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S 89-02
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. r t y.• •. .... ry( .l,,,,' < ,,;;,,,»N a. r. '.A':;+ r,'...},. ,i .y.,.„ . t.t `5, .f t, •i'. ''•'•'• �.. 1.,.,♦f ,, ..n ,F' 1 1'.x .. . .. 1, :. �i �. ...,.n . � ...,1 r . . J.b n ..;•ti.. i ",:^ il„J I L. lr... r ,) �} i''''72;4':''''''''''''' , i:.....r �.. .., ...r•• 7:. �.,� �4 ..,. • k'W>3,k..,,,....:'. ��r 7! ,. M :y 4 C �A•W... }.�.i. .'!F f� ,;1 ,.�` r � i,N ..,., ... ,� ,.'. x .� �'.V, " n� t r I K, �•l,.: -,,, 'x 2 •Y• ,, 'lt+ .tb j u } Wt ri YYs r'f},1�.' -.N' .. p WIN., .ik �+ �..V�.'` � iwr' �7?t .Ar --,r ?1�.� •. ,.r",.�,Q' ra �1:ei '•.r 1 � 1'"': • � ` l I `��• ,�' ,�,ty ' — y, t!�' y4 y� ` -• 1� •WF� ... ;t;� .. � .«..,�, 1iV'pi+4�WB�t'",���I 1 '^ ''''''rW'yA I/' ,00iao 1 1 M .,,1133 d, A 89-03 ': �•.' 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T h I1 N.,' ' b ti'Wt ., „ k t,JY a • t ,r, y W t YL),•;',.::',',.i.",'.,.;,9 '', +u I r, •• d 1 J R} ' o mt 11„ �1 i , �' Y f+1 A I r. t �a,•a tyM•}My ii p y 1 ,5 "�IIi 'I' ylfFi .eI lI'rj 1{` d i� 3i P, • p *,LY,11,1Ki t Ii1M (pi 1 ., , iu • 'I i. '!'i 'Ir, r li.--'- __.--_—,_ '"-.__r_- .ds,_.. --_-' - ------_._"-N-__...?.. __.,.: -a._:......_y _-'__� .« ,—.'- —'-�'-- --�'J_- ,_.._._.. S ._ li,^___.._-__ ___ s'_._•_ --'±,- _.-- ._.. �.r'�__�_.%'m_„_3:... «__ i _,:,t __- -,K:W,Y. -_ .,�.....r _..,.._- "`_.—�' ?*,. _-�-- - ..,-, ' ,te% , „1,... ... I, ,,,, % 4°4 0:,,,,, 4.. i,..' .': !ft. ..,.. ..-. , ...,,,, 89-37969 ,,.., „,... , I RESTRICTIVE COVENANT WAIVING RIGHT Washington County .. , .. 4'e,:eenee OF REMONSTRANCE FOR STREET IMPROVEMENT :4 474ee','e' 1 .1 1/..1,'..r:';* We the undersigned, being the legal owners of real property hereinafter ; e, , n , 444,:.e: t , described, do hereby consent to the improvement of S.W. Bull Mountain Road . , 4e e , 4'.., lying between S.W. 150th Avenue and Pacific Highway pursuant to Washington •:,'-'• ',.. County Ordinances regarding local improvement districts or other similar provisions in effect at the time of subsequent improvement. In consideration of approval of land use action for a Subdivision and a Variance, Item Nos. n• ee. ee e e.e.ne.e. S-89-02 & V-89-03 and of not being required to improve the said road at this , , .-„, ,, time, we hereby expressly waive any and all right to remonstrance against the .4. ,e ,..',,,:4.-',:, e.',,-,r'' 4,. formation of such local improvement district, by Washington County pursuant to Washington County Ordinances regarding local improvement districts or other „., 44,,4:4„,ee 444,4„e ..., similar provisions in effect at the time of subsequent improvement and the , e-e - • ,7t*,41e said assessment of such costs thereof against said property. e) ..e. 0,:4,-ke .... ,.. 7,. .c''' o,..i4:.'4, "4 1:7 ' 1:':4t."7::1 This consent, and waiver to remonstrate, shall expire twenty years from the date hereof but the undersigned owners or their heirs, successors or :4'. e .4e4,- assigns shall renew this covenant and extend same for an additional twenty 4.e.%4e . years upon request of Washington County. 0'1 • * " . 14 The property subject to this consent and waiver of remonstrance is I -', described as Map # 2S1 9A, Tax Lot # 1400 & 1501 and is more particularly „,-I e, described as follows, to-wit: .N4eeo , i,,e e n,e:44.-te A tract of land situated within the Northeast and 4,4 ', 4' "e'n,', ,, e . Northwest one-quarters of Section 9, Township 2 South, 4-, o r"::'' . Range 1 West of the Willamette Meridian, in the County of 1*.,:' Washington and State of Oregon, being more particularly eee- .' described as follows: .. .„ t.*,t: ." Beginning at the one-quarter corner between Section 4 and Section 90 Township 2 South, Range 1 West of the Willamette Meridian, and running thence tracing the Section line between said Sections 4 and 9, South 4 4'' '..-.44■ it o .4'4'. ,... ■t: '-'1 89°0350h West 383.75 feet; thence leaving said Section line and tracing the West line of that certain tract of land conveyed to S.E. Lasselle, recorded in Deed Book 300, 4 page 439, Washington County Deed Records, South 0°05154° e r: East 857.15 feet to the Southwest corner thereof; thence 4- ' rig , , , in.. tracing the South line of said S.E. Lasselle tract and the , e 0 - Easterly projection thereof North 89°03'50 East 190.02 4e, feet; thence South 0°05'54° East 242.50 feet to the ...g Northerly right of way line of Southwest Bull Mountain j : Road (County Road Number 2515) as established in the e 0 . , ul e Restricitive Covenant ,44 ' 4 1 Page 1 of 2 , \ S8902/br T.L. 1400 & 1501 '.1. • '' f ' *63* ..., ' ',; ,,,,ci :,,, ," ..,.,. ' ,)}.;• , , ),,!, '.,,:"..,g. It , .'., s., ,„.• ,,*6, ,*'';' t", '.,',\,... ' ,t", . ',,' ,, 4' *$' ...,. , '* o 1", './4.7 i V4'1 '""1, i .„, 1 ,, ! , A,„ ,,,,,,,\ ,, al, .,4,, , 'i ''' ,,,,i'4,. ' ',A'. ': , t4';''41,,:di,:i 4'141 i ':.,.,;,%,i,,,,,.." , ; Washington County Surveyor's °Widening, rea.ignment, and ' '4:: ,. `� Legalization" survey dated 1989 and recorded under County e, Road Number 2515; thence tracing said right of way line 1 5��,pl A �".ih" ' a South 60°57'44" East 420.42 feet to the West line of that ,'.:;"• ".y certain tract of land conveyed to a.L.. Egger as described Fir± � 1},e s�z`, °,k, in Deed Book 471, page 332, Washington County Deed Records; thence leaving said right of way line and tracing the West line and the Northerly projection thereof North `, ` ~ D°00'09" East 227.18 feet; thence South 89°48'51'' East .' '< 151.73 feet to the Easterly line of that certain tract of ; .. . - land conveyed to S.E. Lasselle and Courtney Lasselle as M ''''1 ' described in Deed Book 231, p d"9 e 673, Washington County ,l., arti�: Deed Records; thence tracing said Easterly Boundary North ., �' „; ,J: 0°01'00" East 1079.58 feet to the Northeast corner thereof �,:u;,',.';,:,,._;, and North line of said Section 9; thence tracing said North line North 89°53'30" West 327.80 feet to the point tNM r of beginning • ``"'�.a It is hereby intended that this consent to, and waiver of right of I °, ` remonstrance against, the said street improvements by Washington County l' ` 1, ,,, pursuant to Washington County Ordinance regarding local improvement districts 1 '1 ",,�,.., ,' or other similar provisions in effect at the time of subsequent improvement • `,, F shall be binding on ourselves and all subsequent owners of the hereinabove ,,°':;.;:r;.e, described property and shall run with title to the said property. 1 day , 19 . '• ,'„ �,.,„t Dated this da of -1:,,1,rl,.k..,,:- i":: ' ,`soil 44..14,,.. �....0:, ' 1 „.S':. `5..11!t,' ', HERITAGE DEVELOPMENT COMPANY, '., "°,,ee,j an Oregon Corporation f/s �R4r.yl }��i ..-mayr c' l,,,, W' J. //�� p��y /� // 4111 4 . '1. rr STATE OF OR OREGON ) ', �x..It7'1..r'i�. '' :1;,..,e',2.-',..e., : V � ., ss: '�, , County of Washington ) X!, k ,: BE IT REMEMBERED that on this da of „ ,-; r I:e.',.7 19 �' � personally appeared f te. w , w o, sing oil y sworn, ei" eac say �w, '. tha a �s ;a / • and , � respectively, o r ANY, an Uregon Corporation an at ,.' , ,' ,t ,. the foregoing instrument was signed in behalf of said corporation by authority "'.' y.,,"' of its board of directors; and they acknowledged said instrument to be its `'10' � " voluntary act and deed„ ,1;,,..,:t,,,,„,,..,,, IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official Ki ,. •; seal the day and year last above written. M :,.,.4 �• �' 4•' •'•�.���• ,5/.�/�..,. T�/, /' / I..-4,./ A 141, r ," "4. 14 r')V,'.^' -' o'ary Pu. c or Oregon■ '•,xt_"_: ',. i K , •o -a My Commis ion Expires: t'"3-9Q 1 .,w, + •! `+. .. �r f7 STATE OF OREGON a.. a' U ter'v county of Washington '� A'' F.: i,Ronald W,Mason,r ire for el Assessment t09 and Taxation and ti ;, 1�Ftecorder at cb�t- ~: VO ances tot 1 oup% taeby candy that ": the with;n (t 1 u�ht`Of Witt agNWas recoived ,,; eond tarok*iL''m to'' . s',i its d county. — * . ,air'.* ''`'' ce'.' ,. `'" (9 `k' r .,` ,, ,.., r.d rector of j� ` 'etisrn EX- Rets�ttri/cyt�ive CoVenant .� Page 2 of 2 f... a 58902/bl isv i lihb . & ' M [V7 �' i T.L. 1400 & 1501 �y6> e- y`.,::::.,•,,'", , After recording, please return to boc : EtC.tO37969' County surveyor's Office Rect,: 16026 16.00 ,' oe/irr19tr 1;Set i7, i 14,:..,P xyl.l . ' k •9 \ ii, ,, AI 's.,'''''''';',...t0 , tr, ,,,, ,-,« «, . „;. RE: Three Mountains Estates Subdivision j,,,,,,1.4 ,.., e::,,, Gary Van Dyke of David Evans & Associates contacted me , s.- 4,.,,s ' .' with the list of items needed by the City before signing off 1..:',"•- ''-' ' on the plat. The attached items should adequately address the .7"'nr,I4,,,,,,:.,"-. IU 61-E't N,R,A .ko-t sAkrzzliwitAL ifid a4,-- Avi* q13114,9 ., ':.,,'.: -.'.','".t,', improvements was submitted earlier to Greg Berry and was already , " --, :.:"4:!:,i 2. The maintenance agreement for Tract B (the private 'T.:',..; ', ,, . .. drive) was also submitted to and approved by Greg Berry earlier. .4,,,,,, ,, ,,, ...1,:, 3. The Declaration of Protective Covenants requires , ;,':'l„::,,,' i'. establishment of a homeowners association to, among other things, f'`.,' '*.'. ,Is" maintain the Tract A open space. Article IV establishes the ,',,:',..e1"..,'«t tract as a common area. Article VI creates the duty to maintain , "74."4".'..;,,,i,,,,.. it and provide for assessment of costs among all the owners. , ' lq, ,...1'' This should address the concerns regarding required . kw,.: ,,, documentation. David Evans & Associates iS addressing the other ,,,, „ .2., items on the face of the plat. ,.t.' 0 1 I am also avaiting the City's response on the maintevance ,'.. , set-aside form I proposed,b Are any comments ready yet? A ;(erik,A. i., ,,,*1 REOPPOW :4', Vice President i'l' t",4 , '. Pleritage ikvelopment Conlpany 16850 SW Upper Boones Ferry Road Tigard,OR 97224 503/639.3339 ,'1'.. -,,,,, ,0 Rol Estate Development arid investrriont .k'',„N ,,,,,' •t,„h,3,- • hp`, ,- ' t" .. ' ■*,... ' 7 t.r 'i .• .„ '. • ., ..'t" ' •. . . '* . ' - • • • 'r -.- ,, hith , - t . ., , ,' .anmoserumsnoa ' :g:' t.■ .'',,, ' - * ,":' 0 L .'1r 1 . '44 t ■ . ' 1/4 :. .t. 1,4 , ''''Or f'''0 'i 4■ ■ I .....r; . . " I ' 4 ' • ' 416 . I 'I ,..'.."' * '" ; 10 41'1 2'.■''. "' 44, '',i'2. * ; "' ,4. • , 1,/ 11., f 0- i .A ' It.'," '''''1 4:•,":', '' • t'''' '.• • ,.jei . ' 4 IMO' 1'AO 1 or,',• . H. P('.:0' ' , ■ 4,..*', r% "i , 4 +SA' ' • ,*'2 4.4' 2'.%,' • 'a 47'.* ' •4 :I('4;' .f,''''•' ::.411 'Clt•''''''1 14, October 25 1984 4 t. .r„-, .4 ,-, •,,,t * , Greg Berry ..,,,,,, thilities Engineer CITY OF TIGARD •:':',i '.4'..': P. 0, Box 23397 -,.., vr..„ ,..., Tigard, OR 97223 .. Dear Greg: Enclosed is the executed "COnsent Con *t” ,rel.ating to , , .-..~:• ,., . drainage iniprovemen.ts in Three Mountains Estates P1ease approve :-, .,..., it and return it for recording. i, ,. . ..-.,1.....:, Sincerely, 41f"4: '4*I'•:44.4'AP■2' ,, .6 ht iia I 0 V44(42214047 '44' Kevin Hanway . Vice President , ---, KR/ace .0 Enclosure th t.., . A., 4 a. , MAW 16N k. .1 '7...I 0 A f.' re ■ ,A k ' ' MO 'T A MM „- T , . ,..., . ., . 4 Heritage t)evelopment Company 1699)sw tipple Boos Perry/toad Tigard,OR 97224 50.3/63943JS, 1 1 Real Estate Develthoiment and Investment 0 ,,,,L,„!0,4,1- ,, i , . , .,. 44/ ''' '' - ',i ,•' 0.14 -. ' 4 .44 "/ " ''' 14 * )‘1"14'/' k.4. .40 .., .," ,4 r\4/ q,,f1 it i ?2,',‘ \k 4,. 