Resolution No. 90-36 CITY OF TIGARD_, OREGON
q U
RESOLUTION NO.3
A RESOLUTION APPROVING AN APPLICATION FOR A SUBDIVISION, PLANNED DEVELOPMENT
SENSITIVE LANDS PERMIT, AND LOT LINE ADJUSTMENT (SUB 90-05/PDR 90-05/SLR 90-
02/MIS 90-04) SUBJECT TO CONDITIONS, AS REQUESTED BY SEIYU INTERNATIONAL,
INC..
WHEREAS, the Planning Commission reviewed the application at a public hearing
on May 8, 1990 and approved the proposal subject to conditions; and
WHEREAS. an appeal of the Commission decision was filed in accordance with
Community Development Code procedures; and
WHEREAS, the City Council rsviewed the application and the appeal at a public
hearing on June 18, 1990.
THEREFORE, IT IS RESOLVED that the appeal of this application is denied and the
Planning Commission decision (Final Order No- 90-10 PC) is upheld based upon
the facts, findings, and conclusions contained in that final order (Eseaat
PASSED: This / 6 day of ✓=t' , 1990.
r'
Mft - City of Tigard;
ATTTZSSTa Council President
fir-�-�}-i�n✓.Jt.'L.l L��'1�
ity Recorder - City of Tigard 11
v
S90-OS.RES/kl
RESOLUTION NO.3� PAGE 1
CITY OF TIGARD PLANNING COMMISSION
FINAL ORDER NO. 90-10 PC
A FINAL ORD3R INCLUDING PACTS, FINDINGS, AND CONCLUSIONS WBICM APPROVES A
SUBDIVISION, PLANNED DEVELOPMENT, LOT LINE ADJUSTMENT, AND SENSITIVE LANDS (SUB
90-05/PDR 90-05/PMIS 90-04/SLR 90-02) REQUESTED BY SEIYU INT'L./BURTON.
The Planning Commission reviewed this application at a public hearing on May 8,
1990. The Commission's decision is based upon the facts, findings and
conclusions noted below;
A. FACTS
1. General Information
CASE% Subdivision SUB 90-05, Planned Development PDR 90-05, Lot Line
Adjustment HIS 90-04, and Sensitive Lands SLR 90-02.
REQUESTx For preliminary plat approval, detailed planned and
_ development approval to divide a. 97 acre property into 276
lots between the sizes of 8,000 and 32,000 square feet. Also
requested is planned development approval to allow an
increased lot lengt:% to width ratio on certain lots where a
ration of 2.5 to 1 is normally required, a seaaitive lands
approval to allow construction on slopes over 25 percent, and
swo lot line adjustmeents.
COMPREHENSIVE PLAN DBSIGNATIONx Medium Density Residential
ZONING DESIGNATION: R-7 (PD) (Resldent'ml 7 units per acre, planned
development)
_ APPLICANT: Burton Engineering
302 Tigard Plaza
Tigard, OR 97223
OWNERS: Seiyu International Ltd.
1070 NW Hurray Road
Portland, OR 97229
LOCATION; North of Bull Mountain Road near 139th Ave. (wcrH 2S1 4 tax
lots 900. 1000, and 1100; and WCTM 231 9, tax lots 102, 103,
104, and 200).
2, Backorcund Information
On December 4, 1989, the Tigard City Council approved a request for
annexation of the subject property and forwarded Resolution Number 89-
90 (ZCA 89-10) to the Metropolitan Area Boundary Commission for its
consideration. The Boundary Commission approved the annexation on
FINAL ORDER 90-10 PC - SUB 90-04 SEIYU INT'L./BURTON - Page 1
j5j'c#4 4 B ala
r r"
January 18, 1990 (Boundary Change Proposal No. 2725). on December 4,
1989, the City council adopted a change in zoning of the subject
property from Washington County R-6 to City of Tigard R-7 PD
(Residential 7 units per acre, planned development). The Urban Planning
Area Agreement, between the city and Washington county, requires the
City to adapt the zone which most closely resembles the existing
Washington County zone for a period of at least one year. This change
in zoning was consistent with the agreement. Both the Washington County
R-6 and the City of Tigard R-7 zones allow for a 5,000 square foot
minimum lot size for single family residences.
