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S 7-86 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. 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'''' '4_;::.;-;;,4; ','.;',';',' 'T.:'::("I':',:51 ■ , t,';,,'.1'.."`,''.'■' , ,41`7,:,r`:,1•',11',, fp 0,01 ),I, '''',;'''A*'•1:::;!..,"'':•i'•''',' 111: 1 0 ,1, `. , ■4t4,''..1:',$4:'■1 , r, ,-.1,•••,'C\ . "*;;,;,1/4:;;',;!f-i:''. ME RANDUM y' ,I. CITY OF TIGAQD. OREGON 1::,;:,,•*k'': :„2'1,;1 ,'1 Members of the City Council lure 13, 1966 ,e.',.i,',1",;1:#•i'';;'',':,i',, ,,,,. Keith Lidon, Senior P1,..nner P4'I ,3 SUS3ECY1 PD 2-06, S 7-46 $L 4-86 ..! Dover Lailds'ng (Waymire) .., The Planning and Eng.ineering Divisions will be preparing a supplemental staff ,1 ... report foe Council r4ulaw which will, be ready by noon on Monday* June 16, ,., 1086. We will review tbe following itfAst , It 4 History o the project. ,iv,'. ^. •-.1-7.' 2, Status of annexation request. ,,,,,,,q,,,,,,, ,,,,,,,,,.•.:. ...t ,,, Analysis of the proposal's relationship to t ; — Tigard Comprehensive Plan , Planned Development ''.10.00) and Density Computations (10.92) : chapters of the CommuAity Development Coda. Provision of public fuilitias such as streets, storm and ., sanit,ry sewer. ,# ,,,,'.1:1,,,,,,....!,4',,,,#f#,,, •,, We will also attach supporting materials such as the Comprehensive P1 n and , Zoning maps, the Transportation mop, and the preliminary plat. 1 would .., eecomtend that the Council members review Chaptes 10,00 .nd 10.92 of the Coda ,. :,,,,,, ,,',.' ',.,•‘„#,:‘,.-#*,.#'. prior to Monday evening '4:2'4"'.it:',';:;;■:','Isp The staff will be available to discuss this item at 6130 P.M. on Monday. ,. bell .. , ,., ''1 .',■ C.. tO t, , , , 1 4::,„.:,1,z,,1:4,,,,,4 t,:, ,, ,.,,. , , i,, , , : ,k., :,,„,.e,. : A, . ,,A:.,,,,.,,,,,,..,-3,A, A ,,,y,A,.. ,,,, • , ,v,•i,.,,z .,..' 1 .,,,,,, ,„ , ,,1 , A ,,!,... ,: ;,.:' "i,3.\'..-3 ;:. '' •l'i,'*. '''V •,,, ,, 1 4v4,!•,,v,,,.;',,,,, . :12 •J;;i:i.1,,V;,;•A'4'..;;;',.,'f., . •.'"/'''' '',1V':(4t.7.', 1' t ''SX:1,■.!:' , I • I 0$,:,;;,-,■,:f17, ':, Y,Ai YQ;!..•••41, ''''''''''&4r.V:- MEMORAPOM . 4; tIty Of ilomme 4etcs i,,,,,,:!;:*4...'..r)41.k.. ,...,,,•,!„1:,,,,,,,:„.....,,,,,,,4.;,. , ,, , .„!. g , '1,0,.)..; , .:4c.: . . ., ,','4: ,..., II ,',' ,,.;',:,'.' ;,:,1,',:: .,,.: TOI City.Council :lune 16, 1986 OP, ..,,,- -, ,,..';. ,... '.,,,k,,:,;,,,::::,,...;:i:;.;;;.:.', 4., -,......m.....0-. ,, ,I.:...,;,`,■,,.r.,510',.'' FROM': ' Keith Lidon, Senior Planner .. ,:?...,.. .. '1,741.,:.:;,.:.:'-•••••,,',4.,:,'.. , , v,'..'. 'r,41.i.P,rrZ t1p, UB3ECTt Supplemental staff report for ilaymire 8 7-06/PO 2.46/SL 4-84 K',.:.;;11,''..ti,. .§ 4:k....,...,-.cifie,...,.,. ,4 V4' ilk,:2i«::.',-;,0:7 1. Oackground rti ''''":3i-i''';',',.1'4.-'v'O ,, vi.;,::,'W41.1 ' 4,r1:':. Tho. City first received .0 application for a 71 lot, single family' ..:-., .,.;! ',, ,4,,1.,.!. residential development located on ghee vast side of 100th Avenue. The .,,,,,,t,ci4 ?.!,t4i,A toquest. included a variance' request to allow a density trilmfor from the. ..,.'. ',..' ;,,ii4 ...?, ),;,.'..,, ,T,,,. -;,;',..tg 100 year flood plain of over 25%, but' not to exceed the Comprehensive -. designation which pertrAts a maximum density of five dwelling units per. . '.., ..,: :tft., ,,,i:04.'' gross. acre. This proposal WAS denied by Planning Commission with the Plgi'':$1r:.:;. :::: finding that th., density was too high and.the variance' was 'not justified, 'S4)!: i41.0-,*.ri'r,,t, The. propos4 presently bofore City Council includes' the same area oast o1 ,.;;:. t.: 108th Avenue plus additional land on the west side o the street. This ... .. :i.,:.;,,,,.,;,..,,:„.,,, application calls for 82 lots and no variances. The plan on the east. side . ..,,•:. ,;.n.i.'"'::',';',::?i:.... .it;:: ' of .108th Avenue it essentially thQ s.,me as the previous proposal except I ..,...,,o,„'..,,,....i.,0..„..*i' .' 7:.,:'.r' there aro 69 lots instead of 71. The remaining. 13 lots aro on the west We,,, ,,..',,,, /...„'.0,!..,.... side of 10th Avenue, 'Planning Commission dAlied tho proposal as well Wri, ' finding that the proposal is not consistent with the Planned Development -...,. Y- requirements for the provision of open space within the project and, the 0.1...ht',V.,:'A 1.rnsity was too high, A;P ;:■1:1■ Ai ',;,i'l.,,IiifP6'. eqk1;'..epi-10. The staff supported both proeoosais as being consistent with. 'Code r !1:: roquiroments and NPO # 6 retommonded denial because of potential.: traffic .5'. ..t.70.;74‘: t:,',,,: . . problems on 108th Avenue and Durham Road, excossivo density, lot sizes not .,.,.. ',.. copr maa4lo to Pick's Landn ig, poo flevd plain access, and ' objections of some neArby property owners. ,..,., , ... .T.:,.. , ,.. ,.5.,: application for annexction .has boon received, but the applicant ',;',, 1,,'..'' '... ... equestc4 that it be put on hold. Therefore, it. has '41ot been reviewed by , the City or the Soundary Commission. 'A plat cannot be recorded prior to anxtion .. ..,, elea . :,:..5 .,.....:r.,. ; , .. i!:.'f!:,1 :•:.,..,,f; :: i, ''.,.. ...4 'i, ,, ;, .•.... . ,.. ,. . , . . ..'', ..• . * . , .. . ., 14:':,,;•±1.:tr.,„';,:,,...,;,..,10,,,; ... , . $.,:'4,;,,, ...L., N Ill 1 . ” 116g0' 1:24''','7.t$A■L'I'A',::. ' . . , . , r. , , . . t,,ei,,,. Ki'.,,.,, :,J.:. ''..;..:Yi:;',..;..;,, U...:',J.,,1 - 4A',',..0,,„,;:.'_'.J!.''k',..::'.:.. A'2:'„;,._.','„:'A,'.:i_,,4A,:,4„,'!'. .4!,,,'A}'_,i_2'.ri', . r':':', ''-''''':'r'''"'''-'-'''''''*'*'''"'''-ri'''-'''H"'''''''''':'"''' '"'''''''-';'"'"'' r.,,, ,:,,,40#1 :) ';'•';' '''.'et'' A '4., A,,, eoeee 2. Staff Alysio ese,,-,e,• ne osese,se, The primary issoes in this caee pertain to t Plonned Develepment (10.00) .. , eee ' 0,, 4, ,,,,4p, t , and Density Computations (10.92) of the Community Development Code. A PD . (Planned Deve)opment) "Overley zone" must be applied t a pareal before l'e`itelesee , , ,', :S'i,tesis i i; this chapter of the Code con be utilized. The PD overlay is Inteed to , ',sees' ' ,re 0.--,e‘t.s apeely to "developing areas" as ident:fied in the Comprehensive Plan, Tha ; ' : ':',s" 0 ifi ),•,' • S eubjoct property is within a "developing area and the applioation o/ the PO overlay is appropriate. lseee.eeeo l',,L, The PD overlay gives the developer more flexiiellity in the design of the S,i,e,,1S444,: , j„ * project because lot dimeneion, building height, and setbacit requirements , r'''''sc: ''"'",,1:' '',..''' aro releseed. The site eoveragl , allowed uses, and desteity of the I,''. 'f:;;;;:::.--: ' ' ^;!,r,,, ' I underlying zone continue t apply. This portion of the Code permits Areas , -. s ., within a planned development to exceed the allowable density of the 0 ,,:t ,1,:,,t , applicable zone as long ea the A ,„:1:4,,gg, density for the entire development . '''':,.)''..,..,,'3, complies. , te 'ilii, Chopter 10.92 allows foe the transfer of reeidential density from the 100 ses ,„• seeeee e year flood plain, which is onbuildoble according to the Code, to areao of eee o . • tha property which are above the flood plein. This choptsee permits a . eeeie. e- density transfer of up to 25 percent. For example, if a flood plain area J ,Sels,llse'e., within a development could accommodate eight deelling units, two "onft l seeee .0, worth of density" could be transferred to that purtioo of the development '- that is above the flood plain. lt is this anefer of dentity and tha flexibility of the planned development requirements which allow lot sizes ' .eoc ,-ee that are less than the minimum set forth by the applicable zone. ;''■,^:e°`',.. 1,'. ' t , ,4+tr'At;■.'",-","",1" The applicant presented the calculations necessary for determinieg the . le. ..et.ss permissible number of units for the project (sea packet). The scoff .0 ee,,,• ssls• calculations are noted below. Although the procedures followed and the resulting answers are somewhat different, the 02 units requested meet Code ,... eseeeeles requirements. It should be noted that if this developeent was proposed as ,4,,,,,..ke f 0% •.,, s ,'Itc',:/,.'q.,4:'4r•,,' ' a standard subdivision, the flood plain could not be utilized and 7,600 t' see L so square foot minimum lot size would be required for each lot. Theoretically, 16 lots would be possible but 5 to 6S lots is probably the So':,eee:-es maximum number achievable. ,r: ;l':*:'■ l'''' Density Computations a. Density for Net Acreage 19.12 acres - within proposed R-4.5 zone 103. acres - within City R-2 one 20,42 gross acreage i -3.06 100 year flood plain/100th Avenue Ravine Area public right-of elay (aesuming Riverwood and 10th Ave. as minor collector) ; 14 ' 14. 16 Net Acreage . cq i k ' ""'.'k*• :''',',.■A . ,-■ , . i i■ , .,+ . -• • ■•' ' ,; ...• , ,.- 1. ,..Zil..,.-a.',. "• ' ,t., - 1 . .,', '. .,, ■+.• , ■ 0, - , ...•0.4,, ' .-, ,'" . “- Y a., a.n..:.-.�.4r .:..•:Y,f ,,,,;'.- ,�, r �T^x,n.!fmo•gn'nY°.'Tri'•;,+'RW'•'ryIz1"•r1^+'1 �...,.. ^irr'rte L t ,Yr 'r"t t+ J r. �t' � a t; 1 } 14 � . Iris 1 I , 4 , 1 4� ,t, q1 rr ',rf 1,,l , ' {k aA 'I cwt' wt, 14.16 '' .. �tr: ,, •' 43 60 = s " t. (567,941.6 with -4 M ,,, fl I',1iY? ' 40,424 with R—z) ', , T {t4Jt ,I =r�I{, 567981.6 — 7,500 ( 4na lot R-4.S) 76.7 units , 'I'`.s:,', i,', 40,820 2O (min, lot size, R-2) t k} ,'• cef Sub Total 78.1 units 1 4 ' +M7a a, , ,,, t x 1 -jrI r,Y ,. , A,}dN� !t r I Y, t P( + r 1;21;:%,;-',' r,,Y I b-. O'e.nsity trY nsfer from floes. 'plai,~vsra ri,na °t: �� F ( t4Y 5 t, `�',,' `,;,y, /26)49346 — 7,5 (min. lot size R-4A5) 16,7 �nttt stir.f,tt.,4, �,.'r' 7,8+ • 20, (min. lot size R— ) ., units r,r,K ° ,. '� hF 17»1 units Jt ( t ,,tti i sr 7 a , t roe r'+ xr' A Y `� ;Yii ` Sub Total i? �» units r;• , ,;n t. ' ';e r,, er , 4 IFSt7,,=: Yt, • ,, IiA i , „` , ,( , , ,. 78.1 units allowed on not acreage ",-1,,,,,,,;,,,,,,,,,, J ,Y ,1.,,, ,-3- 4.3 units transferred from flood plain E ;: or 62 units allowed davl p k nt+ , , ,� Y /t r f it it ' Ya' 'lk ,,7 '' Other issues related to the project o oen space, streets a traffic, ,,°s,=1 , p.. , ant storm drainage. The Engi l e n9 Division the latter two ~. ',41 ,,,o,,++, tI, items in the attached memo. ( ap applicant proposed to dedicate 100 Il,,�y n `b n ,�'K',,3S',., ' , year flood plain o the Tualatin River and the 108th r v I the {, ',' Y• t, City as green way. The pv d pod strian/bicycle ty is � City ' •' a Y requirement ma t if scans is available, The applicant did not propose ;.Se 3 t , ,�33, 4,3 , construction of a path. If approved, conditions related to the 1oc on .,',, xJ ;, . ,a a; of tr-ianf is c h easements and th const"u(Ition and maintenance , r r r w tTa¢,,it, responsihilities of the developer and homeowners association shoul be is-',1.:•;,.;,A,. „i, clarified. ,, rost y r * 1 ,a.{ °Y;, • 30 °' Attached d are copies of the Engineering Division memo, the Comprehensive at i;,=.;11::2` .,r 7 ',V i,, ,r pun, Zoning, and Transportation map; with the eub eot property }Y t , tY,t highlighted. The staff will b available lablo at 6.30 his evening to answer T N, gt o” Y, , , ,t 1 questions before tho hearing. V"'a;1 , r ;• r,i ,I Y . ,i a i ,>a r ',',1'v i`i 34 rh 1 /drj ). t t, a ti;; '��;f aj i, i Y 1: ly t• . 1 .,: ,T.;:,, K 'A Y M C 4♦tY 1:,, I...',,' 7)- JI j r 14 r„'';',,„;',,:6 .j r l 4 r• d,,, t ,4,r�,e try„ R'N qv , tWY t . tit 6 , , ; a .i . J., . .. .: ::,J V .., . .: y 4_ 4wY fir a .t. ,f. s ..�e ,, . "':,.4 .t. w... ...t x.. '' 'ya `IYAI 'FU.GA}!AiY+waarll�vi.n""'^'nn•,x"!�t+ x�^rnr .n.++�,r—,�.'n.....,r......r...... .......... .-, '7:x' I('r'‘,•,''' y "t*1 1! '+, r!'.'r�.y+�t r I tiro!'. �t+' rrr � �'i4 e, ( <,. CI TV F TX R OREGON �r of ku�4 1, , .,'i '1,t ,,J n�,+M.�• tr , + u tlri }u r rl 7O K W Bhyd eR � Senior Planner 3 H 4 + � y +t �, , ,T i, P �.r'( +St " f ''.... `' 4 FE ;r ; Randall Woolof. City Engineer 1 . t,' '.',:,'44:1„ ,, ^r,,,4l r'+': Ln i V ,�),,;; ;:t 1 W EB; Dover Landing Preliminary Plat ,,,,r r.,it . "+ ,;;,:,r ,' .i M j f am Ypreviously ec en nuab7 of conditions o approval for the x 1 ; " preliminary plat of tiottor Landing. After review 0 the coneitions, X w,. k•, " r: suggesting same rewording of the conditions in order to further clarify the ;, h" u , rii ,,-. ,,�` ,x,;; r—qui emente relating ti to see k storm dr*a e, a pedestrian path s' ,�,�; 4 ,• im as -J its and provide for the proposed traarAisf rF of rood r{, 4,,,,,,,,,',-,,y' _, 100th Avenue from Canty to it • 7 rs ,? -4,,,'„ ,,,,,;,,,.,,,-, ;';,,,:,0,,,.;.,,!-,,,,4,, r` • -� Xt' the City Council decision is for approval of the preliminary plat,, X ,. , ,,,o,„,,,,. recommer4 th t the approval be subject to the attached 24 conditions. ,i, ,� 'K;:NK4rF„r_:, '• „1,,,,,,,,..:-...A.,,,....'r t (t,r2W yrdr rya yrst r• .4 4.1 t ; r i(t,J M y. i flrr ' .•, +1 4 I.. 11 +. • M :\.r,� I�,4. it,;; 4. It�” 't. 1+ t t w e�rr A rr to 4I, it f cC (it + t C ■ • rt ,.. _ _ tiR .I tr u r LL.r" �y j _. � . F k.s '.. k,. t 4 � ... + = — — _- ._f•,,5..! P,.4.. x .:,A 'r rt .0., s V ('� , f., .