0 -',4 -' 1 4, .i . '- 1" ,1 '4,4- i 1 , , 7 4-I.. ,\i,' ,i.,, -' , 1 '' - ,,,-L,- . * " ' fe 0 tW t'; , M n // �F c ` r : : `"14`;'�;; w CORPORATION h', iI CONSENT COVENANT (NONRENOt b'TRA CR ,AGREEMENT) or 4 Y Drainage Improvements, l `u�,' ',;;� The undersigned owners (including the persons listed below as purchasers) of ''" ,.,": 4 the real property described below do hereby record their consent .to the ,`,r4��,,.'11 . formation of a local improvement district by the Cit r other it... ,i4,,,,,-.„,'!„,..4Y � V, , public agency for the purpose of improving drainage in the vicinity of r or shutting the property described in Exhibit A below. The undersigned x ?.i' expressly waive all present and future rights to oppose or remonstrate against .,.. the formation of a local improvement district for the improvement of drninage 1;;`.`,' ' .-:t ' nyatemn in the district, reserving only the right to content the inclusion of :4 ,t ' '' ": i particular cost ttemn in the improvement district proeeednpn nnct nny right J:;.. 1:-,,�;.. they mny have under the lawn of the State of Oregon to content the tiro ''' ,;:i.,F,",;, R poned 'r;r:`1a ;:''.` ansennment formula. ;;, The real property that in the subject of this convent covenant is described an ..r ° * •7, follows: All properties within the plat of THREE MOUNTAINS ESTATES, '- ', ,��'Z': City of Tigard, County of Washington and State of Oregon. r : .,.,, `. IN WITNESS WHEREOF, the undersigned corporation hoe crtuped this agreement r: , :r': to be.executed by its duly authorized, undersigned officers acting purmuant to `_, ;F2, ,:,.:�•wy�:`,;'° resolution of its Board of Directors. ,,,t.;'' HERITAGE DEVELOPMENT COMPANY, INC: ,,,k,;: M*: Name of Corporation ,. Y,. r Sr ; Corporate Seal �f,,� 7i;'1.'949 e :: ;Ar,:: President; 'r----- a 1 , STATE Of OREGON ) By; Y Secretary 4 County of Washington ) ■ `� r+; ;,,, Personally appeared R. N. McDougall And 2 "�„=1"'. who each being first duly nwor,n, did any that the +1 ,,,'. ,:..-4 former in the prenident and that the latter in '' the secretary of w ,� W r .'d.ri t�� 4'r, , a corporation, and that the seal ni f i.xtid to "t1 ,ri the foregoing instrument in the corporate seal of sad corporation and that g R p 1 )A''..,:- --,v,',.,"� said instrument was signed and sealed in behnlf of said corporation by �;i,'"' , authority of Ito board of directors; and each of them acknowledged nnid " Iii.'4,, instrument to be its voluntary act and deed. • r �t ;,':, ,� IN TESTIMONY WH'ERFO'f, I have hereunto set my hand and seal this 12th day ''',' A:,-,%; of O t;nb r ,+ 19 89 5, :' i? s1/ '. I. ii. iIL _, ..us t- .'.L . Notary .°ublic for Oregon 0' "' ' (NOTARIAL S�,AL) My Commission Expirest 2/3/00 5, t';4t .J. Approved ac to legal description this _— day of ,, 19 • •`'. Ay: 1 Title: g,, tj.i El „4' w r Approved this day of • ,J 19 i ,t, CRANTORIS NAME/ADDRESS DEPARTMENT OP COMMUNITY DEVELOPMENT rA Title: • , L;..40/,i'0, ', «..,. ..._._...,___.- Jz 4', (�te/O2b b) K l ,i4,4•":;"1"ate _ 7 • e ,r,. :r...e viral. •, C, i7 �' y ii%I'.,'{i J t yy r a P 1 ' N� Y' 'f 1 'fir r{ a s w "' ,,l' '. i* , r ,,,,,,, a 1 4 ,to y r V r'1,i'''",'l�'--r--..l fl T, _ y '� � 1N�i C- ` (',I,ih k^rd r V ,tI • . 4I' }` t' r r'. �. , ,' o' er' ` ,L9 a tip; r ,' y art ' 'J "� Mr,. Greg ,Berm. , `'�, ,�` �.:; Utilities Engineer *.- 'i. P. O. Box 2339'7 ,. ,„,,,,..1,,,,.,,.,,,,, Ti gard y OR 97222 '''f'• , :;,,` Dear Mr. Berry: l, i r" .. 0•1r2 �y y e d� 6 ,}, After reviewing the d iv + ent .geeeht' you sent ,f n,' r„-,'g"': last week, • we suggest that in it's piace the enclosed covenant s+ 14„` be used. The City 's form is based on a grant of rights from 0 ?,w 1jyk NI L „ Heritage to owners of the lots on the private drive. Those ,ti,2 rfil lots are not sold and are unlikely to close simultaneously. Y . Ii' , :`l We have used this form in the City of Portland. It lur %, City provides f; ,„. ,y i w; the same grants of rights as in your form and also better defines Y �' the lot owners' rights and responsibilities. n .c , ■ ii , ,"w l't, `,; This should achieve the goals intended by the City. Please x F , have this reviewed by the appropriate .. ,. 1', 'q � "1ex"SC?n and get back to n: Yti" ,‘.2,,,: me with any comments, . r ,' , Sincerely, r 4, T,"„,1.1',k,{ ” + 1, . 1,, a t41 0` (-LL ,L Kevin Hallway „t Vice President y^ ICE/ace ``' Enclosures r w} � cc: Gary Van Dyke, DES ■ l.y r+ 1 p, , ,atey ;lpY $ µ 1t o ,j u '":1,',' ,t` 4"A,ya ' Heritage Development Company 16850 SW U ppei �on s Fe 'Road Tigard, OR 0 72 24 5O/0949 `4. ,i �"; ! . Real Estate Development acrid Investment i ---"'- ' ,..--- ar. �. 4.'IS,- — .-' —. -i t. „. ,-., ..,_4.� . ■.'•i_-_-': 4 1 — r 4 ''l t,,s`.u W� IT, 4� , �y;�w ;.v i � ,, ._' :of Y� FAI N � at ht.d . r ��;,4t`' '. V 1 f'1'"4",','`',Se; F,i ., , a 'ac : . . . : . ; a,. - a . 1"---77---- - — ... • --- ; ,„'" '' A., Jr',!"," • • -,,,,,, MAINTENANCU COVENANIk t Dated this day of , 1989. .. . ....., a ''.- ; : - 1. artimaof Aareement: The purpose of this Agreement is . :.•*‘ '-','": to provide for the construction and perpetUal maintenatee a - of a private access roadway. 2. IftgalIhmisalsjilsso The access roadway is hereby described .,•: ,.. V:,4 y Tract B of THREE MOUNTAINS ESTATES, a duly recorded ,.., plat in Washington County, Oregon. 4 i '..': . ,- .-, - The parcels of land which jointly own and utilize Tract ,. , . . i, h' . , ,■ *[ ,' B for access purposes are hereby described as z.A t, i'' t '','' Lots 16, 17 and 18, THREE MOUNTAINS ESTATES, a duly ,,. a-t, -„ ,. , recorded plat in Washington County, Oregon. ,. . -,:,, '.. •-.4 ,.0 0,i 3. Each Owner of Lots 16, 17 and 18 shall have a perpetual -: easement across and may use in common with the other Owners the whole private roadway for ingress and egress of mOtor t,,,..a...1 vehicles, pedestrians, and uses incidental to any lawful 41 use of the property. .1 .k4 ''., •-I", , :**,, A ..4 1•4"41 *,, 4. Duration and Nature of gent This Agreement shall , continue in perpetuity, This Agreement is inteded to and .-a—,,- ,,,,, ,,,, does attach to and run with the land affected herein. This ,,,, . ,, a . aaa aa4 Agreement is binding on the Owners of Tract B, THREE , MOUNTAINS ESTATES. It is the intent of the Owners of Tract B, THREE MOUNTAINS ESTATES, to create a continuing obligation , and right on the part of itself and subsequent Owners of ,,,,, ,,a ,•,,, the snbject land 5. Construction' Heritage Development Company, Inc. has ,,,a;a1.!:a • constructed a private roadway within Tract B of THREE MOUNTAINS ESTATES, conforming to City of Tigard private , , roadway standards - -- 6. Maintenance: The Owners of Lots 16, 17 and 18, jointly - shall maintain, repair and replace, as necessary, the common OD access roadway consistent, at a minimum, with tbe standards *-- of maintenance and repair established by the City of Tigard with respect to similar public improvements. a) If one Lot Owner causes specific damage, above normal wear and tear, the Lot Owner shall be solely responsible 4'4 for repairing the damage. The repairs of such damage shall be made under the name of the responsible Lot Owner by ,.. , a0aaaa PAGE 1 - MAINTENANCE COVENANT iuL I" , .„.1 r,t ' -1;' . ' , ,1:..t .el", ..0 , , a contractor acceptable to all parties. Construction shall - commence within thirty (30) days of the date of the damage, '„.•?•: ',;'(,a7,.- weather conditions permitting. If the weather delays immediate repair of the damage, the work shall be commenced '.i. as soon as the weather does so permit. Should any , disagreement of the Lot Owners occur over specific damage responsibility, a remedy shall be sought by an independent ,. ,i' -.-:". .i. .'.; arbitrator, or arbitrators, who shall decide which Lot i5., . , .....,,,,.., Owner is responsible for the damage. The decision of the arbitrator(s) shall be final. The costs of arbitration .7.; ,., i", 4-4,„ shall be shared equally by the Lot Owners. i"" 'e b) All work performed at any time on the road shall be t'r ,...,,.,. :,' '',-;•'" - performed in a good and workmanlike manner and in compliance 4 :',.' ,.' with all laws, ordinances, building codes and other 4!:"4"'"::::-, ':"P, governmental regulations applicable to the work being i:',-,..-..,4.-:';'''',4 performed. The Owners of Lots 16, 17 and 18, will promptly 4, ,..,t pay ay the expenses of the work. The party performing the f-;r•-;',*:'- , :7 . ' + Z..-. work will have the right to enter onto the other Lot Owners' e. "----,e 4' parcel to the extent entry is reasonably necessary in connection with the work. ye, .rea - ..,- t.c.".e...e... c) The Owners of Tract B, THREE MOUNTAINS ESTATES, shall require all workmen and contractors undertaking maintenance ,„•-",,r; - ** 'te work hereunder to maintain standard liability insurance / ,.,.;,..2, . in a reasonable amount from a reputabe insurance company . ,...vra, 4,, 4' ;,:'''.4'''''. .4 4,--." protecting each Owner. 4,--It:.% '' il g.:',■ ' d) In the event that one Owner fails or neglects to pay r 4■Lt',,,,,\t''''41*Aii.7 i ., 1,V4,.":",4",,, r..•' their portion of the maintenance costs, the remaining Lot LT,„, 4,4"e';'''••,,'' Owners shall have the right to institute appropriate proceedings in a court of competent jurisdiction. The prevailing party shall recover his actual collection costs, 4 whether or not suit or action is filled. In the event suit or action is filed, the prevailing party shall be t. entitled to recover reasonable attorney's fees as may be 4, set by the trial and/or appellate court as the case may be, in addition to all other sums provided by law. J' , e) Each of the Owners of Tract B, THREE MOUNTAINS ESTATES, agree to release and indemnify the others against all liability for injury to themselves or damage to their .- ! property when such injury or damage shall result from any P' maintenance undertaken pursuant to this agreement. 7. Taxes,: The Owners of Lots 16, 17 and 18 shall pay the ) real property taxes assessed against such Owner's undivided interest in Tract B. ' y 4 8, Indemnification,: The Owners of Tract B, THREE MOUNTAINS '4 4 ESTATES, shall hold harmless, defend and indemnify the I 4, r ' i PT,,. PAGE 2 - MAINTENANCE COVENANT 4, 4%. :*•-• ,-',, : , .4 ,ete.14 - ., /-*?,','‘' , a -, -,; [ ' /, , • 4. P' ' .... ' a . • . ' . ,I. '' i' e.c;r,'.';', ./4'..-„iv',-, ,.,,few, •t,'. 1.4 City of Tigard and the City's officers* agents, employees P„,„, ,.,,,' -, and Heritage Development Company, its officers, agents ,1,:-.:Jz,;• s, and employees against all claims, demands, actions and ,:,.,::',. suits, including all attorney's fees and costs, brought I..m...'. -,;' :c. against any of them arising from the failure to properly ,..,.[. .., ‘ establish, construct and maintain any public improvements '".' ''' '''..'.". located in Tract B, THREE MOUNTAINS ESTATES, which are '.....,,......:',,,,,..\ . subject to this Agreement. t., '' . • sY ' 9 The duration of the provisions herein shall be perpetual, ..,.!,..1, and this Agreement shall be a burden on and run with the land of each of the parties hereto for the benefit of the owners of Tract B. -.. .H ., i '..1,'...1 ,,, 1., 10. ProhiIiIiaagtg11:22ALIEAyEgrAimg.: There shall be no parking ,.. ,.„-. • L ,'''.",. allowed on Tract B. iv, , ......' .- Executed to be effective as of the day of * 1989, ',,,,i,... .