3. vicinity information
Along the property's northern border lie two 40 acre tracts. The
eastern parcel is within the City and a 120 lot subdivision was recently
approved (Case No. SUB 90-01) and the western property is undeveloped
and within Washington County. Benchview Estates subdivision lies to the
northeast and Three Mountains subdivision is immediately southeast.
These subdivisions are primarily within the City of Tigard. The
surrounding properties within Washington County are presently zoned R-6
and the parcels within the City of Tigard are zoned R-4.5 (Residential
4.5 units per acre) and R-7 (Residential, 7 units per acre).
4. Qi,te_Infarmation and Proposal Description
The subject property is presently vacant, with the exception of one
residence and several accessory buildings, and is situated on the upper
portion of Bull Mountain's northern slope. The lover segment of the
property is almost entirely wooden and the higher section of the
property. is in farm use. Three large ravines, which ruu d--anhill to the
north and northeast ars located in the lower wooded portion of the
property.
The applicant proposes to divide the property into 276 single family
residential lots in two phases. Access for the first phase will only be
provided by a southerly extension of 135th Avenue through Bull Mountain
Summit view Estates (SUB 90-01) which was recently approved by the
Planning cammiesion and is under construction. This extension is
Intended to he a minor collector street which will connect with S.W.
Bull Mountain Road when the second and southern phase of this
subdivision is constructed. other local streets within the subdivision
will provide access to the proposed lots as well as abutting properties.
Also, this development will provide the extension of S.W. Benchview
Terrace from Benchview Estates which is a minor collector that connects
with S.W- Walnut Street to the north.
A Sensitive Lands review is necessary because of the installation of
utility lines and other improvements which will occur on slopes In
excess of 25 percent. The majority of the property has slopes less than
25 percent, however same public facility and residential construction
will occur on slopes steeper than 25 p✓rcent.
FINAL ORDER 90-10 PC - .SUB 90-04 SIEIYU INT'L./BURTON - Page 2
l
r
A Lot Line Adjustment :is also requested to add a 50 foot strip to the
east side of an adjoining three acre parcel to the southeast and to add
15 feet to Lot 1 of High Tor subdivision which is immediately to the
southwest (see site map, Exhibit
5. Agency and NPO Comments
The Engineering Division has the following comments:
The applicant proposes to develop 97 acres with an existing Planned
Development overlay- into 276 lots. The Sensitive Lands and Lot Line
Adjustment requests are for a portion of the individual lots within the
subdivision. The applicant's engineer, 'Burton Engineering' has submitted a
narrative report discussing the various aspects of the development. A
preliminary plat, off-site map, contour map and utilities map have also been
provided. The proposed subdivision abuts the existing Benchview Estates
Subdivision, Three Mountain Subdivision, High Tor area and the recently
approved Bull Mountain Summit Estates. The project has been divided into two
phases, 2A and 28, in order to resolve the Bull Mountain access location and
necessary improvements. This application includes phase 2A only. Development
of phase 28 should be reviewed separately. Phase 2B generally includes the
lots south of the Benchview Terrace extension to Bull Mountain Road.
F'indinos
i. The entire site is within the study area of the Northeast Bull Mountain
Transportation Study and includes two minor collector streets; *-he
extension of Benchview Terrace to the west and 135th Avenue from Walnut
to Bull Mountain Road, which have recently been adopted by the Council +
to be incorporated into the Comprehensive Plan. The proposed
development has provided,for these streets with an acceptable alignment
and street standards. - -
2. The proposed subdivision will access onto three collector routes, Bull
Mountain Road, a Washington county Major Collector street, and Benchview
Terrace and the proposed 135th Avenue, which are city minor collector
streets.
