S 12-76 POOR QUALITY RECORD
PLEASE NOTE: The original paper record has been archived and
put on microfilm. The following document is a copy of the
microfilm record converted back to digital. If you have questions
please contact City of Tigard Records Department.
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wra,, , Subdivision (S 12-76)•
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J.A. Patterson
ti �"�` Ref erence, M .1- .,.-,
77
C1 , 6-761
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SUBDIVISION FILE CONTEN`t°S
S" 14-4.1
' SEE Al�.SO I
Z629-7-4, �
LEFT SLOE RIGHT SIDE
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at
a s Pr
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A sensor' Is Map /
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Not�. icaton Leyal Description/Deed
Surrounding. Property Notice _Letter of Authorizatioh
Affidavit o Mailing
Copies of Correspondence with Applicant
Aenc NPO Notice Public Input
�'�. .
Affidavit] of Publication '/Agency/NPO Comments
• Ar^ icle.s/Notices from TT Staff Report(s)-Dates) 1
acct.iuzl oe e 6,
A li.catiorr/Narrative Minutes' of Metxngs 1IG��; -
F'nil Action Notice /P1''anteing Commission--Date G _'-
D ell et te,'W,rr
c i t:y COUhc i'1.—oate
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Resolution No Date
Ordinance No._ Date
f" �'
Corre,� ondence After... Approv
SUJt*IARV
ApP rover De
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No
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No, of Pha),ses
S �ci�l St„back
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Plat Recor'ding
Name _,k, t2' �. .,
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I, A.. PATER$O REALTY CO INC, i
12700 S,W.''Pacific Hwy': r,,
{
Ti rd, Oregon 97223
. ' (.503) 639.2125 January 26, 1978
tr •
'' . City of Tigard
1 Planna.ng Department I i
If r 12420 SinW0 Main Street,Tigard Oreg on 9 7223 Re: NE�ESTCN� Subdivision, Conditions ,
,,
', ' 1 Dear Sirs:
{
. A may-) is submitted along with this 'Letter illustrating all of
the four coriditiorls set forth in the Plannirig Commission letter p
:' dated February, 22, 1977. Dxpl a3.nation of each condition follows; . •
10 'Five feet is dedicated on the pl. ±± arid. a half street
im rovement imade along S.W. 121st Avenue to City Sp.eciricationsa
. p '
' 2. A pedestrian/bikepath to City- Standards will be provLded, i
map g
�'.� as shouvn on the submitted ma 1 eadin from 5 m'rnl o. 121st Avenue
'"' west along Summer Creek bank throU h the Greer•tway to where it I
Summ
nc.ct with the existing causeway leading across the marsh 1
area on the adjoining 5 acre tract to the west. Also, a path will '
a be extended to the cul-de-sat between Lots 9 and 10 It is pro- I �I ,
posed that the construction, of the path be accomplished after the
f ,,
;'.•.... .flood 1: ain area has been finish graded as per conditions establish_. i
,
i ed under the special permit granted by the Tigard Planning Cor�nmissio '
u I February 15, 1977. This should finally be accomplished, as soon as i rw}
' weather and, construction conditions perrn3.t in 1978.
4. If, however, a I 0 D o for a sewer line is pending eonstraction
through the' dedicated Creenway leading to property now._in tho C3..ty
'1 I and further to the west and ;northwest, it is requested that con- '
struction be deferred until this is installed to avoid building ,
" If Bauch is not acrom lished within 1
� the pedestx��:an/biicepath twice. p •
the years from date ;of the subdivision improvement contract, the
:- ' path will be constructed or monies deposited with the City to satisf '
the cost thereof when it' would be tl .e Cites pleasure to put it in. Y
1 P If the sewer eaxtenss.on :is not an ,item to reckon with irl, the forsee-»
ab,l,e future, the path. will be constructed as In paragraph one above. i '
34 Tract A will be dedicated to the city when the, flood plain !i
'I; work is completed. I
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• �an ed w th trees,a at least one lot, lh inch cali•� erd ° i
. q 8w8e1: Cum, deciduous, is proposed because of its excellent street I,
tree ,pro aerties m The sweet C:tm retains .its foliage l,,onger than most '''
`` ° es in that fall seasons ha.s very co leaves In i .
dec�d�.ous v���iet�.�.,� +, seasons � colorful �.
