikeways. a. Developments adjoining proposed bikeways identified on the adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way. b. Development permits issued for planned unit developments, conditional use permits, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost of bikeway improvements. C. Minimum width for bikeways is six feet per travel lane. 9. Chapter 18.164 contains standards for streets and utilities. The applicable standards are as follows: a. Section 18.164.030(A1 requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. b. Section 18.164.030(E)(1)(a) requires local streets to be constructed with 34 feet of pavement within a 50 foot right-of-way. C. Section 18.164.060 prohibits lot depth from being more than 21 times the lot width, and requires that lots have at least 25 feet of frontage on either public or private streets, other than an alley. d. Section 18.164.070 requires sidewalks adjoining all residential streets. e. Section 18.164.090 requires sanitary sewer service. f. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. B. Applicable Comprehensive Plan Policies. 1. 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. HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 4 0 0 2. 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. 3. Policy 7.1.2 provides 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 utilities placed underground. 4. Policy 7.3.1 provides the City will coordinate water services with water districts. 5. Policy 7.4.4 requires all new development to be connected to an approved sanitary sewer system. 6. Policy 7.6.1 requires that the development be served by a water system having adequate water pressure for fire protection purposes and that the Fire District review all such applications. 7. Policy 8.1.1 provides the City will plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. 8. Policy 8.1.3 provides the city will require as a precondition of approval that: 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; C. The developer shall commit to construction of the streets, curbs, 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. NPO & AGENCY COMMENTS 1. The City of Tigard Operations Department has reviewed this application and has inquired about the dedication of open space and a pedestrian path. HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 5 2. Tigard Water District has reviewed this application and has offered the following comments: The Water District objects to the placement of the water mains on the north and west side of the streets as shown on the preliminary plat. The District's standard for water main placement is on the east and south side of streets, 10 feet from the centerline, with streets having 50 feet of right-of-way. Also please note that the water mains from other proposed developments both north and south of this development are not existing as of yet. If this development begins before the water main is extended across adjacent properties, it will be necessary for this development to either extend the water mains or to connect into the existing main of SW Hall Boulevard. In either case, the District will require that the developer provide the necessary easements. 3. The State of Oregon Highway Division has reviewed this application and has offered the following comments: Half-street improvements shall be required along SW Hall Boulevard. Analysis of proposed traffic generation should consider the need for a left turn land at the Hall Boulevard, Fanno Creek Drive intersection. Permits shall be required for all work in the public right-of-way. 4. General Telephone has requested that the developer/builder contact the GTE Engineer at least 30 days prior to trench opening. 5. Tigard-Tualatin School District 23J has reviewed this application and has noted that the proposed development is projected to generate 4 new students for Phil Lewis Elementary School, 2 students at Fowler Middle School, and 1 new student at Tigard High School. The School District notes that the school capacity at the High School is already exceeded, although both Phil Lewis Elementary and Fowler Middle School are presently below capacity. The District notes that the core facility of the High School is insufficient to be able to consider portable additions. Additional school capacity may be provided by other options under consideration by the school District, including: grade level reconfiguration, rescheduled school year, boundary adjustments, double shifting, busing to under-utilized facilities, future bond measures leading to construction of new facilities and other school housing options. 6. Neighborhood Planning organization (NPO) #5 has reviewed this proposal and has offered the following comments: NPO #5 cannot support this project as presented due to the obvious, severe, and negative impacts the resulting motor vehicle traffic will have upon the existing Colony Creek neighborhood to the south. HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 6 It will be in the best interest of all parties to do all street improvements first, as a contingency to any further development. This should also include a northern access that does not impact Hall Boulevard. NPO #5 has also submitted minutes from their meeting on March 17, 1993 which state that the NPO sought input from the residents in the area regarding this development. It is understood by the NPO that this proposed use is a permitted use in this zone. The NPO also states that a major concern is the traffic which may be generated through this residential neighborhood. 7. The City of Tigard Building Division, Tualatin Valley Fire and Rescue, Northwest Natural Gas, Portland General Electric, Unified Sewerage Agency and Metro Area Communications have reviewed this proposal and have offered no comments or objections. V. EVALUATION OF REQUEST A. Compliance with Communitv Development Code. 1. The proposed subdivision complies with the use standards of the R-7 zoning district (Section 18.52.050) because the lots are intended to be developed as single-family detached dwelling units; a permitted use in this zone. The 11 proposed lots, each ranging in size between 5,077 and 9616 square feet, are all larger than the minimum 5,000 square foot minimum lot size requirement of this zone. All lots are subject to the setback standards of the R-7 zone. Compliance with these standards will be reviewed as part of the building permit application process for single-family homes constructed on individual lots. The preliminary plat indicates that the existing residence will maintain the required setbacks. The in-ground pool is not subject to the 15 foot rear yard setback requirement for residences. The site plan indicates an open space area on the eastern end of the site. The majority of this open area is within the 100-year floodplain of Fanno Creek. A 15 foot wide storm sewer/pedestrian access easement is proposed between lots 7 and 8 to connect the open space with the private drive. There are no wetlands or sensitive lands on this site. 2. Three of the lots (lots number 2, 9 and 10) meet the basic solar access requirements as specified in Code Section 18.88.040(C)(11. The front lot line orientation of these lots is within 30 degrees of true east-west. These lots also provides a minimum north-south dimension of at least 90 feet (lots 9 and 10 may add the distance of the private street to their respective north to the north-south lot dimensions). The balance of the lots do not meet these requirements for either one or both reasons. Of the 11 proposed lots, two may be counted as the standard 20% exemption from these solar lot requirements. The balance of these lots (six lots) are accepted by staff as exceptions to these HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 7 standards as per Section 18.88.040(E1(11(a)fiiil. The future location of the extension of SW Fanno Creek Drive both to the north and the south, and the need to provide public accessibility to the proposed lots south of the site, severely limit the applicant's ability to propose an alternative street design. In order to utilize the buildable portion of this site, and to continue the desired road pattern in this area, the applicant is similarly limited in the ability to create fully solar lots without significantly reducing the total number of potential lots. Therefore, is it recommended that the six remaining non-solar lots be exempted from the solar access base requirement according to the above referenced adjustment to design standards. 3. The proposed subdivision complies with the density standards of Chapter 18.92.020 (Density). The net developable area of the 2.86 gross acre site (after deduction of the public right-of-way and the undevelopable portions of this site) is approximately 68,825 square feet (1.58 acres). With a minimum lot size of 5,000 square feet per dwelling unit, this site yields an opportunity for 13 dwelling units under the R-7 zoning designation. The applicant has proposed the creation of 11 single-family lots and therefore, complies with this standard. 4. Chapter 18.102 (Visual Clearance) requires that adequate vision be provided at all road intersections. This standard shall be satisfied by adherence to the requirements regarding the height and placement of any future possible obstructions including a subdivision identification sign. Prior to the installation of any such sign, a sign permit from the Planning Department must be obtained. The sign permit review and approval process will require a finding that the sign will be consistent with the requirements of Chapters 18.102 (Vision Clearance) and 18.114 (Signs). 5. Section 18.108.070 (Access) is satisfied by the provision of two private adequately sized access drives. Drive "A" which will serve three residences is proposed to be 25 feet wide. Drive "B" which will serve six residences is proposed to be 30 feet wide including the provision of one paved walkway on the north side. 6. Section 18.164.0601B1 (Lot Frontage) is satisfied, with one exception. All lots, except lot number 8, are provided with at least 25 feet of frontage, including those lots served by private streets. Lot number 8 is provided with only 22 feet of frontage. Section 18.164.060(81 states that all lots, except those created through the minor land partition process, shall be provided with at least a 25 foot roadway frontage. Therefore, the preliminary plat shall be adjusted to provide frontage as required by this code standard. 7. Section 18.150.020(El (Tree Removal) requires that the applicant apply for, and receive approval for, a tree removal permit prior to the removal of any tree measuring 6 inches or greater in diameter at a height of four feet above grade prior to the removal HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93--0003 PAGE 8 of any such tree from the site. A detailed tree survey has not been submitted as part of this application. Therefore, prior to the issuance of a tree removal permit, the applicant shall supply a map specifying the trees being requested for removal as they relate to: 1) public improvements - infrastructure, and 2) building envelopes. This information shall identify the type and size of all trees on this site which are greater than six inches in diameter relative to each tree removal permit application. 8. The proposed subdivision is consistent with the subdivision approval standards of Chapter 18.160.060(A) (Subdivisions) because: a. The proposed subdivision complies with the Comprehensive Plan Map's Medium-Density Residential density opportunity for the site as well as with the applicable plan policies, the regulations of the R-7 zone, and other applicable regulations; b. The proposed name of the subdivision (Bridgepark) is not duplicative of any other plat recorded in Washington County; C. The proposed public and private streets provide for both adequate and safe access to the lots in this proposed subdivision. This preliminary plat also provides for a future extension of a proposed street stub abutting the adjacent property to the south. 9. The proposed subdivision is not consistent with Code Sections 18.164.110 regarding the provision of bikeways as there is no bikeway indicated on the preliminary plat. Code Section 18.164.110(81 requires that approval of developments adjoining proposed bikeways be conditioned to include either the cost or the construction of bikeway improvements. This proposal does not include either of these two options. The code specifies 6 feet per travel lane which is applicable to bikeways along streets. A width of eight feet has been historically required for bikeways along Fanno Creek. Therefore, the preliminary plat shall be revised to indicate the provision of a paved bikeway with a minimum width of eight feet. The alignment of this bikeway shall be within the 100 year flood plain of Fanno Creek, or shall be provided by easement, and shall correspond to the proposed bikeway section to the north (see SDR 92-0020) as well as provide the opportunity for this bikeway to continue southward from the site. Additionally, the preliminary plat indicates the provision of a 10 foot wide storm sewer easement/pedestrian access easement between lots 7 and 8 which connects private drive B to the greenway. This easement shall be paved to provide usable access to the bikeway. HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 9 0 0 10. The City of Tigard Engineering Department has reviewed the proposal and offers the following analysis with regard to streets, sanitary sewers and storm drainage: A. Streets: The site is located east and approximately 300 feet north of the SW Hall Boulevard/SW McDonald Street intersection. The existing single-family residence gains access directly from SW Hall Boulevard. Based on the preliminary plat, it is the applicants, intention to extend SW Fanno Creek Drive to the southern property line to serve a portion of the development. Two private drives off of SW Fanno Creek Drive are proposed to sure the remaining portions of the site. The existing home will gain its access from SW Fanno Creek Drive with development of the subdivision. Southwest Fanno Creek Drive is classified as a local street. Currently, SW Fanno Creek Drive does not exist at either property line and the applicant is therefore dependent upon one of the following: 1. The development of the property to the north. This property has received approval for an apartment complex development Site Development Review SDR 92-0020. This approval requires that SW Fanno Creek Drive be improved and extended a minimum distance of 137 feet from the intersection of SW Hall Boulevard; or 2. The development of the properties to the south. These properties are currently under Subdivision review by the City (SUB 93-0004 and SUB 93-0006). It is recommended that these subdivisions be required to improve and extend SW Fanno Creek Drive to the north property lines; or 3. This applicant may extend SW Fanno Creek Drive from either the north or south without being dependent upon any other development. Should the developer choose to extend SW Fanno Creek to the north, the construction of a left turn refuge onto SW Hall Boulevard shall also be constructed at this time (see SDR 92-0020). As indicated on the preliminary plat, the applicant has shown SW Fanno Creek Drive being fully improved only within the boundaries of the proposed subdivision. It should be noted that the applicant should be required, at a minimum, to extend the full improvements to match with those required under the conditions of approval stated as in SDR 92-0020 to the north. Southwest Hall Boulevard is under the jurisdiction of the Oregon Department of Transportation (ODOT). Half street improvements and right-of-way dedication to 45 feet from centerline are typically required for developments which front SW Hall Boulevard. As of this report, ODOT has not submitted comments to the City Planning Department regarding this proposal. Based on past decisions in HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 10 • the vicinity of this development, the state will be requesting half street improvements and a right-of-way dedication to 45 feet from centerline. Additionally, based on the applicants, submittal, the applicant is prepared to provide the half street improvements with the required right-of-way dedication. The City is currently reviewing three Subdivision applications (SUB 93-0003, SUB 93-0004, and SUB 93-0006) and has approved one Site Development Review (SDR 92-0020)in this area. All four applications are physically connected in that they are all adjacent properties. If all the proposals were approved and built, SW Fanno Creek Drive would be completed and would connect with SW Hall Boulevard. Currently, there is an existing temporary access from SW Colony Creek Court to SW Hall Boulevard. The purpose of this temporary access was to provided the neighborhood with vehicular access to SW Hall Boulevard until such time as SW Fanno Creek Drive was completed and connected with SW Hall Boulevard. It should be noted that when SW Fanno Creek Drive is completed and is connected with SW Hall Boulevard, the City will close off this temporary access to SW Hall Boulevard that exists at the western terminus of SW Colony Creek Court. B. Sanitarv Sewers There is an existing 8 inch public sanitary sewer line located within SW Fanno Creek Drive. The applicant is proposing to connect to this line and extend the sewer line to serve the western portion of the development. In addition, there is an existing 8 inch line located in the southeast corner of the development. The applicant is also proposing to connect to and extend this line to serve the eastern portion of the development. The existing lines have the capacity to accommodate this development. C. Storm Drainaae: The site slopes towards the northeast. The applicant is proposing to drain the site into Fanno Creek through an underground system. 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. The applicant has not proposed any on-site water quality facility. It is recommendation of the Engineering Department that, due to the size of the development and, primarily, the existing storm water facilities, that such a facility would be inappropriate. Therefore, a fee in-lieu of its construction should be required. B. Compliance With Comprehensive Plan Policies 1. The subdivision is consistent with Policy 2.1.1 because notice of the application and the public hearing on this item was provided HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 11 0 0 to the neighborhood planning organization (NPO #5) and to owners of property within the notification area of the site. An ad has been placed in Tigard Times which has advertised the time and place of the public hearing to be held on this application. 2. In order to comply with Policy 4.2.1, a condition is warranted to require the developer to prepare an erosion control plan ensuring compliance with erosion control standards for the Tualatin River Basin as part of the grading permit application. The developer shall be allowed to pay a fee-in-lieu of the construction of an on-site water quality facility as permitted by the Oregon Environmental Quality Commission and USA regulations 3. This subdivision proposal complies with Policies 7.1.2, 7.3.1, and 7.4.4 because the applicant will extend public sewer and water systems to this site and will provide for underground installation of phone, electricity, and cable television lines. 4. The subdivision proposal complies with Policy 8.1.1 and 8.1.3 because the proposed extension and improvements to the street within and adjacent to the subdivision will contribute to a safe and efficient street system in this area. The creation of an extension of SW Fanno Creek Drive, and the creation of the two private drives, will be required to be improved consistent with the City of Tigard standards for public local and private streets, respectively. VI. CONCLUSION AND The Planning Division concludes 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 proposal SUB 93-0003 for the proposed Bridgepark subdivision subject to the conditions which follow. ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. UNLESS OTHERWISE SPECIFIED, THE STAFF CONTACT FOR ALL RECOMMENDED CONDITIONS IS CHRIS DAVIES IN THE ENGINEERING DEPARTMENT, 639-4171. 1. The applicant shall submit a revised preliminary plat which demonstrates that lot number 8 is provided with a minimum roadway access of at least 25 feet. Additionally, the revised plat shall also indicate the provision of a minimum of a eight foot wide bikeway either within the 100 year flood plain of Fanno Creek. Alternatively, this bikeway may be provided by easement. STAFF CONTACT: Ron Pomeroy, Planning Division. 2. The applicant shall pave to a minimum width of eight feet, the storm sewer/pedestrian easement which connects the eastern terminus of private drive B to the bikeway. HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 12 0 0 3. Direct access onto SW Hall Boulevard for the existing house shall not be permitted to continue. A new access shall be provided from the existing house to SW Fanno Creek Drive. 4. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. 5. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed to the north, along the extension of SW Fanno Creek Drive. These improvements shall connect with the improvements required under SDR 92-0020. Improvements shall be designed and constructed to local street standards. 6. The applicant shall provide evidence that at least one of the following has been completed: A. The subdivision plats for SUB 93-0004 and SUB 93-006 have been recorded with Washington County; or B. The right-of-way and street improvements for SW Fanno Creek Drive have been dedicated and improved under the requirements of SDR 92-0020; or C. The public right-of-way which is required to make the connection between this development and the existing northern terminus of SW Fanno Creek Drive has been dedicated to the City of Tigard and improved to local street standards; or D. The public right-of-way which is required to make the connection between this development and SW Hall Boulevard to the north has been dedicated to the City of Tigard and improved to local street standards including a left turn refuge as required under the conditions of SDR 92- 0020. 7. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Hall Boulevard. A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 8. Additional right-of-way shall be conveyed to the State of Oregon, by and through its Department of Transportation, Highway Division, along the SW Hall Boulevard frontage to increase the right-of-way to 45 feet from centerline. The description shall be tied to the existing right-of-way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering Department. (For additional information, contact Myron Melick; Oregon Department of Transportation, Right-of-Way Section, 7165 SW Fir Loop, Tigard, Oregon 97223, 684-1510). HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 13 0 0 9. 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 Hall Boulevard frontage. Improvements shall be designed and constructed to Oregon Department of Transportation street standards and shall conform to either the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. 