Bull Mountain Road is a two lane paved street. It is designated b_y the
County as a major collector street within a 5E foot wide right-of-way at
ultimate development. At a minimum half street improvements should be
provided by this development along its Bull Mountain road frontage to
provide for a safe intersection. The County has commented that a
traffic study should bC bMitted to thea aafeesc location or
the access and the necessary Improvements.
The access location to Bull Mountain Road and the improvements to Bull
Mountain Road should be included as conditions for phase 2B of this
development_ The access should be required before occupancy of any lot
in phase 2A of this application. In order to allow public input a
separate Planning Commission hearing should be held to cover phase 23.
FINAL 01WER 40-10 PC - SUB 90-04 SEIYU INT'L./BURTON - Page 3
The School District has requested that a bus turnout be provided at the
Bull Mountain Road Intersection. The turn out would allow vehicles room
to go past the bus after loading.
A Traffic Study ahould be provided to determine the required left turn
storage for vehicles turning into 139th Avenue from the east and for
vehicles turning into the proposed intersection from the west to
determine if the intersection spacing is adequate. The future traffic
volumes projected in the Northeast Bull Mountain Transportation study
should be used to determine the storage lengths.
Sight distance for the intersection should be provided for a distance of
450 feet in both directions for vehicles entering and exiting the site.
Benehview Terrace is a fully Improved minor collector street east of
this proposal.
135th Avenue is required to be improved to Walnut Street by the
adjoining subdivision to interim standards.
Internal, local street stubs are proposed to connect to Threw Mountains
Subdivision, to High Tor Lane, to the proposed subdivision to the north
and to undeveloped properties to the west and north-wast. Due to the
existing steep terrain and ravines, the location of street stubs to the
undeveloped property Is limited. The proposed stubs appear to satisfy
the need for circulation to adjacent future developments. The
_.,.„captual circulation plan submitted provides adequate access to all
adjoining props -ties.
3. Development of this large site will increase the tonal- runoff from the
site while decreasing the amount of time for this water to discharge
downstream. This will impact the existing natural dra£nageways andwill
require evaluation of flows and velocity to determine what downstrs=
improvements may be necessary. Energy dissipaters and erosion control
will most likely be required to reduce the impacts. Downstream culverts aF
Which are not capable of handling the concentration of runoff should be
upgraded. Provisions should also be made to allow properties above this
development to drain Into the proposed system.
4. Sanitary sewer service must be extended from existing systems in 139th
Avenue, Benchview, and Three Mountain Subdivisions, the proposed system
In the subdivision to the north and from Scholle Ferry Road to the
northwest. Thin is due to the steepness of the terrain and the .ravines
which exist an the site creating. separate draixaa_Ua h_£^e. Tha
to the USA line in Scholls Ferry Read was not shown. A plan
ofn�thls connection should be approved by OSA. Development of any
portion of the site should not be allowed to occur until the sanitary
sewer service can be provided.
Sanitary sewer service Is shown to be provided to the adjacent lots on
the north edge of the High Tor area by extending the sewer along and
just north of the common property line. Access to select manholes by
FINAL ORDER 90-10 PC - SUB 90-04 SEIYU INT'L./BURTON - Page 4
City maintenance equipment ,should be provided prior to connect£ng these
High Tor late.
5. All public sanitary sewer and storm drainage lines which will be outside
the right-of-way should be accoapanied by a public easement and
provided access.
Scott King, a transportation Plar.:ier with the Washington County Land Use and
Transportation Department, states that the County requires a development,
which generates more than 200 trips per day and accesses a County road, to
submit a traffic study for County review. The trip generation for this
development is 2760 ADT based upon ITE category 210.
county staff has serious concerns with the locat£on of the proposed public
street access to S.W. Bull Mountain Road. Adequacy of this access must be
addressed in the applicant's traffic study. Review of the traffic study may
necessitate moving this access to another location along the site's frontage
thereby requiring a redesign of the street layout on the southern portion of
the alto.