,.ti«" , �` the fall`r is a 'good shade tree a�.iritxg the, .r~egular grow .ng season and 1 "'.
does not have an especl.ally .gg�;resS,ive' root system that penetrates $ ,
i; sewer lines and uproots s A de cal s fi '
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TIGARD
' • ` ` 46R r44A14b 414
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P. 0. Box 23557
t 12420 S. W. Main
Tigard, Oregon 97223
.d February 22, 1977
Allan Paterson
' 12700 S .W. Pacific Highway
Tigard, Oregon 97223
. Dear Mr . Paterson
Please be advised that the Tigard Planning Commission at
A their regular meeting of February 15, 1977 approved your request
• . t
' o create a 13 lot subdivison in a R-7 zone. This approval is
subject to the following conditions
, b 1 . 5' be dedicated and a half street improvement be
provided along S .W. 121st Avenue for street widening.
2. A pedestrian/bikepath to city standards be provided
' : through the greenway portion of the olte with a 10' wide
connection to the cul-de-sac.
. ' 3 . The unnumbered lot be dedicated or easements provided
for greenway purposes.
4 . A street tree program be submitted for staff approval.
.1,',. .., If we can be of any further assistance please do not hesitate
d to contact me at this office:
Sincerely,
,�' Richard Daniels
. RD: sf associate Planner
• Note. The following acknowledgment must be received by the City
of Tigard within fourteen (14) days of your receipt of
this letter. :Failure to return' this acknowledgment l may ,
-1 result in action by the City of Tigard.
I hereby acknowledge this letter documenting the action of the:
Tigard Planning Commission» 1 have received and read this letter
. " and. 1 agree to the debision here documented and: to abide by any
y
terms and/or conditions attached.
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MINUTES ,
,
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T I GARD PLANNING COMMISSION
February 1a , 197)
Page 9
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, 5� 8 lam 76
A request ”to create a 13 ';lot subdivision in a R-7 zone-
A. Staff Report: Read by Daniels .
D .P Testimony:
. >�b l c
'' I J;Lm Harris presented a preliminary plat .
' o Miller I questioned price range of homes .
' o , Paterson stated that they would be in the $40-60,000
price range.
o l'I'avjd Osbu.rn+ also submitted testimony.
C. Staff recommendation:
' :calif recommends approval with the following conditions :
1 . 5 ' be dedicated and a half street improvement be
provlided along S . V . 1.,�lst Avenue for street widening.
2 . A pedestrian,/bi.kepathto city standards be provided through tFhe greenway portion of the site with a l( '1.:,)'\',.' wide connection to the cul-de-sac.
' " r 8. The. umnr,urmbered lot be dedicated or easements provided'
for greenway purposes„
4. A street tree program be submitted l'or staff approval .
D. Commission Discussion.:
Nicoli moved and Wood seconded for approval -with staff
4 recommendations
The ,motion , u�as approved by unanimous vote.
5 , 3 CONDITIONAL USE CU 366..76
i A reqtie.st to locate duplexes; in 'an R-7 zori+?,
II
A Staff Report: Read by Daniei.sr
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.a-' B, P.t,11b l,±c Testimony:
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David Osb ur n I �a s a, r�e with the� b�, fex concept r dup e e
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+. STAFF REPORT ( '
AGENDA 5 S ). h
.. 1'T G PJJ PIJANNTIVG COMMISSION
February 15 1977 - 7:00 P :M. I
Twwtali.ty Junior Ii I. School - Lectu:.re Room "i,,
r, 14650 S .W. 9 •th' Aveni.3,6 Tis and Oregon
• DOC10ET: S- • 2..76
-7 re
,�a
r r a R zone.� cr,eat� a 13 lot s�rbd��
REQUEST:: T
LOCATION: West of 3.w. 121st Avenue, south of S.W. Sumr:nercrest Dri17e
' '
' • terson Thar ii;sw McM.ona e Associates
: T�Ir'ETCA�TS. J. � . _,pa
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• 1: BASIC FACTS : .