10. All utilities shall be placed underground along the site's Hall Boulevard frontage. In the review of the detailed improvement plans, if the Engineering Department finds this to be impractical, the applicant may pay a fee in-lieu of undergrounding utilities along this frontage. 11. Two (2) 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. 12. 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. 13. 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 for that portion of the development which increases the impervious area within the public right- of-way. The second part of the fee is paid at the time of Building Permit issuance for each individual lot. 14. The applicant shall dedicate to the City as greenway all portions of the site that fall within the existing 100-year floodplain of Fanno Creek. 15. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. 16. Storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 17. A grading plan shall be submitted showing the existing and proposed contours and typical finished floor elevations on each lot, including elevations at 4 different corners of the floor plan tied to the top of curb elevations as shown on the public improvement plans. HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 PAGE 14 0 0 18. The applicant shall connect the existing house to the sanitary sewer system. 19. 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 the contractor are required to attend this meeting prior to receiving the approved plans and permits. 20. Construction of the proposed public improvements shall not commence until the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, a developer-engineer agreement has been executed, and all permit fees have been paid. 21. Prior to the plat being recorded with Washington County, the applicant Shall provide a 100 percent performance assurance or a letter of commitment. As an alternative, the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and the applicant has posted the appropriate Maintenance Bond. 22. A tree survey identifying the type and size of all trees on the site which are over 6 inches in diameter shall be submitted. This survey shall also specify those trees which are proposed for removal in connection with the construction of public improvements. A tree removal permit shall be applied for and approved by the Planning Division prior to the removal of any such trees on-site. STAFF CONTACT: Victor Adonri, Planning Division. THE APPLICANT SHOULD BE REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 23. A tree survey identifying the type and size of all trees on the site which are over 6 inches in diameter shall be submitted. This survey shall specify those trees which are proposed for removal in connection with the construction of residences. A tree removal permit shall be applied for and approved by the Planning Division prior to the removal of any such trees on-site. STAFF CONTACT: Victor Adonri, Planning Division. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. I Prepared By: Ron Pome y Assistant Pl ner Approved By: Dick Bewe dorff Senior Planner HEARINGS OFFICER - LEASON / W & H PACIFIC SUB 93-0003 Z/- I('• 73 Date Date PAGE 15 • 4 A <A TIGARD)- SENIOR cim ENTER -I \ TIGARD CIVIC • • . CENTER EDGEWOoo - S.W. F-1 , .ELROSE CT . f4\~~ 4 1 - F MO NTAIN VIEW LN i ~ _w ---S. - ai PINESROOK l s STREET f- x l l IT ~N 1112 w~ . i w S.W COLLON`J CREEK CT, v c~i~ 1 1 O Z o 4 S.W. FANN7 3 w L it al o _ ~~f y2o L~EE~ ~ t yr v' g,yy BONITA S.W. INEZ ST. S. W. ITT - - GREENSWARD Lh1 PACIFft 8405 S.W. Nimbus Avenue P.O. Box 80040 Portland, OR 97280 January 29, 1993 Mr. Jerry Offer City of Tigard Planning Division 13125 S.W. Hall Blvd. Tigard, Oregon 97223 RE: APPLICATION SUBMISSION - PRELIMINARY PLAT LOT 600, TAX MAP 23-74 (25 1 2 DD) JOB NO. 4-930-0101 Dear Jerry: On behalf of Mr. John Leason (Owner), please accept this application and fee ($470.00) for a Preliminary Plat review for a 2.86 acre subdivision (includes 0.81 acre for preservation of parks, open space, floodplain and pathways). This application includes the following: A. Cover Letter B. Subdivision Application C. Application Fee D. Copy of Warranty Deed for Property E. Copy of Assessor's Map F. Copy of Subdivision Application Information (printed by City of Tigard) G. Solar Access Map H. Solar Access Worksheet Data 1. Twenty Copies of Preliminary Plat Tax Lot 600 is currently zoned R-7, The subdivion proposes single-family detached residential units, at one dwelling per lot per Development Code Section 18.52.030. The proposed minimum lot size is greater than 5,000 square feet. This submittal has been checked for compliance with the City's Comprehensive Plan and Development's Code Application Submission Requirements for a Preliminary Plat (copy enclosed). The proposed plat's name is "Bridgepark" and is not known to be duplicative of other subdivision in Washington County. The streets and roads are laid out as to conform with the adjacent approved plan to the north (Tax Lot 500, Solaves Development). Common improvements include pedestrian easements, pedestrian pathways in proposed dedicated park area and sidewalks within the proposed dedicated public street right-of-way. Proposed private streets "A" and "B" are to be maintained by homeowners associations. The CC&R's for which will be submitted prior to final plat approval. Maps and text have been supplied to show that Lots 2, 4, 5 and 6 comply with Section 18.88.040 CA., (503) 626-0455 Fax (503) 526-0775 Planning - Engineering - Surveying - Landscape Architecture - Environmental Services • yielding 36% lot compliance instead of the required we request adjustment to the design standards to compliance meets with your approval. 0 80% as stated in Section 18.88.040 C. Therefore, the extent that a minimum of 36% solar access Our reasoning for the request is based on adverse impacts on density and cost. For lots on the east side of the proposed public right-of-way to comply would mean reducing the number of lots by one (1), thence, reducing the already low density which exist in our proposal due to the oblong shape of the proposed subdivision's exterior boundary. In addition, the cost would increase by additional length of roadway to front the four deep and narrow lots. These larger lots would not generate a higher market value due to their deep and narrow shape. The pre-application meeting was held with you, Chris Davies and Hal Keever on November 3, 1992. I look forward to discussing this submittal with you soon. If I can clarify or provide any additional infonnation or answer any questions you may have, please do not hesitate to call me. Sincerely, W&H PACIFIC, INC. r Blake R. Lettenmaier, P.E. Project Engineer BLR/pb Enclosure Printed on Recycled Paper PAC F 8405 S.W. Nimbus Avenue P.O. Box 80040 Portland, OR 97280 February 9, 1993 Mr. Jerry Offer Development Review Planner City of Tigard Community Development Department 13125 SW Hall Blvd. Tigard, OR 97223 RE: APPLICATION SUBMISSION REQUIREMENTS BRIDGEPARK PRELIMINARY PLAT W&H PACIFIC PROJECT NO. 4903-0101 Dear Jerry: Wetland delineation on the above referenced project has been completed by Scientific Resources, Inc. (SRI) for the recent installation of sanitary sewer improvemerits across tax lot 600. This information is on file as public record at the DSL Office. I consulted with Randy Jones at SRI and have received his approval of using their wetland delineation report. Please find enclosed a copy of the wetland delineation for the project and the adjacent lots to the south and north. In addition, I contacted DSL and was informed that reference made to DSL Permit Number "FP=6832" in our application would be appropriate in our submittal. This is due to the following: 1. DSL personnel will look up the file which reference has been made to; and 2. We are impacting less than fifty (50) cubic yards of any potential wetlands. Please note that wetlands are not present as per the enclosure. I have added a note to the plat which makes reference to the DSL Permit Number. I hope this text and the note added to the plat will prove . satisfactory in terms of meeting the Preliminary Plat Application Submission requirements as stated -in Chapter 18.160 Section 070, B.20. We have also changed the private drive tract and pavement widths to conform with Chapter 18.108 Section 070A, per your request during our recent phone conversation and have added typical street section information for the private drives. We have included 20 copies of the preliminary plat showing these changes. Please feel free to call me if I can provide additional information to meet your needs. Sincerely, W&H PACIFIC, INC. , E) 4zu_'-~ Blake Lettenmaier, P.E. Project Engineer encls. (503) 626-0455 Fax (503) 526-0775 Planning 0 Engineering • Surveying • Landscape Architecture • Environmental Services M IL m D_ In tt A v v N M N 0 z J rL H a a U ~ I U 3 A I V M M Qt I m I fY>f W 4. } y \ ~ r 5673 Sr ' 5769 SF 11 , 9616 SF 2 " 5817 SF 4 1 \ 5531 SF l 1 \ 10 7262 S= ~ i 5616 SF l / 7 6 7855 SF 1 5.344 S~ , _ ► 8 \ 9083 SF I SF J '04 5+4(x'''9. r'Ja A~"RQVED BY. 9TE: For. Fa I) o Creek Village . f t PROPOSED - PROPOSED DEWELLING' DEWELLING UNIT UNlr - PROPOSED t 94. Q DEWELLING oa+oo PROPOSED UNIT , - t t' pR DEWELLING ppOS UNlr °I ~F3Q11 _ :r.". AREA= 1'135.F. 20 PrP ` . . N 89'i8' w f 6.00, } r J -I 289.8 ? ' # ;':L_L-__J 18' F TAX LOT 600 t . L _ J CL CURVE pATA 90'21 '2 ? " R = 77.93'' ' . T = 380.29 L = 596.00' ' S •89' 18' _E IRON ' PIPE TAX LOT 700 SC '1006+52.36 ~ t 0 9 • January 5, 1993 Mr. Jerry Offer City of Tigard P.O. Box 23397 Tigard, Oregon 97223 RE: CASE FILE SDR 92-0020 Dear Mr. Offer: • After writing you last month about my neighbors and my concerns about the Fanno Creek Village Project, Mr. Solares responded and was more sympathetic to our concerns about the street alignment of Fanno Creek Drive and how it affected the future development of our property. We have met with Mr. Solares again and he has agreed to a compromised alignment of Fanno Creek Drive (see exhibit attached). Our primary concern with this project was that the alignment of the future street connection to Fanno Creek Drive. Based on Mr. Solares' willingness to modify the alignment based on the attached exhibit and build the road to the property line at his cost, the undersigned feel that we have a better opportunity to develop our property more efficiently. Should the City of Tigard accept his agreement between Mr. Solares and the undersigned we request that you make the attached road alignment part of the Conditions of Approval. Also, we have indicated to Mr. Solares that should the City incorporate this condition into the approval that we will withdraw our last letter of opposition with our primary concerns satisfied. Should you have any questions about the future road alignment, please call Hal Keever at W&H Pacific at 626-0455. Sincerely, John Leason Sven Von Heideken Edward Finley • 0 0 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Tom Miller for ) FINAL ORDER Edward and Lois Finley for approval of a preliminary ) plat for an 8-lot land division in the R-7 zone and for a ) SLR 93-0003 sensitive lands review for a wetland modification at ) SUB 93-0004 14010 SW Hall Boulevard in the City of Tigard, Oregon ) (Colony Creek Estates 6) FINDINGS 1. The hearings officer hereby adopts and incorporates herein the findings of the Tigard Community Development Department Staff Report dated April 16, 1993 (the "Staff Report"), including the summary, findings about the site and surroundings, applicable approval standards, NPO and agency comments, and evaluation of the request. 2. The hearings officer conducted a duly notice public hearing regarding the application on April 26, 1993. The hearings officer held open the record for three business days to receive additional testimony and evidence. a. City planner Ron Pomeroy summarized the Staff Report. He noted that tax lot 200 can be divided into as many as six lots for single family dwellings. He argued that the subdivision should be redesigned to provide access to tax lot 200 from Fanno Creek Drive, consistent with section 18.108.060(B). This can be done by reducing the number of lots on the west side of the street from three to two and re-orienting those lots 90 degrees, so that their long dimension is north-south. If this change is made, then the depth to width ratio would be less than 2.5:1, and a variance to that standard would not be needed. He recommended that the hearings officer deny the lot width-to-depth ratio variance, because the variance is not necessary if the lots are re-oriented. He introduced a memo from ODOT in which ODOT staff also recommend future access to Fanno Creek Drive (although misidentified as Colony Creek Drive) instead of Hall Boulevard consistent with ODOT policy. City engineer Chris Davies argued in favor of requiring the applicant to provide access to tax lot 200 from Fanno Creek Drive by reviewing the reasons for limiting access to an arterial, i.e., to maintain the carrying capacity of the arterial and minimize the interruptions in traffic flow. b. Bill McMonagle testified for the applicant. (1) He asked where the City wants him to put the bicycle path; Mr. Pomeroy responded that it was the applicant's choice. (2) He argued in favor of the lot depth-to-width ratio variances and against condition of approval 3, which requires that access be provided to tax lot 200 from Fanno Creek Drive. He pointed out that there is an improved access drive from tax lot 200 to Hall Boulevard aligned with the McDonald Street centerline. That access drive contains a trip wire that triggers the signal at the Hall/McDonald intersection. The signal and its trip wire provide for safe and efficient access from tax lot 200 directly to Hall Boulevard. Allowing access from that lot (and from the single family home on tax lot 701 to the north and to future development that could occur on those lots) would not disrupt the flow of traffic on Hall Boulevard or cause hazardous traffic conditions. If ODOT issues a road approach permit for the access to Hall Boulevard, then the applicant should not have to provide access to tax lot 200 from Fanno Creek Drive. Tom Miller, Lois and Edward Finley and Sven Von Heideken testified that the access drive to Hall Boulevard is safe, based on their experience using it. Page l Hearings Officer's Final Order SLR 93-0003 and SUB 93-0004 (Colony Park Estates 6) 0 0 (3) He testified that lot 127 will have access directly to Fanno Creek Drive only, and agreed to impose a non-access strip where that lot abuts the private street on Tract "A" to implement that restriction. He argued that only 6 lots will have access to the private street with this restriction, including lots 122 through 126 and one proposed lot in SUB 93-0006 to the north. Mr. Pomeroy argued that seven units will have access to the private street as proposed by the applicant, because the applicant proposes to build a duplex on lot 122; therefore, the number of units served by the private street exceeds Code standards. Mr. McMonagle argued about how to construe section 18.108.070, i.e., whether it refers to lots or units. c. Mitzi and Dennis Cockerham testified with concerns about the adequacy of the wetland delineation and the impact of filling the wetland on drainage to the south. They argued against allowing the filling and against removal of trees from the site. d. Kim and John Bartholomew testified with concerns about the adequacy of Colony Creek Drive as an access route to Hall Boulevard from the site and other subdivisions under consideration. These subdivisions should not be approved until Fanno Creek Drive extends to Hall Boulevard north of SUB 93-0003 (Bridgepark). Jim Burgess offered similar testimony, and recommended against allowing construction traffic on Colony Creek Drive. Fran Beckman also testified with concerns about Colony Creek Drive and about drainage impacts, noting she has water in her basement. 3. After the hearing, the applicant introduced a slightly revised plat on which proposed lots 126 and 127 are re-oriented 90 degrees so their long dimension is east-west. The applicant proposed a non-access strip on the north edge of the northerly of the two lots, so that both lots would have vehicular access to Fanno Creek Drive and not to the private street on Tract "A". Only 6 units would have access to the private street if this plat revision is approved. DISCUSSION 1. The first disputed issue in this case is whether filling the small wetland on the site should be permitted. Section 18.84.040(C) contains standards for filling a wetland (see page 14 of the Staff Report). In summary, the staff concluded that the fill would not have a significant impact on drainage, because the volume of fill is small, the area of fill would not be paved and would be "mitigated" by landscaping of lots, and storm water from the fill area and the remainder of the site will be collected and discharged to Fanno Creek. The hearings officer recognizes that development will modify the existing drainage patterns on the site, and concerns about those changes are reasonable. However, concerns without more do not rebut the evidence that storm water will be collected and disposed consistent with the City Code. There is no substantial evidence that storm water from the site is reasonably likely to be discharged off-site inappropriately as a result of the proposed filling. Therefore, the hearings officer finds that the filling will not cause significant adverse drainage impacts for the reasons in the Staff Report. 2. The second issue in this case is whether the private street on Tract "A" complies with section 18.108.070. a. That section allows up to 6 "units/lots" to have access to a private street. The hearings officer finds the section is vague. The hearings officer finds the purpose of the section is to limit the intensity of traffic on a private street. To fulfill that purpose, the section should be construed so that up to 6 units or up to 6 lots or some combination of the two can be served by a private street. This maintains an equivalent functional cap on the Page 2 Hearings Officer's Final Order SLR 93-0003 and SUB 93-0004 (Colony Park Estates 6) number of vehicle trips on a private street regardless of the form of housing the street serves. Therefore, whether the street serves six lots on which separate single family homes are built or a 6-unit apartment complex on one lot or two triplexes or three duplexes, etc., the regulation has the same effect. There is no apparent public policy reason to vary the impact of the section based on the housing type served by the street. The interpretation urged by Mr. McMonagle would disregard the word "unit" and focus exclusively on the word "lot". That interpretation would disregard the purpose for the section. b. The plat revision submitted by the applicant after the hearing appears to remedy the problems raised by staff at the hearing. That is, by re-orienting lots 126 and 127 so their long dimension is east-west and prohibiting access from the north lot to the private street, only four lots and five units will have access to the private street from SUB 93-0004 and one unit will have access from SUB 93-0006. Therefore, the private street will comply with section 18.108.070, subject to conditions that ensure appropriate changes are made to the preliminary plat, including re-orienting lots 126 and 127 and establishing a non-access strip along the north edge of the northerly lot. 3. The third issue is traffic safety in the area generally and at Colony Creek Drive and Hall Boulevard in particular until Fanno Creek Drive is extended north to Hall Boulevard and the Hall/Colony Creek intersection is closed as planned. Residents of the area to the south argued that the development should not be approved until Fanno Creek Drive is extended to Hall Boulevard and that construction access from Hall Boulevard to Colony Creek Drive and vice-versa should be prohibited. However, this raises a logical problem. To wit, unless development of this site and adjoining land to the north is approved, the extension of Fanno Creek Drive to Hall Boulevard will not occur. Prohibiting future development effectively impedes a solution to the problems that have resulted from past development. The hearings officer understands and appreciates the limitations of the Hall/Colony Creek intersection and of the access from the site to Bonita Road. However, the hearings officer believes that the best way to address those constraints is to authorize the proposed subdivision (together with SDR 92-0020, SUB 93- 0003, and SUB 93-0006) subject to conditions that the road extension will occur consistent with the authority of the City. The hearings officer is satisfied that a reasonably prudent motorist can safely navigate the Hall/Colony Creek intersection. There is ample albeit impaired sight distance. The volume of traffic turning through the intersection does not appear to create significant level of service problems, perhaps because of the nearby signal at McDonald. The additional incremental volume of traffic that will use the intersection as a result of the proposed subdivision is small fewer than 100 vehicle trips per day based on the ITE Trip Generation Manual. The hearings officer finds the incremental increase in traffic is off-set and warranted by the roughly equivalent incremental extension of Fanno Creek Drive to the north towards its ultimate destination. 4. The fourth issue is whether the City can and should require the applicant to redesign the lots on the west side of Fanno Creek Drive to provide access to that street from existing and/or potential future development on Tax Lots 200 and 701. a. The City has a continuing duty under Goal 2 to coordinate with ODOT about matters of shared interest or jurisdiction. At this time, Hall Boulevard remains under ODOT jurisdiction. To fulfill the City's duty to coordinate with ODOT, a condition is warranted to prohibit direct vehicular access to Hall Boulevard unless authorized by ODOT or its successor in interest. Although the applicant has applied to ODOT for a road approach permit for the access drive to Hall Boulevard that now serves the single family homes on tax lot 200 and 701, ODOT has not granted it yet. Moreover, the memo dated April 26, 1993 from Robert Doran to Ron Pomeroy clearly states access should not be provided to Hall Boulevard; issuance of the permit is not a foregone conclusion. Page 3 Hearings Officer's Final Order SLR 93-0003 and SUB 93-0004 (Colony Park Estates 6) 0 0 b. In the absence of an ODOT road approach permit, the City cannot find that tax lots 200 and 701 have access to a street. The record does not show that owners of tax lots 200 and 701 have a right to use the Hall Boulevard access drive for the existing dwelling. In the absence of such a showing, the subdivision violates section 18.164.030. The violation can be remedied by providing access from tax lot 200 to Fanno Creek Drive as recommended by City staff. Therefore the hearings officer finds that condition of approval 3 should require the applicant to modify the plat accordingly to serve the existing dwellings unless ODOT authorizes use of the existing access drive for those dwellings. (1) If ODOT or its successor does not issue a road approach permit or other authority for the existing dwellings to access Hall Boulevard before the final plat is approved, then the applicant should be required to improve a private street to Fanno Creek Drive to serve those dwellings. (2) If ODOT or its successor issues a road approach permit or other authority for the existing dwellings to access Hall Boulevard before the final plat is approved, then improvement of the access to Fanno Creek Drive can be deferred. c. Even if ODOT grants a road approach permit, the City has an obligation to implement its Comprehensive Plan. The City has determined that allowing access to tax lots 200 and 701 would conflict with the public interest articulated in policy 8.1.1 and section 18.108.060(B). The applicant disputes this conclusion, arguing the signalized intersection ensures adequate traffic safety and capacity. However, the issue is not whether allowing access to Hall Boulevard would be safe; the issue under section 18108.060(B) is whether access to Hall Boulevard is necessary. If access can be provided to a nonarterial street, then section 18.108.060(B) requires it. d. The City has agreed to allow access to the existing dwellings from the existing Hall Boulevard access drive if ODOT allows it, reasoning the impact of traffic from two existing homes does not warrant re-routing access now. However, future development will generate more traffic. The more traffic, the greater the potential for disruptions in traffic flow on Hall Boulevard. The City argues that when tax lot 200 is further developed, it would be convenient and timely to shift access from that parcel and tax lot 701 to Fanno Creek Drive to carry out policy 8. 