Because of the uncertainty _of the safest location of this site's S.W. Bull
Mountain Road access, the county recommends withholding approval of thin
proposal until an adequate review of this site's access and impact on the
County road system can be assessed and warranted improvements conditioned.
Mr. Ring also has the following recommendationes
A. Priorto final apprcval and issuance of building permit:
1. Submit a traffic study pursuant to County resolution and order 83-
213. CONTACT: Daryl Steffen, County Traffic Analyst at 648-8761
for questions regarding this study.
2. Dedicate additional right-of-way to provide 33 feet from centerline
of S.W. Bull Mountain Road frontage, including adequacy cornsr
radius.
3. Sign at waiver not to remonstrate against the format£on of a Local
Improvement District or other mechanism to improve and maintain
S.W. Bull Mountain Road to County standards between Highway 99W and
S.W. Beef Bond Road.
4. Establish a one-fort .___-______ aL ip along S-W. Bull i
Mountain Road frontage, except at the approved access.
The documents required for completion of recommended condition A.2.
shall be prepared by the Washington County Survey Division and
recorded in the Washington County Records Department.
5. Submit plans, obtain Engineering Division approval, provide
f.inancial assurance, and obtain a facility perns£t for the following
Public improvements;
F7MAL ORDER 90-10 PC - SUB 90-04 SEIYG INT'L./SURTOM - Page 5
r
a. Half-street improvement on S.W. Bull Mountain Road frontage,
Including curb, sidewalk, and storm drainage.
t
b. All improvements required by the County review of the required
traffic study (nee recommended condition Al above).
These improvements shall be constructed in accordance with the
requirements of the Washington county Uniform road Improvement
Design Standards.
6. Assure that the public street access on S.W. Bull Mountain Road is
adequately illuminated through measures approved by the Washington
County Engineering Division and the City of Tigard.
B. Prior to occupancy, all road improvements required by conditions A.S.a.
and b. shall be completed and accepted to the County and the access on
S.J. Bull Mountain road shall be illuminated as required by A.6. above.
The Tigard Water District comments are contained in a letter which is part of
the Planning Commission record.
The Tigard Building Division indicates that private storm drain lines must be
Installed to serve all lots which do not drain towards the street or a public
storm line. Also, the ravines will be used to receive concentrated water
runoft from the public streets and the impervious surfaces on each of the
lots. It is recommended that storm drainage easements be provided to protect
these water courses from encroachment and to allow for any necessary
maintenance.
The Tualatin Valley F'_�c and Rescue District indicates that.
1. Hydrant placement will be coordinated through the Tigard Water District
and plans should be submitted for review andapproval to the District. '
2. Deadend streetsover150 feet long will require turnarounds that comply
with the Fire Code. Temporary turnarounds will be acceptable where
streets will be extended.
3. Streot grades shall not exceed IS -percent.
The Tigard School District indicates that the projected enrollment resultinq
from this subdivision is 81 students at Mary Woodward Elementary and 33
students at Fowler junior High School. This development along with other
projects on file result in a total projected enrollment increase of 214
students at Mary Woodward and 133 students at Fowler. This increase exceeds
our facility dasign capacity to serve this and other developments.
The district cannot guarantee that the new schools, which will open in 1992,
will have the design capacity to serve these developments at our current rate
of enrollment increases. Prespective home buyers/occupants should be
advised that students may have to be bused to other schools or placed in
portable classrooms.
FINAL ORDER 90-10 PC - SOB 90-04 SEIYO INT-L./BURTON - Page 6
Finally, the District believes the development should not be approved without
a bus pullout located on Bull Mountain Road or 139th Avenue. -
The Park Hoard indicates that access to the proposed pedestrian/bicycle trail
within the S.P.A. right-of-way to the went should be provided.
P.G.E. has no objection to the proposal.
No other comments have been received.