.
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' 1 . This site is designated ,►I3rrban Low tensity Residential" on
the Tigard Community plan. The site also contains portion
of the greenwwray s3�stem as specified in the Tigard Community
'',: Plan for the portion of the site along Summer Creek. In
:.,''i 1969 the City of Tigard approved two zone changes on this , I
dr.;,•, site (ZC 3-69 and ZC 4-69) changing a portion of the parcel
to C-5 from county zoning Suburban Residential and changing
•.T a porti.on of the site to R-7 '`Single koami.1y" from county ,`-
r' ,
suburban resid1 nti.a1. A conditional use permit was granted G"
at the same till e for planned r.
d .eidenti.al ''develop/Ile/it to
consist of townhouses four plexes and duplexes ,, ph.a e T .
° "' development p11an was approved in 1970 70` but expired along
I with the conditi on.all use in 1972. .
1 2. The Plannnia)g Commission on 3ar ia.ry 4 , 1977 denied a pre-
,1.. 1i.rn.inary plan for failure •G..o esr;ab1i.sh that the subdivision
j‘:. . is free of flood risk. '
Y' ' ' " ,
.''ii-,-;''''-''1", II , FINDINGS:
11 f 7
. `�}` 1..h The app i cant is xreQuesting: creation of 13 lots with the
minimmu.r.ti lot size of 7500 sq ft. and the ea t i,on of a
325 ft 1oug cull-de-sac e tend. 1,.g west from 121st A.ventie.
'' . : ' 2,, The site i s a., pr'caximate1y 4., 79 ' acres,` Get°�er.ra1ly slopiu .,
*;, . . ' from the northeast to southwest towards Summer Creek wn hr oh
traverses the site from the northwest to the southeast.
` A l :rge marsh li1te wetland area along Summer Cre :k dominates
'. : .p {, the site t a °er~sing `rom east to West: the vegetation r�aang-
, • if ing from low grasses to typical marsh, vegetation which .
', yields to 'brush a:rid coins large second growth conifers ),
I
,, interspersed?rsed with some amri ed native decicducaus trees
�' . k A portion of this site in the flood plain district ae dei":13.1c4d �.
1�
by the Tigard Ordinance 74-50 and identified by kash:ai,ngto n a,
:. ' urnty 1eiap ,.rtanient of Public'' Works on sheet 1IUD 701 Pro,-
r •. ject #73-3(5-013, That project d.el"fined the r.nterrreda ate fl ,
j 14 ) 1 , �e `ioaa `loo as the transition in vegetation and soils from j
j ,: ; , ,et11,and.': type' to d°. .ai or dr~y l ands type in this area that •
1 • ' tr , sition oc urks at l5' ii.e vatiron,- Average water surface
}' I, , grad: is about stream length, Acdra rdiflgly
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STAFF REPORT i.x`
AGEIDA 5 „ 8
i T1GA'RD PLANNING ,COMMISSION '
Febr'u ary J.5, J.97 7
.
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gage`
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the historic level the can e ,
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� have to a
1�ne ,h.i�,,�tQra�; �'�.o�od le. �� aft t,�e site �.«.,,n be expected to la
;:' . been. about 169 ''. A comparison of 1972-73 flood elevation to
•. the in;terrnediat. regional flood (100 year flood) is risky
because of the statistical nature of projected flood 'inter- .
vats . �rowever, the 1972 water surface elevation of Fanrio
Creek at the gain Street bridge was .approximately 1 ' less
¢•.. than the .v tata.sti.cally projected iutez'rneda.ate regional flood
.. •t pater surf a.ce el ovation. Since the tributary area of Sunin7er
Creek upstream of this site is subject to deNre1optnent rela-
'' tively near future, an, additional 1 to 3 ' freeboard ought to
,;- ': . be allowed making the lowest ±*1(pod free elevation, assuming
full developrraent intermediate flood, on the site is a.botl.t
•,. . . ° 172 ' elevation (USGS Data} ,,
' r ' . 4 . Surrould.ing land uses to the north and east of the site is
' '' • single family residential about four units to the acre.