1.1 and section 18.108.060(B). e. The hearings officer agrees with City staff that the only way to ensure that access can be provided to existing and future development on tax lots 200 and 701, consistent with section 18.164.030 and 18.108.060(B), is to require the applicant to modify the plat as recommended in the Staff Report. The hearings officer also observes that, unless the City requires the applicant to provide for alternative access for the site now, the City will effectively foreclose ODOT's ability to deny the road approach permit for either existing or future development. That would be contrary to section 18.108.060(B) and would conflict with the plain meaning of the words in Mr. Doran's memo of April 26. CONCLUSION Based on the above findings, and the conclusions in section VI of the Staff Report, the applicant's request does or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report with minor changes to enhance its clarity. Page 4 Hearings Officer's Final Order SLR 93-0003 and SUB 93-0004 (Colony Park Estates 6) 0 0 ORDER The applicant's request, SLR 93-0003 and SUB 93-0004 (Colony Creek Estates 6) is hereby approved, subject to the conditions in Section VI of the Staff Report, with the following amendment to condition of approval 3: 3. The applicant shall modify the preliminary plat to provide direct vehicular access from tax lots 200 and 701 to Fanno Creek Drive and shall establish and grant appropriate easements for that purpose. The access shall be a private road within a minimum 30-foot easement unless otherwise approved by the Planning Division. A note on the face of the plat shall identify the easement and its purpose and ownership. a. If ODOT does not issue a road approach permit or other authority for the existing dwellings to access Hall Boulevard before the final plat is approved, then the applicant shall improve the easement consistent with the standards for a private street. b. If MOT issues a road approach permit or other authority for the existing dwellings to access Hall Boulevard before the final plat is approved, then improvement of the access to Fanno Creek Drive is deferred until those tax lots are developed with additional dwellings or other primary uses. A this 103. Larry Eps in City of Tig d Page 5 Hea rings Officer's Final Order SLR 93-0003 and SUB 93-0004 (Colony Park Estates 6) 0 AGENDA ITEM 2.2 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Tom Miller on behalf STAFF REPORT of Edward and Lois Finley for Subdivision preliminary SUB 93-0004 plat approval. Also requested is Sensitive Lands SLR 93-0003 Review approval to allow a wetland modification. 1. SUMMARY OF THE REQUEST CASE: Subdivision SUB 93-0004 SUMMARY: The applicant requests Subdivision preliminary plat approval to divide approximately 1.69 acres of a 2.53 acre site into 8 single- family lots ranging between 5,000 and 5,300 square feet in size and one 11,850 square foot duplex lot. The existing residence will be separated from this development with the recording of the subdivision plat. Sensitive Lands Review approval is also requested to allow a ground disturbance of approximately 30 to 35 cubic yards in the wetland for the purpose of enclosing a storm drain. APPLICANT: Tom Miller 12454 SW Edgewater Court Tigard, OR 97223 OWNER: Edward and Lois Finley 14010 SW Hall Boulevard Tigard, OR 97223 AGENT: Bill McMonagle Harris/McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium-Density, Residential ZONING DESIGNATION: R-7 (Residential, 7 units per acre) LOCATION: 14010 SW Hall Boulevard (WCTM 2S1 12BB, tax lot 200) APPLICABLE LAW: Community Development Code Chapters 18.52, 18.84, 18.88, 18.92, 18.102, 18,108, 18,150, 18.160 and 18.164; and Comprehensive Plan Policies 2.1.1, 3.1.1, 4.2.11 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3. STAFF RECOMMENDATION: Approval subject to conditions. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 1 0 0 II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Backaround Information: The City has reviewed no previous land use applications for this site. The existing single family residence was built many years ago and did not require a planning review. The existing residence will be separated from this development with the recording of the subdivision plat. B. Vicinitv Information and Surroundina Land Uses: This 2.53 acre site is located on the east side of SW Hall Boulevard opposite the intersection of SW Hall boulevard and SW McDonald Street. The tax lots to the north are largely underdeveloped and are improved with one single-family residence each. The properties to the south are fully developed with single-family and attached single-family residences and are referred to as the Colony Creek Estates subdivision. These properties are zoned R-7(PD). Land to the east, is also zoned R-7 and is largely greenway associated with Fanno Creek. Northeast of the site is land designated as I-L (Light Industrial). A portion of this land is currently under development as an industrial park subdivision. The properties across SW Hall Boulevard are zoned R-4.5 (Residential, 4.5 units per acre) and are substantially developed with single family residences. A single family residence on a 0.76 acre parcel separates the subject site from SW Hall Boulevard. C. Site Description: An existing single family residence is located on the western portion of the site. Access for this residence is currently gained from SW Hall Boulevard. The site generally slopes toward the east. There is a wetland that has been identified and reviewed by Scientific Resources Inc. (SRI) as being a minimal wetland. This wetland area is located on the southern portion of the site. Trees are located throughout the site with a substantial cluster on the eastern portion of the property near the boundary of the 100 year flood plain. The trees largely consist of Fir, Cedar, Ash, Alder, and Oak. The northeastern portion of the site is within the 100-year flood plain. III. APPLICABLE APPROVAL STANDARDS A. Communitv Development Code. 1. Chapter 18.52.050 contains standards for the R-7 zone. A single- family detached residential unit is a permitted use in this zone. Detached single-family residential lots in this zone must comply with the following dimensional requirements: Minimum lot size 5,000 square feet Front setback 15 feet Garage setback 20 feet Interior sideyard setback 5 feet Corner sideyard setback 10 feet HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 2 0 0 Rear setback 15 feet Maximum building height 35 feet 2. Chapter 18.84.015rC1 states that landform alterations within wetland areas must meet the jurisdictional requirements and permit criteria of the Division of State Lands (DSL), US Army Corps of Engineers, Unified Sewerage Agency (USA) and/or other federal, state or regional agencies. Therefore, a City of Tigard Sensitive Lands Permit for this purpose is not required. However, all other applicable City requirements must be satisfied, including sensitive lands permits for areas meeting non-wetland sensitive land criteria. Since the drainageway on the southern portion of the site is in a wetland and the wetland is to be modified for the purposes of development, a sensitive lands permit shall be required as per Sections 18.84.015) and (a. These sections state that such a permit shall be obtained before construction or development begins. The approval criteria for modifications to drainageways are listed in Section 18.84.040(0).,. These applicable criteria are: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use; 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; 3. The water flow capacity of the drainageway is not decreased; 4. Where natural vegetation has been removed due to land form alteration or development, the area not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with chapter 18.100, Landscaping and Screening; 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Masten Drainage Plan; and 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The approval criteria for modifications to wetlands (Section 18.84.040(D,_„L) are based upon the findings that all of the following criteria have been satisfied: 1. The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland; HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 3 • 0 2. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use; 3. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated; 4. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening; 5. All other sensitive lands requirements of this chapter have been met; 6. The provisions of Chapter 18.150, Tree Removal, shall be met; 7. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. 3. Chapter 18.88.040(C1(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 lots meet or exceed this standard. 4. Chapter 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. 5. Chapter 18.102.030 specifies vision clearance triangles adjacent to intersections in which the height of plantings, signs, etc. are limited to three feet in height to assure safe and adequate sight distance at intersections to reduce potential hazards from vehicular turning movements. Alternatively, trees may be limbed up to eight feet in height. 6. Chapter 18.108.070 contains standards for single-family residential vehicular access. Private drives may provide access for a maximum of six residences. A common private accessway which serves between three to six residences must be a minimum of 30 feet wide with a minimum pavement width of at least 24 feet, curbs and a walkway. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 4 7. Chapter 18.150.020(,Egl requires a permit for removal of trees having a trunk 6 inches or more in diameter measured four feet above the ground on undeveloped residential land. A permit for tree removal must comply with the following criteria as specified in Chapter 18.150.030(Al,: 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; 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. 8. Chapter 18.164.110 (Bikeways) contains standards for bikeways. a. Developments adjoining proposed bikeways identified on the adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way. b. Development permits issued for planned unit developments, conditional use permits, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost of bikeway improvements. C. Minimum width for bikeways is six feet per travel lane. 9. Chapter 18.160.0601A1 contains standards for the subdividing of parcels into 4 or more lots. To be approved, a preliminary plat must comply with the following criteria: a. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; b. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; c. The 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 HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 5 0 0 the City determines it is in the public interest to modify the street or road pattern; and d. An explanation has been provided for all common improvements. 10. Chapter 18.164.060(A)(1)(b) states that the depth of all lots shall not exceed 2-1/2 times the average lot width. 11. Chapter 18.164 also contains standards for streets and utilities. The applicable standards are as follows: a. Section 18.164.030(U requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. b. Section 18.164.030(E)(1)(a) requires local streets to be constructed with 34 feet of pavement within a 50 foot right-of-way. C. Section 18.164.060 prohibits lot depth from being more than 2J times the lot width, and requires that lots have at least 25 feet of frontage on either public or private streets, other than an alley. d. Section 18.164.070 requires sidewalks adjoining all residential streets. e. Section 18.164.090 requires sanitary sewer service. f. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. B. Annlicable Comorehensive Plan Policies. 1. 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. 2. Policy 3.1.1 provides that all development in areas identified as containing wetlands and slopes in excess of 25% grade be designed to comply with approved engineering techniques to make the area suitable for the proposed development. 3. 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. 4. Policy 7.1.2 provides 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 utilities placed underground. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 6 ! • 5. Policy 7.3.1 provides the City will coordinate water services with water districts. 6. Policy 7.4.4 requires all new development to be connected to an approved sanitary sewer system. 7. Policy 7.6.1 requires that the development be served by a water system having adequate water pressure for fire protection purposes and that the Fire District review all such applications. 8. Policy 8.1.1 provides the City will plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. 9. Policy 8.1.3 provides the City will require as a precondition of approval that: 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; C. The developer shall commit to construction of the streets, curbs, 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. NPO & AGENCY COMMENTS 1. The City of Tigard Operations Department has reviewed this application and has stated that the available maps do not show the existing sanitary sewer line being located as indicated as on the preliminary plat. 2. General Telephone has requested that the developer/builder contact the GTE Engineer at least 30 days prior to trench opening. 3. Tigard-Tualatin School District 23J has reviewed this application and has noted that the proposed development is projected to generate 3 new students for Phil Lewis Elementary School, 1 new student at Fowler Middle School, and 1 new student at Tigard High School. The School District notes that the school capacity at the High School is already exceeded, although both Phil Lewis Elementary and Fowler Middle School are presently below capacity. The District notes that the core facility of the High School is insufficient to be able to consider portable additions. Additional school capacity may be provided by other options under consideration by the School District, including: grade level reconfiguration, rescheduled school year, boundary adjustments, double HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 7 0 0 shifting, busing to under-utilized facilities, future bond measures leading to construction of new facilities and other school housing options. 4. Neighborhood Planning Organization (NPO) #5 has reviewed this proposal and has offered the following comments: NPO #5 cannot support this project as presented due to the obvious, severe, and negative impacts the resulting motor vehicle traffic will have upon the existing Colony Creek neighborhood to the south. It will be in the best interest of all parties to do all street improvements first, as a contingency to any further development. This should also include a northern access that does not impact Hall Boulevard. NPO #5 has also stated the following on an additional comment sheet: We see no problem with this project as long as the following are done in conjunction with this development. 1) No access to Hall Boulevard; 2) The existing Colony Creek Court access to SW Hall Boulevard should be vacated; 3) Downstream property owners should be notified about this projects, impact on the Fanno Creek bank/channel. 5. Tualatin Valley Fire District #1 has reviewed this proposal and has commented that no less than 20 feet of unobstructed driving surface should be provided as all times. Where parked cars will restrict this width, "No Parking" signs shall be installed. "No Parking" signs shall also be installed in the turnaround area of the private drive. 6. On March 30th, the Planning Division received a letter from E.J. and Lois Finley (owners of the site) which presents two specific requests regarding the impacts of this proposal. The Finleys' request to retain the use of their existing driveway onto SW Hall Boulevard. The Finleys also state that they do not want anything to preclude the future development of the 0.84 acre site which they are retaining. 7. The City of Tigard Building Division, Portland General Electric, Metro Area Communications, and Tigard Water District have reviewed this proposal and have offered no comments or objections. V. EVALUATION OF REQUEST A. Analvsis - Subdivision. 1. The proposed subdivision complies with the use standards of the R-7 zoning district (Section 18.52.050) because the lots are intended to be developed as single-family detached and duplex dwelling units; both permitted uses in this zone. The 9 proposed lots, each ranging in size between 5,000 and 11,850 square feet, HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 8 0 0 are all equal to or larger than the minimum requirements of this zone (5,000 square feet for single family use, 10,000 square feet for duplex use). The existing residence greatly exceeds all setback requirements. All proposed lots are subject to the setback standards of the R-7 zone. Compliance with these standards will be reviewed as part of the building permit application process for residential structures. The preliminary plat also indicates an open space area on the northeastern corner of the site. The majority or this open area of within the 100- year floodplain of Fanno Creek. 2. Five of the lots (lots number 123 - 127) meet the basic solar access requirements as specified in Code Section 18.88.040(C)(1). The front lot line orientation of these lots is within 30 degrees of true east-west. These lots also provides a minimum north-south dimension of at least 90 feet. Lot 122 exceeds the dimensional requirement, however the front lot line is oriented north-south along the terminus of the private drive. The balance of these lots (lots 128 - 130) do not meet either of these two requirements. Of the 9 proposed lots, two may be counted as the standard 20% exemption from these solar lot requirements. These two exempted lots shall be lots 122 and 128. The two remaining lots (lots 129 and 130) are accepted by staff as exceptions to these standards as per Section 18.88.040(E)(1)(a)(iiil. The future location of the extension of SW Fanno Creek Drive to the north of the site, plus the configuration of this site, prohibits the applicant's ability to propose an alternative street design. In order to utilize the buildable portions of this site, and to continue the desired road pattern in this area, the applicant is similarly limited in the ability to create fully solar lots without reducing the total number of potential lots. Therefore, is it recommended that these remaining two lots be exempted from the solar access requirements according to the above referenced adjustment to the design standards. 3. The proposed subdivision complies with the density standards of Chapter 18.92.020 (Density). The net developable area of the site (after deduction of the public right-of-way, the acreage remaining with the existing residence, and the undevelopable portions of this site) is approximately 52,650 square feet (1.21 acres); the gross site is approximately 2.53 acres. With minimum lot sizes of 5,000 square feet per dwelling unit and 10,000 square feet for duplex units, this site yields an opportunity for 10 dwelling units under the R-7 zoning designation. The applicant has proposed the creation of 9 lots containing 10 residences and thereby has maximized the allowable density and therefore complies with this standard. 4. Chapter 18.102 (Visual Clearance) requires that adequate vision be provided at all road intersections. This standard shall be satisfied by adherence to the requirements regarding the height and placement of any future possible obstructions including a subdivision identification sign. Prior to the installation of any HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 9 0 0 such sign, a sign permit from the Planning Department must be obtained. The sign permit review and approval process will require a finding that the sign will be consistent with the requirements of Chapters 18.102 (Vision Clearance) and 18.114 (Signs). 5. Section 18.108 (Access) and Section 18.164.0600 (Lot Frontage) are partially satisfied. All new lots are provided with at least 25 feet of public or private roadway frontage. The lot which will retain the existing residence is prohibited access to SW Fanno Creek Drive by the design of this preliminary plat. As addressed under the staff analysis of Section 18.164 below, it shall be recommended that the Hall Boulevard access to this residence be closed and that access be provided from the extension of SW Fanno Creek Drive. This lot is intended to be approximately 0.76 acres in size and therefore, will retain the ability to be developed with 5 additional residential units (6 total) under the current zoning designation. The minimum access width for a private street serving six residences is 30 feet. The City is not in a position to recommend approval of a situation which will result in a future need for a variance; in this case, an access variance. Given the potential developability of this lot and the City's recommendation that access be provided from the extension of SW Fanno Creek Drive, it is apparent that one of the westernmost lots will be lost in order to provide the ability for adequate future access to this lot. The balance of the lots satisfy these code requirements by providing 25 feet or more of roadway frontage for each lot and by providing a private roadway which is at least 30 feet wide which will provide access to six residences. 