H. -FINDINGS AND CONCLUSIONS
The relevant approval criteria are Comprehensive Plan Policies 2.1.1, 3.1.1,
3.4.2. 3.5.1. 7_1_2. 7_3_1, 7.4.4, 7.6.1, 8.1.1, 8.1.2, and 8.1.3; the Bull
Mountain Community Plan; and community Development code sections 18.54,
18.80, 18.84, 18.92, 18.150, 18.160, 18.162, and 18.164.
Since these plans have been acknowledged, the statewide goals no longer.have
to be addressed for non-legislative land use applications. The Planning
Commission concludes that the proposal, with modifications, is consistent _.
with the applicable portions of the Tigard Comprehensive Plan based upon the
findings noted below.
1. Policy 2.1.1 is satisfied because the Neighborhood Planning Organization
Number 3, Community Planning organization Number 4B, and the surrounding
property owners were given notice of thehearing and an opportunity to
comment on the applicant's proposal.
2. Policy 3.1.1 can be satisfied because the Code allows development of
hillsides that are steeper than 25 percent when engineering information
is provided which shows that adverse environmental, erosion or slope
instability will not result.
The applicant has submitted a general description of the site but the
techniques for mitigating any potential problems related to steep slopes
have not been included. The Commissionf does not anticipate any
difficulties, provided that the appropriate construction and erosion
control measures are esyloyed. Since many issues regarding slopes are
site specific, the staff recommends that methods for maintenance of
slope stability and erosion control kse submitted for the approval in
conjunction with the public improvement plane and building permits with
particular attenti=on being paid to grades over 25 percent.
3. Policy 3.4.2 , among other issues, calls for th3 protection of wildlife
habitat, control of erosion, and the maintenance of trees and natural
vegetation along stream courses to the maximum extent pcasible. The
applicant correctly indicates that wary of the lots within the ravine
areas have dppths which will allow the land near rho str<=ams to remain
undeveloped_
4. Policy 3.5.1 indicates that the city will encourage private interests to
FINAL ORDER 90-10 PC - SUB 97-04 SHI4U INT'L./BURTON - Page 7
provide open space, recreation lands, facilities, and preserve natural,
g scenic, and historic areas. The site grading and tree removal plans
required in the conditions of approval below shall be reviewed with the
intention preserving the ::atural features of the site to the maximum
extent possible.
5, Policies 7.1.2, 7.3.1, 7.4.4, and 7.6.1 are satisfied because adequate
water, sewer, and storm,drainage facilities, as well as fire protection
services are or will be made available to the development. The
applicant has indicated that these facilities will be provided within
the subdivision as recraired by City standards. At the hearing, the
applicant proposed to plat Lots 1 through 36 and 274, 275, and 276 as a
separate and later phase when the necessary facilities and services can
be provided to this portion of the development.
6. Policy 8.1,1 calls for a safe and efficient street system that meets
current and projected needs. The proposed internal street system
satisfies all applicable Code and Plan street standards as well as the
provisions of the Northeast Bull Mountain Tra-:sportation Study which
have been adopted by the City as an element of the Tigard Comprehensive
Plan.
One issue that is currently unresolved is the location and design of the
access onto S.W. Bull Mountain Road. Based upon the concerns raised by
the Engineering Division end Washington County, further study is
required before a final design can be aatermined. 3n order to keep the
project on schedule while this issue is resolved, the applicanz proposes
to divide the development into two phases with the northern portion of
the subdivision to be reviewed by the Commission on May 8th and the
southern portion which includes the access to S.W. Bull Mountain to be
reviewed at a later date. For this second hearing, the pertinent
traffic information will be available.
7. Policy 8.1.2 and 8.1.3 will be satisfied because the City of Tigard and
Washington County have and will be working together to resolve street
improvement and location issues involved in this case and the greater
Bull Mountain area. The proposed subdivision street Improvements will
be constructed to City or County construction standards as applicable
and will be Installed at the developer's expense_ Sufficient pu;lic
right-of-way will be dedicated to the public within the subdivision for
these streets.