' "' No deveiorpprrient has occurred :irnrned ately south or west of
`. •I the site although a 10/35 acre parcel southwest of the site
4 4
has been purchased by the 'Tigard School District 23j for
an eler. eniary school . The stc.),loo1 district site will ha,v'e
its access on the south of the site. The devel.or.)rr)ent plans
'' indicate a passi;bler constl'u t±on in the next two years
i contingent upon bond, levy approval in spring of this year .
5 . E'�ridence indicates that sol 1 in this at ea a s poorly drai red, •
loom, complaints of drainage problems and marshy soils a e ;"t
coitmOn
. 6 . Sewerage as avail al)le approxx.i�raa.uel,�' 00 ' from the east line
w of the site and tl w;. ., :toper proposes to connect each
r
building site to ',,he Cr S,A, sewer 11.11e.
' ' 7. An S" i public water main. ,s located at i .Ih°, 121st Strf;et
) ,,
- No mention 18 made of facilities for a sto:ht'n7: drainage, r
City policy is acoura,gemerat of on site .rretent .on of storm
`I water run off however an ygiiao ri. ag study of drainage
and retent±or fac,,il1t±.es a .roy),�riate to this site oul,d he
25�i''
neessary for final c3eterma,natawoi.s to be made ,
� , B. 8.1\1 , 121st Avenue is cuurrryen.tly a county road with, a 50'
d,: ..; xight-of- way;.: Tiga.•rd Com miinit3, Plan designates S' IV. 121st
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' :1 as a (:oJieetor street re ,ul ring a 60' right-of-war tht1,8
necessitating a dedication of 5 ' along SAW. 121st 'Avenue
w ,s shown on the e . re1..i i nary plat
M T; ' 9. $A.IWII. 121st Avenue is in a d el, rio �rati.ng Icon dwita.o.n and in
, I need dif am px crvetrent , Half street ���pr oVe niht along 121st
st
�
appears to be , i n order
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, , • 1:0: A.�� : �?�`e r e u�t o n e Court a.s proposed as to c.,a t y ��t.a nr(i.,a.) t'� of •
50' I rli,g t-o - ay Ivi,th a 50 ' ,"adi tt cu.:I -de- ac dc,1;a1ks
Ii' w111 be prev.t'dc d' ck°iwtluiw ti, th .t p lib"1:i.C`,,, right-of., way
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M1
STAFF REPORT
AGENDA 5 8 f,.
nI P:J NI NG I C O�'ZLvI t S S I ON
X I�,�,RD, AN
Fehruax'sy 15; 1977
I ,
Page 3`
11 . The lotting pa;stern as proposed designates a large area
which includes, S .W. Summer Cree�, as its passes through
this site with no rnention of dedication of this greenwa5r
area has' been made or 'the provi sion of, a pathway through
I "a
tha,,s area as called for ,3M n, the pedestrian/bicycle pathway/
gr:reeen,way sN7stern.I
121: Lotting pattern as proposed conforms to the minimum par(el
.• size of the R.--7 zone but with the flood plain as noted in
finding #2 lots ,number 6-13 appear to he un,build.able with- !`
out fill permits in that a 20 ' front ,'ard` setback I.-e
" ,uired in the R-7 zone therefore m .•. imal build .n.g space is
s.. provided for those lots.
J` f III STAFF R a,COMMEl3DATION:
�+ GYM• '
Staff recommends approvlU,=,U, '\vitla the following eun.ditions :
1 . 5 ' be dedicated a half street improvement be pro-
vided along S.stir 121st Avenue for street w7i,,den ng.
2. A pe destrian/bi'ke path to city standards be provided
7/- through the greenway portion of the site with a lu '
. wide connection to the cul-de-sac
3 . The unnumbered lot be dedicated or easements provided
for gresnway purposes .