—... . it'_'; ;f,■1..,' ,t,'"'kw. P4V,.' 4;, ,',441*:,',` '1`A; • ... 0:: ': l ,',Nhit.,,i, eeeel SUGGESTED CONDITIONS OF APPROVAL Of ooveR LANDING i'eseset. ?,,%?! ) ...,:ii::). 1, UNLESS OTNERW/SE NOD f ALL CONDI:TICINO SHALL OE AET PR7OR TO RECORDING epee- .e.e....- FINAL PLAT. ,,, , 11,,,,^ ' c,,,,,„,, ',.,,■, 2. Standard full and half-street iMprOVOMOMts including sideweake, ooebs, ..sesse I t■ a 4 strettlighte, driveway aprons, storm drainage and utilAtive ehall be ree. installed along the SW 100th Avenue frontage. Said improvemeets along SW ,,:',`:'''.:,‘'.'" ■' ,n.,,,,,..■. ,,, i0Sth AUGOUO shall be built to not lose then City minor collector etreat ' etoodards and conform to alignment o the ouitting centeeline. ri'-''.''",,,'•v. ., ., 7,•,/;•,,, ,. ',.4.., ,,,,;•.',-.\• I:,,011:', ' •,,',y'"".'•,-;•,•,••",: 3. Seven (7% sets of plao-profile public improvement construction plans and , see. Aeetre one (1) itemized construction cost estimate, seamped by a Registered `1' :‘‘ '' ' .1,,"'","<■.e %.1%i"".:',,i Professional Civil Eneineer, deteiling ail proposed public improvemente isesee e -e.. ..,. be submitted to the Eogineering Section for approvl. ,i,see, ,..... e ,,e,,,,,,,,. .e,Tree 4.,,eee. ,eeeee ie;,,ets ,,,,,■,%4 A.''''.'' 4. Sanitary eed etorm tewer plan-profile detailt shall be provided as pert of Wt'el.e: ,..',4,; ,;,e. the public improvement 1114#11 :', 11.t,:.'„'A f.A .',',.,-, ,:.:,,::•,,,,:;.:,,,I, 1.,0', ;14 yr,,„ S. Construction of proposed public improvements shall not commence until , after the Engineering Section has iesued approved public Improvement eeeee .,.....0,,tef plans. The Sectiou will require posting of a 100% Performance Owed, the , ,,,,.... payment of a permit fee and a sign inetallationistreetlight fee, Alece ,t,e's'eet '1 1"?..,,,, kihe execution of a street opening permit or conotruction compliaece 4 Ain•....4 4', tereement shall occur prior to, or concurrently with the iseuance of `.,‘7,`,,,,.1,.,1 ,;v, :CI:V.4' ''j,,,,:pn,,,';. approved public improvement plans. ,,t..1%.?;"-; 6. Prior to approval of the public improvement plans, the applicant %hall eee:A,. '"'' ;'":' "'' '''s.'''Iu°mlit"', ';"''("J14's,.tia:'-'''sT'u''f*'f'''ic-i.4a''n-t'-'"'f'I'ott'h'e- '-City Engineer- to determine that the , .. , ,,..4,,,. ' t.' .,,,:,,,■,.e., subdivision compUg with the requirements of the Comprehensive Plan '''.'4,%41, Traneportation Map. Unlets the Trantportation Map i$ modified by the City -.'„,eet ee eti.'e- Council, the data submitted must inelede evidence that S.W. Ktnt Drive can ge,ee , be connected to Riverwood Lane with on alignment that moots the City ri:es. ie'''..:..,le ...eel etandards for minor collector streets, Unlees the Transportation Map is . . .. 4 eee e"eeeren modified by the City Couecil, S.W. Kent Drive shall. be designed and 'et!.teit te,•.e .......,,',e,,, ,..... ,ees plotted to minor collector street standards , te, 4% 10 NA : • *. '. ,:. ., 4 g:' 7'. A one (1') foot r ve eter strip granted to the City of 710ard %hell be . . eee ',cog provided at the terminus of S.W. Kent Drive end, elso at the terminus of S.w. Rivet Lane. Special permitsion need be granted to T.L. 0700 and 0800 ...'.. _ by the City to allow crossing of' tho resorvo etp li^11": It V (j! Imo i mook 0 Addieional right-ofeway shall b dedicated to the Publie olong the e.W. , -, 10Oth Avenue frontage to incretioe the right-of-way to SO feet from 4 centerlihe. The description for said dedication shall be tied to the ,....' s existine right-of-way ceeterline as established by Waehington County. The :; 11 dedication document shall bu un City forms, and epproved by the ,.......,:e eee 11 t: m4 4 '. tngineering Section, or shell be detailed on the plat ',en .eee .. . ...1 e , 9, S.W. 100th Avenue shall rem ain. open to traffic at all times during ,...; ff 4 construction. e. . - . ....., n?esClee 4 ' 70 ' 4 A e, , „40 „,40 lf .'" 'A' 1 *4 1 t ' *' .. ',,, •,, tAlf0 :%4'1,. .4, ,e,i' , . t ■'''', . ' r' %..,•; .1:',''' 7, . ,f4,,,,..••,•.,(,,.4' P,Alli, , — 4 4 e-Aieee e' .. "‘"'''' '*''' '' ---, . , - , ,.:-.,,..,r,--, .,. . '‘. ' ,. -' - ,• . ,■..-, g'., ,,.'' .,4 ,,,t ,'N. A' ;4 .1,4,N4,:'."'.• , 4,',..*" 4..,,, ..,,--;' A, 'AA ''.'' ,,,,',.'' ''',k,,''''.',i 71' ''''''.' '' '''''''''' . ,, , . .—,, , ,'- ",,,..,4. ,,,,.....,",, f■I 9,:z„. 1::::,`".41,.,,4.- . .,; *L\'I.,'..z,',,,,,,', :I.I,,,, ,...,,,,,..Pky:,,,.,1,;',,, , '"P''1''':'' Al i V ,,,,`,"■ .:.'"5"1,r'",",,4,1,4, t ", .'' , . ',„,A r..,.■ T, ,, AISWOMMIBRWKINNagnNovrammumputrao........‘4.4,44,4.4-4,— k.,,,,,,,,i i.,,,.. ■ 4 :14 0' .4 1Y..'''. •''j i ; ■'', 4,4, r,),V •,.,t, 10. Street Centerline Monumentation A , ', '1'60:' ■'.‘: A. In accordance with 002 42,060 subsection (2). the centerlines of 011 e.t;'-';.',,'.e:,', stra is and roadway re'elhts-of-way shall b monumented before the City ,e,e,; .4 . .„ ,.`-,t1 -,'- ,,%e shall accept a street improvement. t , .,...% . e-...,,,, „ e. All centerline monuments ohall be placed in 4 monument box conforming „ree„ 4 ,-,..e.„ .. . ee,,,,,,- to City etandards, and the top of an monument boxes shall be eet at ,.. ' ''r ,;., ,,; ' •,;1','Ll',':,",,V,v,,, design finieh grade of said street or roadway. ee .;,ene i.- ,,e, , -,1 „.. e,. C. The following centerline monuments ehoill be se( : e ;',11?.\',.',4 '''; (t) All oantarlineecenterline intersections. Intersections ere, ted jiiift'lle i:''t'i 1 "c'i''/' : with °collector" or other exieting etreets, Oreall be sot when the -e-e .,-e.r. ..., -...-, ofeee: centerline alignment of said ")ollector" or othet etreet h been ..,,e.A..,-- ,' Lt...';',',% established by or for the City; e-, ,_ '' ee- 2,,r4,,e ne", ;;' e ee. ',:t2) Center of alL cut-de-taco; -er1;-„j,i i4e (3) Curve points, Point of intersection (P.I.) when their position te, falls inside the limits of the povement otherwise beginning and i ending points (0.C. and E,C.). , ..., fr e,r-t,......, . e e - ..e (4) All sanitary and etorm locations shall be placed in positions that , 4, 'en-- '7) do not interfere with oenterline monumentation. ,,,,, . ,s-e,.,.. .. 't 4 r ; Z 1',e,'' 't'4' ,'''". )4••• 11. A Seneitive Lands Permit will be required for any landform alteration, includng the development of single family homes, on slopes greater th n .,. .0, e4.,.,e,e ,1,4,l .e 25%, and or ands les the flood plain. . el ,...-, ,,. it- e i ..7., Conotruction of the proposal sanitary sewerage improvement shall net .,,. eeteVt; commence until posting of a 100% performance bond, payment of public . ;lo -=: improvement plan check and inepection fees and ewecution of (and City :0 4 1`, ,,IC,,7 i 1'',;,1 4. .. 'P acceptance of) a construction compliance agreement ocours. ::'"::.le .'1.'', ,t,,, e- , 13, Conetruction of improvements below the 140 foot elevation contour shall ".. eeoe-o, occur only durir the period between April 30th and October 1st or at other times approved in advance by the City Engineer. -, tite grading plan shall be wimlitted with the improvement plans. The .4 site grading plan shall include provisions for erosion control including temporary erosion control during construction, No construction shall q' tO occur until the site grading plan has been approved by the City Engineer. o' 15 the epplicant shall construct interim street improvements on S,W. 100th , Avenue from S.W Ourhem Road to the point where full etreet improvements i are required by Condition 2 above Interim street imprevemente thell , i k include a minimum 2? foot oavement width, 3 foot gravel shouldere and e us .. drainage ditc'ees $ -4 , res ee , 16. The applicant shall obtain from Washington County a letter of . , serviceability and approval of publit improvement plant for S.W. 100th 0, Avenue o." . ,•'•.-=:1'• , ':fl'- ..??..• ,,t,P t'' I# ,"'„;;;;•: 2 [11!` ' ''''''''t: - .' i. . , ' ' ., , 4 ,• , , ' 0, . ' ,' . .0 , ..,' ,. ,, ,...,,p. , , , .,.,, , ,,,. „, ,. , ,,,,,,,. .,,,,,„, a ... ,„„-, a,r ,,,„, .' -- -i•'., ', '' '. ',- '' ,.- - t .4 ' -0 , ,',,.k .t.' * 0',', ,." ',.,'' t 2-','!'q,' '''t:,, ir, , -11,-1, '-':',..'.;:,,:* :, ;',.'r''''-'4.. "4-,...';,4.): ,*-1,' .' "— ,''''-'''.';'-'('''' '...:4 t:1:,``, ,,, . . ,,,,,:,: r4.4;',r;,;':,,''.,;.`"t:1 ■',",,,,, ,,, • 7, ,„ ,. ,,,,erakkiem,wriumiumew.www...js..............,.....,,,,w__m,____ ' '" p,".' ,, . h: I,^,i,'•' ,,,. ■ seeseeseS; ' . teees'el:: ),,,, , . ..,,..., rCO,:'' ,..,..y., ,,,r1,,,,:e,,. 17, At the intersection of S.W, 10Oth Avenue 414 S.W. Durham Ileed, the interim ,ee etreet improvements shall include improvemente adeee,te to provide it e„ e seeeseS minimum intereection sight distance of 460 feet. The intersection $ight ese ee, sse 1 diettince shall be based on an eye height of 3.6 feet arid an abject heighe i,",,,z.^: .r.'a 4 ‘Ull r ,,,:': of 4.25 foot abome the road, and uhall be measured ft , 4 c of 3ees 100th Avenue at a point 10 foot south of the edge of the Durham Road ;es, ,, ',.. e, ., y,q104..", ,:,,,., pvement, ,‘ ,:'e ' '', .:. i ',.... ,S, ■': e 6, 0\"`1, :'''■ r i'o le, Storm deeinege from streets and other public improvemente $hall be ee r,1,0.1 eies convey*d in oiosed conduits and discharged et points within th, flood ,,sfll ,t,'` ,t'''.",■".,' Plaie arca, Al/ vtorm drainage cenduits shell be locsited in public .., -yet— riehtereofeway ee in easements dedicat, to the public. e s ...,,..1..,, e.“,e e „,i 10, Any onesite or offesite sanitary end storm sewer easement, which may be k3: I .‘" 4q,'40‘;',' vFj necessary for provision of service, %hall be on City forms and appeoved by 'ss, ee ..,1‘,,,„;.,i.. es;, the Eneineeeing Sections on-site easemente should be denoted on the •1 th,i.i1,-.■*1/,',L,'. subdivon ees,' ese seers, ,ceesssee 20. The existing (access-egress) easement across the north end of Tax Lots ., 0100-0400 than be veceted; the cost thereof to be borne by the applic,est. .s.,.. ,e, 'e . .,es...„■ ,rf ',,,.e, f,,q1 21. The Lends whieh are withtn the 100 year flood plain shell be dedicated to ,.. ,ser,,,, ',),..„ s, 'essee ,, , the public for greenway purposes. The flitod plain boundary shall e surveyed and clearly morked, Said morkers shall be mainteined throughout e 7.,q cor o m $0 f development, ; e'k' .1';' the " .'''' ' '.41!■r'., .■ 22, The existing dwellings which are to remain met be oonnected to sanitary VP", Y; '''1% sewerage facilities a$ soon as the facilities become evailable. .e ei-, e , ,. . ... 23. An asphalt tiorfaced pedestrian/bicycle peth with a width of 10 felt shall i '. 1'.' , k:0 a, . he conttructed along the Tualatin River within the tioundarie* of the : e. t.,,sesee.see ' greenway, The path shall include one pedestrian' path connection to t.W. 1•''''''':'t',' '; °Tr ...,/ giver Drive via a public right-of-way or public easement. ,,. '' 24, After review and approval by the Planning Director and city Engineer, the 's e.,ce i't e, Final Plat shall be recorded with Washington County. . ..,,,,4 , , ,'„ ..I '1 .-.„. 2b ALL CONDITIONS DELOW SHALL Bt MET PRIOR TO RECORDING ANY LOT LINE .,, eeSis'e - ADJUSTMENT WITH WASHINGTON COUNTY es 4'.r")::•,., '''''. 4 i^ .•;, A. The final lot line adjustment application( .) shall b reviewed and e e , approved by the Planning Direr PRIOP TO gEC ODING, The Lot Line ., )1 a Adjustment doouments shall be recorded by the City and a copy shall of forwarded to the applicant, In addition to the requirements of ,1 ,,,•; r Section10./62.0M of the Code (copy enclosed), the applicant shall , ..I '• provide informatton illustrating the location oV all utility ; 0 facilities in the vitlnity of tht property line($) to be adjussed . 0. A registered engineer shall certify thet each final lot lino . odjustment will not han an adverse mpact upon the utility servicet ., within the subdivision and the service available to individual lett. Any relocation of utilities $hoM be approved by the appropriate utility compony All ( vot incurred hall be borne by the developer or oe. tteee lot own r ' *7-:°. '',' • ',:4,ar,f:■49:11'.' Peet 1 .i , •,,tee s '.',,,,,,,', 1 eeeeeese", s,eeeee, 'esese.,,' ,eee-e. reeee's /esSle;eeeee- ,e:Te-se", ;e'e"e els ,. ,, , i,, “-,,,,.0, !;' ,i.,.,i'' WA 1,0';'".'.t4ii;_:1:' „4",■,?),, , ,,. .1,,, 11 •, ' ' ,,,.. .,..n,sr,,y„:::::,t:,,,,,,v,.,:- 0 ,,, ,, , 1,1 :0410V,thil:?,44 O. Variance or waiver' requests to tho 4 foot side yard setback ., 44,7V4!, ',,',;:`,,74.41:.":',4 :',,ii.1!1 requirement or the driveway setback standard in IMS 16,04.000(1s) shall „ ,... ,..,,,,....-.!,. 41P,,,,,,:.),,,.0 be vieumd with disfavor. .. ,."3`,',0,',,P.'t 1. Ono or More final Lot line adiostnt application may be filed for 11 ..... lots in the development' As provided by the above condition. This 'qir approval shall espire within one year of tht final decision date noted , ,,.,,,,:c;:.,,,,,,A,,,,,t .-..,; ,k,,,;..o...,,,,,,,v.f;.: ,. .,5,1 !''',-,'' : .6i;. k6* This approval is valid if escercited within ono y,;ar of the final decision 4,'1 4„,,,,;4f,f,, date noted below. ,,• ,,,; .,-),,,,,v; ,;'..,.'