6. Section 18.164.060(A)(1)(b) (Lots) states that the maximum lot depth to width ratio is 2-1/2 to one. Lots 128, 129 and 130 are shown to be 121 feet deep and 41 feet wide. This produces a ratio of 2.95 to one. With a 41 foot lot width dimension, these three lots exceed the maximum allowable lot depth by 18.5 feet each. The applicant is not able to reduce the depth of these three lots without causing these lots to be smaller than the required 5,000 square foot minimum. In light of the City's recommendation to eliminate one of these lots in order to provide adequate access for future development potential to the existing residence, the additional width not used for the accessway may be added to lots 128 and 129. This adjustment in property lines plus a reduction in lot depth to 117.5 feet would bring these lots into compliance and produce lots which are approximately 5,522 square feet in size. The applicant may choose to apply alternative property line adjustments. The applicant did not request a variance for this purpose or present any information in support on one in the application packet which was submitted for review. The applicant may choose to present a variance request to enable these lots to exceed the lot depth to width standard if they determine that such a request is needed. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 10 7. Section 18.150.0201E) (Tree Removal) requires that the applicant apply for, and receive approval for, a tree removal permit prior to the removal of any tree measuring 6 inches or greater in diameter at a height of four feet above grade prior to the removal of any such tree from the site. A detailed tree survey has not been submitted as part of this application. Therefore, prior to the issuance of a tree removal permit, the applicant shall supply a map specifying the trees being requested for removal as they relate to: 1) public improvements, and 2) building envelopes. This information shall identify the type and size of all trees on this site which are greater than six inches in diameter relative to each tree removal permit application. 8. The proposed subdivision is consistent with the subdivision approval standards of Chapter 18.160.060(A1 (Subdivisions) because: a. The proposed subdivision complies with the Comprehensive Plan Map's Medium-Density Residential density opportunity for the site as well as with the applicable plan policies, the regulations of the R-7 zone, and other applicable regulations; b. The proposed name of the subdivision (Colony Creek Estates #6) is not duplicative of any other plat recorded in Washington County; C. The proposed public and private streets provide for both adequate and safe access to the lots in this proposed subdivision; with the exception of the afore mentioned access question relating to the lot which is retaining the existing residence. This preliminary plat also provides for the extension of a proposed street stub abutting the adjacent property to the north. 9. The proposed subdivision is not consistent with Code Sections 18.164.110 regarding the provision of bikeways as there is no bikeway indicated on the preliminary plat. Code Section 18.164.110(,81 requires that approval of developments adjoining proposed bikeways be conditioned to include either the cost or the construction of bikeway improvements. This proposal does not include either of these two options. The code specifies 6 feet per travel lane which is applicable to bikeways along streets. A width of eight feet has been historically required for bikeways along Fanno Creek. Therefore, the preliminary plat shall be revised to indicate the provision of a paved bikeway with a minimum width of six feet. The alignment of this bikeway shall be within the 100 year flood plain of Fanno Creek, or shall be provided by easement, and shall correspond to the impending bikeway section to the north (see SUB 93-0006 and SUB 93-0003) as well as provide the opportunity for this bikeway to continue southward from the site. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 11 0 0 10. The City of Tigard Engineering Department has reviewed the proposal and offers the following analysis with regard to streets, sanitary sewers and storm drainage: A. Streets: This site contains as existing single family residence which gains its access from SW Hall Boulevard. In addition, the site also has access from SW Fanno Creek Drive though it is not being used at this time. Based on the preliminary plat, the applicant proposes to extend SW Fanno Creek Drive to the north property line to serve a portion of the development, to extend a private drive from SW Fanno Creek Drive to serve the eastern portion of the site, and to maintain the existing access on SW Hall Boulevard for the existing home only. Southwest Fanno Creek Drive is classified as a local street and is fully improved to local street standards. The applicant proposes to build the extension of SW Fanno Creek Drive to local street standards. These standards require a 50 foot right-of-way dedication with curbs and sidewalks on both sides. It should be noted the applicant has incorrectly labeled the public street on the preliminary plat. The extension of this street should be named SW Fanno Creek Drive and not SW Colony Creek Drive. Southwest Hall Boulevard is under the jurisdiction of the Oregon Department of Transportation (ODOT). Half Street improvements and right-of-way dedication to 45 feet from centerline are typically required for developments which front SW Hall Boulevard. As of this report, ODOT has not submitted its comments to the City Planning Division. Based on past decisions in the vicinity of this development, the state will be requesting half street improvements and right-of-way dedication to 45 feet from centerline. Based on the applicants' submittal, they are prepared to provide the half street improvements with the required right- of-way dedication. As previously noted, there is an existing single family residence on this site which gains its access from SW Hall Boulevard. It should also be noted that this access is shared with the property to the north (TL 701). Tax lots 700 and 701 (both under the same ownership) are now under review by the City for subdivision approval (SUB 93-0006). Section 18.162.060 of the Community Development Code sets approval standards for Major Land Partitioning, which refers to Section 18.108.060(B1. Section 18.108.060(B) states: Direct individual access to arterial or collector streets shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no alternative way to access the site. Based on both the subdivision applications, there are several alternatives to having the access for these lots provided from SW HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 12 0 0 Fanno Creek Drive rather than SW Hall Boulevard. Therefore, the applicant should be required to provide access to the existing single family residence from SW Fanno Creek Drive. This access should be wide enough to accommodate potential future development. As stated above in the review of Section 18.108, the width of this accessway shall be a minimum of 30 feet. The applicants' engineer provided a copy of an application form to the Planning Division on April 15, 1993 which was submitted to ODOT for approval to construct a road approach for the driveway access onto SW Hall Boulevard. If this permit is issued by ODOT, it shall be apparent that it is not currently necessary for this driveway access to be closed. Therefore, the City may waive this condition. The City is currently reviewing three Subdivision applications (SUB 93-0003, SUB 93-0004, and SUB 93-0006) and has approved one Site Development Review (SDR 92-0020)in this area. All four applications are connected in that they are all adjacent properties. If all of these applications are approved and built, SW Fanno Creek Drive would be completed and would connect with SW Hall Boulevard. Currently, there is an existing temporary access to SW Hall Boulevard from SW Colony Creek Court. The purpose of this temporary access is to provide the existing neighborhood with access to SW Hall Boulevard until such time as SW Fanno Creek Drive is completed and connected with SW Hall Boulevard. It should be noted that when SW Fanno Creek Drive is completed and connected with SW Hall Boulevard, the City will close off the temporary access to SW Hall Boulevard that exists at the west terminus of SW Colony Creek Drive. B. Sanitarv Sewer: There is an existing 8 inch public sanitary sewer line located within SW Fanno Creek Drive. The applicant is proposing to connect to, and extend, the sewer line to serve the western portion of this development. There is also an existing 8 inch line located in the northeast corner of the development. The applicant is proposing to connect to, and extend, this line to serve the eastern portion of the development. The existing lines have the capacity to accommodate this development. This connection shall be provided by an easement across the affected portion of lot 122. This easement shall also be extended to connect to the greenway and to provide pedestrian access to the bikeway. This easement shall be paved to a minimum width of 6 feet to provide usable access to the bikeway. C. Storm Drainaae: The site slopes generally toward the northeast. The applicant proposes to drain a portion of the site to the existing public storm sewer system. The private street and the lots that front it will drain into Fanno Creek at the northeast corner of the HEARINGS OFFICER - FINLEY/MILLER SUB 93--0004 PAGE 13 site. Since this storm drain will need to cross a portion of the parcel to the north, a storm drainage easement shall be required across the affected portion of tax lot 700. 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. The applicant has not proposed any on-site water quality facility. It is the City's opinion that, due to the size of the development and the existing storm water facilities, that the creation of such a facility would be inappropriate for this development. A fee in- lieu of its construction should be required. B. Analvsis - Sensitive Lands Review 1. The proposal to fill a drainageway near the southern portion of the site in the vicinity of lots 125 and 126 is within the regulations specified by Section 18.84.040(C1, as specified below: a. The extent and nature of the proposed land form alteration or development will not create site disturbance greater than that required in order to reasonably develop this portion of the site, b. The proposed land form alteration or development will not result in erosion, stream-sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. As stated in the letter received from SRI which was submitted with this application, the estimated impact will likely not exceed 30 to 35 cubic yards. As the 50 cubic yard minimum will not be exceeded, no state permit or review through the Oregon Division of State Lands is required. C. The water flow capacity is not decreased in that adequate storm drainage facilities shall be required which will more than replace the drainage capabilities lost by the filling of this minimal drainageway. d. Most of the area affected by this modification will be covered either by structures or by impervious surfaces. The balance of this land will eventually by landscaped through the installation of residential yards. e. The drainageway will be replaced by a system of private storm drains which will connect to a storm drain to be located in the private drive referred to as Tract A. This storm system will provide outflow to Fanno Creek. f. No permits are necessary from the U.S. Army Corp of Engineers, the State of Oregon Land Board or the Division of State Lands. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 14 0 • g. This minimal landform modification is not within or adjacent to the 100-year flood plain. 2. The proposal to fill a wetland area near the southern portion of the site in the vicinity of lots 125 and 126 is within the regulations specified by Section 18.84.040(D)_ as specified below: a. The area proposed to be filled is not designated on the Citys' Comprehensive Plan Floodplain and Wetland Map nor is it within 25 feet of such a wetland; b. The extent and nature of this landform alteration will not create disturbance to an extent greater than the minimum required for the requested use; C. The proposed change in the drainageway will not adversely impact any wetland characteristics. The preliminary wetland assessment provided by Scientific Resources, Inc. (SRI) states that the width of the wetland averages about 2 feet within the project. The wetland is found immediately at the base of the swale and does not extend upslope more than 6 inches. The functional value of the wetland is stated as being very low; d. Erosion control provisions of the Surface Water Management Program will be met. Storm drains will be provided which will connect to a catch basin located north of lot 124. This water will then be discharged into Fanno Creek; e. All other applicable sensitive lands requirements of this chapter have been met; f. Tree removal permits shall be required for all site work. g. All applicable Comprehensive Plan Policies have been satisfied as addressed in this recommendation. C. Compliance With Comprehensive Plan Policies 1. 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 neighborhood planning organization (NPO #5) and to owners of property within the notification area of the site. An ad has been placed in Tigard Times which has advertised the time and place of the public hearing to be held on this application. 2. In order to comply with Policy 4.2.1, a condition is warranted to require the developer to prepare an erosion control plan ensuring compliance with erosion control standards for the Tualatin River Basin as part of the grading permit application. It is recommended that the developer shall pay a fee-in-lieu of the construction of an on-site water quality facility. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 15 0 0 3. This subdivision proposal complies with Policies 7.1.2, 7.3.1, and 7.4.4 because the applicant will extend public sewer and water systems to this site and will provide for underground installation of phone, electricity, and cable television lines. 4. The subdivision proposal complies with Policy 8.1.1 and 8.1.3 because the proposed extension and improvements to the street within and adjacent to the subdivision will contribute to a safe and efficient street system in this area. The creation of an extension of SW Fanno Creek Drive, and the creation of the two private drives, will be required to be improved consistent with the City of Tigard standards for public local and private streets, respectively. VI. CONCLUSION AND RECOMMENDATION The Planning Division concludes 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 proposal SUB 93-0003 for the proposed Bridgepark subdivision subject to the conditions which follow. ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. UNLESS OTHERWISE SPECIFIED, THE STAFF CONTACT FOR ALL RECOMMENDED CONDITIONS IS CHRIS DAVIES IN THE ENGINEERING DEPARTMENT, 639-4171. 1. The applicant shall submit a revised preliminary plat which demonstrates the provision of a minimum of an eight foot wide bikeway within the 100 year flood plain of Fanno Creek. Alternatively, this bikeway may be provided by easement. STAFF CONTACT: Ron Pomeroy, Planning Division. 2. The applicant shall provide an easement across lot 122 to provide for the connection of the sanitary sewer to the existing line. This easement shall be extended to provide pedestrian access to the greenway and bikeway. This easement shall be paved to a minimum width of eight feet to provide usable access to the bikeway. 3. Direct access onto SW Hall Boulevard shall not be permitted. A new access shall be provided from the existing house to SW Fanno Creek Drive. This accessway shall be at least 30 feet wide in order to provide for future developability of the remaining land. This condition may be waived if ODOT approves an application to Construct an Approach Road for the driveway which intersects SW Hall Boulevard and serves the existing residence. 4. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 16 0 0 Improvements shall be designed and constructed to local street standards. 5. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Hall Boulevard. A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 6. Additional right-of-way shall be conveyed to the State of Oregon, by and through the Department of Transportation, Highway Division, along the sites' SW Hall Boulevard frontage to increase the right-of-way to 45 feet from centerline. The description shall be tied to the existing right-of-way centerline. Verification that the conveyance has been submitted to the State, shall be provided to the City Engineering Department. (For additional information, contact Myron Melick; Oregon Department of Transportation, Right-of-Way Section, 7165 SW Fir Loop, Tigard, Oregon 97223, 684-1510). 7. 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 Hall Boulevard frontage. Improvements shall be designed and constructed to Oregon Department of Transportation street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. 8. Typically, the City will also require that all utilities shall be placed underground along the sites' SW Hall Boulevard frontage. However, if this is found to be impractical in the judgement of the Engineering Department in the review of the detailed improvement plans, the applicant may instead pay a fee in-lieu of undergrounding utilities along this frontage. 9. Two (2) 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. 10. 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. 11. 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 two separate times. The first part is paid with any associated public improvements for that portion of the development which increases the impervious area within the public right- of-way. The second part is paid at the time of Building Permit issuance for each individual lot. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 17 0 0 12. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. 13. Storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 14. A storm drainage easement shall be provided across tax lot 700 to the north, thereby providing adequate outflow for the storm sewer located in the private drive shown on the preliminary plat as Tract A. 15. A grading plan shall be submitted showing the existing and proposed contours and typical finished floor elevations on each lot, including elevations at 4 different corners of the floor plan tied to the top of curb elevations as shown on the public improvement plans. 16. The existing residence shall be connected to the public sanitary sewer system. 17. 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 and prior to beginning 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. 18. Construction of the proposed public improvements 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. 19. Prior to recording the plat with Washington County, the applicant shall provide either a 100 percent performance assurance or letter of commitment. As an alternative, the applicant may record the plat after the public improvements have been accepted by the City of Tigard and the appropriate Maintenance Bond has been posted. 20. Prior to the recording of the Plat with Washington County, the City of Tigard will ensure that the "street plug" is dedicated to the public. The "street plug" is shown as Tract "C" on the Colony Creek Estates Plat which was recorded on Page 19 in Book 47 Record of Town Plats of Washington County. 21. A tree survey identifying the type and size of all trees on the site which are over 6 inches in diameter shall be submitted. This survey shall also specify those trees which are proposed for removal in connection with the construction of public improvements. A tree removal permit shall be applied for and approved by the Planning Division prior to the removal of any such trees on-site. STAFF CONTACT: Victor Adonri, Planning Division. HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 18 0 0 THE APPLICANT SHOULD BE REQUIRED TO COMPLY WITH THE FOLLOWING CONDITIONS PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 22. A tree survey identifying the type and size of all trees on the site which are over 6 inches in diameter shall be submitted. This survey shall specify those trees which are proposed for removal in connection with the construction of residences. A tree removal permit shall be applied for and approved by the Planning Division prior to the removal of any such trees on-site. STAFF CONTACT: Victor Adonri, Planning Division. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. ZP,a__ ~ 4- r q3 Prepared By: Ron Pomoy Date Assistant Planner Appr~`ved By: Dick Bewer' orff Date Senior Planner HEARINGS OFFICER - FINLEY/MILLER SUB 93-0004 PAGE 19 G .Q gW 89 }h AVE SW 881h AVE. ST. rn 0 0,, 1 s y 87th CT. S:W. J r z $ m -i e7in AVE. Z z 'i0 ati m S.w. n 86th qVE I S.W HALL Aw it N o N S.w. 84th CT t PA 1 cr. Nko CREEK - ^ \ r" • r~ [r!n N S.W. J 71 fig M. S 83rd CT. ? 0- ,CS,yy, F NNO CREEK p~ A \ fi f PL. LP ~ ~ AVE. S.W. Both- T. y~Oe ~ M S 1d 3 T 00 v in 7 v BOONITA mFIRS -VILLAGE- - AVE. 3AI80 cn CONDOMINIUMS 1 X ~ m scientific R"curceem Inc. 11830 S.W. Kerr Parkway • Suite 375 9 Lake Oswego, Oregon 97035-1228 503/245-4068 & FAX: 503/145-7943 January 13, 1M Mr. Tom Miller Miller & Sons, Inc. Route 5, Box 62 Sherwood, Oregon 97140 RE: Preliminary Wetland Assessment on a proposed residential subdivision near SW Colony Creek Drive in Tigard, Oregon (SRI.PiWect #93009) Dear Mr. Miller: After having reviewed the scope of the project, the approximate wetland areas that appear to be present, and the associated potential wetland impacts we have the following comments. The site visit was conducted on January 11, 1993. 1. The small, well incised stream channel in the southern. part of the project is, in our opinion, has seasonal intermittent streamfiow only and is also located "above headwaters". 2. Wetland appears to be present in association with the stream channel, but the width of wetland averages about 2 feet in the segment within the project. The wetland is found immediately at the base of the swale and does not extend upslope more than 6-inches. 3. The functional value of the wetland is very low. It is clear that the sole vegetative dominant, Himalayan blackberry, has been encroaching into and over the channel. for some time. This species is upland preferring, extremely invasive, and yet has limited wildlife value and does not perform a host . other wetland or habitat related functions. 4. Your need to fill the channel to provide for reasonable access and economic use of the remainder of the property seems permittable within the wetland nSy programs. The cstimateSl impacts, based on our reeonnaissance, will. 'Moly not exceed 30 to 35 cubic yards and will - almost certainly not exceed tha ""minimum state limits of 50 cubic yards. This estimate is based on a total fm length of 150 feet, an average wetland width of 2.0 feet and a fill depth (that will effectively eliminate wetland) of 3.4 feet. As the 54 cubic yard minimum will not be exceeded, no state permit is necessary. If you.require additional preliminary information piease call me. Cordially, P Randall A. Jo Senior We entist BASIC REQUIREMENT L-0-TI 9O{AR 01.07 MOTS l1 AM NINNH .N I•Qy WINIWNN.NIMNN. ,.,q""IINI~IIf11 .NN±yW INIWINNN .NNW....I.N11. . NN ; • .H 7~RIjRw/1~{, 1( ..E 11• I'• II.....NW.IINN.NNN 1 ININWNNINI IMNI/ 0 *000000 [ACAM 9..