4, A' street tree program be submitted for staff approval
•
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a ESTATE
may' ,- '
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"ry ._. COMMERCE BUILDING 9 SALEM, OREGON 97310 " Phone (503) 378-4170' •
,''^``„' ROBERT W. 'STRAAUB
GOVERNOR'
TO ' Oregon Real Estate Commissioner; RE:, "PURSUANT TO ORS 92. 100, AND ORS
�•'.. Subdivision 'Section 92'.044 (1) (e) - AND .I N` ACCORDANCE
,;.+f W ITH ORS -92. 160.
. , Commerce Building
158 12th Street, !'1.E
A; .
Y -,` Salem,, Oregon 97310 rr
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fr' County, received this s• FROM :City o Tigard '�ashingtor�
I Quern i ng' .bocily)
�9,
15th day of Fs1a- , 19 77' , by Richard Daniels, As_ oc. .P�nr..
)
:
Warne & title
Name of Subdivision,
Partitioning or Con- •
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- y dominium: Meg°estone
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sect i or+ 34C Township 1S Range
1W
D•D.L.C.
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:'- . No. of 1 otsiparoei s/i`ntere.sts/un;i is .�,3. No. of Acres: .a�,;79
'Ain't ° . Name of Subdivider
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y ,H _ AI7_an '1�`aterson
or DE ve''t opelr
` Name of Owner
:J of Allan Paterson I
• Record• —'
Address(es) end S . '. P
'' 2700 aci ,c Iii, hway
�': " - Phone nurr►ber5 , _ .
i' "_ . ? Tigard, Oregon
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P.'ON Box 235557 �)�
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■ , ,ul wish them to be included with the staff 1.
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, . , TIGAIFtD, , CITY OF T,GARD yY'
P. a',Box 23557
. /242015. W. Main
Tigard,Oregon 97223
January 10. 1977
f Allan Patterson
'. ',' 1'27001 S.W. Pacific Highway
Tigard, Oregon 9'7223
w Dear Mr. Patterson :
P1 ease b e advised is
ed that t he P la Planning at their r
.,
regular meeting of January 4, 1977 denied your request to
• create a 13' lot sabdi•vision at S.W. 121st and Merestone Court
because it is t;h,e applicant 's' responsibility to prove that
his proposal is free Of flooding risks and it would not be
' , a detriment to tie City, and the neighboring and future land
. owners.
'' ' Actions of th:a Planning Commission are final unless
. , notification of appeal to the City Council is filed with the .
City Recorder within 15 days of the Planning Commission action.
If we can be of any further assistance please do not
hesitate to contact me at this Office.
• •
Sincerely,
Richard Daniels
: ' Associate Planner r
' '' RD:`sf
? n m.
Note. The following , . ; days by the
' �;, � n acl�no�tled •ement must bda
g �
City of Pigard within fourteen (, ) ys of your receipt
t ., W 1.11 of this'. lett dr.. Failure to return this acknowledgement
'` may result in action by the City of Tigard.
1,, , 1 hereby acknowledge this letter documenting the action of ,Y
- the Tigard Planning IComrnission I have received and read
this letter
1 f
•
,r Sig; ture Date
- I No w The > .ubdivisioi. is 'be`ing re-�sularni:tt d, as rsacorttrne ded with
IIaddi, i ra 'data February 1st, 1977,
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TIGARD PLANNING COMMISSION
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January 4 p 10' 7 � II I II ! nn
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:� J' m �H.arrt ,ls.,. Harras & McMonagle, staited that) the Zone
'`' ' (change I would lbe'' �_�� compliancy with the comprehensive I' "
plan .
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0 B n.n ie Q 1 ' David Osborne questioned a one
• , chlange' need
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Stall! recommends approval.. of the request Eased on the
•' I f ndings in the;; staff'report and lbsd 'onth•
'ac 'moved and Tepedin.o 'se'cond:ed to approzve the
• propo sal based on the staff findings.
r
The motion was approved by uxanlmous voice vote.