.,',. q:..0 419;,.!;,,i,p.;,.p.,,.;2,,,,, ea,.,;',,.','Tif,7,;;2, ..,,,;„ li.;:', '1''''''':411re''',;:,:eli■:'int :',-'74P, r.k.,.,;(,..1.%,:''‘;..',''''',:',' ,• 'k.'''':','''.'",''':"'';'■','',''::.,.',',' ' ,IC. 4 k,,,.4 1••■7,”'4,,' ,.‘:',„.' 1.,;:,,,,,..1...•..,.' .,■,,i :sd, , b., 4-,t.tai.,:T.,:,,:',,:,,,,,r, -'1'.i'il.q.'n1.:.•?(;:':;.i'.:'. 5.;,,; „ , „''',4,4 41;4.:' ,.',.?.:,..,,,,.,,,,,,,. o,,,,,‘,5 ',:i..:,,,',. 1:';',.;',: ' ,•:„,,,,,,,,,ii,.'ir-;,..,..„,.,,,-.,,..: ...,,,t4,,, ,it'''''',`7,.,,',V4,i. ,,,', "■';',,:.: ';'■';;;;J:4,: :',■:■,/.'1,6V,,■/),':'.-,','■,''''.1*' ,1,:,'"+, j:,;'i''',,■'.'.7:::',';;;',...,':,;(S.:#,?, (br21) Y..I., li:1!;.,?..-K;.. .,:-_,-..,:;', W:., 4■1" !'V■i:',:i.'^':;:-,'.'!,:,‘'‘L'„V.,,11',. ..1, f;■••;;',"ii.1.;';‘,.^,',C';',,.. ii,... ,“ti, ',',.1i.',1:1;',::joij,:':s:'''''','■'.,:.,:. ,'I •''',■r''I'',1,.,, ''::•,''' 4;. -,...,0V =A ....,:. 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L,,,,A• .# .. 4 �y t, 4,1\Ijit'. i rin 1 l ,, .1� µpq� , {ryp{ u.:wy,.;tw,r u.i._ �. 4:: F rY ''i \ i v li , it i\' ‘ c, y 'yI I 11l'' 1 j { iI .r.tw' ib y , F, x!1 ,�•1 Mk J4 IF p pR�p h � 1 `�'SiMiacib• ',• AA W '',,1.r°.,,,,., ., 7: ( '4'0,0 r 1 y A h r 1 I y n mt' yr, �d • •r W'S� ` 11 p I 7A It l.c + °' 1 i ^ I' vj 1 '.E 4 r r y ,.'•i,_r . . ,r ...... ..-'. }' >~ x.• 'f r.. , I w•' 4,'' � r ., .r '`:f 7 , 'L' t': r Y ':.'r .i'x l ',', ,( l,i i: � t�� 1p r 'a x ', ' .1.n . Y. ,�, ,w y 1 . . .,. . ,.♦r.a' '" t, , ,,x , . , . i. . V'r r",t'; j I 1 ,k 1"'( et ..I , t+ sr.` , x Ay,x� .■. a t...,,wl b r r aY' Fr ''zt ue a i , k - { ti I a.,a r s ✓!'444 i�.'_!k4;11,i✓ 1,,.',',":,a*".'4,,, 411,...'": _,Z.,,,t,ih ,:•,..:;,,,,,;,!,,,i; .0 , 1V . a,m,,i-,,,,,,,, z,:;?,:11,,k;,,,5+4 i ; ,,,,....,,,0!;. ''. :Al 4. F eeeee e eeeeeee., TIGARD PLANNING COMMISSION he y eeree:een ,,,,eee,:re, etl6Ri6::' REGULAR MEET/NO - JULY 0, 1906 ..e, ,,,y,,p, 1.1"4 1. President Mean called the meeting to order at 7:3S PM, The Mooting was ; ', ,k:.4.::: held at the Tigard Civic Center - Town Hell Room - 13125 SW Hell Blvd. :'.., gela"ga Tigard,. Oregon. .:,..,„,,,,,,,,,:„,:.''''TN: ,f! 2, ROLL CALL: PRESENT: President MOen: Commissioners (Mons, Sutler, .P..i.,X.;'!'':;ier;.' Fyne, Petereon, Vanderwocd, and Newton. • ef:, eeneetee., eeeeeee , ,,,f,nfi ABSENT Commiseioners Will Newmae and Doane Leverett eeeeee-e e:I'esee!,.: 'Is 4;';';','A'e'.,,X,n.ne') STAFF t Senior Planner Keith Lidere; Assistant Plenner ,..,.,-. '•'''.',41,5::.:Iln::.r,]'f WI:'!' * Deborah Stui,,rt; Seoretary Diane Jeldorks. ,:e leeee4e .,e •,',;..:00.:01,; 3 APPROVAL OF MIWTES ;er,,eeeee,!,,.. reeeeee iee,e.e,,,, e. n0,,,,......e.eeee Commissioner Owens moved and Commissioner Peterson seconded to approve the e, ,:ee..,ilie jen,e 0!!,4!':,,ine2Yen minutes as submitted. Motion carried by majority of Commissioners , ,e,..;;:en i e't..:,''e,,f;.,,,;'::, present, Commissioner Newton abstained. ,'... .1!"..ceeg',1n :e ,.. 4,0W),,,,5 4 PLANNING COMMISSION COMMUNICAT/ON PW.R,4,i-4;e:,;,:". „. .d,,,.'-,,,,,,, ..- fm,,,,1,..,:„,p co Senior Planner Lidcrn stated that Albert ,111:1 Virginia Misterek, Agonla item ':,',t'''!.. '''''''',: !-;.=,,,, ;‘!;^,!'■,; ,,, ,i:,,X,=,',,`,V,,,•$';,:;,■'•';',;' 6,8 (Subdivision S 14-06/Lot Line Adj . M 16-86/Variance V 1346) had ,,4s '';■,',:,,-;:1,■,',::;,';,..,,,,,.c., ■'.,,.ifi reetueeted their item be set over to the August Heariog, eoeeg,;„ ,...,:y,A.V:',,,,:'...:A.; * President Moen moved and Commissioner Owens seconded to set Agenda Item ,,,, .,.$.):',,;;;',,:::..g>,.,n,..y,* 6,8 over to the August Planning Commission He.ring, Motion carried ,ce, 1VO4,7,V,;, unanimously by Commissioners present. .. ., -e-.;.,i,-,-,....,:4,: 0 Larry Conrad, Senior Planner, City of Beaverton did a half-hour presentation Oh t Urban Services Study ..., „•!.,, enee.eeee4, ., 0 Commistioner Butler stated that he had written a !otter, as a private ,.. , . eeeeeee citizen, to the Boundary Commission regarding the Metzger Annexation. ,. r, '', 5 i pomp_LgitzLit g . ,, .,.. k & 1' B.1 REV/EW APPLICATIONS FOR APPOINTMENT TO NEIGHBORHOOD PLANNING ORGANIZATIONS. •. Applications were reviewed for Patritia Taylor Cantrell for memberthip , in '..A :. NPO ii 2 (presently combined. with NPO 0 X) rd for Dani,e1 R. Gott for ,.„. memberehip in NP1 0 1, Patricia Cantrell ws unable to attend, the en .nagn .r moting. Daniel Gott was present OM etated he had boon attending NPO '# I 14$ meetings and was concerned with changes being made in the neighborhood and wanted to be involved in the proceet. „., Zi • e e, * Commieeioner Owen t moved and Commistioner Butler swooned to forward the applitetione to City Council with a recommendscuion for appointment ,•, •,,,,:, ', Y,,,;,:•....-,i:,,'r,'i.,,...:,:: Motion earried unonitoutly by Commiesieeers present. :..t;',::;',;;;:r7At:i:i'', ■ $::: I H ''Yi i':':''',''::.i i I I ■ , . q ,, 1,,,, 3Vt,,'' ,:' . .. PLANNING COMMISSIONeMIOOTES .11ely 4, 1006. Page, 1' , , ' 4 i ' ,,'.4;'::, ..,r 1',■ ' I ■ fr' , , I '''.'''',.';'4,4.1;i' ,,I,Ar,'::4:i,l'%,'..,:.:Pi;..:;!,1,:,,,:i,,':_,,L,i.:'.:,',').,:'■4'';:tr...',f' (,::''.'.'.''''',.;:I:r: ':1,': ,;,,, :.;''.. r. I 1 '.,'.■' ':'.r.. ''''' . ''' ' ' ' ' ' ' ' '; j ' ' I ' ' ' :,A I '-------.'''......^'LP.L.:4.P‘P.,,..3'.4',...,.,....tiS.,it':,i''''.:.';',:::.% :,.,: •,;',,;',L1 .1:;,—:..':`,:'''1,c:'•,?,. ;':; ,,'., , . 14,:',.'''i? .:.,..1.,.,.'•':,'''.?•.•'•'''=..:''''.', •".:'--'•--•'•- —.. , ::11: 1?.,. '4 '"' ',,;■?7,:t - ‘ 4'.r; , ,, ,,.V.-‘-',. : :• .,,., l! ',..,•,'.. ,, , ,:•T'f,.; , ':I I 1 I' ,,,,' 1, 4 % : r ' ■ ,.' ile41i ' ;... ,), , ''', 5.5 COMPREHENSIVE PLAN AMENDMENT CPA 4-06 ZONE CHANGE Z 6'48 PO 0 7 A request by MADELINE & WILLIAM COCHRAN for a Comprehensive Plan Amendment ,. ' /4 r , free Low Deneity R,,sidential to Medium O'neity Resid.ntisl and a Zone I iT:: ',, Change from R-4.5 to R-7. The property is located on the northWest corner of $W 106th and SW North Dakot, (WCTM 181 34D lot ; Senior Planner Liden reviewed the peopose.1 and made staff's recommendation , for aPProval. e , ik, ■ ;,, I . - PUBLIC TESTIMONY o Richard Bober , NPO 0 7 Ch-irman, stited that the NPO had not reviewed the proposal. However, unless there had been an error made, he opposed the ( 0 ", proposal. He did not feel medium density ohoul4 be allowed to creep into r, , I' low density areas. it e 42 Richard St. Clair, 11060 SW 106th, else opposed the proposal, concurring ,) with Mr. Boberg. , , ,‘, Llet, J h PUBLIC HEARING CLOSED :)1J' '.Ae% 0 Copeeneus of the Commission was to deny the application becau th se of e „ , p,ii, 4.0 , time that had elosped, the Comprehentive Plan process and adoption had ..3• -',. = taken place ,nd policy 41'1.3.3 is in eft,lect which protecte est 'blished ,i ,, -',1. .. , areas. They felt the Council thould look et the whole area increasng to t", 0 t. R-7 instead of just one lot. Ve . r 44, Commissioner Vanderwood moved and Commissioner Newton seconded to forward , lt,, : CPA 4-06 and ZC 6-46 to City Council with a recommendation for denial. ,...d Motion carried unanimously by Commissioners present. . i , it 5.6 PLANNED DEVELOPMENT PD 4-060 SUODIVIS%0N s 12-06, semsiTivc LANDS SL - .:, I ZONE CHANOE ZC 7-06 SPECTRUM PROPERTIES, INC. NPO 0 7 , • , . I, ij„.., .i, i Requeet for a Zone Change from R-12 to R-12PD (Residential, 12 unite/acre, (e'' planned development), to Subdivide 6.30 Acr.s into 16 lots from 50000 to -. 7,000 sq ft, and for a Sensitive Lands permit to construct half street improvements within the 100 year flood plain. Located: North side of SW North Dakota approeimately 360' east of SW 10th Avenue (WCTM 181 340A 4ot 100). 1 . ! m ' Senior Planner Liden reviewed the propovol and made staff's re‘ommendotion for approval with 24 conditions. ' re) e ,A APPLICANT'S PRESENTATION o Glen McCurdy, 2790 SW Talbot Road, Portland, 97201, stated that he had an CD ' option to purchase on the property. With the zoning of the property being VII R-12 he could build 40 apartment units. Ho is proposing 16 single fo,mily lots. Minimum lot requirement is 3500, his proposal is for 5,000 to 7,000 - with at least 3500 eq. ft. above the flood plain. Ho concurred with , staPf's recommendation. , , e PUBLIC TESTIMONY . . ' I PLANNINO COMMISSION MINUTES 3uly 0, 1006 Page 5 •40 4 i .-' 4 ' '',1''''M '' -, • 1, co Richard Beberg, NPO 0 7, supported the proposal, Ne pointed out that , there was concern for fl-eodiN nd wanted impervious services kept to minimum, As long e,e there was a deed restriction for the flood plain • , . aro , something is done to protect the North Dakota Street bridge, and if Cookson's property would not be adversely affected they had no objections. e - . . 14, , 4 o Richard St. Clair, 11060 SW 106th, submitted 2 letters to be read into the \ e, record and three pictures of the area. He had moved in two years ago and . did not feel the site ws appropriate (Or building. . . 4., P .at 0 Betty Cookson, 15020 SW North Dakota, was concern that flooding problems on here properety would be incre,sed with this development. 4, -• ' e , .,, co Joe Lipsk- , 112 SW Ironwood Loop, stated that the area use to be a land fill and that it floods two to three trees a year. .., 1 o Senior Planner Lid-n read letters of © from ludith Taccogna, 11030 SW 106th Ave. , and Roland and lune Cornelius, 11045 SW 106th Ave. , into the record. ., ' ei40, i ,•- ' REBUTTAL Glen McCurdy, reviewed the elevatIons and location his development weuld cover. He stated there would be no negative imp,ct on opponent's property e they would be working within standard set by the City to mitigate any flooding. . e - e .. PUBL/C HEARING CLOSED , o Descussion followed regarding the elevations, the North Dakota Street , Bridge, private streets within the development and the need for sotto 4ssurance that each lot would have minimum of 3500 sq. ft of building land. - 1i. ',.. o Commissioners Peterson, Newton, and Owens were concerned with encro,ching d, in the flood plain and felt each lot should have at least 3600 sq. ft. of building land and that the lot should not include property which is within the 100 year flood plain. 0 Commissioner Eyre, Vanderwood, and Butler also favored each lot having at , ;., least 3500 eel, ft. of buildable land, however, felt the the' lots sh 1 include property within the flood plain to accommodata-fencicg as ions ,i there was a deed restriction regarding the flood plain. . i o Commissioner Vanderwood moved and Commiesioner Fyre seconded to approve PO 4-06, 9 12-06, SL 7-06, and ZC 7-06 per staff's findingt, conclusions, and , , recommendations. Adding Condition No. 25. th t each lot have a minimum of 3500 sq, ft, of buildable land outside of the flood plain. Motion failed three to three, Commissioners Owns, Peterson, and Newt,n voting no , w o Lengthy diecussion followed regnrding the process, whether the item should 11 be postponed, approved, or denied. Commissioner ryrte moved and Commissioner Vanderwood second for approval - to noted in the previous motion, Motion failed three to three, Commissioners Owens, Peterfeen, NM4tori voting no . . : ■' PLANNING COMMISSION MINUTtS 3uly 0, 1906 Page 6 - • • ,. . . ., .-,...,„- J' ,..,.. ',4 0 Commissioner Pyre moved and Commissioner Newton toconded t4 table the item to the August Sth. Plvnning Commiesion, hearing. Motion carried Unanimously by Commissioners present. .,: ,.:..: 5,7 SUBDIVISION 8 13-06, VARIANCE V 16-46 H 1 It INVESTORS NPO .0 I ,,jA, :,,i,q. Request to aivido a 44,506 sq. ft. parcel into 5 lots bets 766 :.: .:..,..:;::,;,?:•:,,,, . 8520 square feet on property zon R-4 ( esider.ciA, 4.5 units/icro). Also, to allow the Lot depth to exceed the width. tuy 'more the 2-1/2 times. Ttil. property is locatod. at the west end of 8W Scotto 'Bridge Drive, east of -.., SW 135th Ave. (WCTP 2$1 4AS lot 4500). ,. • ,.„ .,.,.,,I: Senior Planner Liden mode stafflt recommendation for approval with 14 ..:,- • conditions ..,.,,..4.;..„.. .., .,,..- -,...,.. APPLICANT'S PRESENTATION ..''..':';,',..■•':■':',.;' ..4 0 Lon Schelsky, Westlake Consultants, 7145 VA . Vprns, roprotenting H 4 R Investments supported staff's recommendAtions and was available for 4.mt questiont. :lh,,,"..,..*;,:;,,,,_"::.,.:'.■::. . PUBLIC TESTIMONY 0 No one appeared to speak. l',.. ',..,.„ , ... .s PUBLIC HEARING CLOSED .I '''n. *.? , t7ZA44', ce Consonsus of the Commissioner was for approval. ,. ;,, o N Commissioner, Fyre movod And Commission Vanderwood seconded to approve S ..,.. ,.,. 4 13-86, and V 16-06 based on staff's findings, conclusions, and •0 ,::::::; ;:;.?- recommendations. Also, direct staff to prepare, the final order and for g:_...',. c.0.. . Vico. President Owens to in that final ardtw. Motion carried unanimously by Commissioners present, 1.:. ..,„ 5,0 SUBDIVISION S 14-06, LOT LINE AD7USTMENT t 16-06, VARIANCE V 13-06 NPO 0.3, 1 Request by ALBERT AND VIRGINIA MISTEREK to adjust two paocolt 0 1.04.92S ,t • ,. •. . ., ., and 40,040 sq. ft, into two parcels of 19,420 .00d 38,915 sq. ft. and. to .,,.. subdivide the larger parcol tot° t lote approximately 0,030 sq. ft. oath, :;.,.. Also a L:trianco to allow lot deptht of 2 1/2 times the width. Lod; ..: IM. ';`, 14420 SW 114th lute. (WCTM 2S1 10A0 lot 2200 & 2300), .. , This itom was requested to bo at over by tho aprihuAnt. Motion done during Planning COMMiltiOrs COmMunication. 