The Plaar,£ng Commission concludes that the proposal with modifications is
consistent with the BullMountain Community Plan based upon the following
findings:
1. The density of the proposed subdivision is within the limits
aonte4plated by the Plan. All lots will be well above the 5,000 square
foot minimum lot size of the foxmer R-6 County Plan designation.
2. The preservation of trees is vies.�d as an important component of :he
Bull Mountain Plan's strategy for preserving wildlife habitat and
FINAL ORDER 90-30 PC - SUB 90-04 SEIYU INT'L./BURTON - Page 8
related -that c L°nef itsThe northern, wood"d portion Cf the
Property is entirely within a significant natural area as identified in
the Plan. These areas are considered to be important due to their
natural condition as well as ecologic, scientific, and educational
value. Based upon past experience with the development of subdivisions
on wooded parcels that do not have any common open space, it appears
that preservation of more than 50 percent of the trees wil: be
difficult.
The applicant indicates that the Plan allows the harvesting of timber
In accordance with the Oregon Forast Practices A^t and that the 50
percent preservation policy does not apply. The Washington County
Department of Land Use and Transportation staff informed the City staff
that the 50 percent preservation applies when tree removal is proposed
In conjunction with a development application.
The proposed preliminary plat application does not includa a plan for
the preservation of trees on the property. Such a plan provided by a
- qualified arborist must be submitted and approved prior to .removal of
trees on the property or the approval of the final plat. This plan must
indicate how a minimum of 50 percent of the trees on the site will be
protected.
3. The property is also within Area of Special Concern No. 3.. This
desigaatioa has been applied because of the County's expressed desire to
evaluate significant natural areas on this north slope of Bull Mountain
and to consider the possible acquisition of land as permanent open
space. This study has not been conducted by the County nr the City. The
Plan test :foes indicate that in the interim, development may occur in a
mannex.consistent with the Plar. and applicable code provisions.
. 4.. General design elements of the Plan include the design of minor
collector streets which will discourage through traffic, minimize the
amount of land and vegetation disturbance, limit tha removal of trees
over six Inches in diameter to no more than 50 percent, and the protect
stream corridors.
The minor collector street system is being designed primarily to serve
the future development on Bull Mountain rather than through traffic_
Detailed plans shall be required as a condition of appraval to show that
minimum of So percent of the trees will be preserved and that land
disturbance, particularly in the ravine areas, will be kept to a
minimum.
_.-- al__;rkg C-ission concludes that the proposal, with modifications is
consistent with applicable portions of the Tigard Community Development Code
based upon the findings noted below:
1. Chapter 18.52 of the Code is satisfied because the proposal does mee+-
the density requirement of the R-7 zone.
2. Chapter 18.92 is satiefled because the propos-0 density is consistent
FlMhL ORDER. 90-10 PC - SUB 90-04 SEIYU INT'L./BURTON - Page 9
e
with Code requirements.
3. Chal:-Zer 18.80 is satisfied because the proposal is consistent with the
requirements of this chapter pertaining to planned developments_
Planned developments are intended to be used in undeveloped areas such
as this to better protect amenities on the site. Although this section
of the Code encourages the provision of common open space areas through
the application of flexible development standards, common areas are not
required by the Code.
4. Chapter 18.84 covers sensitive lands iaeues within drainageways and
elopes over 25 percent. The drainageways on the property will be all be
within subdivision lots, but it appears that the majority of the
construction activity will avoid these areas.
Although slopes of over 25 percent will generally be avoided by this
Project, it is possible that some of the hameaites will be located on
slopes over 25 percent. Provided that grading, construction, and
erosion controls are approved and monitored by the Engineering and
Building Inspection Divisions for this development, the provisions of
this chapter will be met.
S. Chapter 18.150 oT tha Crde 1—ohlbita thn unnecessary removal of trees
over six inches in diameter. As noted above, a tree preservation report
prepared by a qualified arborist shall be required prior to the
ccaeencement of any construction on the site.