I {
3 8I-12-76 (iierestone) NPO VII
A request b4. Allan Patterson to create a, 1�3 lot subdivision
I
With an average lot size of 7500 sq it. at S W. 121st and
Mex`estone; Court. (Wash, Cc)*. Tax Map 1S1 34C, Tax Lot 1100) .
4..
'Staff Report;: dead by Daniel s.
• A PP l icant ' sPresentation .
a Jim Harris, Harris & NMcMonagl e, stated that the
City fllrod plain iniormat±on for that a � .a gas
incorrect and that if. ,the homes .very 2,f higher
(168 ' ) than 121st (166 ' ) there 0ould be n.o' Mood
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lug danger
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o Wood asked if the applicant h, t o a wT lied any engineer
ing data to support this claw
y I o Allan P,atte o `e;altC7r, sta'i h1~S. ky Flo ledge °
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1 of the i., ropex'ty supported`Mr. arx r l ins.I I
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Ci. Public ` 'e� t mO n
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o Ralph thaPmah, etl y � .Il r, 1�x .ld,red H nner stated
teat there was. r flooding Proh1.e11 on h land' and.
t t further` d veto rent would a: rotate the
�h� II e �� C� �
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n s anre stated that water ,h.ad reached her
Ir
,
■ fence line From th .s inl or atio st�.li' determined
n,.rcr I a k . 1 *u
"1,1. 1.00 'i
a flood�y�w� I�+� yy wy ^� (�'�ry �.+SI-�i�,k M'1
�. GL w4 W V t./d ��CG�'�Jl e.�'# �#41:t J.I:w/�1 �..J i � 1',I{'`iJ ii�.
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• rz� PL.LANNINC' COM‘MM ON'I �r
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January 4 , 19 7 7' r
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be�ing�� unbuildable due to flood plain problems the
II
•. . � .na plat ]~�.n be 'dc.rliea and a,�.submitted
p• .e�.i��� ry plat p
showing,
1 . A 5 ' dedication S .W1, 121st .
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2. Cross section ction or i a .a street improvement
;!.,
on '121st,.
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3. Cross sect-on of S .W . Merestone 'Court to City
standards :i'ncluding a perdestriazn/bicycle path
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4 The floo d plain portion
of the s
�4
.6e be dedi-
(° caated to the City for greenay. P .
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Staff ':a.ddedl 75 that the flood plain line` be` established
,rdr
o I axlr,i,s asked that 'the subdivision be approved with
. the condl.tion that the house be built above the
flood ;pla;in.
.• D. Commission Discussion
Moore moved anc Phillips seconded to to tablle the proposal
until the flood; plain could he accurately ;d.etermijzed.
Teped°irio> stated that he was opposed, to tabling the
proposal that it should be denied since it was the
applicant ' s responsibility to prove that his proposal
was not in the flood plain and it would riot be a
detriment to the " City and the neis hbor ng,land owners,
The motion was defeated in a 1 to 4 vote with Moore
a ix favor, Phillips and Sakata abstaining.
,,' Tepedino Irraovnd and Wood seconded to doily the proposal
g r; based on' his eariiet statement
• I The rnotaon was approved 5 to 1 with Phillips dissenting
- and Sakata ab.stlaining
5.4 CCI1I)IT1OI\l'Ah tiSt
CU 35-76 (Fought � Company)
,
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A request by l"o ;tght 84 Company to 1oca- e ra. ;la�o .d traokae
arid olitside storage in 5n. M-2, General Industrial zone on
S .I1kt wl ;'12nd AN,7Ienho, north of S.W. Bonita toad'. , ,
I A Staff Ee ort lead by Daniels "�
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B Applici..tit s p e>sent>rat on. '�
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I Andearson,I
applacant, Stated that the r alairoad
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"I the~ aspaalt' b which. gantry:
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I STAFF REPORT (,
AGFNDA 6 . 3
`s'I G RD PLAI`tN NG COM ,1I S S I(. N
' January 4, 1977 7: 30 P.M.
Twal t'i. Junior High School - Lecture Room
. 14650 S .W- 97th Avenue - Tigard ) Oregon
DOCKET S-12-76
EQ,UEST To create a 13 lot subdivision in a R-7 zone..