> 1 1 1 s E -o. 1 93 i 9 3 2 -44/ r fr,sT r X r 1 y/ rsT r f X 1 . rMlNr.rr rINW.WIWWW//WI .NMM~H~NNwNNNN HNNI NINIWNMNNWMNNNI. A r 1 X X X NN.W.MN~ ...........NNN..W....NIN.. .I.W.WN........NN....NW......W.NN...m1! NNI..mNW....u..NN NN. INNN.I/InNHWWIHN. .INmNNN1f W.I ..NHH •.r I.... .NN....NN W.INN.... ...HNImN. 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Z _ W.W LOS EAMPIEDr FOn CAUSE • NOi ES: w . 1 - 1 jwmiilsation attached tor,eli~late sNcepl,those thoseeY,o, tad w;det~ 20% exemption standaid. . .NNWtl.WHIINHH.NW rHI.11f11MIWW.N.I..NWNm Even Ion which are exempted must most setback requirement It they would shado a lot which Is flat exempted 1mn.N.. 0 0 COLONY CREEK ESTATES NO. 6 PROJECT OVERVIEW February 3, 1993 LOCATION: The address of the project is 14010 S.W. Hall Blvd. being on the east side of Hall opposite the intersection of S.W. McDonald Street. The north terminus of S.W. Fanno Creek Drive is at the south boundary of the site and will provide development access. EXISTING SITE CONDITIONS: The property is shown on the Washington County Assessor's Tax Map 2S-1-12BB as tax lot 200. The entire site contains 2.53 acres of which 1.69 acres will be utilized in the development. The balance of the site containing the existing home will remain. The site generally slopes from the west to the east at slopes between 5% and 10%. There is a wetland that has been identified and reviewed by Scientific Resources Inc_ (S.R.I.) as being a minimal wetland. This wetland does not fall under the wetland regulatory programs, please refer to the S.R.I. letter of January 13, 1993. Existing trees on the site consist of Fir, Cedar. Ash, Alder, oak and a few scattered fruit trees. The trees have been field located and are shown on the preliminary plat. The easterly portion of the site below elevation 139.50 feet 1s within the 100 year flood plain of Fanno Creek. Existing utilities are available to serve the development. DEVELOPMENT PROPOSAL: The proposal is to develop 8 single family lots and 1 duplex lot. S.W. FANNO CREEK DRIVE will be extended as a public road to the north boundary for future extension. A feasible alignment for the future extension of this road and connection to Hall Blvd. is as shown on the preliminary plat- A PRIVATE DRIVE ( Tract °A") with a'sidewalk along the southerly side will serve the lots to the east as well as provide access to the City Greenway / Openspace. S.W. HALL- BLVD. is a state highway, there will be curbs and sidewalk improvements constructed across the frontage of tax lot 200 as may required- Page 1 SOLAR ACCESS is provided to lots 122 through 127 by their north- south orientation being in excess of 90 feet. Lots 128 through 130 have a north-south dimension of 41 feet and cannot meet the solar requirements due the basic configuration of the property and the required extension of S.W. Fanno Creek Drive causing the lots to access the road as shown. The solar access code provides for a 20% exemption of the number of lots in the development which in this case would be (2) two lots. The code also provides that if in trying to meet the code there is a 5% increase in development cost or loss of building sites that there shall also be an exemption granted. This 5% would amount to $14,400.00 if a lot were removed there would be an 11% loss of approximately $32,000.00. The plan as submitted meets the solar access code. SERVICES & UTILITIES: SANITARY SEWER is available from the existing system and will be extended as shown. WATER SUPPLY is supplied by a 8-inch pipe at the north end of S_W_ Fanno Creek Drive and will be extended to serve the project and for future extension. STORM DRAINAGE will be collected as shown and discharged to the flood plain- The minimal wetland will be graded and filled. All soils work will be done under the direction of a soils engineer and will be tested to assure that it meets the'standards. All public and private facilities will be constructed to the City of Tigard and the various agencies standards- Electrical power, telephone, natural gas and cable television facilities are available to the site. Parse 2 APR-26-'93 16:35 ID:DISTRICT 2A HWY DIV TEL N0:5032976058 #530 P01 0 0 O~egon April 26, 1993 DEPARTMENT OP TRANSPORTATION City of Tigard Aistrict 2A Planning Department Maintenancu Supervisor Attn: Ron Palmeroy 13125 SW Hall Blvd. FILE CODE: Tigard OR 97223 SubJect: S'UB 93-0006 VonHeideken SUB 93-0004 Finlay/Miller, Beaverton-Tualatin Hwy, City of Tigard As a followup of my recent telephone conversation with you, I hereby am documenting items that we discussed. First, in conformance with Oregon Department of Transportation access management policy, access for the subject parcels should be taken from SW Colony Creek Drive and not directly to Hall Boulevard. Second, if the existing access to the existing single-Family residences is allowed to remain, easements must be provided to accommodate future access to SW Colony Creek Drive_ Previous comments provided by ODOT remain in effect. Sincerely, Robert P. Doran Assistant District Manager RPD:peg cc: Tamira Clark Post-It" brand fax transmittal memo 7871 1 Not pepea ► r T~C From f ca, co, Dept. d Pttone 0 Fax F" N , s4 72.q F, e r 7U-1897 (1x92) PO Box 25472 Portland, OR 97225-0412 (503) 229-5002 R 1% APPLICATION AND PERMIT TO WC NSTRUCT APPROACH ROAD. HIGHWAY DIVISION WGNWAYNAME S.W. Hall Blvd. MGHWAY NUMBER COUNTY No. 141. Washington BETWEEN OR NEAR LANDMARKS At intersectionwit,W. McMonald St. APPLICANT NAME AND ADDRESS Edeward J. 14010 S.W. Tigard, OR I~ Finley Hall Blvd. 97223 639-5933 PERMIT NUMBER MILEPOKT ENGINEERS STATION 6.07 1008 + 37 SIDE OF HIGHWAY APPROACH TO SERVE 171 NORTH M EAST a SOUTH a VVEST Driveway NIGHWAY REFERENCE MAP AND ATTAGMcM DRAWING NUMBERS Dwg. No. 9B-30-3 BOND REWIRED AMOUNT OF BOND REFERENCE ❑ YES ❑ No DAR ra"O' 25te) $ INSURANCE REWIRED Q ADMINISTRATIVE FEE REFERENCE ❑ YES ❑ NO OAR rJ4z"M ❑ TEMPORARY DEPOSIT AMOUNT CHECK NUMBER DISTRICT MAINTENANCE SUPERVISOR ON REPRESENTATIVE DATE COMPLETE APPLICATION RECBYED X REGION ENGINEER OR REPRESENTATIVE DATE X UTILITY PERMIT SUPERVISOR APPROVAL GATE TELEMONE NUMBER: X APPLICANT ^ APPLICATION DATE SPECIFIED COMPLETION DATE X X RI:FPERV+cE: OAR rJ.-saosoca► .The tppliwnt declares tr~et heheha is the owner or of ft reaallproeeapsertiysadloadng ens above desvl6ad highway and has the lawful authority to apply For eke pb mIL When ens A .0-0-1- Cenda'pbyar 734. Division 50, wlddt is by eke rafaranee made a Pan of lids parch Copies of the Ruls may as from the Disviel Maintenance s 111 A M p of;, radb unda►tttese regulations is not a Tar-- et complance Mlh the atatswida planning gows or the earrwwleopea errensive part W Vo area. Permits are issued armies to the approrat of ft. county or amen governments! agencies Nr&V either Wd suF over ascbort of faghrray or aulhorHy to regulate land use by means of zoning arm ftr buittling tt dw be a applisard s responaibi ity to obuin any such approval bKkodhq. where applicable local goremrnem de ton or Compliance with the statewide paruwrg =1"L ~(QAR 734-504 _ SPECIAL PROVISIONS 1 - If the proposed application requires traffic canvol devices andjor special road consftedon, the applicant shall provide a copy of this application to the affected local govammem The original application must be signed by ttte local government official. LOCAL FAIT FFtC1AlSIG °°•~-r//JJ//77 TITLE DATE 2 - within 48 hours before hegtnning work and after completing the permit Work the applicant or this convactor4tatl notify the District Representative at telephone number TYPE 4 APPROACH ROAD - CURBED HIGHWAY I Drwy. I f I R/W Line- i--- I n i A.*i W Wo Q`o4 yyt ~CLCone Cu r bJ A*J ~G PLAN NOTE All material and wWkmanship shall be in ecoordanes vrinh the Cur- rant State of Oregon Standard SpaeificaaDn tar Highway Constthrcdon. W- wt- x- ANGLEOFSKEW APPROACHTYPE CURBTYPE NOTES. W -WIDTH OF DRIVEWAY K - DISTANCE FROM FACE OF CURB TO BACK OF PRESENTOR FUTURE WALK OR 10 FEET, WHICHEVER IS LESS W, -SEE TABLE A ON REVERSE X - SEE TABLE A ON REVERSE K- 736,3307E SEE BACK OF APPLICATION "UWd 0V STATE PN n "G TABLE A Awwa w 3 llGatD Iw Iw As . twat a 15 ' e : ry CE N - .}1 .7 R R N 3 Ill; v a s 0 N 21 V 2l 20 23 23 i23 • 23 M 27 EO 29 3C zA " 3o 31 32 31 3z ' m 36 33 30 33 36 " 37 As t A M aG 1 A3 as - M do w AS aG Y SD, UNCRAL own FOR oAmmm 1 NidMd ltlmfbwlaFle.wd• inch. 2 R a 71N O,dlbl.ra flaw ebr7 d L1PO A aRe d paoaal ar A.tw alA a IGfw. dmao . ba 3. "woo eum" . r ~d srtml.~ oft w a awi as nPa•d /w eaRww7 s_Claw .0 atr am 4'ANaae10 AtaaR 1<IMO• fN.d aq .I,an p,da. mb.F•FN 17pa ms • IYI wN.a E T"a NW w Tray A•t[bl. ,J labbmb . . d aadme room eap Oma ama r.aa .raw a yaN 3•••abl•A- p~d~ DRIVEWAYS a..bmrr w 34 f TYPE A TYPE A-1 ` 1 r( A~ PORTLAND CnK*r CONCRETE aspoowr COAOAET! Ti a WaCi SECTION C-C 8 - 0 FOR DRIVEWTS 1 I, stee..wNbb T~ a OR ,-dye a / ISm arbn • 1 [Sa wwt A1^- ' Aa.A Door ae01+q r/IIRa 1[~ Clmf d w. m aa.Wwd t * 1 : E°O"' L savor o.e Tbo.r-7 1 ~i e Cb.N,aa w1► AJ ~ { Dnwq, --baFwr■ e.. I HALF PLAN : Naw to.ii TO.a E', T 8 CL r SECTION A-A SECTION A-A S ?war mwwale '..NlrI L ~.J I ' 4 a i C 1 I r.Ap,a rL Gam, w•-,, C~ , ! i INSERT A HALF ELEVATION 1 j omftmm lo, SECTION 9-8 SECTION 8-8 Tm d wwn. Q r ` fw0 = i Afnrm awwa 1 0.1 HALF ELEVATION [ALTERNATE Apw* SLOPEI CONCRETE CURBS • }Rr I! Eraenalm p., filar, N ~ •.Wldpw .raodCwb Tse pwlawtprNlmwd Guar lwa . d m. - W wl m,MfOa d C1Ra~ ACyr -M•At aw Ira w nbb.- I1- Y~ .T -awe.t .m ~~•''s~4g4 •aara eam,ara .w _ f: ♦8a1an, d awe TYPE 8 TYPE 0-1 CURB ENDING DETAIL or AC allow r for AC mmad n AC . , (Far T7p C1D+.O E Cwb] y _,~~ar1 T d Afi-4 AC TYPE C TYPE 0 TYPE D-I TYPE E Gb.r,w rpm" c wT co, (,wN FVwaaaa, far Cabe Fw AC Pa.~t a" to •O'ra.aa g i'6 MI-.1WC i' : rr F.aa .rt. dpv bas .ban 1 NFw la, Oaa.1.. f nan,M ~ maw w .rlr1e awac,m 0 P tD'a , E.nt y- O'sewu-Yes •aabrbl least b. penalane a cant pp,a y- TYPE r A AC ~ ees.bo..na+ »s PON TYPE F TYPE F-I Fw Ac assail am OCon Far AC Mama m Cent d pbab,P Pb an,bal }R ;•a Ify'b.MO rA 3 a. .art d bw. 1 .rro naa.af E.0" AC am TYPE G Far AC nr11e m AC €Laaple.aap .Fa.t a.td Pe.. 1 P ~ aFNa..baa00 Kow TYPE G-I Fw AC,ya.a as AC GENERAL NOTES fN CONCRETE CURSE . CSII E.xw.•E'. 7'aawW. Vol as oMan en yam or m ainpa0 2 FFaerroa Slai ft~ryr 0awe1 m Maas for awb 17N. Vary m fbaaa M pba. vw CA m, S "eat," warow a M.oa all blabs of N anetaa- • n,1 E.FSaara. En,ara.arb ead all pweb of loncomh C. . , 15 waa,a,.a p1011 - -we r . w06 d d,fl~l aapm.nf E. [ E + Iba bM, .b,n.d •ara.wi d arm aa,b wlacm 110. a • d rt w .taa0a1.1 Wa,w..w daa.wON nmNitba bagel, Mall r 20'(w sod, I'd, Nanmb w 'E' G SIC m A. NI - IS'"amei. Val as stns a pNaa b, a daacbd. 7 ~mm all OEM wm fkoe 1wFd ow rNabF Q02,"-41 MNM aammar m drmmd a sh-ma, An }•ft malls, mfbre. In aea aac.Aann1 ml oo m slap co-alb ba,WA. U eanlta0 am Pwm dr.11 bola 13 a W4 was. d-ft r M AC pa.wt m..e dwala. MONOLITHIC CURB 81 GUTTER lG 'f A 11 =.L at I pw ~Le•7E w~MM~o AwaalRr alr I • l aw,ad tb "IN. Fo y tN, 2-i c N'aewl .an NaPbbba. Mnr~mm tbea.w. all aapamw, part TYPE A Fw AC r TT4E A, an *No-* as .amp, m slave aae.3~ b 3'•GoL Ppa3WICIm m p0.. S.w b,or a w- la.a e.erw w TYPE A-1 Fe Ceae r, SIDEWALK RAMP DwmnM of man. lmaa m/1au _ Ir,.a s 3-'c PLAN Awap N r seer st w Oooy'rer a.ana S wan • Ga,N1 nn CW01 s ~ .'1 - ~Naena. for W .1 to a. IWI ..ale ELEVATSON SECTION A-A LEGAL DESCRIPTION (cc7lla.lg1) April 12, 1993 Purpose: Lot line adjustment in accordance with the City of Tigard approval No. MIS 93-0001 The following described tract of land being a portion of Lot 4 of the duly recorded plat of "Edgewood", situated in the S.W. quarter of section 1 and the S.E. quarter of section 2. Township 1-South, Range 1-West of the Willamette Meridian, City of Tigard, Washington County, Oregon. Beginning at a 1-114-inch brass plug marking the S.E. corner of said Section 2; Thence along the south line of said Lot 4 N 89°35'51" W 68.14 feet; Thence N 00°24'09" E 106.00 feet; Thence S 89°35'51" E 106.00 feet; Thence S 00°24'09" W 105.86 feet to the South line of said Lot 4; Thence N 89°48'14" W 37.87 feet to the point of beginning. TOGETHER with the following described 15 foot wide easement for ingress, -egress sanitary sewer and utilities being a portion of that land as described in deed Volume 93 page 113 Washington County deed records. Beginning at the S.E. corner of said Section 2; Thence S 00°24'09" W 15.00 feet; Thence parallel with the North line of said deed N 89°35'51" W 207.82 feet to the easterly right of way line of the Oregon State Highway Department as described in deed recording No. 91-062546; Thence along last said line N 08°23'13" W 15.18 feet the north 'line of deed volume-93 page 113; Thence along last said line S 89°35'51" E 210.14 feet to the point of beginning. SUBJECT to a 15 foot wide Sanitary sewer easement adjacent to and along the West line of the above described tract. Containing: 11,233 square feet. RECEIVED APR 1 51993 COMMUNTY DEVELOpME COLONY CREEK ESTATES NO. 6 PROJECT OVERVIEW April 15, 1993 LOCATION: The address of the project is 14010 S.W. Hall Blvd. being on the east side of Hall opposite the intersection of S.W. McDonald Street. The north terminus of S.W. Fanno Creek Drive is at the south boundary of the site and will provide development access. EXISTING SITE CONDITIONS: The property is shown on the Washington County Assessor's Tax Map 2S-1-12BB as tax lot 200. The entire site contains 2.53 acres of which 1.69 acres will be utilized in the development. The balance of the site containing the existing home will remain. The site generally slopes from the west to the east at slopes between 5% and 107. There is a wetland that has been identified and reviewed by Scientific Resources Inc. (S_R_I.) as being a minimal wetland- This wetland does not fall under the wetland regulatory programs, please refer to the S.R_I_ letter of January 13, 1993_ Existing trees on the site consist of Fir, Cedar, Ash, Alder, Oak and a few scattered fruit trees. The trees have been field located and are shown on the preliminary plat. The easterly portion of the site below elevation 139.50 feet is within the 100 year flood plain of Fanno Creek. Existing utilities are available to serve the development. DEVELOPMENT PROPOSAL: The proposal is to develop 8 single family lots and 1 duplex lot. A variance is requested from the lot width to depth ratio for lots 128, 129 and 130 as shown on the preliminary plat. The width of the property is 123.04 feet, in order to provide for three lots that will utilize this portion of the land in an efficient manner and achieve the density that is possible these lots will be 41 feet wide by 122 feet deep which will achieve the 5000 square foot requirement of the zoning. The lot depth is 19.50 feet over the 2-1/2 to 1 lot to depth ratio. This request is the minimum needed to make the project economically feasible. This request provides for the density utilization prescribed by the zoning, provides for infill on small tracts and utilizes the Page 1 land towards the overall goal of a net 10 units per acre as discussed in the comprehensive plan without convoluting the intent of the ordnance. FANNO CREEK DRIVE will be extended as a public road to the north boundary for future extension. A feasible alignment for the future extension of this road and connection to Hall Blvd. is as shown on the preliminary plat. A PRIVATE DRIVE ( Tract "A") with a sidewalk along the southerly side will serve the lots to the east as well as provide access to the City Greenway / Openspace. S.W. HALL BLVD. is a state highway. there will be curbs and sidewalk improvements constructed across the frontage of tax lot 200 as may required. SOLAR. ACCESS is provided to lots 122 through 127 by their north- south orientation being in excess of 90 feet. Lots 128 through 130 have a north-south dimension of 41 feet and cannot meet the solar requirements due the basic configuration of the property and the required extension of S.W. Fanno Creek Drive causing the lots to access the road as shown. The solar access code provides for a 20% exemption of the number of lots in the development which in this case would be (2) two lots. The code also provides that if in trying to meet the code there is a 5% increase in development cost or loss of building sites that there shall also be an exemption granted. This 5% would amount to $14,400.00 if a lot were removed there would be an 11% loss of approximately $32,000.00. The plan as submitted meets the solar access code. SERVICES & UTILITIES: SANITARY SEWER is available from the existing system and will be extended as shown. WATER SUPPLY is supplied by a 8-inch pipe at the north end of S.W. Fanno Creek Drive and will be extended to serve the project and for future extension. STORM DRAINAGE will be collected as shown and discharged to the flood plain. The minimal wetland will be graded and filled. All soils work will be done under the direction of a soils engineer and will be tested to assure that it meets the standards. All public and private facilities will be constructed to the City of Tigard and the various agencies standards. Electrical power. telephone, natural gas and cable television facilities are available to the site. Page 2 0 0 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Sven and Anne ) FINAL ORDER VonHeideken for approval of a preliminary plat for a ) 19-lot land division for 3.82 acres in the R-7 zone at ) SUB 93-0006 13990 SW Hall Boulevard in the City of Tigard, Oregon) (Finley Park) FINDINGS 1. The hearings officer hereby adopts and incorporates herein the findings of the Tigard Community Development Department Staff Report dated April 16, 1993 (the "Staff Report"), including the summary, findings about the site and surroundings, applicable approval standards, NPO and agency comments, and evaluation of the request. 2. The hearings officer conducted a duly noticed public hearing regarding the application on April 26, 1993. The hearings officer held open the record for three business days to receive additional evidence of record. a. City planner Ron Pomeroy summarized the Staff Report. He noted that the March 24 decision approving a lot line adjustment for tax lots 700 and 701 (Lot Line Adjustment MIS 93-0001) is subject to a condition that requires the applicant to provide access for tax lot 701 to either SW Fanno Creek Drive or the private street north of the tax lot when tax lot 700 develops. Mr. Pomeroy later introduced a copy of that decision into the record, incorporated herein by reference. He also recommended a revision of condition of approval 3 in the Staff Report to make that condition more clear and certain. b. Bill McMonagle testified for the applicant. He accepted the Staff Report with the following exceptions. (1) He incorporated by reference the arguments he made in the hearing for SUB 93-0003 regarding access from Tax Lot 701 to Fanno Creek Drive. He argued further that the applicant did not appeal condition of approval 2 in MIS 93-0001, because the decision arrived only 4 or 5 days before the close of the appeal period, and because they applied to ODOT for a road approach permit that will allow access for the house on tax lot 701 directly to Hall Boulevard across tax lot 200. Mr. McMonagle introduced a copy of the ODOT permit application, incorporated herein by reference. (2) He argued the lots with less than 25 feet of frontage (lots 5, 6, 15 and 17) are permitted as "flag lots" even though they have only 15 feet of frontage. (3) He noted the floodplain has been identified accurately on the preliminary plat based on a field survey, and the wetland and floodplain were field tied. (4) He said lots 9 and 19 will have access limited to Fanno Creek Drive, so the private streets will not serve more than 6 lots. DISCUSSION 1. One issue in this case is whether lots 5, 6, 15 and 17 are permitted to have only 15 feet of frontage. Section 18.164.060(B) requires all lots to have 25 feet of frontage on a street. Page 1 Hearings Officer Final Order SUB 93-0006 fFinley Park) 0 • a. The hearings officer finds lots 5 and 6 have more than 25 feet of frontage on a street: Hall Boulevard Therefore, the fact that they have only 15 feet of frontage on the private street to which they will have access is irrelevant. b. However, lots 15 and 17 do not comply with section 18.164.060(B), because they have only 15 feet on frontage on a private street. The applicant did not identify, and the hearings officer is not aware of, an exception to section 18.164.060(B) for flag lots. Moreover, even if such an exception existed, lots 15 and 17 are not flag lots. Although a stub arguably joins the majority of the lot to the street, that stub is too short to constitute a flag pole. Therefore, a condition of approval is warranted requiring the applicant to amend the preliminary plat so that lots 15 and 17 have at least 25 feet of frontage on a street. 2. A second issue in this case is whether the private street on Tracts "A" and "B" comply with section 18.108.070. That section allows up to 6 "units/lots" to have access to a private street. a. The hearings officer takes notice of the final order in SUB 93-0004 (Colony Creek Estates 6) and relies on Discussion finding 2 from that final order to conclude that section 18.108.070 allows access from up to 6 dwelling units and/or 6 lots or some combination of the two, but not a total of more than 6 units and lots. b. As long as the applicant amends the preliminary plat to include non- access strips on the south edge of lot 9 and the north edge of lot 19, then only 6 lotslunits will have legal rights of access to each of the two private streets. A condition is warranted requiring such restrictions. c. Although tax lot 701 adjoins the private street on Tract "A", the applicant does not propose to provide access to that lot from that street. If that lot had access to the private street, then 7 dwellings would have access to that street, contrary to section 18.108.070. Access is proposed from Hall Boulevard to avoid that problem. However, if access to Hall Boulevard is not permitted by ODOT, then access will have to be provided by another route. The decision in SUB 93-0004 requires the applicant in that case to provide an easement to Fanno Creek Drive for tax lots 200 and 701. That ensures that access can be provided to tax lot 701 without a variance to section 18.108.070. The preliminary plat should be modified to show a non-access strip where tax lot 701 adjoins the private street on Tract "A" unless the City grants a variance to section 18.108.070. 