4, 1 5.0 VARIANCE V 1406 EQOTTIES NORTHWtGT NPO 0.2 .:,•,, ,j .?. A request for Planning COMMiliOrt roview of 'tho .Comunity Development Diroctor's denial of a request or a Vati$4100, to raito tho 20 poroo,tot - limit on commercial use in the L-P zono to approximately 2S percent'. on • ,. .., property zoned I-P ( ndustrial Park). Located: 10115.SW Mbut (4Th 151 . ., 34AA lot 1900). , ..,,,.,,..., .„......•:.: . .'4 tonior Planner Liden reviewed the rogocist, and' oulivostod .tho Commiotion ,. littoo to the testimony and mako thoie dotiion, A II . , . _ . , . , . , . . .• . , , , .. ..„...... . ... .. v .: -:':- ,, . P!..ONNII ,40 ,'.,',. -4,,:. ...'„7. .74:„:„-:''...:.':::..:' ,.z.....,,,-„,-::,.:...... . , ,. -,...: : ', . ..,i.1. 1., ,.. ,.r ''. ■'. -..,:' ,. i . , — ,-, #7,-_ 414,e4 4-0'7--„4,4044"6„„ ,,,,,, efin"'" 0,01414(J*4-,s5.4Xsiow- .1 "..:-Y1 I 4P CS 11 111 ' .4( 4460e,444ttiroAtelee *''''''' ,,t. ,. '' ,.00''',,i no ,, , 4„,,,, ,„, April 80 1986 z.,. ,r. V,C% hr '' David L. Weisel & - ‘' , of lawv4 Donna L. Ryan DOVER LANDING DEVELOPMENT , ' A . ..4 We wish to have this letter made a part of the file and entered at the Planning Commission hearing of April 8, 1986. 4,, e',.., .., ee Our property is a flag lot on the west side of 108th Ave„ with our driveway 4 , : ,‘‘ ,.1.. intersecting 108th directly across from the proposed KENT DR. in DOVER LANDING, :,:. ,,,, ,' .! ;.' We feel that the proposal in its current form has several negative impacts on ,e,.. 1 1' .., '; a. There is currently a sight distance problem on 108th Ave. where it : - ,' ,,,..e. intersects Durham Rd. The higher the density is allowed to be in '..: ,. .%cee: this area, the more this problem is aggravated. '...' ,/., ..;,, -„, b. The pavement width of 108th Ave, is only 16' . This is inadequate . . .-,-, : : for the increase in traffic generation and EXTREMELY hazardous to . :-',- . the increased bicycle and pedestrian activity which can be expected. , c. 108th Ave. at its interseetion with Durhom should be wide enough . esse. e. for two lanes of outgoing vehicles, one lane for left turns and one 4. lane for right, to keep vehicles from ataking up behind a car ',. , , , :. d. Eighty-two houses generate approximately 820 trips per day. ,. ; The storm drainage system is proposed to be discharged into the drainage ,!: ' ' 1 .., channel under 108th Ave. which runs through our property and omptiet into our pond on our property. We have a "Certificate of Water Rights" (permit , 0 , No.21194) and "Reservoir Permit" (No.R-1343) for this pond. There are several problems associated with this : -1 i'. m ' a. This is only the beginning of what could become the storm tirainage '; iftmw ;' CD ' system for this entire area. It will expand to serve adjacnt prop- . ILI f,, erties as the area develops. The developer is responsible foe storm drainage from his site down to the Tualatin River. After the aystem '.,, , it builto the city then becomes responsible for that Itorm drainage . : system), which would include our pond. 4,,, ■ ','.;■ ', '''‘'..";\ ,, b. In the "Tigard Comprehensive Plan", one of the findings regarding , --eeae water quality, section 4.2 states t' , eet es .wh, "Reduction of open space, removal of vegetative cover, and '; h..' development which increases the amount of impervious surface, all contribute significantly to increases in the peak flows of urban storm runoff entering storm sewers, creeks and drainageways" .. et . ;...e., e .. . .and under storm drainage and wastewater management, policy 7.2.1c states that et "The city shall require as a pre-condition to development that .. .. •• All drainage can be handled on site or there is an alternative .‘ ' , , solut• on which will not increase the off-site %pact." (t,,, The current proposal would obviously increase the off-site impact ', t ,hesh.:', as the city findings state. ,-.. k ,, ,t, c. The channel is currently starting to undercut part of our access road .' ," ''' . . and this kind of increased flow would more everely erode the channel , t, 7 , ..e . next to our road. ''''' ' :■''' t :: 'u t''''^ d. There now exists a condition of much sediment having been deposited , in the pond, particularly where the drainage channel enters it The 4 , increase in siltation due to the increased water flow would require ' a great deal of expense and hard work to constantly clean up ad .he -: ,. ,. a et , ,‘ maintain the natural depth of the pond. t'.e-,:.,•:- . ' , ;.' 'ht e. The pond is spring fed and so water is flowing over the spillway year 'f.. .. round, even in the driest of years. In times of heavy rain, the level . ,. of the and rises several inches. With the added water collected from , "e ' sa-h' the proposed development, there is a danger of the level increasing to the point of flowing over the entire dam and causign extensive damage. „, ' h e.,1, 3. DENSITY h.r. . a. The area east of 108th that was denied by the Planning Commission is , . . a \nen essentielly unchanged. There are only two fewer parcels. ., e. hte h to he, . .: ., b. Lot 10 and 75 were annexed to the city and zoned R-2 approximately . e , h. one year ago and should stay R-2, c, What the applicant is doing in this proposal is essentially asking to ,. transfer density from the area west of 108th Ave. (including the R-2 parcels) to the other side of a county road, 108th Ave. This is e e- totally inappropriate. , , d. The overwhelming majority of the proposed parcels are near 5,000 to ,. 5,600 square feet,, which is the minimum lot size for the medium density , R-1 zone. Tigard it fast becoming known for this type of development, ,' g4 i .e. Bond k", '.Street of Affordable Homes , etc. This beautiful ,, ...0 waterfront area could easily attract buyers who want to have at least a 75 x 100 lot size, or larger. • . . .2. . .. 3" p .k, t, „ 0. , . ,,,,,, ,4 • .. .•■: ' '.4. , : ' , 2" 0 '• ,,4* * , , 4 ,..., : c:, ' ' ,‘: ' ' 2.r : ••I A, ' • 4; ., t■ , ... i''.,..1::.:.„';,.1),;.,....*...',,,:,'.', ■ , ',!!•;: .i:A. '0 ,,•'.,,. .., ',..,.„.',,...':::,...„-,,,,•;,....;.,,,.„,,,,.„ SUMMARY .,•,,:: •,::,,..::',.,...:.,:,,,:.,:,-.,i,i,,,,,:y . >:;;,. . :,!,':,i-..,!;.:'.,.,„:„:,..-.,:;::.•;-4; Our :position is, that: , , ,.. . „,..,,,.,„ ;-:.,„,....,:;•,,,,,:: ..-.., 1. This development will set a precedent for the way this neighborhood . •,. 7,:,•,,,,,,„:',I '..'''.7.'::';':', develops, ,:,Y,•,,:,:;,.. ...,..;;,-,,,,,,.,:f.f:! .•., ,,,.4.,..,:.,:::...,,,,,,,....:....,..; , 2. The minimum lot sire of 1600 square feet should be met to minimize t increaed traffic remulting from this and the future development • .., .,, ,:-' '.;..4::,;,-,..i which ,411 follow .e,.. 3. There needs to be a solution to the hazardous bicycle/pedestrian , .51 situation on 108th Ave. , .„,., 4. Storm drainage needs to be discharged elsewhere for thi$ and future, developments, ,.•, 0...•.,1 .°'ar0;1, ;:f.,■:',.°.':':'''''.'''''''''1'..'''''' We oppose this proposal . •,,„; f„.. , • •,,,.; ::,.;:.,;•,.,..,',',..5:,,i,::;.,.,:,..,), ,i, - S i ncerely 0 ,,,..,•;:i,,,:-.„..,?„,...:..,....:..,,,,,: r • 4,. .,,1?0,1// , ,. . r$,:•,..,:,,... ::::.:-.,,-,.,:. David L. Weisel Donna L, Ryan ... ,::'.:,.•:..;;;, -:'',:t.'Ai b't , , *r. 4, ',Y2.'. ..' , A ".' ,.., ..,1,4, ..: E.! .., g, r,i, ;;,,, ...,,, . , mq 2 .,. ,, . ,I, , ■ 1 , , '.n.: ' <''''''' , , , ■ :.:,,.., ■''.,:' , ' .'.0'.1:' .:..::•A 4'! , i ''' L:,.1 . .7'•'., '' , I , ., :)1'4`..' ..*4'.,,,,,,''.■!i', , , , :%.,',,-: '-•:!.: , , , , 3 , . . : . . :,_,,,'-,... . 4.1;,:':,-;:'_'_,,-... ,-,,,,-.1''I''':';',',-,"-:'.1:,:ifr::::, ,..,..-:''::- 1;;;.-:14,::,,i'r.';'-.'-., '',...,' ' '.7.:,-:': .''''.'' _'d-:',., :,,'r:!:,•,::l'..•..;..:i.. „:,'-:.'.. .__'--'f:;,',', '''0,-;.,.::,:.'..-.:„.., -..-....., ,.;-._'.„..:::'-',„..:,,."';''.-,;:. .,,:,,,''.:,.. ..;.,••:: .. :''''.,., . 't',,;',''., , /9"V°100:44't*I'''*°11141:' ;';'..ii,,' ''I'''H.,;'''''',..':::....'''.:''.!. , , ' , .....e) jot j.'\,..w:i,.? ,' . ,, , ,:::,:,,,.•4, ,..,::,,,:„..,.. 'The final order has been prepared 'in accordance with Council direction* : A , ' ,'I .',......,::, .t'f,',.H copy has boon forwarded to Tim Ramis and Roger Anderson foe review priorHto .,,,,,:, . ... ,„, 2. Approve final order with modifications , ,,, ;?'S., �f. . 1 , 'f' ,.L` f'Li i�•4,:'.'F'::..•„,+ r r t'.fi ,.,...., .i "•F.. .�•:. •r,.,,f'.F,n..: nmr.wq CITY OF TIGARD, ORE RESOLUTION NO. 86-44 i•ir r a•,f; IN THE MATTER OF THE ADOPTION OF A FINAL ORDER UPON CITY COUNCIL REVIEW OF A r PLANNING COMMISSION DENIAL OF A RE 0tST FOR APPROVAL OF A $WSDVV'Z ZON (S7,06), :::^fs , - , PLANNED DEVELOPMENT (PD2 -O6), AND SENSITIVE LANDS PERMITS (SL4.06), AD �� i't-' FINDINGS AND CONCLUSIONS OF LAW. e: e WHEREAS, this matter came before the City Council at its meetinu w of June /6, .C'• '' 1956 nd was continued to lure 23, 1986 upon an appeal by the applicant nt for review of thu Planning Co i t s ion's denial o f 0` application• reque t C and •1; ,. ";' WHEREAS, the City Council had before it the Commission's denial, dccl nentation •'' provided by the applicant -.,s part of the application, staff report to the k,. e . Commission, supplemental staff report, Com ri s:s ion°s final order, transcr^4pt f, and minutes of the April 8, 1906 Commission hearing, letters from reside mts submitted during the hearing process, applicant's appe,°1 batter, and applicant's request for a correction to the Commission minutes; an 1 WHEREAS, the pplicab ,e criteria in this decision at'o the followtg: ',a' Policies 2,1.1, 3.1.1, 3.2,3, 3.5.3, 7.1.2, 7.3.1, 7.4.4, 4 41.1, and 8.1.3 \,. ', of the Tig rd Comprehensive Plan and Chapters MOO, 1P.$4, 10.92, 4 10./60, 18,162, and 10.164 of the Tigard Community Development Code, WHERE S, aced on the record in this case, the City Council makes the `,. fr., following findings of fact NOW, THEREFORE, OE Ti RESOLVED by tiae Tigard City Council that: 'i. $e' Lion 1; Ti subject site is located on both sides of SW 100th Avenue and , north of the Tualatin River (WCTM 281 15A, T.L. 400 and W'CTh 291 1SAD, T.L. 100, 200, 300, and 400). ,, , 'f•, � Section 2: The property is presently zoned R�-5 in Washington County and R-2 . (Residential, 2 units/acre) In the City of T.raed, The Washington County segment is presently in the �proces:s of wing '� annexed to the City of Tigard with a R-4.S (PD) ( t sidentiai, 4,5 units/acre, planned development) zona applying to the property. ,'r Section 3: The applicant eeque$tud approval of a subdivision amid planned r . development consisting of 82, detached single" family residences $ on lots ranging from 4,800 to 20,000 square feet in size along '` with supplemental requests to allow minor lot lino adjustments of up to 3 feet to be permitted with staff approval and ef permission to construct A sewer line and o troett irpr"'overnnts within a draimgeway.. f The City Council also so makes the following ccnal�sions of lm ��sud upon j [:: the following find ngs; 4 . ,I RESOLUTION NO. 85-,,.., ,,,�,_, Page i .,",,, •', ',7 :.. • • • A0 , /“ a. Policy 2.1.1 is stisfied because Use Neighborhood Planning Organiz4tion and surrounding preperty ewers were given notice of the hearing srid pn opportmnity to tomment on the applicant's propoeal. „.': te.,, .. e! b. Policy 3.1.1 will be eatisfied provided that any portion's of , , lots 4 through 13 which exceed 25% slope are not graded or .,'. filled without a Sensitive Lands Permit. Such a permit hae been requested to allow construction in the drainageway in the e northwest corner of Om property and construction of a eanitary 1 sower line and a portion of a cul-de-sac in the r,vine. A review of the preliminary plans indic,tes that the work proposed ■ can be accomplished in a manner consistent wtth this policy except for the cul-de-sac. The proposed cul-de-sac is within .■ 7, ,. the taeth Avenue/113th Avenue ravine which is delineated by the 140 foot elevation and is identified as o significant wetland and wildlife habitat, Though the proposed cu1-de-sac can be successfully constructed within the area, it appemrs to be unnecessary, The cul-de-sac should be shortened to that it is above the existing 140 foot contour or designed so only a small portion lies below this elevation. A field visit with the applicant and City Engineer would be the most appropriate way to determine the street location. c, Policies 3,2.3 and 3,5,3 call for dedicattee of flood plain . ,.. .. areas to be incorporated into the City's open space syetem, The rer , se proposed dedication is consittent with this pelicy, A related ','... .: • s item which must be resolved it the proposed pedeetri,n access to ., the greenway. The access easements shown travel straight down slopes that range between 25 and 35%. These easements must be replaced by a pedestrian path which is a feasible moans of e , public eccess to the river. : ss eise, , ,,....