-: •.1" . - 4 , .',,,,,,,::',7. .. . „ ,.. .. DEVELOPER: HERITAGE DEVELOPMENT COMPANY, ENC. an Oregon corporation By .,',,, •,,'..,:.:■';',`:''i," y 1.1„... .., ,,...., e',e*....'' :: ■4:1 * R. N. McDougald President STATE OF OREGON ) ) ss. County of Washington) The foregoing instrument was acknowledged before me thiS day of , 1989, by R. N. McDougald, President „,.. .- of HERITAGE DEVELOPMENT COMPANY, INC. , an Oregon corporation, on behalf of the corporation, „.. Notary Public for Oreg4n Hy coMmission expirest ..: , ...;. . 1 ,i'.'■kt.4:4' t,4" PAGE 3 - MAINTENANCE COVENANT 4'''4 .1,,I. , •. \'V ,14'4.."..'C't,"1.,.. ''... ' ..`,41,4 .''., _r . c,,, . . ..-..'-,,,,.., , , .,_ -.a-,0 . I ' .■I. I k ,t,,_ l'a■" A 4 i,, , 4 ...'''''1.,,_ .4 A r. ' .'. 44, _., ,i-'. +1 +. ' • ....' ; i I^ 14,, 4. k,' I • z . . .L.,'.:+., :+4*'.•:'',-..: 4' 4 t.,*,::'''''':■',.' , DECLARATION OF PROTECTIVE COVENANTS 1'"-.:. 4,. OF t4 ugggLmonAINs ESTATES P4, ,„-,J,,,e.,:: ..,,, ,,,1 ,4,,,,..,....', 44 This Declaration of Protective Covenants is applicable to ,4,-,,,,• 4.-, THREE MOUNTAINS ESTATES, Lots 1 through 48, Tracts A & B and .c. .,4 4 any improvements on Public Right of Way. •'., w, ,1 ,....:,ft., i, f ,,, . ', '" '''''.'••" WHEREAS, Heritage Development Company, Inc. , an Oregon p-- _,A- ,,- corporation, hereinafter referred to as Declarant , is owner in .4 fee simple of certain real property located in the City of Tigard, 4. *r County of Washington and State of Oregon, known as THREE MOUNTAINS ,)-7,41,•:..Y'''. : ,fl,, •;:„.,..4-.A ESTATES, a duly recorded plat (See Exhibit A) ,, .:.',: .. .-. r.• WHEREAS, the Declarant desires to impose certain protective ' ...," '2' .v, ''' :'., covenants, conditions, easements and charges to the ownership . , , ,,,• ,,:f- of said Property, all of which are for the purpose of enhancing .44. ,,,,-,‘•04,,,, and protecting the value, livability and aesthetic quality of 1,.,., The Property in THREE MOUNTAINS ESTATES •,1,,: ., —• .y . NOW THEREFORE, the Undersigned hereby declares that the ,.`.,...4',',4•.,4 following protective covenants, conditions, restrictions, reservations, easements and charges shall run with the land, A..4.4, • '- .4 1 * :..grt, shall become and are hereby made a part of all conveyances of Lots within the plat of THREE MOUNTAINS ESTATES recorded Washington County, ____, 1.0.0!.../....M.01•1• 10MANNIMOMOW.K...ONIMMIMOM01.1 , im.•,,..,,,,-,, Oregon and shall by reference apply thereto as fully and with the same effect as if set forth at large therein. ,,.,,,) ARTICLE I -4,4,),,,,,--e4q ,• „:•,„ ,,-,,/,„.,. - Definitions ;,• ,•, -,,....„. , *,., •..4,',4;'' .. . .• ,4u,,,, As used herein, the following capitalized terms shall have the following meanings unless the context of their usage clearly , indicates otherwise: ,i Declarant : Heritage Development Company, Inc. , an Oregon r - CO corporation and its successors and assigns', The Property,: The duly recorded plat of THREE MOUNTAINS ESTATES as described on Exhibit A; 4, Z 0 , , Lot : Any numbered parcel of land shown upon any recorded ' plat of The Property; wne : The owner of record, whether one (1) or more persons, .. 1, of fee simple title to any Lot, whether or not subject to any ',.,•,,, ''',,,..' ''+" ''''■ , , . Page 1 1 :, ,,,,„• 'or% I ," Le, "'ti•st,, ",. .• ‘:‘ "4-* . It'' j i ' '4i' -- ,A ,.' ,.- r, :. /e-, '.; ' .. tj*,; 1 .,:,:'' ,- '.. \C4. ....i' .u: ,,',V"` I.. '' '\ * ,... . V;4. ':.'■ \4."': Z: 'q''''''.'',,,; ,W .7%,---:. mortgage or trust deed, but excluding those having such interest 'A t ■.:11..'- .''' merely as security for the performance of an obligation. A contract purchaser under a recorded agreement of sale or contract . .--*- for the sale of real property wherein legal title remains in ,.■ ::,---,-;!, the vendor shall be deemed to be mortgagee. If title to a Lot ..z.:, 4 is vested of record in a mortgagee or beneficiary under a deed :,".';',/.., 4>417.- . of trust by foreclosure, trustee's sale or deed in lieu of -'''-, -', ''..L.“X foreclosure, the mortgagee or beneficiary shall be deemed to '.-2-?. , -;, be the Owner of the Lot A," ,,. :,, ,,. t, .1'1.7'. Dwelling: Any structure constructed on a Lot intended to be occupied by one family as a dwelling under applicable zoning .. *'''.',:,, ,4 i';`:1°,-;" and building laws and restrictions. ,; ...,, - Easements: Those portions of The Property designated as 11, 4 • f ,i 1 , -, •', such on any recorded plat of THREE MOUNTAINS ESTATES and in this ', 7: *a:-''.■''' Declaration of Protective Covenants which are reserved for a ,. specific limited use or enjoyment. e.. , ,.,..,- , ,,•,','a .L. ..,7, ,,:.,,Iv.,. glptes!_aamg: That parcel of land shown as Tract A on the •P V-, -q. , recorded plat of THREE MOUNTAINS ESTATES and the Public , A., 7-.1 Right-of-Way areas which are intended to be devoted to the common ,177...A..- '':, use and enjoyment of the Owners of Lots •, -a...,.• .''.w,,,' .' t;. Tract B: The private road owned and used exclusively by ... ,:,..(.t.*-:4-:.,,:'' 14 -'4 the owners of Lots 16, 17 and 18 of the Property. ',.,.; • „'',: :,: . Association: The non-profit corporation to be formed to -,--Vf, .' serve as an Owners Association for maintenance of the Open Space -., .• T.1 and Right-of-Way improvements. 7- ARTICLE II 4 4 ..4 410 .1 *':+''.:.:11.; ■ Residential Covenants 4 . 't. ' '. .,. , (1) Use: All Lots in THREE MOUNTAINS ESTATES shall be .0 for single-family residential use only Any permanent Cf';'7.*:1: multi-family, communal or group use is prohibited, No business .. venture shall be conducted in or about any Property in THREE -, MOUNTAINS ESTATES except for: (a) one-room offices which are , EC not designated by exterior signs and do not create additional .. vehicle traffic, and (b) builders' , Declarant's or real estate ( , 4 agents ' temporary sales offices or model homes. (2) atellingJILEa: The ground floor area of a one-story 'If 5 dwelling, exclusive of open porches or garages, shall not be fl loss than 1,800 square feet, nor shall the ground floor level ... 1 k be less than 1,000 square feet for a two-story dwelling. The total living level of multi-level dwelling shall not be less , than 2,000 square feet. The Architectural Control Committee, l4 ' upon application, may waive any violation of this provision which . / - it finds to have been inadvertent. Page 2 , , ..,1 *)V 0. '1 .4 ';'/Y,, ,,,,,:: 'e...k ..;■ ,^ ,., " ..‘i". '*'""' , .,' '''' ': .:.%' '''.• /'.• ' ,4 "'ll'!: OR . 14 , Y, • 4 , . . ' $ 1 .., , !, (3) aillailugstrictions: All Dwellings shall be - C :-.' constructed in accordance with the following miminum requirements . a) Chimneys shall be faced with brick, stone or other , material approved by the Architectural Control Committee; ... . " 1' .L . - C. b) Walls shall be double wall constructed with siding of 4 1 4 cedar, redwood, stucco, masonry or other material approved H by the Architectural Control Committee; - - - i c) Roofs shall be constructed of wood shakes, wood shingles or tiles; ' ,- -,, d) Window frames shall be bronze tone, white aluminum or . - r . wood. No mill grade aluminum frames will be permitted. ., sl*'-' - The Architectural Control Committee reserves the right to - grant any variances to the above minimum requirements on a case L :,.. 4( . '■,,r by case basis, to provide for any solar type materials or special / design requirements. . , a . , , . k -4 ' (4) Easements: Easements for installation and maintenance - of utilities and drainage facilities are reserved as shown on the recorded plat. Within these easements, no structure, planting , ,- . ---- or other materials shall be placed or permitted to remain which , • •. may damage or interfere with the installation and maintenance of utilities or wh4rM, may change the direction of flow of water :- through drainage channels in the easements, or which may obstruct or retard the flow of water through drainage channels in the .' :•. . , easements. The easement area of each Lot and all improvements .-. .,;... in it shall be maintained continuously by the Owner of the Lot except for those improvements for which a public authority, utility company, or Owners Association is responsible. ,.... (5) Maintenance of DwelllAgmul!aratinga: Each Owner shall maintain their Lot and improvements in a clean and attractive condition, in good repair and in such fashion as not to create t a hazard of any kind. Such maintenance shall inclUde, without limitation, painting or staining, repair, replacement and care 11 al. of mailboxes, roofs, gutters, downspou u ts, surface water drainage, 2 , walks and other exterior improvements and glass surfaces. In addition, each Owner shall keep shrubs, trees, grass and plantings 61) ' 1 ' r I, of every kind neatly trimmed, properly cultivated and free of lt L trash, weeds and other unsightly materials, The provisions of — -.1 this section include the area between the property line of any GO - Lot and the nearest curb, including sidewalks and street trees. gu , (6) Animals: No animals, including poultry, shall be raised 0 • or kept on any Lot except that dogs, cats or other household . i, pets may be kept, provided they are not raised or kept for ,. commercial purposes and are not permitted to cause damage or 4 - discomfort to neighbors and neighboring properties. . ., —:: Page 3 r ' , • ,, 4 - ,, 4 . 04'. ■,, ,! • • .. ' ,,,I ' *x,'','' :W 4 -. ,,,.., ' ‘. . _ ,; ',. + 4 ,; . " ,' .4,` - . . ; ,..• , ,x. "' .'* ' .- -. , . . . . . . . . . . S (7) Sh1=UULAMALBaiMg2211LUDAAL: No Lot or Open Space .: . . -. .: - -(' % shall be used as a dumping ground for garbage, rubbish or other .. . waste. All garbage and trash shall be kept in sanitary containers . . " '' . ..:_•e:- and out of public view. , • ,, . r.:, (8) Sigma No signs shall be erected or maintained on . - :' any Lot (excluding THREE MOUNTAINS ESTATES signs) except that -, n, "For Sale" or "For Lease" or "For Rent" signs may be placed by . the Owner, Declarant, Builder or Real Estate Agent; and the temporary placement of "political" signs is permissible. (9) ParktmINIIJiLmagesidL_Ilguingapt : Boats, trailers, . truck-campers, motorhornes, commercial vehicles and like equipment shall not be parked or stored on any Lot or on public ways, except that such equipment, when not owned by a resident Owner, shall be allowed to be parked in the driveway servicing a Dwelling . , or on public streets adjacent thereto for a period not to exceed .'.*..2, forty-eight (48) hours in any thirty (30) day period, and except further that such equipment may be parked on that portion of the Lot not located between the street and the front setback • . . . line which is adequately screened, specifically designed for - ,, ' 'r such an additional parking pad, and has been approved by the -u . Architectural Control Committee. , '', . '.:.%i, •., .... . - (10) Offensive Activities: No noxious or offensive activity ' ,' • ^'4 or condition shall be permitted upon any part of The Property, nor shall anything be done which may be or become an annoyance or nuisance to the neighborhood. . . ,.. . (11) Antennas and Service Facilities.: Exterior antennas, aerials and satellite dishes shall not be permitted. Clotheslines and other service facilities shall be screened so as not to be viewed frowthe street. . .' . (12) gogmlgttostof Construction: The construction of any -t . -1 , -. , v. Dwelling, including painting and all exterior finish, shall be •:, - . " i 1 d completed within eight (8) months from the beginning of construction so as to present a finished appearance when viewed • . _ from any angle. In the event of undue hardship due to extraordinary weather conditions, this provision may be extended for a reasonable length of time upon written approval from the Architectural Control Committee. The building area and streets 00 . shall be kept reasonably clean and in workmanlike order during ..'