3. A third issue is whether lot 16 will have adequate access consistent with policy 8.1.1 and sections 18.108.070, 18.160.060(A)(3) and 18.164.030 a. Proposed lot 16 will have access to a street outside of the preliminary plat. It has access to a private street on Tract "A" of the private street in SUB 93-0004. To ensure that lot 16 will have access as required by sections 18.160.060(A)(3) and 18.164.030, the final plat for SUB 93-0006 should not be approved until after the final plat for SUB 93-0004 is filed. b. The final plat should be approved for SUB 93-0006 only if the resulting impact on the private street in SUB 93-0004 does not violate section 18.108.070. (1) The final order in SUB 93-0004 establishes that proposed lots at the west end of the private street to which proposed lot 16 in SUB 93-0006 will have access will be re-oriented and restricted so the private street will serve only 5 units/lots in SUB 93-0004. Page 2 Hearings Officer Final Order SUB 93-0006 (Finley Park) (2) As long as the applicant reorients lots and restricts access to the private street so that a total of not more than 5 dwelling units or lots in SUB 93-0004 have a legal right of access to the private street, then lot 16 can he approved with access to the private street. (3) If 6 lots in the final plat for SUB 93-0004 have a legal right of access to the private street in that subdivision, then lot 16 does not have legal access and cannot be approved (unless the City grants a variance to section 18.108.070). In that case the final plat for SUB 93-0006 should be amended to include the area shown as lot 16 into Tract C. Conditions are warranted to this effect. 4. The fourth issue is whether the City can and should require the applicant to provide access from tax lot 701 to Fanno Creek Drive. a. Based on condition of approval 2 in MIS 93-0001, the applicant is required to provide access to Fanno Creek Drive or the private street for tax lot 701 when tax lot 700 develops. The proposed subdivision constitutes the development of tax lot 700 and triggers condition of approval 2 of MIS 93-0001. If the City grants a variance to section 18.108.070, then tax lot 701 could have access to the private street to the north. Otherwise, the only way to provide access for tax lot 701 is to Fanno Creek Drive. The decision in SUB 93-0004 ensures that an easement will be created for that purpose. b. The hearings officer finds that the decision in MIS 93-0001 is binding. The hearings officer does not have jurisdiction to waive a condition of the earlier approval. (1) The applicant could have appealed the condition, but declined to do so. The applicant could have applied for a modification of the condition of approval as a new land use action. The fact that the applicant only had 4 or 5 days to appeal the decision does not obviate the need to do it. Neither does the fact that the applicant applied for an ODOT road approach permit obviate the need to address the City condition of approval. The ODOT permit, if issued, will not change the condition of approval from MIS 93-0001. (2) City staff are willing to allow access to Hall Boulevard if ODOT authorizes it until it is timely to change access. It is timely to do so now if ODOT does not authorize access to Hall Boulevard or to so in the future when tax lot 200 and/or 701 are further developed. That is reasonable under the circumstances. See also Discussion finding 4 in the final order for SUB 93-0004. CONCLUSION Based on the above findings, and the conclusions in section VI of the Staff Report, the applicant's request does or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report with minor changes. ORDER The applicant's request, SUB 93-0006 (Finley Park), is hereby approved, subject to the conditions in Section VI of the Staff Report, with the following amendments: Page 3 Hearings Officer Final Order SUB 93-0006 (Finley Park) 1. Condition of approval is hereby amended to read as follows: Unless the City grants a variance to section 18.108.070 before it approves the final plat, then the applicant shall revise the preliminary plat (a) to prohibit direct vehicular access from tax lot 701 to the private street in Tract "A" and (b) to show that tax lot 701 has a legal right of access to Fanno Creek Drive, such as by the measures required in condition of approval 3 of the final order in the matter of SUB 93-0004. If ODOT issues a road approach permit or other authority for the existing dwelling on tax lot 701 to access Hall Boulevard, access to Fanno Creek drive is not required to be improved before the final plat is approved. Access to Fanno Creek Drive may be required to be improved when tax lots 200 or 701 are developed with additional dwellings or other primary uses. 2. Condition of approval 3 is hereby amended to read as follows: The applicant shall revise the preliminary plat to show a minimum 8-foot wide bikeway at a location of the applicant's choice in the 100-year flood plain of Fanno Creek or in a minimum 8-foot wide easement and a minimum 8-foot wide public easement from the terminus of Tract "B" to the bikeway. The applicant shall improve the bikeway and path with an 8-foot paved surface. 3. A new condition 24 is added to read as follows: 24. Before the City approves a final plat for SUB 93-0006 that provides for access for lot 16 to the private street in SUB 93-0004, the applicant shall show (a) that the approved final plat for SUB 93-0004 has been filed and (b) that a total of not more than 6 lots and/or dwelling units will have a legal right of access to that street unless the City approves a variance to section 18.108.070 to allow such access. 4. A new condition 25 is added to read as follows: 25. Before the City approves a final plat, the applicant shall revise the preliminary plat to prohibit direct vehicular access from lot 9 to the private street on Tract "A" and from lot 19 to the private street on Tract "B" unless the City approves a variance to section 18.108.070 to allow such access. 5. A new condition 26 is added to read as follows: 25. Before the City approves a final plat, the applicant shall revise the preliminary plat to show that lots 15 and 17 have at least 25 feet of frontage on a public or private street. 11th day--"ay. Y993. Larry Epst 'ri, AIIZ - City of Ti H ngs Officer Page 4 Hearings Officer Final Order SUB 93-0006 (Finley Park) 0 0 AGENDA ITEM 2.3 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Sven and Anne VonHeideken STAFF REPORT Subdivision preliminary plat approval. SUB 93-0004 I. SUMMARY OF THE REQUEST CASE: Subdivision SUB 93-0006 SUMMARY: The applicant requests Subdivision preliminary plat approval to divide approximately 3.56 acres on a 3.82 acre site into 19 single-family lots ranging between 5,000 and 8,000 square feet in size. The existing residence will be separated from this development with the recording of the subdivision plat. APPLICANT: Sven and Anne VonHeideken 13990 SW Hall Boulevard Tigard, OR 97223 OWNER: Same as applicant AGENT: Bill McMonagle Harris/McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium-Density, Residential ZONING DESIGNATION: R-7 (Residential, 7 units per acre) LOCATION: 14010 SW Hall Boulevard (WCTM 2S1 12BB, tax lot 200) APPLICABLE LAW: Community Development Code Chapters 18.52, 18.88, 18.92, 18.102, 18,108, 18,150, 18.160 and 18.164; and 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. II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Background Information: The size and configuration of this site was affected by a recent lot line adjustment approval (MIS 93-0001). This lot line adjustment has provided the current size and shape which is now under review by this subdivision application. This approval was granted on March 24, 1993. HEARINGS OFFICER - VON HEIDEREN SUB 93-0006 PAGE 1 0 9 B. C. The City has reviewed no other previous land use applications for this site. The existing single family residence was built many years ago and did not require a planning review. The existing residence will be separated from this development with the recording of the subdivision plat. Vicinitv Information and Surroundina Land Uses: This 3.56 acre site is located on the east side of SW Hall Boulevard just north of the intersection of SW Hall boulevard and SW McDonald Street. The tax lot to the north is underdeveloped. The tax lot to the south is largely undeveloped and is improved with one single-family residence. These properties are zoned R-7 (Residential, 7 units per acre). Land to the east of the site is designated as I-L (Light Industrial). A portion of this I-L land is currently under development as an industrial park subdivision. The properties across SW Hall Boulevard are zoned R-4.5 (Residential, 4.5 units per acre) and are substantially developed with single family residences. Site Description: An existing single family residence is located on the western portion of the site. Access for this residence is currently gained from SW Hall Boulevard. The site generally slopes toward the northeast. Trees are located throughout the site and are primarily clustered in the southwest corner and near the proposed open space tract shown on the preliminary plat as Tract C. III. APPLICABLE APPROVAL STANDARDS A. Communitv Develooment Code. 1. Chapter 18.52.050 contains standards for the R-7 zone. A single- family detached residential unit is a permitted use in this zone. Detached single-family residential lots in this zone must comply with the following dimensional requirements: Minimum lot size 5,000 square feet Front setback 15 feet Garage setback 20 feet interior sideyard setback 5 feet Corner sideyard setback 10 feet Rear setback 15 feet Maximum building height 35 feet 2. Chapter 18.88.040(0)(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 lots meet or exceed this standard. HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 2 0 0 3. Chapter 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. 4. Chapter 18.102.030 specifies vision clearance triangles adjacent to intersections in which the height of plantings, signs, etc. are limited to three feet in height to assure safe and adequate sight distance at intersections to reduce potential hazards from vehicular turning movements. Alternatively, trees may be limbed up to eight feet in height. 5. Chapter 18.108.070 contains standards for single-family residential vehicular access. Private drives may provide access for a maximum of six residences. A common private accessway which serves between three to six residences must be a minimum of 30 feet wide with a minimum pavement width of at least 24 feet, curbs and a walkway. 6. Chapter 18.150.020(E1, requires a permit for removal of trees having a trunk 6 inches or more in diameter measured four feet above the ground on undeveloped residential land. A permit for tree removal must comply with the following criteria as specified in Chapter 18.150.030 (Al: 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; 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. 7. Chapter 18.164.110 (Bikeways) contains standards for bikeways. a. Developments adjoining proposed bikeways identified on the adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way. HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 3 b. Development permits issued for planned unit developments, conditional use permits, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost of bikeway improvements. C. Minimum width for bikeways is six feet per travel lane. 8. Chapter 18.160.060(A) contains standards for the subdividing of parcels into 4 or more lots. To be approved, a preliminary plat must comply with the following criteria: a. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; b. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; C. The 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 d. An explanation has been provided for all common improvements. 9. Chapter 18.164.060(A)(1)(b) states that the depth of all lots shall not exceed 2-1/2 times the average lot width. 10. Chapter 18.164 also contains standards for streets and utilities. The applicable standards are as follows: a. Section 18.164.030(A1 requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. b. Section 18.164.030(E)(1)(a) requires local streets to be constructed with 34 feet of pavement within a 50 foot right-of-way. C. Section 18.164.060 prohibits lot depth from being more than 2J times the lot width, and requires that lots have at least 25 feet of frontage on either public or private streets, other than an alley. d. Section 18.164.070 requires sidewalks adjoining all residential streets. e. Section 18.164.090 requires sanitary sewer service. f. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 4 B. Applicable Comprehensive Plan Policies. 1. 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. 2. 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. 3. Policy 7.1.2 provides 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 utilities placed underground. 4. Policy 7.3.1 provides the City will coordinate water services with water districts. 5. Policy 7.4.4 requires all new development to be connected to an approved sanitary sewer system. 6. Policy 7.6.1 requires that the development be served by a water system having adequate water pressure for fire protection purposes and that the Fire District review all such applications. 7. Policy 8.1.1 provides the City will plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. 8. Policy 8.1.3 provides the City will require as a precondition of approval that: 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; C. The developer shall commit to construction of the streets, curbs, 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. NPO & AGENCY COMMENTS 1. Unified Sewerage Agency (USA) has reviewed this proposal and has responded as follows: HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 5 0 • a) It may be appropriate to have the developer connect the existing dry sewer at Hall and McDonald to the proposed line in Tract A. b) Has the applicant submitted a wetlands analysis to determine if an undisturbed corridor is necessary? C) Does the City require that off-site easements be provided prior to any development permits? d) The topography map does not seem to match the engineers notation regarding the 100 year floodplain at lot 15. e) USA has no objections to accepting the fee-in-lieu of providing a water quality facility on this site. f) Is the existing house located between lots 2 and 3 on a septic system? If so, USA usually requires that the developer ensure that the structure is connected to public sewer before allowing the drainfield to be disrupted. g) Is a drainage system going to be installed in SW Hall Boulevard with street widening and new curbs? 2. Tigard-Tualatin School District 231 has reviewed this application and has noted that the proposed development is projected to generate 7 new students for Phil Lewis Elementary School, 3 new students at Fowler Middle School, and 2 new students at Tigard High School. The School District notes that the school capacity at the High School is already exceeded, although both Phil Lewis Elementary and Fowler Middle School are presently below capacity. The District notes that the core facility of the High School is insufficient to be able to consider portable additions. Additional school capacity may be provided by other options under consideration by the School District, including: grade level reconfiguration, rescheduled school year, boundary adjustments, double shifting, busing to under-utilized facilities, future bond measures leading to construction of new facilities and other school housing options. 3. Neighborhood Planning Organization (NPO) #5 has reviewed this proposal and has offered the following comments: NPO #5 cannot support this project as presented due to the obvious, severe, and negative impacts the resulting motor vehicle traffic will have upon the existing Colony Creek neighborhood to the south. It will be in the best interest of all parties to do all street improvements first, as a contingency to any further development. This should also include a northern access that does not impact Hall Boulevard. 4. Although Tualatin Valley Fire District #1 did not comment on this application, the City contends that the comment returned for SUB 93-0004 (Finley/Miller) also applies to this application. This comment is as follows: HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 6 No less than 20 feet of unobstructed driving surface should be provided as all times. Where parked cars will restrict this width, "No Parking" signs shall be installed. "No Parking" signs shall also be installed in the turnaround area of the private drive. 6. The State of Oregon Highway Division (ODOT) has stated that there shall be no direct access to SW Hall Boulevard. Half street improvements are required on SW Hall Boulevard. ODOT states that a left turn lane is required for the intersection of SW Hall Boulevard and SW Fanno Creek Drive [this requirement should be applied to SUB 93-0003 Leason/W&H Pacific]. Permits shall be obtained from ODOT for any work performed within the Hall Boulevard right-of-way. 7. Tigard Water District states that although the Water District has no objections, it should be noted that the water main from proposed Colony Creek No. 6 (south of the site) would have to be extended before this water project can begin. Also the Water District would like to require that the water main located within the private drive, Tract A, be extended and connected to the water main on SW Hall Boulevard to eliminate a dead end waterline. As with all water projects, the fire hydrant location and placements will be reviewed with Tualatin Valley & Rescue and with the Water District. 8. The City of Tigard Building Division states that rain drains and crawl drains won't be able to drain to street from several lots due to elevations. Provisions must be made for all lots to drain to an approved drainage system. 9. Columbia Cable has reviewed this proposal and states that there is an existing line starting at the northeast corner of SW Hall Boulevard and SW McDonald Street that heads east some 300 feet. This line utilizes existing PGE poles that deliver service to the existing residence. 10. The City of Tigard Operations Division, Portland General Electric, Metro Area Communications, Northwest Natural Gas, and General Telephone and Electric have reviewed this proposal and have offered no comments or objections. V. EVALUATION OF REQUEST A. Analvsis - Subdivision. 1. The proposed subdivision complies with the use standards of the R-7 zoning district (Section 18.52.050) because the lots are intended to be developed as single-family residences. Single family residences are listed as a permitted use in this zone. The 19 proposed lots, each ranging in size between 5,000 and 8,000 square feet, are all either equal to or larger than the minimum requirement for lot size in this zone 15,000 square feet for single family use). The existing residence will either continue to meet and/or exceed all setback requirements. All proposed lots are subject to the setback standards of the R-7 zone. Compliance with these standards will be reviewed as part of the building HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 7 0 ' 9 permit application process for residential structures. The preliminary plat also indicates an open space area on the eastern portion of the site. The majority of this open area is within the 100-year floodplain of Fanno Creek. There is a portion of land shown on the preliminary plat that lies between the northwest corner of lot 2 and Tract A. This portion of land should be incorporated into the adjacent lots on the final plat. 2. Fourteen of the lots (lots numbers 1--6, 11-15, and 17-19) meet the basic solar access requirements as specified in Code Section 18.88.040(C) (11. The front lot line orientation of these lots is within 30 degrees of true east-west. These lots also provides a minimum north-south dimension of at least 90 feet. The north/south dimension of lots 7-10 and lot 16 is less than the required 90 foot dimension. Of the 19 proposed lots, five lots (specifically, 4.75 lots) may be counted as the standard 20% exemption from these solar lot requirements. Therefore, the requirements of the solar access portion of the Development Code have been met by this proposal. 3. The proposed subdivision complies with the density standards of Chapter 18.92.020 (Density). The net developable area of the site (after deduction of the public right-of-way, and the undevelopable portions of this site) is approximately 110,250 square feet (2.53 acres); the gross site is approximately 3.56 acres. With a minimum lot size of 5,000 square feet per lot, this site yields an opportunity for 22 dwelling units under the R-7 zoning designation. The applicant has proposed the creation of 19 lots and thereby complies with this standard. 4. Chapter 18.102 (Visual Clearance) requires that adequate vision be provided at all road intersections. This standard shall be satisfied by adherence to the requirements regarding the height and placement of any future possible obstructions including a subdivision identification sign. Prior to the installation of any such sign, a sign permit from the Planning Department must be obtained. The sign permit review and approval process will require a finding that the sign will be consistent with the requirements of Chapters 18.102 (Vision Clearance) and 18.114 (Signs). 5. Section 18.108 (Access) and Section 18.164.060(B1 (Lot Frontage) are partially satisfied. All new lots are provided with at least 25 feet of either public or private roadway frontage, with the exception of the lots at each end of this proposal as detailed below. Specifically, lots 14, 15 and 17 at the east and, and lot 6 at the west end. The ability to provide a 15 foot wide road frontage for new lots is reserved for lots created through the minor land partition process as specified in Section 18.162.050(0)(1). This section states that 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 HEARINGS OFFICER - VON HEIDEREN SUB 93-0006 PAGE 8 0 9 wide access easement. Therefore, the preliminary plat shall be revised to provide at least 25 feet of roadway frontage for each of these four lots. The applicant proposes to retain the SW Hall Boulevard driveway access to continue to serve the existing residence. This preliminary plat does not provide the opportunity for this lot to gain access to SW Fanno Creek Drive. Access is possible however from the private drive referred to on the preliminary plat as Tract A. As addressed under the staff analysis of Section 18.164 below, it shall be recommended that the Hall Boulevard access to this residence be closed, and that access be provided either from Tract A or from the extension of SW Fanno Creek Drive. Providing access to Tract A will result in seven lots (lots 3-8 plus the existing residence) being served by one private drive. Code Section 18.108.070 limits the number of residences which may be served by a private drive to six. Therefore, this option would necessitate a variance request by the applicant to exceed this standard. Alternatively, in light of the recommendation in SUB 93-0004 to provide a 30 foot wide accessway from SW Fanno Creek Drive to the existing residence, this existing home in the current application may be able to be served by this same accessway. This alternative has the potential to produce a variance situation if the lot to the south is proposed for maximum development (six lots). The applicant shall either revise the preliminary plat to address this access concern or shall provide a variance request for alternative access. These two access options for the existing residence mentioned above reflect the ODOT position of limiting access onto State Highways (in this case, SW Hall Boulevard). The applicants, engineer provided a copy of an application form to the Planning Division on April 15, 1993 which was submitted to ODOT for approval to construct a road approach for the driveway access onto SW Hall Boulevard. This driveway serves the existing residence referred to in the Finley/Miller application and provides access to the VonHeideken residence by way of an easement. If this permit is issued by ODOT, it shall be apparent that it is not currently necessary for this driveway access to be closed. Therefore, the City may waive this condition. Access for lot 16 is proposed to be gained from the east end of the private drive shown in SUB 93-0003 Finley/Miller. This drive is already proposed to provide access to six lots in the Finley/Miller application (lots 122-127). To provide access to lot 16 of this current application from this private drive will result in seven lots being served by one private drive. Again, Code Section 18.108.070 limits the number of residences which may be served by a private drive to six. Therefore, this design would also necessitate a variance request by the applicant to exceed this code standard. HEARINGS OFFICER - VON HEIDEREN SUB 93-0006 PAGE 9 0 0 The applicant did not request any variance approvals for these purposes or present any information in support of such in the application packet which was submitted for review. The applicant may choose to present variance requests to provide adequate access and lot frontage if the applicant and\or engineer determine that such requests are appropriate. This shall be submitted as part of the subdivision submittal process to the Hearings officer. 