-c. 4 d. Policies 7.1.2, 7,3,1, and 7.4.4 can be satisfied because adequate water, sewer, and storm drainage facilities will be , required to serve the development prior to approval of the final r 1„, plat. The applicant indicates that theme facilities will be ., ., III\ provided within the subdivision as required by the City standards. VV Also, the storm eewer system will be modified so that the \\t-\ proposed development will mot have an adverse impact upon the drainagewayepreas, on ti)e west side of 108th Avenue, 's fra Y i rA.„4 1,1"0,„„il 1 li e. Policy 0. 1.1 cane for the provision of a safe and efficient street system which accomzedates present and future needs. The e4 alignment of kiAserwood Lane should be contieued through this , development as a minor collector unless the Comprehensive Plan IP.: a , is modified in this regard, 108th Avenue will function as a - , collector and should also be improved as a minor col .-tor. The City will require full ,nd interim improvement to ltseth Avenee in conjunction with the development as well as resolution of the present site distance limitations at the Durham/100th intersection. 4 o ., ' . ,. . . . , RESOLUTION NO 86 , . " I7'T - Page 2 ■ '■1' '.,,' , q,''or' ' , ', ..,^, , N '':,.■ ': f. Policy 0.1,3 will he satisfted when the conditions of apprce '' - ..,.. ray. tine to street improvements are completed. The full ei -et ''...,A - : improvements on 10th fittMie where the street' 4 but o the , development will be required in conjunction with Phase t of the ' project. Interim improvements to the remeninder Of 100th Avenue e , will occur prior to October 1, 1907. Mete improvements will , . adeqoately aocommodate the anticipated traffic generated by the project, n eee g. Chapter 10.50 of the Cot is satisfied because the propo$al does ..,- " •:' -- , : moat the dahsity requireoente of the R-4.5 zone. ;,:: h Chapter /0,92 i$ satisfied beeaiese the proposed density is consistent with Code requirements. On page 3 of the applicantte narrative, the density ealculations are presented. The e ,, ,,„ : calculations Are coerect except that they do not accouet for a \ ieee 57,200 square foot area of the subject property which is '. n presently within the City And zoned R-2. By adjoeting for this , '.' factor, the allowable nuAbeT of uoits is $2 as inedioated ;le e ,. . . .., supplemental staff report. Although many of the lots are is , e' - ' "n; in R-4 C4n the 7 f ,500 square oot minimum n th e -4.5 zone, the Planned Development chapter of the Code (Chapter 10.00) &Aloes or small lots provided that the average dghsity does not exceed t.% \eeq what is prescribed by the underlying ' .• e e i. chapter IBA() is eatitfied beoauee the propoeal is cootistent ,e4 with the purpose and requirement$ of this chApter pertaining to planned developments. Planned developments are intended to bo used in undeveloped area each as thit. As noted above, the Code e. .: does not require the ,nforcement of lot size and dimension ;ar• . ' . " '' standards within a planned development. .::.4 J . Chopter IA8.04 covers Sensitive Lands issues within flood plains, e, . drainageways, end the 100th/113th evenue ravine. The ,e e. ee ° application can moot the Appliceble criteriA. The 100 year , :e . flood plain of the Tualatin River will be dedicated and pceestrian path will be constructed along the river. "(he length oe \ ' • yeen of Dover Court will be reduced to minimize any encronchment on e the 10Sth/113th (WONG ravine. Also, the amendment to the storm .4. :4. sower system recommooded by the City Engineer will reduce any ..e storm water runoff impatt upon downstream properties. ,.. , a 4 Though not directly affected by the tubdivision proposal, lott 4 through 13 slimy require a Soneitive Lands Permit in order to develop on slopes that exceed 25%. Based upon the contourt e e shown on the preliminary plat, it appears that at 4 MinitiVA e, Sensitive Lands Approval will be required prior to the ,44 development of Lots 9 through 12. k. chapter 10,160 of the Cede is satisfied because the propotal does meet the requirements set forth for the submission and 4 approval of a prelimihery plat. i e , r . . '.' ' . !. ■• 14 ' ,' 'r,t■ RESOLUTXON 44 NO. 06- Page 3 i . . . „ .. , •'''' .,\ 1 Chapter 10.162 covers the City requltrements regarding lot line --\,, adjustments. The proposed ability to adjust side let lines after the plat it; recorded can meet City requirements but the *., * L--, , procedure for adjusting pPw.lrty /Ines should fol*ow the process , . described below: . •' '"*''', 1 The Community Development Code provides * two-stp raviw - rw, , 4' lot lim adjustments., A preliminary application is #t evaluated and a dellision is made. If the waliminary ' „ ?? , 41cation is approved, a final Pkoplication is submitted , ,, „;- 4- 4aAning tho final lot line adjustment map and regal ' ‘ lmiotions. Following City approval, the map and legal ." dosQriptions APO recorded ulth Washington County. '. Conflicts may 114esult in relmtion to the locatn of utility , servic's And driveway locations. The final lot line ., , : :. ' adjustment map and logal desariptions shall be required for 4, .. „ : each adjustment that occurs under provit4ons of the -, 4 preliminary approval. The map and descriptions should include information rogarding the precise location o1 ,,,, -,,,i ouisting utilities mod driveways. A cortific:tion from 4tn engineer should be provided which indicates that the , * adjustment will not adversely affect existing utilities or that thQ facilities will be relocated to the satisfaction ';'- of those utility company(s) involvoi, An costs associated \" ',r, with change in utility location will be borne by 4, developer. 1 .4 Tho PD overlay zone doos not have a minimum lot width , "','''';-.74-,..'t requirement, but the SD+ foot wide lots aro relatively A narrow for single family detached residences. Th4 4-foot ., 1,. ,,..., side yard requirement shall remain in offoct as well as tha , ° 5-foot drivemy sotback requirement contained in T.M.C. Section 16.04,000(b). Variances or Waivers of these ,, , requirements shall be viewed with disfavor. -A, : , . m, chapter 10,t64 of the Code will be satisfied during the approval ' process for the final plat. The City Council, therefore, orders the above reforencoe application bo .- .z., --:, Approved subject to the following conditions: ", 46 1, UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL OE MET PRIOR TO RECORDING ThE FINAL PLAT, 2 Standard full mnd half-street improvements including sidewmlka, , 1 curbs, strootlights, driveway aprons, storm drminago and utilities I gA shall be installed along the SW 100th Avenue frontage. Said * 0 improvements along SW 100th Avenue shall be built to not loss than City minor collector street standards and conform to alionmoont of the existing centerline, , 1 ' - . - RESOLUTION NO, 06- Page 4 1 , ,'Ill \ . ' 3. Seven (7', sets of plan-profile public improveoent construction pl, ns eeed one (1) itemized constructien cost estimate, stamped 'by a Registered Professional Civil Engineer, detailing all propti$ee Public -',.• - improvements shall be submitted to ttte c,...s.ngineerinq Section for ! ' ' e 4. Sanitary and storm sewer plan-profile details shall be provided as ,4. e? ee p,rt of the public improvement plane. . . S. Construction of proposed public improvements sh411 not commence until after the Engineering Division has issued approved public improvement . f pl,ne. The division will require poeting of a 100% Performance Bond, the payment of a permit foe and a eign installation/streetlight foe. Also, tile execution of a street opening permit or construetion compliance agreement shall occur prior to, or concurrently with the .. iesuance of approved public improvement plans. , ., . e, 6, Prior to approval of the public improvement plane, the applicant shall submit data sufficient for the City i'teiineer to determine that . . e., the eubdivision complies with tha requiremento of tha Comprehensive 1, Plan Traneportation Map. Unless the Tranoportation Map cls modified '''.. by the City Council, the data submitted must include evidence that I S.W. Kent Drive can be connected to Riverwood Lane with an alignment that meets the City standards for minor collector 'streets. Unless ..2'.. the Transportation Map is modified by the City Council, S.W. Kent .,. Drive shall be designed and platted to minor collector street , etantiardt. ..-' * ,.. 7 A one (1') foot reserve strip granted to the City of Tigard shall be .•--....r, provided at the terminus of S.W. Kent Drive and, alsc at the terminus of S.W. River Lone. Special permission need be granted to T.L. 0100 and 0900 by the City to allow crossing of the reserve strip, .. ,,?, • ., . '...e'He ,.- 1/4 t ■ ' ', .. S. Additional right-of-way shall be dedicated to the Public along the S.W, 109th Avenue frontage to increase the right-of-way to 30 feet - ,. from cent,rline, The description for said dedication ohall be tied , to the existing right-of-way centerline as established by Washington • .. ,...,..e.r. County, The dedication document shall be on City forms, and approved . e , ..!.,; 4 •, by the Engineering Section, or shall be detailed on the plat : . '... .....-- ,:' , 9. S.W. 108th Avenue shat remain open to traffic at all times during : construction. 114 10, Street Centerline Monumentation i • , 1, A In accordance with ORS 92 060 eubsiectien (2), the centerlines of all streets and roadway rights-of-wio shall be monumented before , g the City shall accept a street improvement. eed 11 t4 VI B. Alt centerline monument$ $hall be plaeod in a monument box conforming to City standarde, and the top of all mohument bOXQS 3h011 be set at design finish grade of seties street or roadway. 1 . . • .,, ,e .. .. ..4'; RESOLUTION NO 96- , Pagio 5 . - „ .. . . , . . ,. . . „ . . . .t - -este e i . . 0 . . - .. -, . • ,'. , :.. , ,,.. - ,. ; 4 ' . S•:-, ... ...% . e; i'e". . . .. - . .1. . ., , 1, P " . .P . v C. The followi centerline monumente shall be set: e „ , : oert ng ;ete',' i' ,,, (1) All centerlineecenterline intereections. Intersections e' created with "collector° or other existing streets, shall be , . 'i+. ', ■1 set when the centerline alignment of said 'eollector" or e' , other street has been est,bliehed by or for tht City; , r + , (2) Center of all cul-de-sacs; (3) Curve points, Point of intersection (P.I.) when their position falls inside the limits of the pavement otherwise T' s'L; ,* beginning and ending points (91.C. and E.C.). .... , "," ,. 't ', (4) All sanitary and storm locations shall be placed in positions , l ' ' o that do not interfere with centerline monumentation. ,e ILI , l.---',' '' 11. A Sensitive Lands Permit will be required for any landform alteration, , including the development of single family homes, Oh slopes greater , •,, t than 25%. .. 12. Construction of the proposed sanitary tewerage improwem,nt shall not .. .., -e, is, . commence until posting of a 100% performance bond, payment of public - et ,- ,., tmprovement plan check and inopection fees and execution of (4,nd City 0,- .,it,le' ._ ,. , acceptance of) a construction compliance agreement occurs, , i if s/4 1 , i ,,,,... .„ „ -10'ft to,- , ., ( 13 Construction oWmprovements below the 140 foot elevation contourimi„01 ,,,,64:44 .. . 0\\re of 109th Avenue or within the 100 year flood plain shall sccuro§blyi olu , during the period between April 30th and October 1st PreAt-OthatotiMele 4 , p11 approved in advance aWirriWiffiiiibiihraiiiiheer. e'rcg , . , „,,, _ ....„ e, ..,...... e, _ „. . ...e,„ „„_ .4...Atsp.4 4, IP 14. A site grading elan shall be submitted with the improvement plans, - ' ..., . The siee grading plan shall include provisions for erosion oontrol , \ , , including temporary erosion control during construction, MO consteuctioo shall occur until the site grading plan has been approved by the City 8ngineer. i •-,, 15. The applicant shall construct interim street improvements on S.W. 109th Avenue from S.W. Durham Road to the point where full street • improvements are required by Condition 2 above. Interitp,„Atreet ,,,,..-', A t '4 , improvements shall include a minimum 224ot4ielvement widtlf; Vfoot gravel shoulders and drainage ditchee'OnfeTi'cltherwise specifically approved by the City Engineer and Winton County in conjunction with Phase 1 improvements, but not later than October 1, i el 16, The applicant shall obtain from Washington County a letter of service- ., ability and approval c4 public improvement plans for S.W. 100th Avenue. .2 55 ti. At the intersection of S.W. 10Oth Avenue and S.W. Durham Road, the .. -, 0 interim street improvements shall include improvements adequate to •, .J provide a minimum intersection sight distance of 450 feet. The 1. Intersection sight distance shall be bated on an eye height of 3.6 = feet and an object height of 4.2$ feet above the road, and shall be measured from the center of 100th Avenue at a point ,10 feet south of the edge of the Durham Road pavement. '- ----- ResoLuTxow NO. 06- , -- - Page 6 ,._i e), , ......' 