. . construction, and the Owner of each of shall be responsible . ....., . for any and all damage to curbs, streets and utilities during AD construction. ' .. t9 .. w -r (13) LandscaeCc12011t121: All front yard landscaping must -A. be completed within six (6) months from the date of occupancy .' of the Dwelling thereon. In the event of undue hardship due J .. . • to weather eonditiOns, this provision may be extended Upon written ,n , y , : :, Page 4 .1. 1 ./ , •, . .,.$, 4 . a A, • , • • A . ' ..._-. 0 e , . • ' .' ...- ..,f - -- ,-“ (14) Fences: As used herein, fencing shall mean any barrier or wall to be constructed on the perimeter of any Lot. :Plantings L --; - or site obscuring fences shall not exceed four (4) feet in height . . • - in the front and or on side lot lines, forward of the Dwelling ./f.' line with the greatest setback on the Lot or the adjoining Lot, .. excluding the entry monument improvement and fencing constructed - -.. by Declarant. The maximum height of a site obscuring fence located -: , e • ;.I, on the remainder of the Lot shall be six feet. Fencing shall 47 *, be constructed of materials approved by the Architectural Control .., .- . Committee and shall not detract from the appearance of the Dwelling ., located on the adjacent Lots cr be offensive to the Owners or occupants thereof. No chain liak fencing shall be allowed. . . , -..- ..... . . ARTICLE III .. .... , - I .. Architectural Control . „ , (1) Construction: No Dwelling or other structure, including storage shelters, swimming pools, greenhouses or fences, shall ' be constructed on any Lot until the plans and specifications for same have been submitted to and approved in writing by the . , • Architectural Control Committee ( the ''Committee") . The intent of this covenant is to assure quality of -.:- - workmanship and material, harmony of external design with the : . existing structures as to location with respect to topography and view obstruction, finish grade elevations, and to avoid plan i , . , repetition. .. (2) Procedure: Prior to application for a building permit or commencement of any work, Owner shall prepare and submit one : set of plans and specifications for the proposed work showing the materials and colors to be used and a plot plan showing the location of the improvements on the Lot. The Architectural . . '..,.? Control Committee shall render its decision, in writing, within j tea (10) days after it has received said requested plans. In a .:-..1" „ . the event the Committee fails to render its approval or disapproval n . within twenty (20) working days after plans, specs and plot plan have been submitted to it, approval will be deemed to have been ..' tt. given. a I- (3) AlgrAmmtip =ApsaiAtrgataggLilenilul: The Architectural t 5. Control Committee shall consist of as many persons, but not less 1 E, than three (3) , as the Declarant may from time to time appoint. — ', ta The Declarant may remove any member of the Committee at any time 0 , and may appoint new or additional members at any time The Declarant shall keep on file at its principal office a list of names and addresses of the members of the Committee. Declarant a reserves the sole right to appoint members of the Architectural Control Committee, perform duties of such Committee and retain total control of all initial Dwelling construction in THREE MOUNTAINS ESTATES. The powers and duties of Declarant in this lit.' • :1 . , ..... tv , la Page 5 . . . . . • Y .. ' 4 Aw .- ., , capacity shall cease one (1) year after completion of the construction of all the single-family Dwellings and the sale of said Dwellings to the initial owner/occupant on all the Lots within THREE MOUNTAINS ESTATES. Thereafter, the Owners Association may elect a Committee to review specifications for additional ' construction as provided for in Section (1) of this Article. (4) LiAkilitx: Neither the Architectural Control Committee nor Declarant or their successors or assigns shall be liable to anyone submitting plans to them for approval, or to any Lot Owner by reason of mistake in judgment, negligence or nonfeasance arising out of or in connection with the approval or disapproval Or failure to approve such plans. Every person who submits plans to the Committee for approval agrees, by submission of such plans to the Committee, and every Owner, by acquiring title to their Lot or interest therein, that they will not bring any action or suit against the Committee or Declarant to recover any damages. The Committee's review and approval or disapproval of plans and specifications shall be for all Owners' benefit and shall not be relied upon by the applicant in any way as an indication of sufficiency, structural soundness or in any other way, such review having been made solely to assure that the improvements contemplated would be aesthetically compatible with the existing and planned Dwellings in THREE MOUNTAINS ESTATES. (5) Action: Any two members of the Architectural Control . Committee shall have power to act on behalf of the Committee, without the necessity of a meeting and without the necessity of consulting the remaining members of the Committee. The --- Committee may render its decisions only by written instrument setting forth the action taken by the members consenting thereto. (6) Nonwaiver: Consent by the Architectural Control Committee to any matter proposed to it and within its jurisdiction under these Protective Covenants shall not be deemed to constitute a precedent or waiver impairing its rights to withhold approval !"%;4' as to any similar matter thereafter proposed or submitted to it for consent. (7) Effective Period of Consent: The Committee's consent to any proposed work shall automatically be revoked one (1) year A v. after issuance, unless construction of the work has been commenced or the Owner has applied for and received an extension Of time from the Committee. ARTICLE IV . ...qa....§pm,s„ Publi_g_ Eht of Accesitiloacjmy, (1) Ovegi.,....4pAgs_! The Owners Of Lots within THM MOUNTAINS ESTATES and their respective invitees shall be entitled to the .( 4. " • • Page 6 , '*I 4.-"!'4 " 1 0' .; s■ .........1501M.MMO ■...■......■,______ •. , . 2./. - ' •,', - . . , .,. . . • .. .. 4"-- ,„...- -:- 4 ' eXelusive use ' of the Open Spaee designated as Tract A on the , . ., - , recorded plat; subject, however, to the restriction that the . . Open Space shall be dedicated for open space and those recreational ,-: 4- uses which de not harm or otherwise disturb the natural setting of the areas or the trees thereon. Dlat ( ,,.. ..,„ . s rees or vegetation on ereon. ec ran or, after delegation, the Owners Association) may establish reasonable rules regulating the use of Tract A. Declarant, (or, after ., fr , delegation, the Owners Association) upon approval in writing ,. - •- . of the Owners of a majority eighty percent (80%) of the Lots :. ... - and/or approved by order or resolution of the Tigard County , Planning Commission (or the then equivalent thereof) , may dedicate, . sell or convey any portion of the Open Space (Tract A) to a park district or other public body for open space or recreational ,• 7 use. . , ' e. . ", - 1 (2) Publieht ofaga: The Public Right of Ways, as - . shown on the recorded plat, have been dedicated to the public - .. .e for walkway purposes and shall be used by Owners of Lots within , THREE MOUNTAINS ESTATES jointly with members of the public; . . - , . .• however, maintenance of the landscape improvements constructed by Declarant in the Public Right of Way at the entry to THREE , . „ .. . . MOUNTAINS ESTATES shall be the obligation and responsibility of the Homeowners Association. In the event the applicable public • - ' - e - i : body should ever vacate such dedication, such walkways shall . ''. •A,* e become Open Space within the meaning of these Covenants and shall • ' -, Y; be used exclusively for walkway landscape purposes by Owners of Lots within THREE MOUNTAINS ESTATES and their invitees. !I •• ; .: :,,e (3) Private Access Roacimaa: The private access roadway , . designated on the plat as Tract B shall be used exclusively for roadway purposes by the Owners of Lots 15, 16 and 17 and their : .e . invitees. The Owners of such Lots shall be responsible for the maintenance of such roadway including repair and/or replacement of blacktop and curbing, the cost of which shall be borne equally . , ....., (1/3 each) . Each Owner of the subject Lots shall have a perpetual easement over the private access roadway in ingress and egress, and the benefits and burdens thereof shall be appurtenant to and run with the title to Lots 15, 16 and 17. a) Parkin : To accommodate two-Way access, no parking -f at is permitted on the private roadway. . ,- b) Parriers: Except as incident to development or \ g; : construction activities, no walls, fences or barriers of any kind shall be constructed on the private roadway e. al e -.. . which shall prevent or impair the use or exercise of . CO any of the rights created in this Declaration on the -1 free access and movement of pedestrians and emergency ' 4 vehicular traffic. • , • (4) Encroachmelltejaijlamamal: No building, wall, fenee, paving or construction of any type shall be erected or maintained Page 7 . • , . • .. . .• by any Owner so as to encroach upon the Open Space, nor shall removal of trees or vegetation, or any activity interfering with " the wildlife habitat or riparian habitat be allowed. No debris, soil , grass clippings or other material shall be thrown or placed on the Open Space Tracts. (5) _lmWaroverieAa,.ts inn, p'tlbl .c Right df e&E: Declarant has constructed an entry monument sign, a retaining wall, landscaping .w " e and landscape irrigation system in the public Right of Way at r• ". the entrance of THREE MOUNTAINS ESTATES., The Declarant, or the ..:, Owners Association when applicable, shall be responsible for the maintenance, repair and/or replacement of such improvements as set forth in Article VI (6) Private Fence: Declarant has constructed a fence "`r` on S.W. Bull Mountain Road on Lots 1,2, S and 4 of THREE MOUNTAINS . ... . ESTATES• Maintenance, ' repair, repainting and/or replacement of the fence or any portion thereof shall be the total obligation and responsibility of the Owners of Lots 1, 2, 3 and 4. ARTICLE V Owners Association Declarant shall organize an Owners Association of all of . . , the Owners within the Property. Such Association, successors and assigns, shall be organized under the name "Three Mountains .e. Estates Owners Association" or such similar name as Declarant shall designate, and shall have such powers and obligations as are set forth in these Covenants for the benefit of The Property and all Owners of Lots located therein. (1) Organization: Declarant shall, not later than the • e ; ..' . date on which the first Lot is conveyed to the initial occupant , u • organize the Owners Association as a nonprofit corporation under N the general nonprofit corporation laws of the State of Oregon. The Articles of Incorporation of the Owners Association shall provide for its existence, however, the Owners Association may. be dissolved in the event Tract A is sold or dedicated to the City of Tigard and by eighty percent t ($®%) vote for such dissolution. An y assets of the Owners Association shall be divided of all Owners each) among the Owners of the 48 lots after payment N• equally (1/48 each) among frio Association obligations. Maintenance of the Public Right of Way landscaping improvements will become the .I .. responsibility ly Owners of Lots THREE MOUNTAINS ESTATES if such esp ons responsibility not assumed b City of Tigard. Page 8 • • a . • a iiv q '+ v .y ..