6. Chapter 18.160 of the Code is satisfied because the proposal does meet
the requirements set forth for the submission and approval of a
preliminary subdivision plat.
a. Chapter 18.162 of the Code is satisfied because the lot line adjustment
proposals are consistent with the applicable criteria for modifying
property boundaries. Since the smaller properties which are reniplents
of additional land are in Washington County, approval of these
adjustments must be received from the County Department of Land Use and
Transportation prior to recording the adjustments. These resulting
smaller parcels will be partially within the City.
9. Chapter 18.164 of the Code will be satisfied during the approval process
for the final plat.
C. DECISION
Based upon the above findings the Planning Commission approves Phase 2 A as
shown on the applicant's preliminary plat for Planned Development PD 90-01,
Subdivision S 90-01, Sensitive Lands SL 90-01 subject to tke following
conditions:
UNLESS OTHERWISE NOTED, THE +CCWDXTIDNS Or APPROvl- BELOW SHALL BE SATISFIED
PRIOR. TO RECORDING THE FINAL PIAT WITH WAS-MIN1TOr7 COUNTY.
FINAL ORDER 93-10 PC - SUR 90-04 SEIYU INT'L./BURTON - Page 10
�- 1. Two (2) sets of detailed public improvement plans and profile
construction drawings shall be submitted for preliminary review to the
Engineering Divisio::. Seven (7) sets of approved drawings and --no (1)
itemized construction cost estimate, all prepared by a Professional
Engineer, shall be submitted for final review and approval. STAFF
CONTACT: John Hagman, Engineering Division (639-4171).
2. Permits shall not be issued and construction of proposed public
improvements shall not commence until after the Engineering Division has
reviewed and approved the public improvement plans and a construction
compliance agreement has been executed. A 100 percent performance
assurance or letter of commitment, a developer-engineer agreement, the
payment of a permit fee and a sign installation/streetlight fee are
required. STAFF CONTACT: John Hagman, Engineering Division (639-4171).
3. Prior to issuance of Building Permits, bonding for the Bull Mountain
Road access shall be required. Prior to Occupancy of any lots in phase
2A this access shall be provided. STAFF CONTACT: John Hagman,
Engineering Division (639-4171).
4. An erosion control plan shall be provided as part of the public
improvement drawings. The plan shall conform co Control Plans
- Technical Guidance Handbook, November 1989." STAFF CONTACT: John
Hagman, Engineering Division (639-4171).
S. Full widish street improvements, including traffic control devices,
mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic
concrete pavement, sanitary sewers, storm drainage, streatlights, and
underground utilities shall be installed within the subdivision.
Improvements shall be designed and constructed to local street and minor
collector street standards- to the alignment. shown on the submitted
plans. STAFF CONTACT: Gary Alfson, Engineering Division (639-4171).
6. Lots shall not be permitted vehicular access directly onto the minor
collector street from its intersection with Bull Mountain Road to its
intersection with Benchview Terrace_ STAFF CONTACT: John Hagman,
Engineering Division (639-4171).
7. The applicant shall provide for roof and pavement rain drainage for each
lot to the public atormwater drainage state.+. cr :y circ approved private
storm drainage system designed to prevent runoff onto the adjacent-
property.
djacentproperty. STAFF CONTACT: Brad Roast, Building Division (639-4171).
8. The applicant shall demonstrate that storm drainage runoff can be
discharged into the existing drainageways without significantly
impacting properties downstream. STAFF CONTACT: Greg Berry,
Engineering Division (639-4171).
9. Sanitary sewer and storm drainage details shall be provided as part of
the public improvement plans. Calculations and a topographic map of the
FINAL ORDER 90-10 PC - SUB 90-04 SEIYU INT'L./BURTON -- Page 11
storm drainage basin and sanitary sewer service area shall be provided
as a supplement to the public improvement plans. calculations shall be
based on full development of the serviceable area. The location and
capacity of existing, proposed, and future lines shall be addressed.