0,444,44,44 410 4040,414 er4t4liq Wald, ram-of 4. .5:„er. 00.400,.,re 04 J '2 tt, ' iok,017 W .,„Ch /fr, 4/..,) Y, 18„ Storm drainage from streets ,nd otNer public improvements shall be e ' conveyed in closed conduits ad discharged at poiots within the flood • . ee ' plain ,rea. All storm cfre,inage oonduits shall be located in public rights-of-way or in easements dedicated to the public. e . . ., 'I 19. Any on-site or off-site sanitary ,led storm ecar eaeement, which my ■,, . ,, be neceesary for provision of service, shall be on City forms and , .\«; I •, approvad by the Engineerieg Division; on-site etent o should be denoted on the subdivision plot. , - e 20, The existing (aceees-egress) eatement across the north and of Tax Lott , 100-0400 shall be vac-ted; the cost thereof to tee borne by the applicant, 21. The lands which are within the 100 year flood plain shall be dedicated e to the public for greenway perposes. The flood plain boundary Isbell et , % e ' n , p.,ee be surveyed and clerly marked. Said markers shall be maintained • 'Th! - e ,, throughout the course, of development. V ,' ''' , , , 1 y ' ' 22. The exieting dwellings which are to remoin must be connected to , .. :- ie, .', sanitary sewerage facilities es soon at the facilities become available. 23. An phale eurfaced pedestrian/bicycle path with a width of 10 feet shall be constructed &long the Tualatin River within the boundaries of the greenwey. The path shalt include one public pedestrian path . , connection to S.W. River Drive at via a public right-of-way or public easement in the vicieitv of $t4 108th. Tha eatement width and . alignment shall be appreved by the Ciey Engineer. 24. After review aed roval by the Planning Director and City Engineer, the Final Plmt shall be recorded with Waehington CouLty. , , et. 26. ALL CONDITIONS BELOW SHALL Bk. MET PRIOR TO RECORDING ANY LOT LINE .. - ADJUSTMENT WITH WASHINGTON COUNTY, A. The final lot line adjustment application(s) shall be reviewed and approved by the Planning Director MEEOR TO RECORDING, The Lot - e A Line Adjuttment documents shall be recorded by the City and a copy shall be forwarded to the applicant. In aeditioe to the requirements of Section10,162.040 of the Code (copy enclosed), the .,, applicant shall provide information illutfr, ting tho lotion of all utility facilities in the vicinity of the property line(e) to . p be adjusted. ,, ca En A registered engineer than certify that each final lot line adjustment will not have an adverse impact upon the utility . : servicee within the eubdivition and the service available to f5 individual lots. C. Any relocation of utilities shall be approved by tlee appropriate utility company. All cost incurred obeli be borne by the developer or lot owner. , ... ' ' - RESOLUTION NO. 46- , y .. .... . . '1,!'".•'.5.,..;',;:,:',:.-.i - ,...„. ,:,..,:/:'-,:••-..".,....',•:,;',.• . , , , , •. :''.‘,.. .. •, D. Variance Or waiver requetts to the 4 foot side, yard letback •;..'::,•,•, :.•••;,,•,,,,,......1• ,.•,:::: '::•••••...;:.....:......j.4:;fr,',' requirement or the driveway setback standard in IMS .10.044,000(0' mUst be compelling and substantial evidence must ho prOvided. ,. •,,,,,‘. E. One or more final lot line AAustment upplioation4 may be ;•!.::•'''',:,•,.-.••:•,,,t1:;', for all lots in the developtemnt as :provided by the fabove 3,•-•• .,. "• • ... conditon. This approval shall el!.pre within on year of the ' ,,,,.::•J .•••.:•: .,...•:',,,• final decision date noted below. . '1•,',,,.:, ••:‘:'s:'.....:f.... .,\:•;,s, :,..;.!•...,„,,;;::•,,,„•••,:.., ,,,.:,,,,,, •,,,‘;,,,,•'y,:4,,,,:',,,i'',:::•i 20. Pour foot side yard setbacks are ' allowed , but all other setback ,, :::, standards of the underlying zones, shall ramUn in affect. ',,;,,•,,::: 'T.:',,,•, ,-,:,........;•.:!:i.?. . 27. over Court cul-de-sac shall b shortened to the City Engineer's specifications. • •r. .,,,,•::„....•:,..., ;....,:...• ••,..: •-,•,.• 2 This approval is valid if exercd within one year of the final ., . ,, decision date noted below. •, , ,•:„••,, ,•••„:...,..,!,,, :•••',,:' , ,•••• , „.,. The Council further orders that the City Recorder send -w, copy of the final ..„,. .'::',.."4....i...;•;,..,:,:...:,;i.„,,,„ ::::"...':;:„.•'..".":, -.;:, order a 4 notice of decision in the matttei,, _ '',"••:,,,•,,,,:':•,,,,,,.....,:•:5'..,, ..,'„- . :,,,,., • _,,,,,:,,,,,',..,•:',,:, , PASSED': This day of _ , 1900. - ::,..‘,....:,!•••••••.-,•,,,,,,..,;:: ''. •?:,.---• ,!:'-,:•:i.:.:'•:,:" in .•';:,....,::::::...,‘::::::iii,•;' :•:.'.•, :•.:'•,,,-.:,-_', ,';', '..., ,.'',. . ,..• Mayor - City of T1 rd '4.',Icitii,,„:".,:::,...•:. .i.'.;"...''''''tr''; '',:r'•'• ,,, • ATTEST: , ...r•."',7' ,',..,•.:: ,,', •:•.; ,. 4,';'1,..:..,''•',4''7';,...': '' ...;;;',.,";.•• ...";,,-f,'.7,-,1 , ''',‘" '':i'.,"'C::::.,•,,,..: ::' i •, „:::••'...:',1%,..,•::,,.. ,• • ' ,......h.,..........a....wow...v.... '..,:i.:•:':.',.,''',,::,•"'1, Deputy City Recorder - City of Tigard . ••••„,,,..,..,••,:. , .. . . ., .:.,:::,,,','..;,•..,-„:,-N,,, kSL:bs120 ,.,., , ,,,,,,,..:..-?„.4.,:4' "•'.• , .,.:',...4. 0 ':;',';'':',:'.'l',•-•:.,:',,,t, ,,i , ''.•.i ''!! 'e•,," :3 :,',', , , :', •,':', .., , ,..,• ,,, .,,, .. •'',;',' c'';.'i,'',.'-''';'•, :,,,,.... .",ip:::■,:;,,. ' , .-,,'.J:'•".:.: '''*;. ReSOLUTiON WO. $6- , •-•,„,,,:,,,`,Y-'•::',: • , •• , ,, Ixx+ta,»ograx�,.,.,.,.,m., °^r•^^^rRr._....„-..,.,-,- -., ,. ., ,,, .., ,_ - -, a^Y.'(.�•'.:': P A`O: u-•,;; r+ Fri ,: Y. •' 4z. ;;''` , .:';;; APPLX AT XON ItkIFORMATION t;,r^z;,.; :'.,i' ,.i Vn t puiPetai Z RQVEM' "1 OE V XEW ` ' CITY OF fl AfW, OREGON ;:,,,1, .L: . . P'' Z PR V'MT APP OVA . P.OCESS ,, ,, A. Public Improve :nt Review shall be pli able to x,11 new 'developments ,�, and remodeling of existing developments. .' D. All provisions and regulations of the Municipal Code shall apply ,; � unless modified by other sacti,,ons of s.id Code (o.g. Planned `' ,, Development, Chapter l S.00: Variance,, 10.134; Unusual >• '"4 ondi ton b Section 15.04.120: Sanitary Sewerage Rego' Lion, Ch pt r i2.O.S)+ ' ,,. ,. C. The application and approval process it a three-step procedure which ,,t,: `�{.',. '. ; involves: ;, 1. i r szt p^ i i ,, „ Public weva n ;� , plan ��t submittal o pUbli i ap k, r pl s).: . «the Applicant must submit ono topy of the proposed , public LmproVQm nt construction plan, said plate having been , x,: prepared u d signed b, ► Registered Civil W inner, to the :., :: , �;,,,,' City's engineeria office to facilitate t pra li �,.q y review. " . ,: ' Upon conclusion of said review, City staff will contact the ;a ;,...i Applicant sand the Applicant's En enter o discuss any obvious 7:, . deficiencies and, also, formal sub tt l requirements ap �lica��i ;tr. h �^ sit ,. WI/ l _mtllsltllillt A IM.NYMttiMrwMR.I1MR4NY�I+MMM,....iMA1M , Ci reli,14t i h ingl li (Prior to qu. lifying to receive an approved; public i proVemen construction plan to facilitate.e. c ►mmencof n' of co t c , o 1 t �,,, � work and receipt of building pormi ). ►t a Applicant cant must w,; • SU At the designated number of tots of plant, as will havo boon spc ifiad at the oncl si'n f tht aforesaid Prdii roar, public � spa Construction plan R ie process, formal circulation and final eroviow; and timultarmoutly, mutt % ba i ;,;, 1 tllo followin t ,a, ' � � .� .. �,�,.. b., o ion# e tO �' ;� . Rotoittorod Civil tnginoor or land tutvoyoe ott 0 1/1° , X 11 ' white 6,10 pottor for oath nocottary d d catto'n and ,, ,- , i' r 0 , ees: ), e , ' Upon receipt of alI of the aforementioned, the City will affix ", its routing stamp on one set of the plans and, then, either the City or the Applicant Ceell circul te t plan threugh the ,.4. , epproOriate Agenciee fpr comment and acknowledement (It is recommended that the Applieent nd-tarry said plan, due to a :i .. .- savings of time which will be . ,Aned thereby), Thereafter, e final pl,n review wAll be coodutted by City etaff, Should revision of the plan be deemed neceesary by City staff, to bring , ` it into conformance with eetablished City standards and specifications, circulation comments or Oeuelent f,; ' stipulations, the Applicant and the Applicant'e Engineer shall . ., , ,,.. than , Aotified thereof. Should the plan be deemed by City staff to be approvable, the Applicant and the Applicant's Engineer shall than be eotified thereof, Notice of City readinets to issue an approvable plan does not men that consteuction can commence nor does it mean that building permits ..`. - can be secured; public improvement construction documentation must firTt be completed (prior to the actual issuance of the pproved public improvement construction plan). I 3. Pul?lic ;DIP.14222ent....q5.01.1.11W419.41...P.SIMMVAEU.2.0 - City Jurisdiction (Prior to qualifying to receive an approved public improvement ...,' .,. construction plan to facilitate commencement of conetruction , o '' e, work and rIceipt of buildiog permits). . „the Applicant must execute either a Street Opening Permit or a Public Improvement .. ee' ; , Compliance Agreement for Nork which is to be performed with a i. • l right-of-way or easement which is of City JUriediction; and, ,.. ., . ... '. e also, must submit the following: t e . a. A performance bond in fevor of the City of Tigard. Oregon; the sum of which will be determined by City staff at the . ,e conclusion of the formal public improvement eonstructioo re ? plan circulation and fin e! review proce .t es. . 7 b. Paymeet of all required public improvement construction -' ' . plan (plan review, field inepection, street traffic control installation and streetlight energy and maintenance) - ' ' Y Y fees the sum of which will be determined by City staff, and . = . will 4411 provided to the Applic-nt at the contlusion of the 4,„ formal public improvement construction plan circulation and (• '- final review procese. .,• ..:T, - To clarife stop number three's procedure. The City will prepare the .ppropriate form of tonstrUcti,on *grown:tit document and *hall provide it to the APplicant. The ApPlicant mUet then .. execute (and noterize) the agreement document and return it to the city along with the aforesaid bond (form subject to approuel ., by the City). Simultaneously, the Applicant oust remit the 14 , total aforesaid public improvement construction plan review , 0 fees, In the event that a Street Opening Permit was the form of . construction docementation selected by City staff a* being most appropriate for the project, *toff will then issue the approved public improvement construction plan and Applicant may .. subsequentli commence public improvement construction work and, - e - I ■ ^' also, may make application for building permits. In the ever4t , that a Construction Compliance Agreement was the form of , ,', '", %,,,,l'.', construction documentstion solected by City staff as being most appropriate, then, upon Applicant's return of tho said agreement . and bond, staff will route ctoth documents to the City Council fr ?or Council acceptant* and executi n. After $04441 counter..signature, ttaff oill then issue the approved public '2 -'• commence public improvement construction work .114, also, may ''' 1,'.\;.- finalize plat r,cording nd may make application for building :' :,.',',: permits. Dedication and Casement documents shall then be f:', ' County or State of Oregon Jurisdiction. ,,,, (Prior to qualifying to receive an appr4ved public improvement construction plan to facilitate comencement of construction . work and receipt of building permits). . .the Applicant must submit documentation from Washington County, in the forM of a -,, , - '' Letter of Serviceability, and/or documentation from the State of , ' '''' ' Oregon, in the form of 4 Road Opening/Approach Permit, which ,4 ,, ,,- , . clearly indicates that the applicable agency has reviewed nd , , - -, approved all pivopomad and required public improvement . „"..." ' ' 0. construction work. After City review and concurrance therewith, , staff will then issuo the City approved public improvement , '''''-'4 , construction plan ane, Applicant may subsewently commence public .. -0" e ' improvement construction work and, also, may finalizo plat . . 4 recording and may make application for building permits. , .',4'. , ' Dedic,tion and Easement documents shall then be completed and ,, , ,t 4 1411 ' , .... .., P",i 7:'").';, ,, • i . , 4' .:';i:.:'-:"''' '■';?":, ' , ',..;44.,. lil..:, i.:•,:' '.:.' .''.i c`7::• ', '''' PUBLIc 'IMPROVEMENT PC.AN ,,, :1..':.,...',4;.:4,;4;.:..7.•.,, ............,..... ,?,:h.., ,;:..