-. -Ni. Wd4 l • "yi ♦ n.' ` M.' 410 (2) Memberghka: Every Owner of one (1) or more Lots within the Property shall, immediately upon creation of the Owners Association and thereafter during the entire period of such Owner's t ;,,. : ownership of one (1) or more Lots within The Property, be a member of the Owners Association. Such membership shall commence, exist and continue simply by virtue of such ownership, shall expire • . t automatically upon termination of such ownership, and need not be confirmed or evidenced by any certificate or acceptance of membership. (3) Iatimligilta: On matters submitted to the Owners Association for decision, there shall be one vote cast for each Lot . If more than one person holds interest, the vote for such Lot shall be exercised as the persons holding such interest shall determine between themselves, but in no event shall more than one vote be cast with respect to such Lot. ., • (4) 22/0aAgggaligatims: The Owners Association shall have, exercise and perform all of the following powers, duties and obligations: a) Powers, duties and obligations created by these Covenants, b) Powers and obligations of a nonprofit corporation pursuant - to the nonprofit corporation laws of the State of Oregon, c) Any additional duties and obligations necessary or a e desirable for the purpose of maintaining the Open Space, Public Right of Way and its improvements, or otherwise promoting the general benefit of the Owners within the , .t Property. . 4 The powers and obligations of the Owners Association may, 4 from time to time, be amended, repealed, enlarged or restricted by changes in these Covenants made in accordance with the • provisions herein, accompanied by changes in the Articles of Incorporation or Bylaws of the Owners Association made in accordance with such instruments and with the nonprofit corporation .L laws of the State of Oregon. '; EL (5) Likhilitt.: Neither the Owners Association nor any CZ officer or member of its Board of Directors shall be liable to t any Owner for any damages, loss or prejudice suffered or claimed on account of any action or failure to act by the Owners Association, any of its officers or any member of its Board of Directors, provided only that the officer or Board member has am acted in good faith in accordance with the aetuaa knowledge 'r ILI possessed by him or her. No officer or Director of the Owners ".4 Association shall be liable for any damages or lo8s arising out of the failure to enforce any term, condition or restriction /". contained herein. t Page 9 " A ■ ... . . ' -o . . 0 . •• o Aft 40 ,.. ,, . . VW ,_.. . . .. .,%.. ...„ . 2.: (6) iiti.ag_a_tioi.... . uj.kuit: Administrative responsibility A .r - '-e over the affairs of the Owners Association and all powers provided by these Covenants shall be retained and performed by Declarant _ until such time as Declarant grants to the Owners Association , such authority. Such authority shall be established and granted to the Owners Association at a meeting of members to be scheduled not later than One Hundred Twenty (120) days after Lots representing seventy-five percent (75%) of the votes have been conveyed to initial occupant. Declarant may form a transitional t.• . .••• . . ' 4 advisory committee consisting of two or more owners to provide, for the transition from administrative responsibility by Declarant . . - . to administrative responsibility by the Owners Association. f ARTICLE VI . ..., . - Maintenance Assessments and Fund ..- . , . . • .- . . . .,.:-.. -, (I) Maintenance: Declarant shall maintain, Or provide ,. .7. . for the maintenance of, the Open Space and Public Right of Way improvements (unless the maintenance thereof is assumed by a public body) Until such time as Declarant shall delegate or otherwise assign its obligation of maintenance to the Owners . . .. .-. Association, within the time set forth in Section 5.6. (2) Maintenance Assessment: Declarant (or, after , - delegation, the Owners Association) shall assess and collect , . I frOm every Owner, and every Owner' shall pay, an annual maintenance . 1, • ' 7, , assessment sufficient to pay the common expenses, but not more :- . . • . - - - . than ,,,o.. , , •oi, per Lot per year unless such maximum assessment is increased as provided in Section 6.5. The annual assessment ',.. . • • ,. .- shall be made as of January 1 of each year commencing January ,• -. , e• . . - 1, 1990, unless deferred by Declarant, and shall be payable in ., • . . . . ..- . a lump sum with a 3 percent (3%) discount on or before February , 15; provided, however, that no such maintenance assessment shall be made with respect to Lots as to which Declarant is Owner or '- . P any Owner whose ownership of one or more Lots is solely for the . ..... ..,. 4 il ' t purpose of constructing homes thereon for resale. All amounts , . • , received as maintenance assessments hereunder shall be placed in the Maintenance Fund to be established and used as provided C112. A herein. I.- - co , (3) Maintenance FUnd: rh,,!4dlarant (or, after delegation, , 4„ ' the Owners Association) shall keep all funds recOived by it as -- -J maintenance assessments, together with any proceeds from any ;t,1 .... \ condemnation or sale of any part of the Open Space and any other 0 funds received by it pursuant to these Covenants which are by .... ..1 - the terms of such Covenants to be deposited into the Maintenance ii Fund, separate and apart from its other funds in an account to ... 4, be known as the "Maintenance Fund, " and shall Use such fUnd wily . 1 for the following purposes: e .1. • a) Payment of the cost of maintaining any lighting, entrance sign, retaining wall, entry landscape improvements and .. irrigation system constructed by Declarant designed to serve the general benefit of such Owners, : i,' ',i• Page 10 . ,,.. . , . . -- „,t . ...,, „ . 4 - . -..- , . .- , 4,47f . . , ' .4 -.y. . ', ' „' ”: 411 •. .., 410 ,-. ,. . . ,b) Payment of real property taxes assessed against Tract • lr A within THREE MOUNTAINS ESTATES and any improvements thereon; • . c) Payment of the cost of garbage and trash disposal for Open Space and Public Right of Way entry improvements; d) Payment of the cost of insurance, including insurance . .."-- -e protecting the Committee, Declarant and the Owners Association against liability arising out of their functions and activities in the administration of these ....v ., . Covenants; e) Payment . of the cost of enforcing these Covenants, % . including the cost of maintaining the common access .. e , ways if the same are not maintained by the Owners . , responsible therefore; ; .,. . f) Payment of the cost of other services which the Declarant • deems to be of general benefit to Owners of property within THREE MOUNTAINS ESTATES including, but not limited . : to legal and secretarial services. ' . . (4) SIsial Assessment for CagigAllnammmgmeitg: In addition . , • to the assessments authorized by Section 6.2 above, the Owners .. e - - Association may levy in any assessment year a special assessment, . . a , ..., , applicable to that year only, for the purpose of defraying all , .. '- . or part of the cost of any construction or reconstruction, ,e.. ..14e , - *1 unexpected repair or replacement of a described capital improvement I q. upon the areas maintained by the Owners Association. No such ' ,:. • , assessment may be levied without the vote or written consent t . of seventy-five percent (75%) of the membership. The special .,, assessment shall be made against each Lot on the Property equally. . (5) AsseuggnIAAugment: Any adjustment (increase or . 04. decrease) of the maximum assessment set forth in Section 6.2 must have the assent of seventy-five percent (75%) of the votes of the members of the Owners Association entitled to vote, voting in person or by proxy at a meeting duly called for that purpose. At the election of the Board of Directors and without a tote of the Owners Association members entitled to vote, the maximum : ac annual assessment set forth in Section 6.2 may be increased by , - 00 one percent (1%) for each one percent (1%) increase occurring t. ' after July 1, 1990, in the United States Department of Labor . -.11 . Consumer Price Index, All Urban Consumers, all items, tor Portland, .. , co Oregon, or the successor of such index. 0 ‘- mu ' (6) Default Jasjualyultsd A8sessments: If an assessment or other charge levied under this Declaration is not paid within I • thirty (30) days of its due date, such assessment or charge shall ..,,, . become delinquent and shall bear interest at the rate of A 4 Page 11 . . •. . - e • . • A. 1 . . , '...Y ..• . 411, - - . . . . ,, . percentage points per annum above the prevailing First Interstate Bank prime rate at the time, but not to exceed the lawful rate of interest under the laws of the State of Oregon. (7) Lien: All assessments required to be paid by an Owner under the provisions of this Declaration shall constitute a lien against the Lot of the Owner obligated to pay the same and shall • • . be secured by such lien. Each Owner shall be deemed to have . , agreed, by his acceptance of a deed conveying a Lot, that such • ' - . lien shall be effective, without the necessity of obtaining the ' ,I ir joinder of such Owner in the execution of any instrument, upon the filing by Declarant or Owners of a claim of lien (a "Claim pf Lien") in the Official Records of Washington County, Oregon, , •. a such Claims of Lien to show the following: . _. i: JAt i L,. e a) The name of the lien claimant; b) A statement concerning the basis for the Claim of Lien; . ., c) A description of the Lot against which the Claim of Lien is asserted; . . . d) A statement that the Claim of Lien is asserted pursuant ,.. , ,•44, to the provisions of this Declaration, reciting the date hereof and the book and page of recordation hereof. ..:-- . -. . ..., - .r. . Each Claim of Lien shall be verified and acknowledged and . contain a certificate indicating that a copy thereof has been .. . served upon the Defaulting Owner, by personal service or by mailing . . pursu. at to the notice provisions hereof. Each lien established •. . ,• by a Claim of Lien shall attach to the subject property from the date of recordation and may be enforced in any manner allowed . . . - by applicable law, including (without limitation) by suit in . . the nature of a suit to foreclose a mortgage or mechanic 's lien under the provisions of applicable law. Each Claim of Lien shall , be subordinate and inferior to prior mortgages, deeds of trust . and liens encumbering the subject Lot. ... 71. 