LOCATION;: Wrest of S ,W 121st Avenues south of 8 ,W. ;,..lu�mercre st Dr .
' ' 4 PLICAIvT: J. A. ,,,4
.�, • Associates
., � �.�"��,s-•741 G_4����1'�.'�,�.e
Pat�.erson
I . BASIC FACTS :
I , Thi(.s site i,s g la Ied ''Urban Low Density T Residential" on
. the Tigard Community Plan . The site also co.ntaixis portion
,
of the l greenway system as specified in the Tigard Community
Plat for the portion of the site along Sunmercreek. In
1969 the City of Tigard approved two 'zone changes on this
site (ZC 3-09 and ZC 4-69) c.hangi ag a portion of the parcel
to C-5 ` from ':ounty zoning Suburban Residential and changing
, a portion o f the site to R-7 "Single Fami,1 y'' from County
'.• '' Suburban 4.esidential A conditional 'use permit was granted
at the same time for planned residential development to
'. consist of towuhousos s fourPlexes' and duplexes . Phase I
development plan Was approved in 1970 but expired along
with the ccnda.tional use in 1972
II . FINDINGS
:, 1 . The applicant is requesting creation of 13 lots with the
,, minimum lot size of 7500 sq. it . and the creation of a
320 ft. long cul-de-sac extending west from 121st Avenue.
'" ' approximately y g
','.�� 2. The site is a� z oxx,rnate�y � .79 acres.. Generall sloping
� .., , from the northeast to southwest towards Summer Creek 'which
{ tranve: ses the sl to from the northwest to the southeast .
, ,:, A large marsh like wetland area along Summer Creek dominates
the site transversing from east to west the vegetation i
' ranging from low ra ses to typical marsh latoro" ,
rs 1 which g � grasses �'p
growth conifers
yields to brush and some second
interspersed with some mixed native deciduous trees.
, '
j 3 . A portion of this site in the floodplain district as defined
r by the Tigard Ordinance 74-50 and identified by 14ashington ,
a,
County ;t)epartrment of Public Works on sheet 5 HtJD -701 pro
j ect #73-16-06. That project defined, the intermediate
' region flood y,,s the transition in vegetation and soils' from
wetland', type to drain or dry lands type in this area thayt
<.,, transit,on occurs at 105 ' elevation . Ua.stoxxc, (winter 1972-
. { � '
3.) 'evidence exists of ]coal flooding to a water surface
I
- elevation of approx± ,ateiy 1 70' � 500 k north of 't1xe north
line of the sate, Average water sInrface grade is about l '
aynww.w»I M w ..
�. fall aria `e0O stx.eam length ,
Accordingly�� � � ng7-y i;he 'hxetoriC
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TlxCl • 11) PLANNING COMMISSION
,' '• Jr)nU�Lr 7' 4, :1,97
Page' 2
,N fl,ccad :1e\/t l at the site ca.n be e p c ted to b3 .vo been about
169 ' : A corrnpal 1, on of 1972-73 ±loon: elovvzation
.
t o the
.• • interrnnediate regional flood (100 year flood) is risk y
because
use
'- . of the
statistical nature of projected flood i.xztercal.s .
' Ho"4'ever, the 1972 water sax.;± .ce Fesie 7ati",oYl, of Fanno Creek at
the M ,in St:1:cet brido,e was �ppa'*c „ imately l ' loess than the
4 sta. l.stic i1y p 'ojO-:CtCd inte,i.'mmmo.dzate re a.or,aai flood water
.. , su:ri ace elevation . Since .Lhe 'tributary area`'1, of Surirner Creek
upstream of this site is subject to development relatively
. rneax' future, an additional 1 to 3 ° freeboard ought to be
allowed making the lo,Ive st flood free elevation, arssu :ing
.. !u:11 deve,ioff.rnn(.n t in-t.ermedia.te flood, on the site about 17`2° '
. , : e 1,evv at i oi, ( USI GS Data) .