•-•,?; 4..,... . . :'.. PREL;MINARY,RE_AVIS ___J; •,:...;.: , • 4,,..., .;'•;'.,.'::.',.. ,•......,•. .,..,-.v.,.--. .i', ... ,......,..,,, ...•:...4'' :' ''1";;7.•';',:::' - , . • ' . - ..00000 PrOwOommatoto ''''..,1'!:. . PLIV..1..0 IMPROVEMEX,' PLIN : ..;..,i, .1:4' , .0.4.0.7....* • ':+■:''''' „_„■ .::':';‘';;'..;7•:,....:,.:,:•. FORMAL REVIEW 4 ,,,y,•, ,,.....1., ,...,....:"..-„H...-..,,ir: . CONSTR, DOCUMENTATION ..,:.,...- ,,•,„..• PR.EPARATION ..,...'.•.,;;.•:....7......,•.ii FEE DETERmINATION. ..,...,, „ ,,.. 3...t., •.”' 4:‘,4.:.•,..:;.::',.. ...,„ .,, ..;;'.f: .14.....ormvier.... • . 1 • , • taiht.....0,ftrii......fflorre.40.,........OWANIS.200161114.010,4Wiiiole00411 i!.:''''i.,'::,:,:: •1'.:;'', ,1,..a . c,„.,.;• , ,..i.., ,,,,4,:'.4 •:-.:•4:,....,.....„.: :0 ut„,...., (TO APPLICANT) (TO AP7LICANT) 1 ,, .....1.„............_ . , .—±,_ t,.....;,',.,..';',. :•.'..'; V TREET OPENING PERAIT ' COMPLIANCF AGREEMENT '.'7.**''....•':''..;.1,;;,':. :1' ':-.' & BON$1.Melting_N ,,.. . •-.., ,, &,,,B.!: .0 EX..j;tUTI•,•:1,,,.. . :, 4..1!•,,,..-:.f. :,. .-.. . • (CITY STAFF APPROVAL) 4CITY COUNCIL 1PPROVAL) - ' '.4...-•,:::.. . :-, , '''., ',..;... ',.• .; 1...,-. : . .. . ,,„, . • :‘,.......................... .........................., . .. . ia....................................„.........,.................,...,......., „: • -i. , IlaPiltzgult ''':i; - ',"•''','f.",:- - 73,.;:: ..•4 ........ ,.......im ........ parso imams* IIIIMMile, .044 *MO. ....r. *M., • ' ''' ' ''', :,....'.'''''''.''■ . .. ,. .„ ■ • . FIVOLIC MP ROV MEW 1,-'■ ... . ... : r.. ' ■'' .: .' pLON,ltp,,OM .* (ttVicATION/EAStMENT) ,.., ,. . . .,,.4..,..:., (EXECUTION & '4E001,101NC) ,•J , .4.4. ...., 1 •:,•:•:::7. . . . . . , . . WORK CrOMMENCEMEAT 111 LAT RECORDING k •.,':',..,,,-.:...- & APPLICATION FOR ...',.,, ., ,..• -..::: i 'i'';:'-,..',.•::':. , . BUILDING PERM]: 1. ::•,-. .-. ,,•.,. , ' • - 1 ..,,, ., , ..... (lUtpot100660) ,,,,\ ... .•., ,..„, ... 4.,,..k,.1 . . ,.. .. , ,..., ..t.,..,.. .„ -: „, ,,,,• '. '''.. ' fb• ' ” . , . ', •:,4,..i.-4'...... „ :,•:,...,.: , , ,..,... .. . , . , :,......4_ .,,-,:-:,.,,,..':'1'. !'":..., —, .,..;:.'..•' :;`'.: #,;:, .!:''',:''t,','::::,::,,,,,::':::::,','1;',;:' :"-;:',"',--,:," -:•T::',',,'',,:,..::,'",.',-;',. .. .::':'',',':-..?::;•-:':;:'',,,li:'';'',',';',—.''':'''':, s'',.::'' ,!,'.:'. '''.',,;-''',Y,,:,=;.: .L.,,'"vr:-,,,,,-;:,.,;•--,Ti , ;,., .,.,,,,,,,.•,,,,,,.:,,::, „..,.., .„..,,... ,,:..',.• , , * , c:'.':; ;,:. CITY OF TIGARD .,,,.,;........,..„....,,„, Washington County, Oregon NOTICE OP U 'ila, OMR .. VI WM= = ISION ..;s, 7 ,d) 10 Concerning Case Musiber(s): PD 1,40, S 446, SL 346 & V 646 J; • g . 4' 0 , 20, lagne of Ovners FUNOVOSS. NESVOLD, OGLE- AND THOSOMES ?1;. :,.,.,, 4,'::::;,',..-..,':...:•:,..:. , •• .1.., "et% 3. Nameeof ApplicantL.Imygmire Address . . 19185 .8T4 ,11tY041,traq4 , CityligEl"....pt,,,te 00 Zip 97223 ,,,,, i 4. Location of Property: :'*;,:',':':'':!::.:i. Address North of the Tualatin River and east o 10Oth'Ave. , • , ,, ,,,-„,, Tam Map and Lot Ne(0). 2$1 ISA lot 400 2SI 15AD lots 100, 200p 300, & 400). -e' ': 5. *auto of Applioatioo: Request for approval of a Planned Development consisting of 71 detached tingle .!'aml)t' reivences on '.6.'erang illg, ,trarrimpralmar sq. ft.,.', "5711,747irtrilla:,,aohi ikv. .& .iniii i.'"ar, 7131771. "Tr.nre;"ir'"7aam:"rrri775ortt., yittr.2,' ..,. .. , .„. . 'Also ,in 1,rte A 30 up to .. ft. by , 6. Action: Approval as requested staff approval; and permission to construct .:::., :-...:....:",..„... Appro-al with conditions a sewer line & street improvement sithin XX Denial a drainagtway, and to allow a clqnsity ...' transfer from the floodpisin over the 2 7. Notice: Notice WAS published in the newspv,r„ posted at City Sall and .,, ,,,, .: , , . ,:141./ed tot :. :1'''''.* " : ,. :,''''..:':.:'•..,-',''',.; . . ., _Mt The applftent & owners XX Owners of record within the required distance . _IAA: The affected Ntighborhood Planning Organisation . ---XV AffectA governmental agencies . O. Final Decision: ',-..:'.-,:,,-.;,..,-,,,•-, ,.:,, .....................-- , THE DECISION SOALL OE FIUAL ON April 41 1986 UNLESS AS APPEAL IS P/LED. : ,, ; 'ff '2:, g6 ' The adopted findings of 1ac4, decision, and stetement of condition tan bt • .,,; w obtained from the Plannlog Depart:,,,ent, Tigard City Ball 12735 SW V.O. Box 23397, Tigard, Oregon 97223* ,... ea . ., to Any party to the decision atay appeal this decision in accordance 44th 18.32490(A) and Section 18.326370 vhich providta that a Written appeal may be filed within 10 days after notice is given and sent. , The dendlise for filing of se vpptAl is 200 .P1 A,ril 4 1986 4 . „ ..• , .., ., . . ,• .. . .,. , , , , 10° 241112110.:— If you have any qoastionai pleast call the City of Tivard , Planning Departnent, 6394111. ., • .. , • • ..', . .. (025711) .1 1 . • I I . • ,.. . . , .• , , , ,, 4., ,,.,4. , .,..,:. ,...e.• •• • . • L., e . ••.. t, . • t ' te.,• Ite I , .• , •• . , ,,, •• . •• •• . . • tet .. .. , ' . 1 e N 1 00 CITY OF TIGARD PLANNING COMMISSION FINAL ORDER 86.461L PC . A FINAL ORDER INCLUDIN3 FINDINGS AND CONLUSIONS, WHICH DENIES AN APPLICTION FOR A PLANNED DEVELOPMEIOT (PO 1-96), SUDO/VISION (8 4-96), SENSITIVE LANDS .', PERMIT (SL 3-86), ANWVARIANCE (V 6-86) REQUESTED BY FUNCHESS, NESVOLD, OGLE, s i AND THOENNES. , . ' • ' Tha Tiger" Planning Cori reviewed the above applittion at a pubic , hearing on March 4, 1986. The Commiseion based its decision upon the facts, findings, and conclusions noted below: , A. FACTS -, 1. 21naral.W1110ilsetiora__ , , „ CASE: Pl,nned Development PD 1-96, Subdivision S 4-96, Sensitive , Permit SL 3-86, ,nd Variance V 0-86. , REQUEST: Approual of a planned development consisting of 71 detached eingle family residenees on lots ranging from 4,000 to 0,000 ,.., square feet in size with setbacks as follows: Sid, yard - 4 fe-t, rear yard - 15 ' et, front yard lots I, through 71 - 10 ,-. feet and 19 feet to front of garage. Also, a request that , minor lot line adjustments up to 3 feet be permitted with staff 44pproval, permission to construct a smear line and r\ street improvements within a dreinageway, nO to allow a density transfer from the floodplain over the 25% maeiwee. ' , tOMPREMNSIVE PLAN DESIGNATION: Low Density Residenti,1 , ZONING DESIGNATION: Waehin'Iton Co. R-5 APPLICANT: Ken Waymire OWNER: Funchess, Nesvold, 10195 SW Riverwood Lane Ogle, and Thoennes Tigard, OR 97223 LOCATION: North of the Tualatin River -nd eaec of 108th Avenue (WTM 2S1 15A, T.L. 400 and WCTM 2S1 15A0, T.L. 100, 2)0, 300, and 400) 0,. , ' 2. pse_Ag_c rojArLd „ - The subject property is presently in Washington county and on annexation S' , aPPlic,tion is also being reviewed by the City. A final plat can net be reeorded until the property has been officially •ameeed. The applicent i proposing to have the R-4.$ (Residential, 45 unite/acre) zone . , epplied to the property. The Zirile Change Annexation (ZCA 1-96) will be IL reviewed by City Council. 3 Kis is-Atildsnittistti • ' . .,, The surroundieg are contains a combination of small and rizzdtule sized acreage percale. Except for two parcels o . the west side of 10th .‘ Avenue, all adjacent properties are under Weehington County jueisdiction. FINAL ORDER 06-11 PC (PD 1-05, S 4-06, & ZCA 1-06) - PACIE 1 I I . i ,.°,,,:.";,., ; e . .. • .. .e e ThA entire .,-re, betwe-n Ourh,o Road and the Tualatin River is within the Tigard Urb,n Growth Bouedary. Th, Tigard Coepreheneime Plan has e .e. designated the subject property, US well as other parcels to the north and west, for LOW Density Residential development. The properties between Pick's Landing and the subject property a, , 4esignated MeOum e,eee Den$t,ty Reeidential. . e.,, e , ,,, 0 e ,.. ,..,e :•,..- ,. „ : 4. a l tejltfer Je teation a . . et ettlelek te.E,Alaticill ,; -N ., :,i, The property contains three residencem which will remain and several acceseory buildinge will be removed. The eite is pertially wooded with ., .,.- 7: the majority of the trees eenceetrated neer the Tualatin River and the ,,--, eatt side of the property. e..., e 0;- ,e,e.,,,, The development features 71 lets between 4,600 and 0,000 seuare feet with the special building setbacks noted above. The flood p1 in ante ..*, i 0 , :.,. ...i „Ailment to the Tualatin River is peoposed to be retained by a homeoweer's aotociation for opal space porpotet. Public • ccø ss covering the 100 year flood pl,ie area is propoeed,, An 6 foot wide computed gravel path is Inter t rose this open space area, from 4144St to Mitt. The ability to perform lot line adjustments of op to 3 feet it alto desired. The edjuostments will be submitted to the City staff for approval With an Engineer's evaluation regarding utilities am\ that ... ., : -' relocation if necessary. .,,,,, ,-,...• '4 The develop*ont of the subdivision will require the installatioo of a •-,e: sanitary oew,e connection to the existing sewer line that lies within . , . ,.,,. .. •••,,”, drainaetway the e west side of 108th Avenue. Also, the propose ,- d location of Rant Drive will . croes a small drainame twale near its intertection with 106th Avenue. -, . .e. e Fieally, a variance is requested to Allow for a density transfer of ever ' ',•., -.,,e, 26% from the flood plain area contained on this preparty. 6. 1,tioacims11129_1.09,299,0ks ..*.e, , ';., , (..- ..,. . The Engitetering Division has the following comentt: .„„ a. Street names should be reconsidered bore the final plat is sobmitted for approvel. That earth work towth of SW River prikAl Sh411 occur botwoon Apeil . .. 30th and Octokee it or at the diecretion of th, City Engineeee g - fether, th. t erosion controls be applied throughout the course of conttruction and that a tomporary (boforo and during , 0 el ' construction) and permanent (after conetieetion) erosion control aa f plan be subtAtted to and approved by tho City til-gin,or grigt to commencing any improvomont work anywhere 4,ro' tho sito. . . k c, Without at utility plan it it not passibl, to cont on the ., prepoeed builtiing sotbacks. . .„ d Must dovolop sanitary and storm ystems to assuro futuro ostonsion of servict, to adjacont proortiet. FINAL ORDE $ - a PC (Pb ie65, $ 4-66, & ZCA 1e66) - PAGE 2 . , . - . , , - , Y a. A latter of serviceabaity must be obtain,d by the applicant for ,, I access/egress via SW 16th Avenue, fro Washingtms County. 4 A f The ,pplicsnt shall provide a plan to the City and Washington County, for review and approv 1, detailing how the applicant . pro to mitigate the adverse sight distance probl.m at the . , ' intersection of Durham Road and 108th Avenue. , g. The applicant shall provide a plan to the City and Washington a' County, for review ,nd aPProval. detailing any improvement which may he required by Washington County along SW 108th Avenue from the inters-ction of Durham Road and 108th Av,nue to the proposed , d.velopment site, h. Any on-site or off-site sanitary Jnd storm sewer 4vsements, which may be n 'cassary for provision of sert.ce, shall be on City forms and approved by the Engineering Section; on-site easements lhould be denoted on the subdivision plat. I. The existing ( ,ccess-egress) easement ,cross the north end of T*? Lots 0100-04C0 shall be vacated: the cost thereof to vl born by the pplicant. ' J Vacation of the south 411nd of SW 100th Avenue from thq terminus of CA. 01366 to the Tual,tin River shll be inittated by the applicant. k The lands adjacent to the Tu, latin River which are within the 100 year floodplain shall :v.' dedicated to the public for greenway purposes. Th, floodplain boundary shall be surveyed and clearly , '.'.'. marked and said markers shall be maintained throughout the course of development. 1, The anisting dwelling's which Aeu to remain, must be connected to sanitary sewerage facilities as soon as such becomes available. since their septic drain fields will most likely be impacted by creation of subdivision lots. C, No objection to the Sensitive Lands request provide the conditions noted are required. , t The Building Xnspection Division notes the prosisions for storm and sanitary sewer must be addressed. .,' The Tualatin Rural Fire Protection District indicates that all streets -, must have outside/inside turning radii of 62/30feet. Oydrants can be n more than 500 feet from any structures, and any access roads over 160 feet in length must have an approved turn around. The Tigard Police Department has no objection. The Washington County Planning Division of the Department of Land Use and Tr neportation has no objection to the proposal. pINAL OROCR 06-_ 1 o PC (PO - 4* 8 46, 4 CA - - AGs. 3 r 4 z 1 0 ) t y w,4 it .. + The Tr t.f District indicates that de � t.M zervic capacity is ,,,•,. t t , r The park Bayard recommends flood p1,<.' ,n dedication, paved path meeting• {,';) stir , rt nd r s, and access ccess from m than ieva 10 r.r�,:nt to the air" are+ y» 'pity s eW Ti ed Sc oo1 District has no objection. w'. 