1 ' ARTICLE VII — Enforcetent ' . az an (1) lioncualifunLIsovements and Violation of Use Restrictions: If any Owner constructs or permits to be constructed el on his or her Lot an improvement contrary to the provisions of these Covenants, or causes or permits any improvement , activity, 0•0 , 0 • condition or nuisance contrary to the provisions of these Covenants ILI to remain uncorrected or unabated on his or her Lot' then the Owners Association acting throUgh its Board of Directors shall notify the Owner, in writing, of any such specific violations of these Covenants and shall require the Owner to remedy or abate , A. NO ' 1 .,. ,, . , Page 12 ,.. . , , . . .. : . • . , ". • , 0 , . . ,' • , 07.0.0.0000,0••■• .. . .,, . . . .- . i 010 . .. 40 :: . _. . /. . .., the same in order to bring the Owner's Lot the improvements thereon and the use thereof, in conformance with these Covenants. u• •• ' If the Owner is unable, unwilling or refuses to comply with the Owners Association's specific directives for remedy or abatement, . -, or the Owner and the Owners Association cannot agree to a mutually acceptable solution within the framework and intent of these -; .. ,,ne.,, Covenants, within fourteen (14) days after the written notice ... to the Owner and a hearing with an opportunity for the Owner ,. , to be heard, then the Owners Association acting through its Board . ... of Directors shall have the right to: *" .- „ . - a) Impose reasonable fines against such Owner in the manner -..- 1- and amount it deems appropriate in relation to the ,- - - violation; ..i. ' ' b) Enter the offending Lot and remove the cause of such violation, or alter, repair or change the item which ..,, .. • , is in violation of these Covenants ift such a manner as to make it conform thereto, in which case the Owners Association may assess such Owner for the entire cost of the work done, which amount shall be payable to the ..... , ' Maintenance Fund; and c) Bring suit or action against the Owner on behalf of the Owners Association and other Owners to enforce these ., Covenants. .. :...,-. ARTICLE VIII . . . . - . General Provisions . (1) Duration , and Amendment: These Covenants shall run e with the land with respect to all Property within THREE MOUNTAINS ESTATES, and shall be binding on all parties and persons claiming • under them for a term of twenty (20) years from the date herein, after which time, they shall automatically be extended for • - successive periods of ten (10) years. This Declaration of .,... .- . - , ., • . Protective Covenants can be terminated or ameded only by duly recording an instrument which contains an agreement providing for termination or amendment, and which has been signed by the .• Et. Owners of seventy-five percent (75%) of the platted Lots. '. gE (2) Severabilitv: Invalidation of any one of these Covenants 4 ,.. shall in no way affect any of the other provisions which shall remain in full force and effect. . .- ' CD (3) Limit&LUNLJILLIL1211Ltyofpaglarant : Neither Declarant .1 WI . ..I nor any officer or director thereof shall be liable to any Owner or on account of any action or failure to act of Declarant in performing its duties or rights hereunder, provided that Declarant A ' . , Page 13 . „ . . . . , ,# ' , Y1 • . ' . • - has, in accordance with actual knowledge possessed by it, acted - 4 in good faith. (4) Notice: Any notice required to be sent to any Owner , under the provisions of this Declaration of Protective Covenants shall be deemed to have been properly sent when mailed, postage prepaid, to the last known address of the person who appears . . as the Owner of record at the time of such mailing. (5) Disclaimer: These Covenants constitute a private • agreement among the Owners of Lots within THREE MOUNTAINS ESTATES, and may not be enforced by the City of Tigard. These Covenants have not been approved or disapproved by the City and do not . restrict the City's authority to adopt or amend its development regulations. IN •WITNESS WHEREOF, the undersigned, being the Declarant • herein, has hereunto set its hand this , day of , 1989. • HERITAGE DEVELOPMENT COMPANY, INC. 1 an Oregon corporation (Declarant) Dated: -, By: Robert N. McDougald President STATE OF OREGON ) ss. County of Washington ) On this day of , 1989, personally appeared ROBERT N. MCDOUGALD, who being duly sworn, did say that the seal affixed to the foregoing instrument is the corporate seal of said corporation, and that said instrument was singed and sealed in behalf of said corporation by authority of its Board of Directors, and acknowledged said instrument to be its voluntary Wh act and deed. ' CD Before met - aa - CD .44 ilti Notary Public for Oregon My commission expires: 2/30/9 Afterregggling return to: Heritage Development Company) Inc, 16850 S.W. Upper Boones Ferry Road Tigard, Oregon 97224 • Page 14 , • V , . , _ . r ,`, L , ft ' .4(,, ,' « AFFIDAVIT OF MAILING fl r„ . „.,,..„ , . !„:„.:t.,:_ ,.., STATE OF OREGON ) , County of Washington ) ss. . City of Tigard ) I, '7/.... .J. .• : : d” , being first duly sworn/affirm, on oath depo a and say: Please Print . That I am a *IAmi .� I I for t!.; The City of Tigard, Oregon,• That 1 served NOTICE OF PUBLIC HEARING for: . 40 —- hat I served NOTICE O F DECISION for: J `. :--. C y of Tigard Planning Director .:,...1;,'.::::.- °:'„ 'iLgard Planning Commission =, ,•: y Tigard Hearings Officer Tigard City Council ,, A copy (Public Hearing Notice/Notice of Decision) of which is attached (H trked • Exhibit °'A°') was mailed to each named persons at the address shown ou the attached list marked exhibit "B" on the .,2./.0414.-4; ,ay of 19 V . `, . said notice NOTICE OE DECISION as h reto 4-tta+ched, wash. posted on an • V, �" appropriate bulletin board on the day of , 19 , .rr over , o�esr.o. rr o.ui rr and deposited in the United States Nail on the _y11-day of , „-; 19 g , postage prepaid. i,...r,> .n L, #x..'1., ,1. :;i.,.-., au, , Signature Person Who posted a,' Bu Teti Board '!:'.: i,. if (For Decision 4 .,',? IL. ALLigi../":', ' Pro who delivered'`• o POST OFFICE r ��`` 6 . y, ca >. Subscribed and sworn/affirm to before Sae on the /.5/. " day of 9 y r . a � i':01' V3 / ^w ' , ..:,41 . � a sI���yly pMt �l + 1 WO h ' ► q� r,,:1/4„,,, ,,r!r,tlfilt411ti NO $ •Y PUBLIC �.•: My Commission Expires a` , W.' . . 0257P/0006P ' , : ..-:/ • ....'.., • • .. kir .1 111 1 . . , .. ...... ;,,,.7.. CITY OF TIGARD Washington County, Oregon . 1 .. NOTICE OF, FINAL ORDER - HY PLANNtNG COMMISSION . ...,...,;.. 7..:.,:, .,• .., . . 1. Concerning Case Number(s): S 89-02 and V 39-03 . , . .. .. 2. Name of Owner: Barbara & courtneylasio) MartpxyArr . .. „,.......____ _ .'.... . . Name of Applicant: Herits'e Develo.ment Com.an . b David Evans & Assoc. ,.... •,,. .. . .-..., , . . . 3. -Addrees 2626 SW Corbett City 199,gtland State OR_ Zip 97201 7'. 4. Address of Property: N. side of Bull MAna_ZgLabetwen 133rd & Peachtree : 01 ' • , .. Tax Map and Lot No(s).: 2$1 9A lots 1400 & 1501 „.. •.. " : ,-! -..•,::t,.;'- 5. Request: TO DIVIDE A .17.59 ACRE PARCEL INTO 48 LoTs.mxtlogz11 sggwp .. FEET AND 12 597 S■UARE FEET AND A RE.UEST TO ALLOW A VARIANCE FOR A 18 FOOT PRIVATE DRIVE WITHIN A 20 FOOT TRACT WHEN CODE RgolmALA24 FOOT _ :,, .: : :, .. DRIVE WITHIN A 30 FOOT TRACK. ZONE: A-lapHsragglgg _gulp PER : ACR19,„, . ' , -. . * ' 6. Action: AMOYJNYM Approval as requested X • Approval With conditions ... a•H M Denial ImINNO .'. .1 . 4f, '..■^ . . ..' • , : .,, . 7. Notice:, Notice was published in the newspaper, posted at City Hall, and ., mailed to , , ..:, , ,..• JL . The applicant and owner(e) , X Owners of record Within the required distance . . ,. X The affected neighborhood Planning organisation • - - - X Affected governmental agencies .." !.. ,,. , ..., 8. Final Decision: TEE DECISION SHALL BE FINAL ON La____M,_44ACH ,,,, __NNLESS AN APPEAL IS FILED. ... ....,. ..,,,.,,,. . , The adopted findings of fact, decision, and statement of conditions can be obtained from the Planning Department, Tigard city Hall, 13125 SW Hall, ,. P.O. Sox 23397, Tigard, Oregon 97223. ,. 9, AppAttil..L Any party to the dediaiOn May appeal this decision in accordande . , with 13,32.290(A) and Section 18.32.370 which provides that a wtitten appeal may be filed within 10 days aftet notLee id given and Sent. :' 03 The deadline for filing Of an appeal :1, 430 PA, 10ACOL10.11089: , 4 • • -II 10. gUeationat If you have any tinestione, please sail the City of Tigard Planning beOartMent, 639.4171. . . . . , . . dj/S09-02.DJ .-„.; ..,.• .. •,- ..I.; . ..... ' I. •.1 . ; 4,.., , ,, , ' •'' , • .• •- , , ..1 . 4 , . . .. ., . ,.• . „ ' . " •::.',' . .., '''',a. ' '1. - e• „-, '''‘,, , :.- ::'.'j',..11.,",'':.':.: ,' '..: ',.0:' ::':'',: .,,;-: '`,1,. ',';7..!■' ' ...':;,., `,': '.'', i ''''. . ''',''' ,11' :!.: •'."'.• . , Jai . " TIGARD PLANNING COMMISSION FINAL ORDER NO. 08 — 02 PC A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS WHICH APPROVES AN APPLICATION FOR •A SUBDIVISION (S 89-02) AND VARIANCE (V 89-03) REQUESTED BY LASSELLE/ORR/ :-:: AND HERITAGE DEVELOPMENT COMPANY, The Tigard Planning Commission reviewed the above application at a public hearing on March 7, 1989. The Commission based its doeision upon the facts, , findings, and conclusions noted below: , - A FACTS " 1, General Information ' : • • CASE: SUBDIVISION S 89-02, VARIANCE V 89-03 • OEQUEST: For preliminary plat approval to divide a 17.54 acre property into 48 lots, ranging between 8,281 and 12,597 square feet in size, and one 3.37 acre parcel to be reserved as common open space, Also requested is a 4' variance to allow an 18 foot wide private road within a 20 foot wide tract to serve 2 lots whereas the Community . ., Development Code requires private roads serving 3 to 6 dwelling units to be 24 feet wide within a 80 foot tract, COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R-7 (Residential, 7 units/acre) APPLICANT: Heritage Development Company OWNER: Barbara & Courtney by David Evans and Associates Lasselle, 2640 Corbett Marilry Orr Portland, OR 97201 12175 SW Bull Mt. Rd : Tigard, OR 97224 ; LOCATION: North of SW Bull Mountain Road between 133rd and Peachtree (WCTM 281 9A, Tax Lots 1400 and 1501) CC "; 2, Bac* round Information • In Washington County's Bull Mountain Community Plan, the subject properties are designated R-6 (jKesidential, 6 units per acre), Which allows for single family residential development with a minimum lot • diZe of 5,000 square feet. The properties were annexed into the City of Tigard in January 1989 (File ZCA 80-15), The Urban Planning Area '•,,; FINAL ORDER NO. 09-03PC LASSELLE/NE0ITAGE !XV. CO. (S 09-02/V 00-00) — PAGE •:51 , .......____ s , , t, . ...... . . ', 411 .., . . . ... i . ,. .,. . . .. , •. ... . Agreement between Washington County and the City of Tigard prQvides - : ' that properties annexed by the City will be zoned in a Manner ' srl - : consistent with the Comprehensive Plan designations provided by the County, The closest City zone in this case is R-7 (Residential, / . .. unit/acre) which has the sun minimum lot size requirement of 5,000 square foot. The properties were zoned with the City 4a R-7 zone concurrent with annexation, . . 