.' 4 . rSuriouhding land uses O the north and east of the site is
single faMi,ly residential about four units to the a,cr•9
' ' • ' No development has occured immediately south or west of
,. ' ';' the site alt1ough• a 10,.35 acre pa:xrcel southwest of t1e site
'F has been purchased by the Tigard School District 2.3,E for
"' • • azi elementaryy school .. The school district site will have
.
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h of the site. P � a.n
its access orl the south h s to. The de�c ..lopme r� plan.„.` •
. indicate a possible construct on in. the next two years
• contiu ;ent upon bond levy approval in spring of this year :
,,1 5 . Evidence indicates that soil in this area is poorly drained,
l -,cal complaints of drainage problems and marshy soils are
•• common .
' • 6 . Sewerage is available appr.�oxirr ately 60 ' from the east line
of the site and the develope • proposes to connect each
'• ) building site to the U.S .A. sewer line.
7 . An S public water xrrain is located at S,, : 121st Street ,
No mention is made of facilities for a storm drainage .
. City policy is encouragement of on site retention of storm
.11. water run off however, an _engineering study of drainage
••. and retention facilities appropriate to this site would be
recess i'y for final deter~raa nations to be made.
t',' ' ' 8. S .W. 121st Avenue is currently a county road with a, 50'
1 '' I right-of-way. Tigard Community Plan dosi gn,ates S „Iii , 1,21st
as a colledtcoo � street ret.iuIr.1.ng a 60 ' right-of-way thus
necessitating a dedication of 5 ' along S.W. 11st Avenue,
. r 9. 8.11i, 121st Avenue is 1,n' a deteriorating condition and in
need of immprov menit : Ralf street improvement along 121st
,v appears to be in order ,
. • 110: S y1Y. ltierestone Court as proposed is to City, star dards:r.-of
50 right of-Nva3t with a 5� radius cul-de-sac ,, i d e 1 lts
will 'be. pzovided within that public right-of-way
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STA} REPORT
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AGFNO4' 6 3
SS1ON
t7ax �x y 4 , 197
Page 3
II i
Y r 11 Thy ott ,ng pattern as proposed designates a la:
,te area
�w� c12 c1 �d.cs' S.W. ;r�rr erg rc 4),s :.t ;pas c s through
this site with no mention of dedication of this reenwa , •
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area has, been made or the 1proty Sion. of a pathway throu�`h
this area a.s called for in the )Dr,-d st i...i..an/1)10) cle pa,tll ,.aY/
eertNv . . ss;'st .4.11.
12. Lotting pattern as proposed conforms to the ,mininnirl parcel
size o the R-7 one but with the xlood.plain as noted in
• finding #2 'lots nurr,rlher *e 8, 9, and 10 appear to be
• buildable in that a 201 front yard setback is required in
the R-7' one therefore minimal building ;r P;c 5.s provided
for those lots
III . STAFF RECOMIMMENLDATION: .
To be advised.
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itGENDA 6. 3 ,
, .h TI GA ,I JPLANN1'NG COMMISSION
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STAFF RECOMMENDATION.,
• on the loft ng pattern showing a number of lots b-)Oir g
ur b'u i dablie due, to ti000dpiKain robL? s the preliminary plat
{ plan be denied and re1.bmm1:ir.tted showing
1 A. 5 ' deda,c,'ation along S W 121st
' I
2 CrdE s A Pcr.t i,on for half street improvement on. 121st . '
a r
Cross'® sectio of S IW aviexrestone Court to City
starda.rds including a pedestrian/bicycle path along
4, . S .Wt S17;nv nercreek
' 4 The 'flo+odp.lain port ,on of the site, he dec i d`.to
the City for green'twasy,.
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, •.• L:,ND PRCC R AtJ Submitted,
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Staff
Proposal 0
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} utstl+et of 1,,,,s,.. —_-._- - -- .,>
ry+Pieal 1-at 41. a, r.._..,,-,,.,-,r.-. -_,
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STkr.,EIS and UTII.ITII;S
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Sit tet .iinimlrtn ( ) County hy aitt4 ( "`1 Curbs.
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