06 objects to the pro ,.s 1 for the following reasons: ' m o a. Traffic pro l m s at the 108th Avenue/Durham Road intersection and a„ r additiortal traffic or Durham. ;,. ''` b. The number~ of proposed dwellings is a assive c. Lot sizes are taros l` and not compatible with pick's Landing ` rl d. No access to f1oodp1ain area ,'.•':-....,,,...i''.:',-','. s t ` Q. Objection o+ soma Of surrounding pry{«*, y owners. 8. ' DX S AND CONCLUSIONS The relevant cr~i t,r"i a ih this case are Tigard co,�pr"e°ensiv. plan . policies 2.1» 'l, 3. ,t, 6.1.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3 and n. + t a` unit, Development a Chapters'rs 18..60, 1.8.8 �, 18.04, 8.92 18.134, r 18►160, 18.162, 18.164 Since the Comprehensive Plan n s .{err acknowledged, the Statewide p1^nnin Goals and Guidelineo no loner need ,;., :, �� , addressed. r "it'a planning Co lston C cttdos th... the proposal i not totally .„: ° t consistent with the relevant r Lions of the Comprehensive plan ba based ',; $t upon the finings noted below: • S -y r ' �. ,. Policy 2. ..1 is satisfied because►:s+ the Neighborhood Planning , , ro property t owners were given notice o ,, ,� � �r�i� �i��� and s�r»r�+�t�t�ad�, p� p � ,";, , t . :',4.„� ..:p th hearing n a n opportunity o comment on th ; applicant's ' proposal. i. b. policy 3.1.1 will be satisfied p us that , portions ions of Lot r'' 4 through 13 which c '_. s°gi p•'a Y;:re not r' d'a d or fills , '° g :, without Sensitive Lends Permit. ,ch a permit hOis been { a requested to construction r .n in the allow in d ► 4 northwest corner of the property and construction of sanitary t k � indicates �h,=, the �� i � re�►�ia�� � the pr"e�.�iin�ir;� 1h� in sewer e inn ' a p posed con be accomplished plished in a Manner , r M consistent h this policy. C. Policy 7 + 2 q �;y1 rj and 7 y �g�y�y,± ��se adequate t f.#++.»rw� �`�Y'M a«&, �iMM�`ftl i k�.� can satisfied ,1illur+mNY.1r�Y�6 t�wF � Tpe ' ` serve the development prior to apr ► 1 f the final sp a rid . e .`. k' tle, sewer°, mod storm d in e f cilities i' 1 Y+ee�e i 7�yp� !t the � + fr�1niY plat. The polio nt also indicates th theta facilities will be pr ► id .. the , ` y sadr within the subdivision s required h 1 .\ ' 'N'40' . , FINAL 040E0 a -,4 OC (PD 1 , 4-04, 1.46)' - p'',r • 1.::':....,, ':' '■ . 44 411141' ,..1„„ 4. Policy 1).1.1 is gin issue that lost be resollved relettn0 to tho 4 present vlondition of 1) ,th Avenue and its intertaction Wth Durham Road. Oath of theta rd o are undar CoOnty juriodistion and approval must be obtaind. A Count pdomit will mddress th, , .''',1,.:•:',4: ', ,, access problems -,rtaining to the development and * resolution of ,:e''.•. ..,, ,,,'*,....' . theta conc..,rns. • 4 ‘'''''v.',.,4 ,',''''' ''',..■ e. Policy O*1.3 will be satisfied when the conditions of approval . matting to street tmprovaments are completed. 4 , :: .,' The Planning Commission *s det,rminad that th,,,, propose/ with . Modifications is not consistent with the r ns alr.vant portio of the r,, :.2...., ....r.ii Community Development Code based upon the findings noted below: a. Chapter 14.60 of the Code is not satisfied because the proposal A does not meat the density require,,-nts of the R-4.6 zone. .'/7:',.:, i b. Chapters 14.02 ,nd 18.134 are related to the variance request to the density trcansfar provisions in Section 10.92.030. 1I relevant crttevi ' for oranting a variance (Sec. 10.1.14.050) are . s.:1 listed blow' ,,...1... 1,.. ..,, , 1. The proposed variance will not be materially detri.ental to the putrposes of this Code, be in conflict with the policies - of the Comprehensive Plmn, to any other applicable policies and standards; and to other properties in the tame zoning IL district or vicinity. 2. There are spacial circumstanc,s that exist which ate '*.1 coliar to the lot siga or shape, topography or other :,..: ,441ii;-::.:. circumstances over which the applicant hat no control, and which are not applicatae to other properties in the 40104 zoning district; . Tha use proposed will be the same as permitted under this Code and City standards will b maintained to the greatest autent that is reasonably possib4e, while permitting some oc000mic use of the land: t. 4. Existing physical end natural systems such as but not limited to trffic, drain, te, dramatic land forms or parks will not be adversely affected any more than would occur if the development were located AO specified in the Cod ; and .4.: , .,.. :. . . 6. The hardship is not self-imposed and the variance requested , ''... it the mtnimuo variance which would alleviate the hardship. 1 The applicant presented caltulations or deterMining , , . .; allowable density at providod in Chapter 14.02. The ''.: _ caltulation ore as follows . d 61 Lott on buildeble lend , a ° density transfer from floodplain L " existing houses on site , 66 is total , . IP ,‘ FISAL ORDER 06- PO (Pb 146, s 4460 & ZCA 1-46) - PAOE 6 ' ... - . ...„--.a r ' I 40:14,4t,i;:;'.1.':.:!,'.".',:i . . ", -,,,,,,„..::..:,...,,:.:,,,,,•,, ,, The staff cmiculatiow yitaded a slightly difUrent nuf,,'3..,4 '.:::.Y. ,..',..,.„...2::. based upon the feint ,. .4,....-:-.-,.....V.,'..,:4:,:,',; 1•,., 14,8, At. or-6444680 tA ft, - lross area . A ac. or ' 98,664. sq ft. - ii".1,k-'. . plain •;',1*41114 .. :-...,,.. .,....:,,.....,.:.cr,i. .,,. gAl.....ga.g.,,Or.*At‘t...,,,‘N.e.„Ialt. - stAtet right-of*ori.y 1 ac, Or 461,034 sq ft, - hot area :3*"'....1",-:.::°.1::: : : (4 , ., 4 ii . ° .. 461,084 (Mt swee) 7600 (Min. lot Atme) s: 4*,14 units ,.:4;...;. ,:.:,...,':.,:,..i.',.•.,.:',,,.,-, 40,664 (f1-4plAin) 7$00X.26 (26% trans.)11.41240111 4,,. N VOti Units: 68,26 ,. ,,,.. .,.'..r...,...K.:..'!:i ,i.: .:.,,:::::::.,...:::::::',..., ;;,:, Based upon the staff figures, the proposed variance request ..v„.,,,.....,,,,,.... would necessitate * density transfer from the flood :Amin of apptoxitely 60%. V.:lotion 10,02,000(0)(3) states t‘t.;44 the to number of unite i,,6y not exceed 126% of the m4g1MIA1 ,,,,........ .,,.... ‘,,, number. of units allowed per gross Acre. This proposal of /1 '.,...;;;,....,:.",..H.•.:•:::. 4., is approgdaately 02% *f the allowable density ; U4h Vetoes Otera'6.t.,e. .. ,. ?.,: .,.,. 7 ,, ','..71 The Commission finds that the variance request is ...'', ,,,,,-4 ,.,..,•,,,,,,,, because the resulting density is not consistent with the intent of the R 4.6 zone. Also, the !.',.1,.:';•:...:-..,:',:).J,.,,, majority of the lots ate small And the amenities, particularly common Opah space, are not sufficient to offset ...:, ..;...,..;•:,....,.., ,,,,,,,,,,, „4.,,,,,,...t.,,.. the density ',,,,*,oposed for the developed portions of th0 .,.. 46„:„-.:..,.. . ,, proticti ,,*...,,,,,),.,.,:.* .:.., 2 C Mapters 10,00 td 18,160 of the Code 'ere not totally satisfie0 .,..,,. , ,. ,....;• ,,,,. ,....,, betause the proposal does not ,,,,,,et all the requiroH..nts s-4 forth for ti,e submission and approvai of a preliminevy plat. •.,,',!....:"...,:,:.::;'..,.!...:',,,:':::,:!: . . _. ::,.:E'''.., '■'''''',,I"'!. d. Since the proposed street and sewer line -,1,,ros located within ...,:.'. ,..,:',.;.' differ4nt sensitive lands caterories, three sett of Approval ' .. ,. criteria containe0 in Chapter 10.84 apply to this propet4. • 1. 100 year flood plain „,...., ...,,,.., , 4,4 a. Land form alterations shall preserve or enhance ,...,. .,... floodplain storege function and maintenance of the rise floodway shall hot result in Any :„..... ,;,,,, narrowing of the floodway i.vunderY. •... , b. The lend form alteration oP devIjojt,',,t.ot within the ., . , „ . 100-leer floodplain shell be allowed only in an A,...*.1* ., as commercial or industrial on the , ....„. ,4, Comprehentive Plan Lard Z.Ogo ,,.,.. c lhe 1,And form alteration or development is net located within the floodway; , -.6 ,.;..,, d. The land. form alteration or developMeilt will net ., . roult in Any increase in the elevation 'pf 'the ..„., ..,:„ ger°-foot rise floodwAy; „,... „ I ',.,',-.'"... '''''':,V• I , 'I.... ..-.. ...,...',..., ,,i_....:2, , , ,. ...., . -,.,...,.......i;::,1 flOAL rigtielit 0 , 1. PC (PO .1.406, $ 4464 4 ZOA 146) ,,,,,, :P % ,....., . „ „ . .4' '..''.. , , 4 I a. The land fo lteration or development plcm includes . N a pedestrian/bicycle pathway ia mccordanc with the adopted pedestrian/bicycle pathway pltn: ' f. ma plans for t p destrian/bicycla pathway indicate that no pathway will be below the elevation of an 4 , 1 w ' o ,verage annual flood. -, Drain-sways . . The egtent and nature of the proposoe land form ., alteration or development will not creete site disturbances to the extent greater than that required -.,. .\ 1,'7'or the uses; ., \\ s- b. The proposed lan0 form - iteration or dwalopment will ; .'■ not result in eroz$ion, stream sedimentation, ground stability or other oAverse on-site and off-site effects or hoz rds to 10e or property; , • .1.1 C The water flow capacity of the drJnaveway is not '.„ '. . decreased; And , i ,) d Where natural wgotation hats bean removed due to land form alteration or tha developmert, the areas rot covered by stroctures or impervious surf-ces will 1st, I replanted to pmevent erosion in accord,nce with , - , 1 Section 10.100 (LONDSCAP/NG AND SCREENING). .i. 1 3 100th/113th Avenue, Ravine ‘ - 1 All of the lend (within the ravine) being considered , for development is a lots than 2 slope. - , b. There are no unstable scold conditions on the land being considered for devalowent, , c. The provisions of Chapter 10.160 TREE REMOVAL shall be i. . . applicAnt h s submitted preliminary information regarding the Uh " EC sower line extension and street location. The Engineering ' 40 Division has reviewed the proposal and provided the suggested conditions are applied, the proposal will be consistent with the akolve crit.ria. # m . (.9 e, Chapter 10.162 covers the City's requirements regarding lot line , adjustments. The proposed ability to adjust side lot lines after the plat it recorded can meet City requirements but the procedure for adjusting property lines should follow the process described below! . , - . . , • ., ,tg,, , 1 , • 1100 ORDER 06- PC (PO 1-80, S 4-00, & ZCA 146) - PAO: 7 , 4" , . .... . ... . • ,• ••: The Commit!, Development Code provides a two-Step review ,.," lot , -- 4 line ;Idjufteots, ,-.' poolimioary application is first evaluat4 , a, , , ..,. .. :;.,'„,.;;..,...-;',•-e.' and a dQct to %Ado, If the preliminary application is ',..,..: approved, a ftnal alpiitation it submitted cootaiotmj the final ':.... tot ht adjustment WO and legal d,..scriptions. Periodos City Vproval, the soip and 1,-a1 description? fpre recorded with .',.., '..1-..'. '....,' i "W shington County, ■jc.i,a'',-,...,:ai'. .„. COnflicts ,.,;.y result in reLetion to the loOmtion of utility .... ,,..,,; . ........ ,,: .„,• services and driveway locations. The final lot tine *41,ustment •,.... ..'i.a..... ...i.? I.it.p and legal descriptions shall be required for each adjustment .c...r --:=*..•.'...*:',.... - .,a, thtit occurs under provisions of the preliminary approval. The map ....., ..., •:...(%.„' .',.nd dIscriptions should include information reoardlog the precise `..1 .)..,,. ., :- ,..;,,•:. location 0 **toting utilitillis and driveways, A certification ".' . \:',' ,:.' ,..- from ,n engineer should be provided which indicates that the ...1: : :.:',.::: ..''' Justment will not -.4,versely affect existing .4tilities or that ,,':7:';0`• the fai,ilities will be relocated to the satictilo of those ,. .a *' utilitv company(s) involved. Any costs associated with otange ih F':, -, .:'. ' . t .. 't :'.....m utilitj loc,tion will ke borne by the developer. ci, The PD overlay aorta does not have 4 minimum tat width viiquiremento ' .., but the 5044- foot wide lots aea relatively narrow for single f fly detached residen4its, The 4-foot side yard requirement ,... ,......:'',,„."..::''. ..! shall remain to effect as well as the 5-foot driveway setback requiremont contained in T.M.C. Section 15.04.000(14, Wriances ,... ,,.':„.: or waiv,rs of these requirements shall -, viewed with disfavor. r',: , . 4, f. Chapter 10.164 of the Code will ba satisfied during the approval • prock,s3 for the final plat. ,:„.. .... c. . . C. DMISION ..., upon the findings, and el.:inclusions above, the Planning Commissio '... DENZES PD 1-06, S 446, V 6-06 ond SL 3-06. ,• . it is further ordered th,t the applioot be notifiod of the entry of this .... order PASSED rilib eva..0 day of March, 1906, by the Planning Commission of the .,,. City of Tigard, ,...;.," & •:,, „.... ..: a4 , / ' :-e o A Donld fton Pr.asiedganirt a 'a *gtaa.............. ---, Ttgata P1,nning Commission .,.. 'ts RSLtbr40 , • , ,., .4, ,.., ::':',.• : ' , , '., • 1 ■ . . . t, ' '' ' ' MAL OltOtO 66- .., PC (PO 1-45, 15; 4-$6* 4 ZCA 1-06) 000t d . , , , ,, • , . . i 7 L6 paegu, MS OOL9 SS3 u um-Nowt:10'MAIM Lem X013'O` . SUTWIEW • [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]