3. Vicintt,,y_Information , Properties to the oast, south, west, and northwest are within 1 •'. - - Washington County an re d a designated R-6 (Residential, 6 units per -. " -- ,, -- , -- acre), These parcels are primarily developed with residences on parcels substantially larger than the minimum lot size of the County's • ,--. • R-6 zone or else are snail agricultural and woodland parcels. -. ,•, Benchview Estates subdivision, which is within the City of Tigard and ..v., -,-- which is zoned 1-4.5 (Residential, 4.5 units/acre), is located to the . north. This Subdivision is currently under development with no homes -1'1 , . ,.., ..' , . ..,, ... yet constructed. A steep, wooded ravine, located on the proposed outlot of the parcel currently proposed for subdividing, separates the .c. proposed subdivision from Benchview Estates. 4 Site Information and Prpol1291.crigelion The property is undeveloped, mostly open land sloping generally to the • east and northeast. An orchard is located ih the southeast corner of . s - the it A email pumphouse is located on the western portion of the . ::, ../1., .... - . • lot. There is continuous tree cover only on the extreme northern portion of the proposed subdivision within th0 3,37 akte'e IvoiDosed , . .,-, outlot. This wooded area has been identified ih the Bull Mountain ..... . .. : - Community Plan as Area of Special Concern 0. The Bull Mountain Plar, -„ . . indicates that this area should be reviewed for potential park purchase - and also calls for the preservation of trees to the maximum extent possible for wildlife habitat, riparian habitat, and scenic purposes. ,. . . .„ .. null Mountain Road, which abuts the subject property to the south, is • classified as a major eollettor street, It is currently improved with two travel lanes and a gravel shoulder. Bull Mountain Road is under • Ti .- , . the jurisdiction of Washinqton County, " IL The applicant proposes development of a 40 lot sUbdiVitiOn with lot ,:., ..... . OC sizes ranging from 0,201 to 12,597 square feet, A 3,37 acre commonly ,... is... held outlot consisting of the area of the wooded ravine is also proposed, The proposed name for the subdivision is Three Mountains Estates, .• 00 ' CD One street intersection with Bull Mountain Road it proposed on the eastern side of the subject property, The internal street system provides a loop system serving the proposed 48 lots. A street stub would be provided to the west to connect with future Jevelopment on .."3 adjacent properties, A private, 10 foot wide street Within a 20 foot wide tract itit proposed to extend northward from the stub on the western FINAL ORDER NO, 89-03PC LASSa.LAIERITAOE DEV, CO. (S 09-02/V 01-03) PAGE 2 ;i , 1 •.,,,,,,: . .4. “ y ia.�, , '• . -.. ,. . , . . side of the property. This private street will provide access to three parcels. The applicant requests a variance from Community Development ". Code requirements which require private streets serving 3 to 6 dwelling units to be a minimum of 24 feet wide within a 30 foot wide tract and L.`. to include a sidewalk on one side. The proposed subdivision would be served by the Tigard Water District through connection to a 1i6-inch water main located along Bull Mountain Road and an 3w-inch main in the northwest corner of the site. The developer would provide a looped water line system to provide service to the lots within the subdivision. Gravity flow sanitary sewers within the development will connect to an existing sewer to the north IYI..:„ - which serves Berichview Estates. Storm drainage would be provided by a network of storm sewers draining to an outfall within the ravine in the " m 4-: proposed outl.ot. The outfall would include an energy dissipator in order to reduce tho potential for erosion A private storm sewer could . be located along the eastern edge of the proposei subdivision to reduce runoff onto adjacent properties which are down slope from the proposed subdivision. F 5. Nosy and NPO Comments The tngirreer°ing Division has reviewed the proposal and provided the ;. ,, e } - following comments: W 1. The subdivision is shown to access Dull Mountain Road, a Washington County major collector roadway. Currently, Bull Y ° .• ,, Mountain Road is a two lane, paved roadway with no curbs or sidewalks. Dull Mountain Road is desicnted to be a 3 lane r madway within a 66 foot wide right-of-way at ultimate development, i j Washington County has preliminarily reviewed this subdivision ,. through a prior 52 lot subdivision traffic impact statement dated :,..;. . July 0, 1908. The traffic impact statement reported that additional right-of--way dedication to 33 feet from centerline, . . . storm drainage improvements along Bull Mountain Road, and a ,� sidewalk to be constructed along the road would be the minimum • improvements necessary if the property was to be developed. Y :' gil. ": A sight distance study Was conducted by Washington County on July 21, 1988, which concluded that the proposed access location ' P hat a sight distance of over 500 feet to the east and 425 feet to , the 425 tight distance roved to equate west. -distance forea 50 mph h d�. provide q ce should root�.de ode u �. ping d� p Road speed iS.r�it HTO :J stop design speed according 4I w 2 standards, Bull Mountain Road has a posted spe of �'" 40 mph; therefore, adequate sight distance is available at the W proposed access location. Washington Countyhas h a s how requested ss ted that the applicant. prov id e . approved P lans, financial assurance, and obtain a facility permit prior to construction of half str eet improvements along ih e . FINAL ORDER 3, 89--03 PC LAS8E I,,,E/HERITAGE 0 CO, . 2/V 09 3) - PAGE . Y YF, �u t�i ��� It • G -. a 4Y 1 , y \, a a;0 • , „ j • • frontage. The half street improvements are to be constructed to major collector standards with curb, sidewalks, drainage, streetlights, etc. An Accets Report was also requested, prior to approval of the access and issuance of a facility • permit, to determine if a left turn lane on Bull Mountain Road is warranted. = 2 The Comprehensive plans of Tigard and Washington County call for collector streets to be constructed between Bull Mountain Road, • Walnut Street, and a future extension of Gaarde Street. Neither .e plan is specific about the exact location of the new collector . streets. The City has initiated a project to define the possible corridors for future collector streets in the northeast area of Bull •( Mountain. Potential alignment corridors aro currently being reviewed and compared. • It 1$ expected that a plan will be • formally adopted later this year following completion of A public review procese. This subdivision is not located within any of these corridors and therefore would not restrict the alignment of the future collector streets. 3, The proposed internal street system meets current standards for local streets and provides a street stub to the west to serve future development. The location of this extension should be coordinated with the adjacent property pwhers, Ah extension to the north is not feasible due to the steep ravine bordering the site. An extension to the east has been requested by Pt'ePOrtY owners to the east. The site plan does not show any extension to the east. An eyebrow is located at the approximate location of a possible extension indicated by the adjacent property owners. The properties to the east consist of several I to 3 acre parcels with single family residences on most of them, Alternate access locations are available for these parcels to the east to the proposed phase I of the MB Development, to the north to the proposed phase II of the Benehview Development, and to the south to Bull Mountain Road along the joint access driveway which serves a majority of the parcels, 1 It is our recommendation that access be provided to the east, to allow circulation between subdivisions to decrease the traffic impact onto Bull Mountain Road. The location of the access should be mutually agreed upon between the applicant and the property owners to the east. 4. The proposed storm drainage improvements within the subdivition appear to Adequately collect storm drainage runoff and discharge it into the existing ravine on the north end of the pi.ojoct, buo to the steepness of the storm drain pipe discharge into the ravine and of the ravine itself, erosion of the stream channel is FINAL ORDER NOe 09-03PC LASSELLE/HER/TAGE DEV, CO. (8 09-02/V 09-03) — PAGE 4 , 4 '.' • • • . lip Aggi Aik my . , - . i• . of concern. The improvements should consist of an energy dissipation device to prevent this erosion from oceurring„ A 15 ', foot wide public easement 1$ required to allow access to the • pipeline outside the public right-of-way. Deuelopment of the site will increase runoff due to construction of impervious roof !.., and paved surfaces. This increased runoff may impact the existing drainage channels downetream. . : .., The storm drainage system should be extended to the terminus of . the west street extension to allow for future development uphill •e from the extention, -,, , 5, The proposed sanitary sewer improvements propose to extend to an , lino from an existing sewer in the Denchview Estates subdivision •;••L. to provide service to the development. The sewer extension runs - up the bottom of the ravine and up out of the ravine to the . subdivision. Anchor walls needt to be constructed along the pipe .,„ route to prevent the trench backfill from washing out and to hold q the pipe in place, ,..e Extensions of the proposed sewer to the west at the street stub and out to Dull Mountain Road at the road intersection are . -. recommended to provide service to areas up hill of this ..., subdivision. . , Access to the sewer extension within proposed tract A beyond the .a.• Street right-of-way is necoseary for maintenance by City crews. Access requirements include an 8 foot wide all-weather gravel surface along the extension. A 15 foot wide easement ie also required for the extension outside the public right-of-way. .e. ,. 6. We have no objection to the variance requested to reduce the private roan width to 18 feet, The variance is requested in order to limit the impact on the existing trees. In order to allow two-way access, no parking should be permitted along the 4,.. street. The turn around at the and of the private street should allow for emergency vehicles to turn around. The private drive ,., should be curbed, as required by the development standards, to collect drainage from the pavement and discharge it into the e, ravine which it crosses. The sidewalk requirement can be waived to reduce impacts on existing trees. Adequate walkway area will be provided if parking is not allowed along the roadway. ..., - The crossing of the ravihe will require fill to be placed to elevate the roadway, The fill embankment should be accompanied by an easement and should have adequate erosion control. An option for future development to the west should be retained to allow the private street to be widened and improved to a public local street. Therefore the 18 foot wide pavement should be constructed at A slope of 0,$ feat in 17 feet with a standard curb. FINAL ORDER NO. 89-00C LASSELLE/NERITAGE DEV, CO. (8 89-02/V RO—03) 4- PAGE 5 '.1,..„ Wa$hielgtOn County's Department of Land Use and Transportation has provided the following recommended requirements peetaining to the Proposed subdivision's potential impacts on Bull Mountain Road: 1. Dedicate additional right-of-way to provide 33 feet from centerline of SW Bull Mountain Road frontage, including adequate corner radius. t, 2, Sign a waiver not to remonstrate against the formation of a local .