6. Section 18.164.060(A)(1)(b) (Lots) states that the maximum lot depth to width ratio is 2-1/2 to one. All of the proposed lots are in conformance with this standard. 7. Section 18.150.020(E) (Tree Removal) requires that the applicant apply for, and receive approval for, a tree removal permit prior to the removal of any tree measuring 6 inches or greater in diameter at a height of four feet above grade prior to the removal of any such tree from the site. A detailed tree survey has not been submitted as part of this application. Therefore, prior to the issuance of a tree removal permit, the applicant shall supply a map specifying the trees being requested for removal as they relate to: 1) public improvements, and 2) building envelopes. This information shall identify the type and size of all trees on this site which are greater than six inches in diameter relative to each tree removal permit application. 8. The proposed subdivision is consistent with the subdivision approval standards of Chapter 18.160.060(Al (Subdivisions) because: a. The proposed subdivision complies with the Comprehensive Plan Map's Medium-Density Residential density opportunity for the site as well as with the applicable plan policies, the regulations of the R-7 zone, and other applicable regulations; b. The proposed name of the subdivision (Finley Park) is not duplicative of any other plat recorded in Washington County; C. The proposed public and private streets provide for both adequate and safe access to the lots in this proposed subdivision; with the exception of the afore mentioned access and lot frontage questions. This preliminary plat also provides for the extension of two proposed street stubs abutting the adjacent properties to the north and south. 9. The proposed subdivision is only partially consistent with Code Sections 18.164.110 regarding the provision of bikeways. A bikeway which connects the western terminus of Tract A to SW Hall Boulevard has been indicated on the preliminary plat. However, there is no bikeway indicated along the Fanno Creek Greenway on the preliminary plat. Code Section 18.164.110(B1 requires that approval of developments adjoining proposed bikeways be conditioned to include either the cost or the construction of HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 10 0 0 bikeway improvements. This proposal does not include either of these two options for the bikepath along Fanno Creek. Therefore, the preliminary plat shall be revised to indicate the provision of a paved bikeway with a minimum width of eight feet. The alignment of this additional bikeway shall either be within the 100 year flood plain of Fanno Creek, or shall be provided by easement, and shall correspond to the impending bikeway sections to both the north and south (see SUB 93-0003 and SUB 93-0004 respectively). 10. The City of Tigard Engineering Department has reviewed the proposal and offers the following analysis with regard to streets, sanitary sewers and storm drainage: A. Streets: The site is located east of and approximately 150 feet north of the SW Hall Boulevard/SW McDonald Street intersection. The existing single family residence on this site is provided access to SW Hall Boulevard by the use of a driveway located on tax lot 200 to the south. This driveway also serves the existing residence which is part of the Finley/Miller subdivision application to the south (SUB 93-0004). Based on the preliminary plat, it is the applicants, intention to extend SW Fanno Creek Drive to the north and south thereby providing a right-of-way connection between proposed subdivisions SUB 93-0003 and 93- 0004 respectively. The applicant also proposes to provide two private drives heading east and west from SW Fanno Creek Drive to serve the remaining portions of the site. The existing home is proposed to retain its, access to SW Hall Boulevard. Southwest Fanno Creek Drive is classified as a local street. Currently, SW Fanno Creek Drive does not exist at either the north or south property line. Therefore, the applicant is dependent upon one of the following: 1. The two properties to the north are currently in different stages in the development review process. The northernmost property received Site Development Review approval (SDR 92-0020) which requires that SW Fanno Creek Drive be improved and extended a minimum distance of 137 feet east of the intersection with SW Hall Boulevard. The other property is currently under subdivision review by the City (Leason SUB 93-0003). It is recommended that SW Fanno Creek Drive be extended and improved from SW Hall Boulevard to the north property line of the subject site prior to the recording of this plat; or 2. The property to the south is currently under subdivision review with the City (Finley SUB 93-0004). It is recommended that SW Fanno Creek Drive be extended and improved from its, current northern terminus to the south property line of the subject site prior to the recording of this plat. HEARINGS OFFICER - VON HEIDEREN SUB 93-0006 PAGE 11 • • On the preliminary plat, the applicant has shown SW Fanno Creek Drive being fully improved only within the boundaries of the subdivision. It should be noted that, dependent upon the timing of development in the area, the applicant shall ensure that SW Fanno Creek Drive is fully improved and extended so that there is a logical street connection provided for public access. In addition, the applicant has incorrectly noted the public street name on the preliminary plat. This street should be named SW Fanno Creek Drive and not SW Colony Creek Drive. Southwest Hall Boulevard is under the jurisdiction of the Oregon Department of Transportation (ODOT). Half Street improvements and right-of-way dedication to 45 feet from centerline are typically required for developments which front SW Hall Boulevard. ODOT has submitted comments for this application and has recommended standard half street improvements. Based on this recommendation, past decisions in the vicinity of this development, and the applicants, submittal, half street improvements with the required right-of-way dedication shall be required. The City is currently reviewing three Subdivision applications (SUB 93-0003, SUB 93-0004, and SUB 93-0006) and has approved one Site Development Review (SDR 92-0020)in this area. All four applications are connected in that they are all adjacent properties. If all were approved and built, SW Fanno Creek Drive would be completed and would connect with SW Hall Boulevard. Currently, there is an existing temporary access to SW Hall Boulevard from SW Colony Creek Court. The purpose of the temporary access was to provided the neighborhood with access to SW Hall Boulevard until such time as SW Fanno Creek Drive is completed and connected with SW Hall Boulevard. It should be noted that when SW Fanno Creek Drive is completed and connected with SW Hall Boulevard, the City will close off the temporary access to SW Hall Boulevard that exists at the west terminus of SW Colony Creek Drive. B. Sanitary Sewer: There is an existing 8 inch public sanitary sewer line located within SW Fanno Creek Drive. The applicant is proposing to connect to and extend this sanitary sewer line to serve the western portion of this development. There is also an existing 8 inch line located in the southeast corner of the development. The applicant is proposing to connect to and extend this line to serve the eastern portion of the development. The existing lines have the capacity to accommodate this development. C. Storm Drainage: The site generally slopes towards the northeast. The applicant is proposing to drain the site into Fanno Creek through an underground storm drainage system. The Unified Sewerage Agency (USA) has established, and the City has agreed to enforce (Resolution and Order No. 91-47), Surface HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 12 Water Management Regulations requiring the construction of on-site water quality facilities or fees in-lieu of their construction. The applicant has not proposed the installation of an on-site water quality facility. The City contends that, due to the size of the development and the existing storm water facilities, an on- site water quality facility would be inappropriate at this site and that a fee in--lieu of its construction should be required. B. Compliance With Comprehensive Plan Policies 1. 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 neighborhood planning organization (NPO #5) and to owners of property within the notification area of the site. An ad has been placed in Tigard Times which has advertised the time and place of the public hearing to be held on this application. 2. In order to comply with Policy 4.2.1, a condition is warranted to require the developer to prepare an erosion control plan ensuring compliance with erosion control standards for the Tualatin River Basin as part of the grading permit application. It is recommended that the developer shall pay a fee-in-lieu of the construction of an on-site water quality facility. 3. This subdivision proposal complies with Policies 7.1.2, 7.3.1, and 7.4.4 because the applicant will extend public sewer and water systems to this site and will provide for underground installation of phone, electricity, and cable television lines. 4. The subdivision proposal complies with Policy 8.1.1 and 8.1.3 because the proposed extension and improvements to the street within the subdivision will contribute to a safe and efficient street system in this area. The creation of an extension of SW Fanno Creek Drive, and the creation of the two private drives, will be required to be improved consistent with the City of Tigard standards for public local and private streets, respectively. VI. CONCLUSION AND RECOMMENDATION The Planning Division concludes 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 proposal SUB 93-0006 for the proposed Finley Park subdivision subject to the conditions which follow. ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. UNLESS OTHERWISE SPECIFIED, THE STAFF CONTACT FOR ALL RECOMMENDED CONDITIONS IS CHRIS DAVIES IN THE ENGINEERING DEPARTMENT, 639-4171. HEARINGS OFFICER - VON HEIDEREN SUB 93-0006 PAGE 13 9 0 1. The applicant shall submit a revised plat which demonstrates that vehicular access is provided to the existing residence from SW Fanno Creek Drive; alternatively this access may be provided from Tract A if Variance approval is granted by the Hearings Officer for Tract A to provide access to seven lots. This condition may be waived if ODOT approves an application to Construct an Approach Road for the driveway which intersects SW Hall Boulevard and serves the existing residence. 2. The revised plat shall indicate that the portion of land which lies northwest of lot 2 has been incorporated into the adjacent lots. 3. The revised plat shall indicate the provision of a minimum of an eight foot wide bikeway within the 100 year flood plain of Fanno Creek. Alternatively, this bikeway may be provided by easement. A pedestrian easement shall also be provided to afford public access from the terminus of Tract B to the bikeway. This easement shall be paved to a minimum width of at least 8 feet. 4. A pedestrian easement shall be provided from the western terminus of Tract A to the public right-of-way on SW Hall Boulevard. This easement shall be paved to a minimum width of at least 8 feet as demonstrated on the preliminary plat. 5. A sanitary sewer easement shall be recorded across the property to the north of lot 13 to allow a connection to this existing sanitary sewer line. 6. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. 7. The applicant shall obtain a permit from the State of Oregon Highway Division, to perform work within the right-of-way of SW Hall Boulevard. A copy of the permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. 8. Additional right-of-way shall be conveyed to the State of Oregon, by and through the Department of Transportation, Highway Division, along the SW Hall Boulevard frontage to increase the right-of-way to 45 feet from centerline. The description shall be tied to the existing right-of-way centerline. Verification that the conveyance has been submitted to the State shall be provided to the City Engineering Department. (For additional information, contact Myron Melick; Oregon Department of Transportation, Right-of-Way Section, 7165 SW Fir Loop, Tigard, Oregon 97223, 684-1510). 9. 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 Hall Boulevard frontage. Improvements shall be designed and constructed to Oregon Department of Transportation street standards and shall conform to the alignment of existing adjacent improvements or to an alignment approved by the Engineering Department. HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 14 0 0 10. The City will also require that all utilities be place underground along the Hall Boulevard frontage. However, if this is found by the City Engineering Department to be impractical, the applicant may alternatively pay a fee in-lieu of undergrounding utilities along this frontage. 11. Two (2) 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. 12. 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. 13. 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 two separate times. The first part is paid with any associated public improvements for that portion of the development which increases the impervious area within the public right- of-way. The second part is paid at the time of Building Permit issuance for each individual lot. 14. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. 15. Storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 16. A grading plan shall be submitted showing the existing and proposed contours and typical finished floor elevations on each lot, including elevations at 4 different corners of the floor plan tied to the top of curb elevations as shown on the public improvement plans. 17. The existing residence shall be connected to the public sanitary sewer system. 18. 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. 19. Construction of the proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 15 0 0 compliance agreements has been executed, a developer-engineer agreement has been executed and all permit fees have been paid. 20. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance assurance or letter of commitment. 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. 21. Prior to the recording of the Plat with Washington County, the City of Tigard will ensure the "street plug" is dedicated to the public. The "street plug" is shown as Tract "C" on the Colony Creek Estates Plat which was recorded on Page 19 in Book 47 Record of Town Plats of Washington County. 22. A tree survey identifying the type and size of all trees on the site which are over 6 inches in diameter shall be submitted. This survey shall also specify those trees which are proposed for removal in connection with the construction of public improvements. A tree removal permit shall be applied for and approved by the Planning Division prior to the removal of any such trees on-site. STAFF CONTACT: Victor Adonri, Planning Division. THE APPLICANT SHOULD BE REQUIRED TO COMPLY WITH THE FOLLOWING CONDITIONS PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 23. A tree survey identifying the type and size of all trees on the site which are over 6 inches in diameter shall be submitted. This survey shall specify those trees which are proposed for removal in connection with the construction of residences. A tree removal permit shall be applied for and approved by the Planning Division prior to the removal of any such trees on-site. STAFF CONTACT: Victor Adonri, Planning Division. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. Prepared By: Ron Pome,Koy Assistant glanner Approved By: Dick Beware Senior PlAAner q- R-3 Date `T : b 7 Date HEARINGS OFFICER - VON HEIDEKEN SUB 93-0006 PAGE 16 TIGAR~ ~ r,,,. CE DER TIGA~D A LP. Sv t4loR u 5TRE~7 ~ ~ AX x ~ r S34 r' o~ 3 If. rlilsa w • 0 COLONS CREEK ESTATES NO. 6 PROJECT OVERVIEW April 15, 1993 LOCATION: The address of the project is 14010 S.W. Hall Blvd. being on the east side of Hall opposite the intersection of S.W. McDonald Street. The north terminus of S.W. Fanno Creek Drive is at the south boundary of the site and will provide development access. EXISTING SITE CONDITIONS: The property is shown on the Washington County Assessor's Tax Map 2S-1-12BE as tax lot 200. The entire site contains 2.53 acres of which 1.59 acres will be utilized in the development. The balance of the site containing the existing home will remain. The site generally slopes from the west to the east at slopes between 5% and 10%- There is a wetland that has been identified and reviewed by Scientific Resources Inc. (S.R.I.) as being a minimal wetland. This wetland does not fall under the wetland regulatory programs, please refer to the S.R.I. letter of January 13. 1993. Existing trees on the site consist of Fir, Cedar, Ash, Alder, Oak and a few scattered fruit trees. The trees have been field located and are shown on the preliminary.plat. The easterly portion of the site below elevation 139.50 feet is within the 100 year flood plain of Fanno Creek. Existing utilities are available to serve the development. DEVELOPMENT PROPOSAL: The proposal is to develop 8 single family lots and 1 duplex lot. A variance is requested from the lot width to depth ratio for lots 128, 129 and 130 as shown on the preliminary plat. The width of the property is 123.04 feet, in order to provide for three lots that will utilize this portion of the land in an efficient manner and achieve the density that is possible these lots will be 41 feet wide by 122 feet deep which will achieve the 5000 square foot requirement of the zoning. The lot depth is 19.50 feet over the 2-1/2 to 1 lot to depth ratio. This request is the minimum needed to make the project economically feasible. This request provides for the density utilization prescribed by the zoning, provides for infill on small tracts and utilizes the Page 1 land towards the overall goal discussed in the comprehensive intent of the ordnance. of a net 10 units per acre as plan without convoluting the FANNO CREEK DRIVE will be extended as a public road to the north boundary for future extension. A feasible alignment for the future extension of this road and connection to Hall Blvd. is as shown on the preliminary plat. A PRIVATE DRIVE ( Tract "A") with a sidewalk along the southerly side will serve the lots to the east as well as provide access to the City Greenway / Openspace. S.W. HALL BLVD. is a state highway, there will be curbs and sidewalk improvements constructed across the frontage of tax lot 200 as may required. SOLAR ACCESS is provided to lots 122 through 127 by their north- south orientation being in excess of 90 feet. Lots 128 through 130 have a north-south dimension of 41 feet and cannot meet the solar requirements due the basic configuration of the property and the required extension of S.W. Fanno Creek Drive causing the lots to access the road as shown. The solar access code provides for a 20% exemption of the number of lots in the development which in this case would be (2) two lots. The code also provides that if in trying to meet the code there is a 5% increase in development cost or loss of building-sites that there shall also be an exemption granted. This 5% would amount to $14,400.00 if a lot were removed there would be an 11% loss of approximately $22,000.00. The plan as submitted meets the solar access code- SERVICES & UTILITIES: SANITARY SEWER is available from the existing system and will be extended as shown. WATER SUPPLY is supplied by a 8-inch pipe at the north end of S.W. Fanno Creek Drive and will be extended to serve the project and for future extension. STORM DRAINAGE will be collected as shown and discharged to the flood plain. The minimal wetland will be graded and filled. All soils work will be done under the direction of a soils engineer and will be tested to assure that it meets the standards. All public and private facilities will be constructed to the City of Tigard and the various agencies standards. Electrical power. telephone, natural gas and cable television facilities are available to the site. Page 2 ..~.n_ ..r a.. . i rF. .,v - ...s . 1 ~ f, r Z t f ,'~y ~ , • . . ,n. , y... ~ _ u n i R i • 4 `r ~ ' .i , l ] d'. .i a . r _ L^, r . e 1• , r 4 - _ ~ . _ D VELOPh ~ ~~..Ll~.NG•. . • , r;. . ' SRI . D.S. ll ~ , TR D SCRIP1lON ' TREE p~ CRIPl10M TREE OES~I, t10N TREE Ql:SCR T10N TREE ~ DESCRIP110M TREE ¢ DESCRipT10N TREE ~ ~ESCRiP110N 1REE ~ DESCR{PT10N >R~ ~ pE .C P,T1~N; T~~. ~ CR►P ~ ~ ~ ~ ~ 1. ALL WORK - ' : ; 2$0' . 1 bECIDr: ' 308. , $ HAV1>}{ORN ` 327-, i 2 r OAS, 344 t a~ MAPLE 361 20" MAPLE 378 14" .CEDAR 395 12" DECID. 413 18" HAWTHORN 431 20" APPLE 451 14" WALNU ` ;292 ;.44~,ALpER ^ . ' B' AIAER >~28, ,3Q.` MAPLE 343 8 HAWTHORN, 34Z 42 F1R 379 1$ ALDER 398 10 HAWTHORN. 414 18 FRUIT 432 10.~ APPLE 462 1$ CEpAR AND TH a.~. a , " " 0" U 43 10" APP 453 18" CEDAR ' _ ` 2~3`; 10 : A~.DER 3i0 , 8 APPI.lK 329 ,15~ MAPLE 348 8" NAWT}{QRN 383 20" ALAfR 380 12" ALO£R 397 20" FIR 415 2 " N ? LE y ~ " ' 2~4` "ALDER : , ' 311 4~, APPLE 330. i5 MAPLE 347 18 FTR 384, 10 ALDER 381 18 ALDER 398. 20" FlR 416. 15 SPRUCE 434 14~ .APPLE 454 16" CEDAR 2. SANITARY ; X96. - 8" AI,Qf.R 3f2 ' APPLE . 331 ` 49'°MAPLE 348 8~ DECID. 365 14" ALDER ,582 20" AipER 399 8" HAW 417 10."..PINE 435 14~ ,APPLE 455 16" CEDAR THE SIrE. . . • 298 '12' HIMLOCK 31'3 4'.APPLE 332 18' OAK 349 12 Al.pElt 368 14 ALDER 383 18 CEDAR 400 10 HA~V 418 8 PINE 43$ 18 DECD. 458 24 CEDAR 3`~. 