All lines outside the public right--of-way shall be accompanied by a 15
foot wide public easement. Access shall be provided as necessary by an
all weather surface road or similar unobstructed route within a 15 foot
wide easement. All drainage swalea shall be accompanied by a drainage
maintenance easement 25 feet either Bids of the centerline of the stream
and accessible from a public right-of-way. STAFF CONTACT: Greg Berry,
Engineering Division (639-4171).
10. Street centerline monumentation shal). be provided as follows:
a) Centerline Monumenta.tion
1) In accordance with Oregon R"vised Statutes 42.060, subsection
(2), the centerline of all street and roadway rights-of-way
shall be monumented before the City accepts a street
Improvement.
2) The following centerline monuments shall be set:
A) All centerline-centerline intersection points.
S) All cul-de-sac center points.
C) Curve points, beginning and ending points (PC's and
PT's).
b) Monument Boxes Required
1) Monument boxes conforming to City standards will be required
around all centerline intsrssccion points and cul-de-sac
center points.
2) The tops of all monument boxes shall be set to finished
pavement grade. STAFF CONTACT: John Hagman, Engineering
Division (639-4171).
11. A grading pian shall be submitted showing the existing and proposed
ss contours. A soils report shall be provided detailing the soil
compaction requirements. STAFF CONTACT: Greg Berry, Engineering
Division (639-4171).
12. A tr-0 removal plan, prepared by .s qualified 4rbcr5.at, shall be
submitted for City approval. This plan shall evaluate the plans for
public improvements, private storm d=ainag:e facilities, site grading,
and their affect upon the trees to be preserved. The plan shall
identify the trees to be preserved and the methods to be used to assure
their preservation through the construction of the subdivision and the
residences. At a minimum, the trees to be retained shall exceed So
FINAL ORDER 90-20 PC - SUB 94-04 SEIYU INT-L./BURTON - Page 12
percent of the existing number of trees (within the area to be platted)
i over six inches £ea .elameter at four feet above grade. Trees to be
preserved shall be protected throughout the subdivision and home
construction by six foot high chainlink fence or similar means approved
by the arborist and the Planning Division. STAFF CONTACT; Keith Lidera,
Planning Division (639-4171).
13. The lots located in the northwest portion of the subdivision (Lots 1
through 36 and 274, 275, and 276) shall not be platted until appropriate
services and facilities are available to serve these lots. This area
may be platted as a separate phase of the subdivision. STAFP CONTACT;
Keith Liden, Planning Division (6,g9-4171).
14. This approval is valid if exercised within IS months of the final
apprO%'xI date.
15. A separate approval from the Planning Commission will be necessary prior
to commencing with construction of Phase 2 B. STAFF CONTACT: Keith
Liden, Planning Divieion (639-4171).
Based upon the above findinne and conclusions, the Planning Commission approves
Lot Line Adjustment (MIS 93--.-04) subject to the following conditions:
1. PRIOR TO RECORDING WITH WASHINGTON COUNTY, the applicant shall submit a
lot line adjustment survey showing the existing and proposed lot lisses.
and legal descriptions of the parcele for review and approval by the
4 Engineering Division. STAFF CONTACT: John Hagman, Engineering Division
(639-4171).
2. The applicant shall receive all necessary approvals from Washington
County prior to recording the lot line adjustment. STAFF CONTACT: Keith
Liden, Planning Division (639-4171).
3. This approval is valid if exercised within 1S months of the final
approval date.
It is further ordered that the applicant be notified of the ent
order, rY of this
PARED: This 11114f'
gay of May, 1990, by the Planning Commissioe City of
Tigard.
i e e f e
Tigacld Planning Co sston
S 90-05.PFO/kl
FINAL ORDER. 90-10 PC - SUB 90-04 SEIYU INT°L./BURTON - Page 13