7 " 314 CHERRY 333 24" pEC1D. 350 20' FIR. 387 16" ALDER. 384 24" C-DAR 401 16" FIR 419 8" PINE 439 24' DECID. 457 20" CEDAR ~ 29 24 FIR 3. DRAINAGE " FTR 313' 4" PPLE 34' 14' DECID. 351 30" CEDAR 388 ALDER 385 12" ..DAR 402 14' FTR 420 10' PINE 440 24' NUT 458 8' FiR 298 30 A " ~ " 1 441 4" EC<D• 299 30 FlR 318 ALDER 335 12~ NAPLE 352 38N CEDAR 369 8" ALDER 388 18" ALDER 403 14" FlR 42 . 8" PINE 1 " D 4, 1HE AREA 300.30" FTR 318 30 OAK 338 24 DECID. 353 38 CEDAR 370 10 ALDER 387 18 AIDFJt 404 14 FlR 422 12 .PINE 442 10 OECiD• " 7 14" 354 14" ALDER J71 15" ALDER 388 8" ALDER 445 14" f'R 423 8" PINE 444 60" NUT-CLUMP T1G'ARD BY 301 24 FlR 319 30 MAPLE CLUMP 33 MAPLE 0 " 0 1 "APP 338 30' MAPLE 355 10" MAPLE 372 10' CEDAR 3$9 8" ALDER 4-0fi 14' OAK 424 12` PINE 445 80" NUT-CLUMP 3 2 20 FlR 32 5 LE ..303:. 24' FlR 321 15" APPLE 339 ~ 24' OAK 356 18" MAPLE 373 8" CEBAR 390 8' A.I;DE~ 407 8" AIfER 426 24" ~1NE 448 80" NUT-CLUMP 5• ALL SOILS 304 30' FiR' 322. 8" APPLE 340 6" HAWTHORN 357 18" MAPLE 374 15" ALDER 391 28".ALDER 40$ 10" ALDER 427 12" PINE 447 18" CEDAR 305 18' f1R 323 42" PINE 341 8" HAWTHORN 358 12" ALDER 375 14".CEDAR 392 8" ALDER 414 14" APPLE 428 12" PINE 448 8" CEDAR 6. HALL BLVD 306 10" CHERRY 325 42" MAPLE 342 15" MAPLE 359 12' ALDER 376 14" ALDER 393 12~ ALDER 411 14+ APPLE 429 20~ HAWINORN 449 14~ CEDAR AS MAY BE 307 10" CHERRY 1328 48" FIR 343. 9' HAWTHORN 360 12" ALDER 3'l7 f4" ALDER 394 12 ALDER 412 10 HAK1}iORN 434 12 APPLE 450 20 WALNUT WITHIN TiiE ~ s. SAN{ (AR'r ; r. LOTS 1-12, o EXiENSI r=UTUE?E i ° ~ LOTS 13-'1: BUILDINIG ~ ~ Lor 1,S --=t ~ I Of k.ANi c' S A ,ROS LOCH LION TO TH E • ~ 0 7 _ , ~ COLONY ti ~ , ; ~ L. t \ ~ r ~ ~ ~ I \ I L-~ ~ ' I \ • ~T L 60 I L _ `f~ I - ~ 0 ' ~ ~ ~ ' I4 ~ ~ \ i V i I , ~ ~ ~ v _ - ;I Q _ OPOS~D ; f ~ . I , ~ RIDG~PARK'~. 0 ~ fiq - ~ I ~ ~ ~ i N ' ,Q ~ 0 . 1~ ~ ~ ti ~ ~ ROAD- AUGNM~N~' - I . ~ o V I ~ L 1 1 ' 1 . J I . C R ~ 1~ ~ f~ Q Qj ~ 1 ~ k REQI~RED 1 ~ , 1 , ;EasEMENr 1 ~ 1 I e ' , FOR 1;A?ERAL I . t a. ~ 7~9 TO L0~ 144 ` 1 5 ~ . 78 8,5 r"..~..r... ~ h ~ ~ T L_~7n0. ~ ~ n ~ °~T; - . i!~ - f ~ ~ 9 510o sF ~s ~ ~ 8 ~ ~ - `1 I ~ 6~ ~ r-. ~ 11 12 13 ~ ~ ,~4 , r 'S oo s~: r s~ \ s,3oo s~: f~-. - o z n o , ~ 0 1 1 ` i =805; F ~ t5F r ,l 5;.00 °+73 . : ° .~`sl ON GRACE 5'i?00 ,SF. ~ ,200 ~ . A 5,204 SF. °j ;~Z SF. o~ ~ 0., CONS A ~ ~ ~ ° i1a 1' _ > 1' 701 ~ , - S ~ 1 i , . , ~ APPROACHE' F ` 1 i~ i ~ . _ ~ ~ 1 IYAk~. YG - t~~' o41G' a'.~1 y _ ._a _ - - _ . ~ F 1 sArr. IVE r 1~AC1' C 1 . ~ ~ r~. 1,52 ~ ~fl PRIVA R ; . , 'i I rK ~ 4%9 fH s~ OPEN SPAC 1 1 W1r7. Tt~Ae' s _ _ ~J5 Sr DRAINAGE' er ~ 1 to * I a~ _ i - ; ~1!' ~ „ b 39 ACRES ` .t ~ , F O I r8 '~10 , i.. ~ ~ ~ i~~ ' a 42a j L~ 1. ~ 1 n ,..L. F.... ~ ~ f 00 YR FiQOD_ _ . 1 • I t 10 • PE t:SIRIAN r ~ / ~ 4ay - ~ 5` ED S 1 ASS ~ .139.5- j' x i s~~!r ~ 1 I . ~ ASE' ~,rr 140 n~) i 1 a ~ i ~ ,~sa j ,240 SF r 0° ~ ~ ~ ~ r ~ , C?• 88 1 < ~ r 1 ~ EXIST ~ ~ P ' 1`~ 5 4 ~ 1 1, { • 25 f ,h. ~ Q +t5 v. ~ ~ 2 1V f 1 •.8,3Q4S•P: 5,3 SF, r, ~ . ,x,300 S ~i / ~a N! i0~t5 .d 44 433 ~ / g,?(~ 5, , 5~• SrQ~O ~ ~ ~ d° ~ ° ~ 16 I x- r . 1 i; I t3: ~ t o x9 ~ oN6 i ~ 7 ~ g~ 1 - . ' r $ ; l i NI ' ` _ ~4 ~ l - ~ 'oar .'4 r 1 { i v - ' • AP ~ Ci~i.50 'r ~ ~ ~ n +z 8r / 55 56 ~ 'F 1 7~: _ • I i ~ ti 3 r4 a ? T. 1 r 424 1 ~ "'1""' ~ , ~ cor r3.~ / 1 2 MAP: ,S 1~ B~ 749 , rTRAC. A _ 1F. •N H M M wy r/ ay wl •1 . i ~ ! , • E~sr,-ACCi<SS r • / ~ 0-t~ 11 A 1 I " , . P y, SEC110NtCOR o~` 31 - ~ ~ ~ BRASS 4AP , it ~ ~ 0 1i ~ ~'°SiNr fE~ ~ - -'k' -^r SG9 o,`,r~A IN MoN ° w3ox `s, ~ ~ ° ~ f OPEN . . ~ ~ - ~ .~o~ ~ 3 1 . . ° • . ~ \ g,, . ~5;., ' i o _ ^L ~P ~ o A ,~VV t ~ ° ~ ~Q ~ Y t'JJ °{✓1~ +...+....~ti 3$i1VV,R^ r ~ 1 ~ ~ ~ ~ °,SC~ ~ . I X47 0 6!$_ ~7~.. o_ r , ~ f Q ° SO. off`' . n.- 0 I ~ 4,r o, ~ ~ ~ ~ r ~ ~ ,4ab 31 ~ , 02~? ~ ~ 3Ce o29 .t o :d' o r ` t a'o3T ~ ~ X126 . o~°~`i' 1 2~. °,,y< _ r , o.'.rC t~ 1 ~ ~ ~ o~4Y ~ ;49 ° o 4. ,{4 0 0 , ~ o J 0715 ~ ?5 5 ~ ° , , _ ~ ;128 ~ Y t ,F i G 75, - n ~ ° 1 o3t8 5f ( 'q,. J 1 I 2J o , . - 1 o 1 ~ r r f ~o o 1 ~ ~ 1 0 I 0 0 C T oo T L soo o 0 0 7 1 T L 30a T .50 T L 600 L 7 0 0 0 0 0 0 0 L 0 ~ 1 0 0 ~ ti 'S ~ 6 u - J ~ t ~ ~ 1~ ~ L 1 ~ 't 't ~ / t~ i - / 1 ~ J l / ~ C / . ~ 1 ~ 7 1...... ...rl._.., ~._....~._...~~._..._L._..._ ~ _ ~ . Q ~ l ~ _ l >~s , srM 4. ~ 1 ~ , . ~ . , , . ,i. - ~ - i C.T. • S. W. COLONY CREBK ~ t Extsr, - / f~1 1 ~ i / ~ / 1 ~ t - 1 r~ - ~ 1 ,n. _ - I ; • l I ' t • ~ ' 1 1 I 1 l " ~ i { . ' ri,.~. ~ , . . II i 1 . ~ . , , ,.,,~a ~ y 9 i . . Y•, a . r. . V L T~ LI TING DE ~ o DEV~L4PM~NT NOTES: , TREE ~ pr+SCR1P11bN TREE 0 SCRIP110N TREE OES iPAON TREE CE5CRIPTION •IREE. DESCRIP110haR TREE CESC~1P110N 1REE DESCRIPflON TREE DESCRlPTiON TREE DES~~RIPl10N 1REE DESCRIPTION ~ " ~ ~ " $ " ~ ~ i~ d ~ ~ 1. ALL WOS 290 12 DECID. 308 8 HAWTHORN 327' 12 OAK 344 14 .MAPLE ;381 20 MAPLE 378 18 CEDAR 395 12 DECID. 413 16 HAWTHORN 43t 20 APPLE' 451 14 WALNUT 1. ALL WORK SHALL BE DONE IN CONFORMANCE W11T1 THE CITY OF 1TG D STANDARDS 292 t4" A ER 309 8' ALD 328 30' MAPLE 34~ 8" NAWIHORN 382 42' FiR 379 12' ALDER 398 10' HAWTHORN 414 18" FRUIT 43~ 10" APPLE 452 18' CEDAR AND THE • M ~ ~ 1 ~ A " - J • " r • AND THE VARIOUS SERVICE DISTRICT STANDARDS. ~'f1~s c c~~~ ~ i 293 10 ALDER 310 8 APPLE 329 ' 15 MAPLE 348 8 HAWTHORN 3B3 20 ALDER 380 12 .ALDER 397 20 FIR 415 20 NUT 433 10 APPLE 453 16 CEDAR 294 8' ALDER 311 4' APPLE 330 15' MARIE 347 18" FIR ' 384 10" ALDER 381 18' ALDER 398 20' FlR 416 15" SPRUCE 434 14" APPLE 454 16" CEDAR 2. SANITAR 2. SANITARY SEWER WILL BE CONNECTED TO THE EXISTING SEWER UNE SHOWN ON 5.~~'er i N ~ i ' 296 8' ALDER 312 8' APPLE 331 15" MALE 348 8" DEgD. 3fi5 14" ALDER 382 20' ALDER 339 8" HAW 417 10" PINE 435, t4" APPLE 455 18" CEDAR T}{E SIT1: THE SITE. 298 HEMLOCK', 3i3 4" APPLE 332 18" OAK J49 i2" ALDER 388 14' ALCER 383 18' CEDAR 400 10' NAW .418 8" PINE 436 18' DECID. 456 24' CEDAR 297 24" FlR 314 8" CHERRY 333 24" DECID, 350 20" FIR 387 18" ALDER 384 24' C~pAR 401 18' FlR 419 8' PINE 439 20' DECID. 457 20" CEDAR " ' ' 1 " 385 12" CEpA 402 14" f1R 420 10'.PINE 440 24' NUT 458 8" FlR 3• DRAINAG 298 ,30",FlR 315 4» APPLE 334 14" DEgp. 38 30'.CEDAR 388 8" ALDER R » 3. DRAINAGE WILL BE DISCHARGED TO THE FLOOD PLAIN CF FANNO CR K. ~ •'~>n, ti~ ~ C d~ a ~'~299 •30 FlR 318 8 ALDER 335 12 HAPLE 352 38 CEDAR 369 8 ALDER 386 18 ALDER 403 14 FlR 421 8 PINE 441 14 DECID, 11GARD ~'~o ~h~'~,, A ~ 4, THE AREA SHOWN AS TRACT "C" OPEN SPACE WILL BE CONVEYED ~ THE CITY OF ~ s f`„ 300 30" FIR 318 30' OAK 338 24' DECID. 353 38" CEDAR 370 10", ALDER 387 18" ALDER 404 14' FIR 422 12,' PINE 442 ip' DECID. 4, THE ARE 301 74" FlR 319 30~ MAPLE CLUMP 337 14' MAPLE 354 14' ALDER 371 1b' ALDER 388 8' ALDER 405 14" FlR 423 8" PINE 444 60" NUT-CLUMP TIGARD I ¢ 'r 11GARD BY THE FlNAL PLAT. ' z~ . 302 24" FIR 320 15" APPLE 338 30" MIAPLE 355 10' MAPLE 372 10' CEDAR 389 8' ALDER 408 14' OAK 424 12' PINE 449" 60' NUT-CLUMP • 303 24.' FlR 321 15". APPLE 339 2~4' OAK 356 18" MAPLE 373 8' CEDAR 390 8" ALDER 407 8" ALDER 426 24' PINE 446 '80" NUT-GLUMP 5. ALL SO!I 5. ALL SOILS WORK WILL BE MONITORED AND TESTED BY A SOILS ENGINEER. ' ~ J 1 :304 30" FlR 322 8' APPLE 340 8" HAWTHORN 357 i8" MAPLE 374 15' ALDER 391 28' ALDER 448 10' ALDER 427 ,12' PINE 447 18" CEDAR • 1 " F1 3 ' ~ 7 14' OAR 392 8" A ER 410 14" APPLE 428 12' PINE 448 8' CEDAR 6. HA I E3L 305 8" R 323 42' PINE 341 .8" HAWTHORN 58 i2" ALDER 3 5 " CE LD » " I 6. HALL BLVD. IS A STATE HIGHWAY, AND-WILL BE IMPROVED WITH. CU 'AND SIDEWALK ~ J 308 10 CHERRY 325 42 MAPLE 342 15 MAPLE 359 12 .ALDER 378 14 ALDER 393 12 Afr.DER 411 14 APPLE 429 20 HAWTHORN 449 14 CEDAR AS MAY 1. S.W. COLONY ~ AS MAY BE REQWRED ACROSS THE FRONTAGE OF T/L '100 & T/L 71. ALL WORK caEU cr. ~ ~ i 307 10" CHERRY I 326 48" FlR 343 9" HAWTHORN 360 12' ALDER 377 14"'ALDER 394 12' ALDER 412 10" HAWTHORN '430 12" APPLE 450 20" WALNUT NITHIN 'WITHIN TH£ HALL BLVD. RIGHT OF WAY SHALL CONFORM TO O.D.O.T.~STANDARDS. - ~ .o ~ s,w. H0M1r~~' 2. s.w. vnNno - CREEK DR. i• i ~ t ° ~ 6. SANITAR r 4 6. SANITARY SEWER SERVICI; WILL BE PROVIDED AS FOLLOWS; a. s.w. rti~+o J a ~ r x:. . r LOTS 1- LOTS 1-12, & LOT 19 WILL BE SERVED INTO 1}iE MAIN SEWER UNE caEEK L~. ~ ~ ~ t .3 - ' ~ ~UTuR~ ~ o ~ E~tTT: / ~ o ~ EXTENSION IN COLONY CREEK DRIVE AS SHOWN. _ ~ o~~• 1 fn r ' i LOT'S i3 • 1 ~ l0 T LOT'S 13--15 WILL BE SERVED BY TAPPING INTO THE EXISTING SEWER ~ N, { y?~. ~ f lOr 13 WILL REQUIRE AN EASEMENT ACROSS A, SMALL .TRIANGU ° ~ ~ ' ~ ' 1 ) OF lANO OF TAX LOT 600, OR IF ,THIS IS NOT POSSIBLE, AN EA EMENT VICINITY MAP . ~ ! , j ~ ~ I ACR1 ~:OCA TION . f i` ~ ~ ACROSS 1HE REAR OF LOT 14 WILL BE PROVIDED TO OBTAW CO~NEC110N ,.r.. 's ~ , TO THE SEWER, ~~HiE . ~ ~ ~ TUTS 17 f COL( LOTS i'1 & 18 WILL SERVE INTO 11-IE SEWER IN THE PRIVATE DRIVE COLONY CREEK No. 6. ~ k ~ ~ ~ ~ " ~ ~ ' ~ --r- ~ t ~ ~ ,r, ,.-.,J, J ~ , - ~ r .hs !T ~ ~9w _ \ _ • 1 r • . i I • ~ ~I `i~ t~~ e ~ 2948-~.. ~ i~~ o 91D C.1lRA . I ~ ~ ~ I ~ i , ~ r ► I f' i ~ ~ , r - 31/?d Cl.A39 ~G",A3F'1-lALtfc cG~vcRE1)r ~r \ \ ~ ~ G ~ ~ J ~ 0 I ~ "f-J LEVl:1.rNCt 1FbGK `r I ~ ~ f ~ I 7" 1~3'Y-J E3A31: ,'~CK PAVING hf011=r ,I , ' ~ ~ Q ~ , 3 ~ pPOSED ~ . !e! LrPt A/C ~ ~ .I ~ , • ' R OG PARf~', o F I I ~ ~ q ~Yf ICAI. 5 S~G~"!ON 2nd tr~7~c r-rrr~t ru rye / . ~ .Q Q , 1~~ ~ ~ ~ N ~ , ~ I ROAD AUGNMRN~" ~ t co~.oNr c~~~K p~. ~ • i / I 1 ` , . t ~ ~ C % ~ tti I ~ \ R~- I 1 ~ ~ ~ 5 t ~ ~ ~ ~ . F i ~ Q ~ ~ ~ k I i REOl1GRED t \ . ~ ~ ~ 1EA ENT ~ t `1 ~ ~ SEM 1 ~ , I , FOR I;ATERAL. I y., ~~I a 0 LO 144 ~ 13' 18' - b ag P F~ ~ I 1 ,'G-+i ~P 7M+i ~[t 2.4 E'~. t w&' f~ ''l~"'~' ""i, - _ ti I ~ =tdvk_:_!'~F ~~~~'.'r-ne:-.C ...~d .~.',Yi:"~ ~ S.i .w. .~.1:~;7'i. a,. 7%'~`.`'ti \ 0 45 f _ ~~~{L--+i..-t,.~~-~ Y:ai_.'-3 "a,~,,~ • y ±,,+n-t xc..ai:,:j,J~Y`.ci1;.~ .-..:.:,e B . ;rev,. ~ . ~ - - . B` 6" f?Il~ - , ~ ' "..L-„ .4_ r~ .4 u..' tl.+~E:.L i.~l,~,i is ~.LLmL s.::i r o T .7oQ , k" ~ n' r~' ~ y 9x~;,, '130 3,oR ny~ I ~ 1 6; ~ ~ 11 112 13 ~ , ~1 ~ I r ~ „ 300 SF. z .o , , N ;5, f00 S f. 5,100 S.F. R, 3 0 ~ 1 ~ 1 `''i,-.~ ` I ; 8 060 f. +`a? ~ o 013 o ~ ON CRADE 5;200 ,~F. n 5200 5:. 5,200 S F g ~~¢,2 S F. °i . ~ 4~i 0 0 I ~ ~ 0 7 40D .5. ~ ' i ~ ~ hS^ 0 0. CONCr 0,'M/ o'a `:eta 1 1 `YiS•` ~ r1 lv ~ ~ i + ~ ~,.,y+~ h ~ ~ ~ra~'x ` .T~ . 701 - 4 ~ •r - 1 - I - - - a - - ~ t ~y~..~,r . I ~ ~ ~ 0 1 ' - 3" C!_A39 "cu A3PNAl.tIC ccric~•rl: ~ ~ ?u'~YJl.EV1=LrNG F2GL+l 54 sAN.~ ' ~ ~ .zr TRACT C ~ i , ~ 1,52 ~ ~o PRIVA RIYR 1 . I A ~ ~ w R~ F _ OPEN SPAC I Y l~gY-J Sf131+ RCN.K 4.'9 .W. ' r t o 15 ST DRAINAGE dt ~ ~ ~y I ~c S~V• a- _ ~ _ D.,T9 ACRES - , - - - ~ ~ 3 I ~2.. p I 18 . X140 ~ ; w gr-- - 4 1 N t?'pIG,~~ 5fi1~~~~ S~C~ION • ~ r; 106 rZe ~ loo i . I 0 , ,~EDE$IRUN a~7 . ~ . A~'~'~'~' EO S1RfA ~ A SS ~ ET.; 139. ~ 1 ~ . ;'w f ~!Y>~1 !~1 ~'I V~ I I f.ASEMENT oo4u _ - --_.T ~ CCE F i1ED 1 ~ ~ .p , SASE ~vr ~ ~ ~ No I 6 ~ o~ ~ .'i.>_ I oasa r~ r200 sa o ! ~ d r^ 0 89 ' . I Z . 0;~ ~ EX1Sr W ry pj;3 N, Ic, I 5 ~ 4 _ HousE 2 1. r,~ t, 25 4 8,30~~S,F $3 Sf. °1' 800 ~F. o o~ ~ t~ i , 1' ' , , sa.;oo s~ 19 ~ 18 17 ~ x3oo s ~ t ~ • 441 ,045 '0444 r 1S: a 5,204 $,F, r I~• o. ~ a~ ~ 16 ~ 4~5 I ~r~ t~ ~Gd ~ ~ o.le ,•;...1 1 ~ ~ ~ ~~o r,2oo s.r: 1° ,1 F ~ ~ 45. 0 9 o44'S ' ~ 1 ~ I ~!1 o S52 59 0~`r rl ~ o, ,a~ , SrW. McDONALD I - - , ~ -z ~ p S~ , . ~ i /I•~-`. (r~ ,''K ",.r ~ ::a v~ .1 ,r~,.,a,. ! .r f. 1 ..'c>:.if; .'~~{~f,tn .o s 4^r ,11..0 1„~,,,.. ~ ..,3 ;r~:E Q-r~ r.w~.: ;✓k-.£'AA_~u.':.~^ jYC ~r.: ~,...~•,'k ~ _ ~ t^ ~ ,~x,.r:t< %i ".1, ~ Via:- y ~I~. ' ` ?K~~ _`5-, y va . ~ G., 4 tiF:.W .r; r ~ fa I.'F,.•~~(• F ;Y . s .c a . r:; .a ; s' ~.~~s ~ ~Ri"~.a 3 Wx t . ST" t LOT 1J3 t k ' :.ir'~ =,'g2r.`.'.a 94,vY _~srr .ti'si1 iu' d •'i ~ •;;5.:.:+.a, Yi, 'C, .t ~~`2~~`: k.'.1c: •:`w~?l~;• '~1.. "S ~d4oY.._.-,~. , ,r ~.~r4' MAP S 1 BB / » 2 - 1'/~ r~A - - ~ ~ " • ! ~ ro "YMMW .1 rN p+Mw 'wYwAMMr.r r,r r r ..r = , 1', F~., t ~ _ _ _ _ _ ~xrs r. Access ~ ~ - . w ~ - . ~~~#~30 J IV TR 1' ~3~ 5~,: NCR. o T~AC-r fy r~~, . ' ~ T ~ 200 - SEC11oN CDR. ~ b- ~ ~ll.r ~ _ BRASS' CAP o• O ✓ _ _ _ - -r ~,y o.SeP t IN MOH, BOX o t~_ J oS..4 It • i iF,H. ~ c \ o ? ' .F ~p~ t ~ `.t, r b' ~ a .'VS ~ Q• ~ ~ oti o 0 0 0 o b' I 3~ 4 V b. i J4. o ~ o o a.L^ a „"l . t - 12 ~ ~ o:~~ ~ ~ _ C . 0 1 ~ ' 4 t ~ - __0}.~.7 ~ 7 X126 123,E-~~ j s . t ~ 0 74'' ,u o• S' ~ • ( ~ 0. o Q , t r . ` O 0 9vti , ' ~ -128 z~ s ~ o,a f7 7 J t 1., ,r o178 x ~ - 1 o . t ~ r, , ~ I te. ~ ' v .....r ~r ..~.r. J ~Y+ ' .k' i8'. ' 2'~+Le~..-KJ,,rtJ ,6 .`)~,'Y,~ 1. r~.`J'K;t'`'i".•, r"`3`. 1:,'~~ p. +~,.9.. qF .y ^ , .Z.• _ t rr ...Lr ~.~1 ~.....=3 ~~'7L3"+Y....SYi rr~~.~ _.=w"~' e. _'w~~.y.u~~. ' „"{"'r, ~'e fit..';!' •'•"'^t.^^r o fi C t 14-150 d 1 ~ 0 9 t .~I o 0 0 1 T 1. 300 T L 600 T L 700 C L 800 I o o a o 0 0 0 ~ T L 500 0 ~ ~ 0 0 ~ ~ ~ 6 ti ~ ~ ti ~ 4 s_ ~ 7 ._I_ ,_,..I..__ . , J ~ ~ ~ ~S . $ i 1 . ~ ~ t • t ~ , - K C T. . S. W. C~trONY CREW ' ~ t pass Y. 1 . r..r _ _ r.._.,. ,w. ~ t 1~ - ~ ~ u r, l - ~ 1 ~ t I,.; t , t ' ; i ~ . ` l' . ' vivo J .~"hip r,~°: •d. jc..[, t, 1 `3 q - a 777 7. 77,77 VAN c A "44 M, i .:r~'~:~%'.:': _~,a •s a ,:,,r..~,~?~S, >g' i t, fi r, Ste? .R ~~,"~;tfin Cis ~r5 ~1' :~r~ it Ali x d.~ Rf ..'S•. - F . 111?"',~ Wti ti a @' , ~ ip;'°,' ~ ~ ~ ~ ~ ~ ~ R y ¢~.4 y ~.•AS~ , ~3 ~ ~"~x'.t7 ~r5{ .~a,~ ' ~ i r"1 , ~4 yr: /w`i? t ~ ~i i'tr ~l _ T .5 i ~ f 1. • ~ ~ ~ ~ , T ~ • ~ LI IN ~ ~y ~ , f . . P110N IRE DE TTOK `TREE OESCRIPIION 'TREE Of:SCRIR110N TREE ~ DESCRIPTION TREE AE5CRlpT10N TREE ~ DESGR1P110N TREE ~ DESCRIPTION TREE ~ QESCR►Pll 1REE ~ D~SCRIPIION d tr TREE ~ :DE~CRI ~ ~ sCR ~ ~ DEVELOPN rtj '290 ' 1~" . DEgD. 3$8 A' HAWiHpRN 327 12' OAK 344 14' MAPLE 361 20 MAP~,E 378' 18 CEDAR 39S 12 pEGD. 413,, 18 HAV~'MORN 431. 10 APPLE 451 14 NALNUT t' r; ~ 'x 49. 8" HAWTHORN 362 42" F1R 373. 12" A R 39B 10" HAWTHORN 414 16" FRUIT 432 10' APPLE 452 18' CEDAR : ; .r• , r. 292 , t! ALDER 309. 6 ALDEl7. 328 30 MAPLE 3 ~ . ~ 1. ALL WORK ; f ' 93 i0".ALDER •31D .6" APPLE . •329 15" MAPLE .346 6 HAWTHORN ,ib3 20 ALDER 384 12 AlOER 397 20 F1R 415 20+ NUT 433 10" APPLE 453 18~ CEDAR 2 ~ ~ ~ ' ~ 4 1 ' A ER 381 1$' ALDER 398 20" F1R 418 15 SPRUCE 434 14 APPLE 454 16 CEDAR AND THE VI ;,Y . ~ 2s~4" 8," ALDER 311 • 4 APPLE 330 15" MAPLE J47. 18~ FIR „6 0", LD " ~ ~ ~ , '~:c.',''>tt; 2 9` 8 ALDER 12 8"'• APPLE 3,~1 13 M.ApI.E 348 8 DECID. 363 14 ALDER 382 20 A1,OER 399 6 HAW 417 t0 PINE 435 14 APPLE 455 t6 CEDAR •:;a . , ~ . " ~ A' 18 8" PINE 436 18" DE D. 458 24' CEDAR 2. SANITARY :~,~a ; • x,96 , 12 HEMLOCK 31,3 4, APPLE 332 18 OAK 349 12 ALDER 366 14" ALDER 383 18" CEDAR 400 10 H ~ 4 ~ ~ " '~'%',:~•~~k • ' 297 , 24" f1R 314• 6' CHERRY - 333 24r DECID. 354 20" FIR 387 16 ALDER 384 .24" CEDAR 4O1 16A F1R 419 8~ P1NE 439 20~ DECID, 457 20~ CEDAR T}{E SITE. d~~: ~ ~ ~ 29$ 30" FlR~ ` ~ '315 4"APPLE 334 14" DECID. 351' 30" CEDAR 368 8" ALDER .385 12 CEDAR 102 14 F1R 420 10 PINE 440 24 NUT ,~~-bM , . 29 .'.30" FIR "..316 8" ALDER 339 12" HAPLE . ,-352 3$" CEDAR 369 8'' ALDER 388. 16" ALDER '403 14~ ,FIR 421 P1NE 441 14M DECID. 1'~~ ~ . " ~ ~ 1 P 442 10 DECID. 3. DRAINAGE V .t:,~, '300 30 IlR 318 30 ' QA7~ 336 24. ,DECD, 353 38, OEDAR 374 10~ ALDER 387 18" ALDER 444. 14" FlR 422 2" INE '.y'''~" ' ~Ol 24' FlR '319 30" MAPLE CLUMP 337 14" MAPLE 354 14" ALDER 371 15 ALDER 388 8: ALDER 409 14" FIR '423 8" PINE 444 60" NUT-q.UMP ~ ~ ~ " ~ ~ ~ 7 ~ 10' CEDAR 389 8" A ER .406 14 OAK 424 12 Pihi: ,445 60 NUT-CLUMP 4, THE AREA : t; k ~ , ;302 ~ 20 FTR . 324 1$ APPLE' 338 30 MAPLE 55,5 , f0 MAPLE 3 2 ~ TIGARD 8Y - " 339 24" OAT{ • • 358 • 18"~ ~ MAPI~ 373 6" CEDAR ,390 8' AWER '407 8 ALDER 428.. 24 ~ P(NE 446 60. NUt--CLUMP . ~ 303 , ~$4~ F1R 321 .15 ~ APPLE ~ ~ ~;.';>,.,.'r. 344 '`30 •FIR 3~2 $ APPLE 340 & HAWTHORN 367 ~8 MAPLE 374 15 ALDER 3J1 28 ALDER 408.10" ALDER 427 12" Pf1iE 447: ' 18~ CEDAR 4~:4, A.: ~5 ~ 18'' F1R 32~} ' 42" PINE • 341. b" HAWTHORN 3~8 12" ALDF~i 375 14" CEDAR: ' : 39$ 8" ALDER 410 14~ APPt,E 428 12" PINE 448 8~ CEDAR 5. 1HE DRAIN ~ 306 '10".CHERRY 325 42" MAPLE 342 15" MAPLE 359 12".ALDER 376 14" ALDER 393 12' ALDER 411 14 APPLE 429 , 20 HA~fIHORN 449 14 CEDAR BEEN REVIE fir: - 307 10.'.~ C1IERRY . ` 326 48" FlR 343 ' 9" HAWTHORN 360 12" ALDER 377 f 4' ALCER, 394 12' ALDER 412. 10" HAWTHORN 430 12" APPLE 454 20" WALNUT w~ TO THE REF / THEIR FiNDII ~t~~:, Ns,. ~i~ ~ p ~ ~ i~ .t 6. ALL SOILS x;: ; FUTURE c ~ g . / ~ v° ~ ~ , ~ \ 7. HALL BLVD. 1 r . 'I UI DIN ' ~ r ~ ~ ~ AS MAY ~ B L ~ ~ ; ~ 1 ~ ~ ~ ~ HALL BLVD, 5 ~ . LOOATI ON . 1 ~ ~ -n.' ~ ~ - ~ ~ ~ 1 i f L ~ ~'it7 + r ~ ' ~ ~ \ ~ ' ~ I ~ j~ ~ I i ~ \ ~ ~ i ~ ~ , 1 ~ _ _ . ~rv~~::~ ~ ~ ~ ~ A t .t ~ 1 } l , ~ ~ ~ i ' e.. ~ f r' ~ ~ FU ~ ROAf} q a 1 ~ ~ r ~ r' ~ ~ '•5. 5~,.~ I i 1 ,.i ~ i r~ i C . - A• I tiai~ - - - ~ ~ i !L ~ ~ ~r _ - ~ t '"Map 1 .r ~ f ~ i { ~ I ~ j _ U.. ~ ~ / 4,3 I r I° . A 1 ` ~ ~ Q4 ~ r~ 0'~3 ~5 432 (,t ~ ° ~ Q~23 r~ ' :.3 ~ I ° ° T L .700 ► ° ~ ~ rL701 ~ _ ~ ~ 9 EE ~~yy ! h 4~::~~v =.~1. . ~ G ° 38. 0130 410 1 ti'; al2t ~ 1 ~4-~-- i - - , 1 ~ ~ _ ~ ~ ~ ~ r ' - • f • •~.pt~ i. ~ ~ ~ ~ ~ ~ b419 ~ °3~ f ~ 1 ~ ' , '7" ~ f , yy'• ~ ~ 044$ ~ / ~ ~ ° j © 1 . , ~ l~ o } ~ i. .80 0426 , I UJ j / ~ ~ ~ 7 ~ ~ f a1z a4t ~ U / ~ ~ i ! . ~ , t fi'. ~ ~ i 00 11.1 ; ~ ! t : ~ i r ~ ~ r•, .y:,,. I ~ ` i r ~ t - l ~ r }5 ~ . r ~ . a f i a ~ ~ ~ - :r ~i i r ~ 415 332 ' I ° 114 , ~ ~ ° ~4 1 • ~ ~ r 46 ~ ~ 715 ~ ~ ~ ° 0 4- ' ~ ~a ' ~ o °,~a ~ SEC110N CDR. x , . IA; / ° ~ o ~ / rGN ADEN ° , S8r3 ;{e ~ BRASS CAP , ~ ~ C C. 0 . ~ ° ° ........•..•.1 IN ON. 80 ~ ~ 9 r i i `r • , ' f I 14 °44o M ~Vt+ , ~ 8, ~srCRl~ t?RAINAGE e ONALD ~ ~ o~~~ 033• • ~s ~~AS~+~+t ro ~.W.~ M D ~ , k se t 8E PROMOE'D , • AP 5 1 CO 2 1 ~ 42, ~ ~z A ~f, ~ I ~"9•. M•r.r Mw ar~~ ww.I Mw+. ►.M r~ rwa mew wr. wr. rr.Mi _ . • , {A4 a~ 9 r^ ST. + MAP S 12 BB 1~ 12 ~ ~~AC~ A° 44,r„ : ~.,a.... • ~ 3 i f ~ . ~ y ' ~ ~1~,ioo ~r~ ~'A~ r= ~ ~y3~ 3~'~ ~ ~ ~ 1' I L 4 0 WQ~ Jr.f. f,l!)Z i .n w. ,rc • t REM NG AR 0.76 ACRES , 14 ~'1~N~ .H. fMAt wE ° OPEN • ~ r oi93 ~ °y d s Ff r \ .i, a, o ~ " via' 013 F`PIJ °SRE` ~',il^. r i t 4~ 0 1 ~Qv4 ° q~. ,S1S } ;py 0. i 25 r,. % ~ r~ 8s :r, 4.• , ~ ~ 3,000' 3~ ~ u~ h,. N ~ . i . 1 Hq~SE ' }2 " a1 ~ Q . , ~ o3u~.- r / 1 7 126 12,3 . ~.''n'~~:'~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ S.E. ip ~ S~Yr 34, ~ ° ° r ~ ~ ~ 0,416 2S ~ 1.28 • I / ~ i - 17 1 o ~t (DUPLEX LOn , 1 r ; ~OOO S h^~ - ~ ~ ~ 12ir ~ ~ 54 63 6J 1J4 r~ ~ i - 1 • ' ~ • ~d 'r< 595 ~ ~ o I :.r,r~ , ~ Q 0 0 0 T L ,700 T L X00 o 0 0 0 0 0 0 o c . r ~ T L X00 T 500 ~ L 600 ~ '1 ~ L 0 ~ ~ h ~ 0 ti ~ ~ t ti i ~ ~ ~ ~ 'C ~ I ~ 7 1. 1. ~ L _ _1.~ \ • ~ ~ ~ d ~ 1 ~x~r. sr • ~ ~ .M.,,, ••...:r,, ~ ~.W, COLONY CREEK .C T.. r, ~+;y ~ r ~ . , ~ ~ ~ E)OST,~ ~ ~ ~ , r s~,,.: _ 1 . ' ~ x~ . . 2 - i ~ • ~Y, s 1. ^ ~ ~3 r v' r• ~ , t:: 1' `31 #'~."y%.,r '+,y y k:vY y~. r s''d y'`d r;,,k 1^'.~, 't{'.. , 1 :t, `'~ia•v r"j: J 1,5..x,4 n!~~...~,:.;~. _ ,rc• • n „ +,t• p" - - - _ l _ I . . - T •~~i PRO~ECt srTE TYPICAL SECTION rYPica L ~~c rioN 18' ~.f8' f0' 10' - ~ ll. r. . Q ~ ~ ~ 100.+00 ~ AC ~ ~ PROf1LE 2.5' PROfIlE AGC 25~ 180; = ` ~ SI WALK GRADE BASE SIDEWALK 4 ~ ~ GRAO£ 29d ~ BASE ? ~ ~ ! ~ ?X 2,5.E 29l a 2 5,~ . a j / r:~•. Imo, , ! , NOT TO SCALE ANN > NOT To scA~E PRIVATE ORI ~l/E (`A) ~ ! ~ ~ PLANNING ~ .i.. 180,•........._. , . _ _ ~ , 'fir ~ ~ , _ _ r _ ~ 1 Y ! PTO c F,c. ~ c~ SURVEYING i , i ~ , o 100 +00 . ` a.1 % ENGINEERING r~e_ . ~ . ~ _ _ 160 l ~ _ . ' ~ 160 ~ _r..... _ . _ _ . _ 180 ~ . _ ~ . i ~ , N S Q-- Ec c LANDSCAPE ~.c. o c< ~ ARCHITECTURE 4' ~ J E.G.'0'CL L!' ~ - i 1 JI ' ' 'I';.18% ` i 8406 9.11. NIMBUS AVENU$ l ~ ~ P.O. BOX 90040 e D n. ~ L HORIZ,: 1"~50'( ~ P01tTUND, OB$GON 9'7201 IJL' ~ 160':... _ . DA7'UN ELBV ' yVERi' 1"~f0't (409) 227-0455 ~ PA#: (b03)~ 2 907 i i ~ 74 4 t a F.G. 0 CL F,C. 0 CC 4~ ~+00~ it00 . P t~--..y. n ~ ~ ! ' ~ ~ A ' I ~ , F j Z L.-~f 1 ~ .42~ s I ' k , FANNO~ CK. DR. PRUFILE = _ ~tlnr 100 +oo a ? CJ 1 W NOT TO SCALE . . _ _ , . _ . j t 1 40 i. 140....._ _ _ . _ , _ f80, . _ _ } . ; E ~ ~ VICINITY MAP I ~ i ~ , i { s' ~ - i M r ' HORII~: 1"=50' F~ i j i i ~ ~ `VERY.. 1"~10' DATUM ELEV 'i: . . 1+00 2+00 3+00 4+00 ! ~ ? ~ F.G. ~ 0+00 DATU1! ELEV ~ I^~- DATU1! ELEV ~ ;VERY.. 1y=10';. 1. 4 „s I~+00 1+00 2+00 0, 100 +00 PROPOSED BUILDING SITES OF ADJACENT TAk LOT 500 5nn ~T~RM PR~FII F t60 ~r ®r~ _ DENSITY VALUES RROPERTY OWNER. KENNETH AND GLORIA SOLARES GROSS ACRES = 2,86 ' FLOODPLAIN ACRES = 0.66 N 142' ELEV, ( ) SLOPES > 25~ ACRES = 0.02 DEDICATED PUBLIC R.O.W. ACRES = 0,22 PROPOSED PRIVATE Sr. ACRES = 0.16 REMAINING LOT SITE ACRES = 0.22 NEl DEVELOPMENT AREA ACRES ~ 1.58 100 +oo EXISTING OWNER'S ~ , NUMBER OF DWELLING UNITS PERMITTED = 13 H.QME.. ,~'O f2~IG~AIN ~ , ~ ~ t ' ..............._...,i. ' AFTER PLATTING. EXISTING SANITARY OWNER SEWER LINE . 8W _ 4' ......128'.. . _ JOHN AND GERTRUOE LEASON 'Pe . . _ 1,3880 SW HALL BLVD a--- . T R N 4. ~ IGARD, 0 EGO . , , _ _ , ~ ! 111' g~' _ ~ ~ , w PROPOSED > ~xrsrlrrG 639 4176 . ; My : :rs 00' E 5~ 36,. E r ROW 6" SERV1cE Rl _ ~ L4TERAt UTE t ~ . 18 00 ' y ~ - 59 F ~ 1 t o +oo! r; 5169 SF v 2 0.5 , , , Exrsr~rvc oa' ' 7609 ~SF..... . ~ 7. 30,00' 0 0 • ~ ~ ..a STORAGE SHED . O ~~4,00, -r'. ~ ~ a~ 12, 00' , NOTE: = ` ~ TO BE ~ / 57 65 , 2fi , 120 . : b :9616 SF , ~ RE~uovEg ^ ~ PRIVATE DRIVES ARE PRPOSED ~ , . T , sT~1 5759 SF ~ ~ -o , e' w ~ .10'. a~-'"~".., . _ . TO BE TRACTS (A & B). a 0 :;..69 . PREFER TO OREGON STATE DIVISION OF STATE LANDS ~ ~ ~ 4 re$ IV D ( ) ; , warER sERVrcE 5446 SF 1 , , . PROPOSED . PERMIT FP-6832 PUBLIC RECORD FOR WETLANDS DELINIATION THIS LOT, (rrPj o , g ~ ~ 8 79 39 . F , ~ ~ 25.0 v 9Q83 ~ 15 PlRNATE v; ' 20.00' ® _ . 9 ~ STORM ` SEWER ~ ~ 0. P S v ' 10, 00' ~ II 9 ED. ACCE S!. • 59' l.~ ~ ~ EasE,uEr`rr r~r ' LEGEND. : ~ ~~7z. sF 7260 SF - 5616 SF . r. ~ , ..i, r.... t 0 +pp N _ 126, _ ~ ~ - ' ' "EXISTING TREE > 6 OIA. ; _ 89 106' 70 J . f,,, " ^ ^ ~ 2.5' PRQI~SED f5' PU6L1C .SANITARY SEWER EASEMENT ~ 'so 1~ s~ ~ ; a+ 5~' = 100652. N ~ ~ ~ r~ r r t ~ An l 00 + TAX LOT i A TAX LOT 701 r SVEN AND ANNE VON HEIDEKEN SVEN AND A NE OI 1 ~ E I SIB b-~ E ~ S ~ r ~ ~ , ~R 0 ' I D 100 +oo e ~L i e ' i ; 5 " ~ ~ t = 54 Q~ r ~ C+ o +oo t0 TAX LOT 200 4 SCALE 50 0 25 50 t00 50 0 x w FEET 101 +00 U 0 0 Sheet Number O N i SUBJECT PARCEL: TAX LOT 600 OWNER: EMIL J. LEASON AND GERTRUDE LEASON 1 CS 1410+43.32 z OWNER'S AGENT:. W&H PACIFIC v w ~a z ~ SEC 2, i2S,RIWWM a o I I t00 +00 I I , I I I I I too +oo APPROVED BY; DArE: ~ . ~ ~ ~ For Fanno Craek Vr'llo e 9 1 i I PROPOSED PROPOSED I oEWELCINC ©EWE~LrNG uNlr urvlr I i PROPOSED ~ ;.~----______T__ ? 94.40' I DEWEZLlNG too~oo I ,PROPOSED - uNlr - - I OEWELt.lNG I i p , ,n 1 ~0 i ~ S 891 FD I 1 8 00 E ~ _ ~ N 89'i8' W IR ~ ~ ~ _ ~ -i~ 20.0' AREA=11350 .F.~. ~ ~ PIP ~ N 89' 18' W 827.0' j~'~ I" ~ r 6 L _ , ~ ~~a. _ - of o +oo I , ~ ~ ~ L I ~ I I ~ ~ i ~ ~ { i . L_~ -n o m 1 f ~ rAx cor soo ~ _ _ J CL CURVE DATA ` _ ~ ~ \ ~ _ cn ~I I ~=902121 ~ ~ R = 71 • I I 3 , 93 r = 380.29' ~ L = 596, 00' ~ ,YJj t ~ `J~ \ IRON ~ _ _ 822,2' r _ PIPE S 89' E rAX tpr 700 20. SC tOC6+52.35 \ ~ ~rl o i - I z a ~ I ~ of ~ ~ I 2 c~ ~ Z \ O +00 1 ~ 1 ~ ~ rax nor 701 ~ ~ I ~ ~ 0 ~r i N ~ I < I ~ ~ fll O I L • Oo ~ ~ ~ I rrnn ( ~ ~ V, I I I I ~ ~oo~+oo L_.~ I r--~ 2 1 ~ I t~ 89 58 W 295.2 ~ m. ~ . ~ ti 12 3 ~ I , ~ , 1 ~r N c~ M ~ +o0 1 ~ v . 1 Vo rAX L r M 0 200 ~ I I ~ _ _ - - _~-_w_. _ a Q G o, +oo w ~ I w I 4},32 I U tptp+ I r,S 0 z z o- t01 +Go S i j t ~ NOTE: rLr,t EXISTING STREET ALIGNMENT AND PROPERTY BOUNDARY BEARINGS & DISTANCES ARE , +oo BASED ON RECORDED < C) 12}43.32 DEED IWORMATION. 10 it S z Sheet Number 1 = F. 1o . ~13 I ~t:t~ ~ W, wV