• improvement district or other mechanism to improve SW Ball Mountain Road, between $W 150th Avenue and Pacific Highway, to County standards, 4 3. Establish a Oh0 (1) foot. non-access reserve strip along SW Bull Mountain Road frontage, except at the approved access, 4. Submit plans, obtain County Engineering Envision approval, provide financial assurance, and obtain a facility permit for the construction of the following improvements: A. A one-half street improvement along SW Bull Mountain Road frontage to a County major collector standard, with curb, storm drainage, and concrete sidewalk. B. Street lighting to County standards at the access on SW Bull Mountain Road, 5, Submit two copies of an access report to Washington County for review prior to obtaining final approval or access to SW Bull Mountain Road. Further requirements, such as a left-turn refuge lane, will be determined upon the County's review of the access report. The access report shall address the requirements of Washington County Resolution and Order Mo, 86-95, A copy of these requirements are enclosed. CPO # 4 reviewed the proposed subdivision/variance request and has provided comments which are summarized below: 1, Traffic safety on BUD. Mountain Road is a significant issue ih reviewing this proposal because the road at this location is already dangerous because of a curve just west of the property, 4 power pole and trees near the road just east of the property, and the amount of traffic on Bull Mountain Road, The CPO requests that the developer be required to provide for a center turn lane 1 and a school bus turnout on Bull Mountain Road. 2. Roads within the subdivision should provide access to serve future development to the east and west. The developer must work with the adjacent property owners regarding placement of road connections to the adjacent properties. F/MAL ORDER MO. 89-03PC LASSELLE/NERITAG5 DEV. CO, (S 09-02/V 09- 3) - PAGE 6 „7, , r - • 40 • 3. A possible relocation of the street stub on the western edge of I. the property to a location further to south may necessitate that a the proposed private road be a greater distance than is currently . proposed. The CPO urges that a decision on the variance request be deferred until this possible street stub relocation issue is resolved. The CPO also suggests that parking on the private road e • be prohibited. e 4. All service connections (i.e. , sewer, storm drainage, water) ,e . should extend to the property lines on all sides of the development. . 5. The existing drainage channel across proposed lot 17 must be maintained. There must be no damage to the existing channel resulting from the increased storm drainage flow from the development, 6. Property owners in the area of the development have expreseed concerns that the proposed new development will be at a higher , density than existing development and thus will change the character of the neighborhood. In addition, development within the proposed subdivision may block views from existing homes. - A , 7. It is not clear how development impact fees from this proposed development will be collooted and used. This situation exists because the subdivision is within the City of Tigard and subject to City systems development fees but the development also fronts on a Washington County Road and therefore should be subject to a County traffic impact fund fee. The City and County currently have no agreement on how to apportion impact fees ih this sort of situation. The community has no assurance that the impact fees collected will be spent on improvements necessary to address actual impacts of this development. '‘• • 0. The Planning Commission should consider this propoeal in relation • to the needs of the entire Bull Mountain community, especially •, with regard to the need for additional road e to reduce traffic on Bull Mountain Road. Property owners of tax lots 1200, 1202, 1300, 1301, and 1604 to the east have submitted a request that the developer of the proposed a, subdivision be required to., 1) provide a stub street to the east to 12 serve future development, and 2) to also provide an extension of the t; m sanitary sewer to the eastern property linemof proposed tract A to allow for future sewer extensions to serve properties to the east, 31' ' Other neighboring property ownei's have submitted letters echoing the CPO's comments regarding traffic and a request for a center turn lane • w and bus pull—out; about future houses in the proposed subdivision .41 blocking views from existing homes; and about the potential impacts of allowing a high density of development in an area primarily developed with large lot homositee. The OWner, of adjacent tax lot 1500, located to the southwest, has requested that a sewer extension be provided to his parcel, FINAL ORDER NO, 09-03PC LASSELLE/HERITAGE DEV. CO, (S 09-02/V 0903) — PAGE 7 tire Washington County r Dxstr•xct N0• 1 commented that the proposed water system does not indicate proposed hydrant locations, The final 'plat' V !. winter service plain must provide. for hydrants in compliance'with Uniform Fire Code requirements. The Tigard mater District has reviewed the proposal and has commented that a 16—inch water main along SW Bull Mountain Road is available to serve the proposed subdivision. The de 'elaper must install a 12—inch main connecting this main to : an existing 8--inch main located in the northwest corner of the proposed development. A six-inch main must be provided elsewhere within the development, Four fire hydrants must also be provided. PGE, GTE, and Northwest Natural Gas have reviewed the proposal and have reported no objections or comments Npo 0 3 did not provide comments ents on the proposal. No other comments were received. B, . FINDxhGS AND CONCLUSION `.; The relevant approval criteria iii this case are Tigard Comprehensive Plan Policies 2,1.1, 3,42, 3,5.1, 7.1.2, 7.3.1,, 7.44, 7,6. 1, 8,1.1, 8,1.2, and 8.1.3; the Bull Mountain Community plan; and Community Development Code Sectiorm 18.54 18,160, and 18,164, Since these plans • M g the statewide land use goals no longer have already been acknowledged,ed; have to be addressed for non-legislative land use applications. The Planning Commission concludes that the proposal,, with modifications, is consistent with applicable portions of the Tigi rd Comprehensive Plan based upon the findings noted below, 1. Policy 2.1,1 is satisfied because Neighborhood Planning Organization #3, Community Planning Organization #4, and I ti , :. surrounding property owners were given notice of the hearing and an opportunity to comment on the applicant's proposal. ; 2. Policy 3,4.2 is satisfied because the steep, wooded ravine area will remain In a natural state through establishment of the proposed common open space tracts The Dull Mountain Community Plan identifies the wildlife habitat value of this property and • those adjoining. The Plan calls preservation of streams, Ovate , courses, and trees whenever possible. The staff concludes that , t , the proposal is consistent wit h this policy. ' 3, Policy 3.5.1 is satisfied 'because significant open space Will be preserve' by private means through rep ervaiioi of tract, A under the common ownershi p of all property o�ne "s w i�hxn the developments In the future, tract A May be dedicated to the City► ., S SELL HERITAG DES', CO. (S 09-02 V 09 �I���. t�RDER N�a �9-�b3 P� � /` 1g) pAo ,� ill . . , . • . ■ \• 0 , . 4, Policies 7.1.2, 7,3.1, 7,4.4, and 7,6,1 are satisfied because adequate water, sewer, and storm drainage facilities, as well as fire protection services, are or will be made available to the • development. The applicant has indicated that these facilities . will be provided within the subdivi$ion as required by City . - a , • . . . . standards. The Commission finds that the applicants mutt extend " . - the sanitary sewer, storm sewerage, and water lines to the ' western edge of the subject property and sanitary sewer to Bull ,-- -. , Mountain Road on the south. It will be possible for further . extensions of sanitary sewers to the west along Bull Mountain . ., Road to be made from this point, fmcluding an extension to tax . , . . lot 1500. Water service should alto be provided to the site's eastern boundary. Sanitary sewer service cannot be extended to 1. those propeetiet to the east from within the proposed development , ... - becauee the eastern parcels are located at a lower elevation. A water distribution plan indicating proposed hydrant locations ) . shall be submitted for Fire District review and approval prior to . . - .— -e,„ , approval of the final plat. ..., 5. Policy 9,1.1 calls for a safe and efficient street system that meett current and projected needs. The proposed internal street system satisfies all applieable Code and Plan street standards with the exception of the private road standarde that have been , - requested to be Varied as discussed below. The proposed plat -, . • • . allows for future street connections to the west, In addition, . • , the developer's agent has indicated that a potential street stub to the east is being discussed with the owners of these adjacent .". . .. . .i.; . properties, The Commission finds that a street connection to •..' 4 . both the east and west should be required as a condition of . , approval of the proposal, with the locations of the street stubs . , to be worked out between the developer and adjacent property owners. The internal street system will be required to be constructed to . City design ttandards, Improvements to Bull Mountain Road will ' ', , , • be required to be constructed to County standards as specified in . . the County's comments. Whether a center turn lane or bus turn out will be necessary will be determined by the County after reviewing the requested access report, This issue need not hold , up Commission action on the proposed subdivision. , OC i-,-. The Commission finds that the requested variance to the private OD street width standard is justified because: 1) allowance of the •'' : narrower private street will allow the development of three lots ., .J that might not be created if the developer Were to be required to */ 00 develop the private street at full width; 2) the potential will exist for possible later widening of the private street to public 1 U1.1 ..j street standards and these improvements, therefore, Would be nearly equally provided for by both property developers who Will benefit from the public street; and 9) because the variance will not be detrimental to public intere$ts in health, safety, or 't . ,... • FINAL ORDER No 09-03PC LASSELLE/HERITAGE DEV. CO. (S 09-02/V 00-03) — PAGE 9 • „, . , - .. . ••■A r • • rr. t . • • - ^ .• .' * ,, Publio we are However, the Commission nth that the tract on which the • road will be located should be required to be wide enough to include the $id e slopes of the fill material used to . conotruct the driveway. This certainly wil/ be larger than the • . - -- - , 20 feet width requested by the applicants and may be greater than ,. the 30 feet wide tract standard required by ,the Code. Determination of the required width of this area should be . calculated by the applicant's engineer based on their fill and •.. ... -- road construction plan and shall be approved by the, City's Engineering division prior to recording the final plat. . . 4. Policies 0,1.2 and 0.1.3 will be satisfied because the City of , f •-e: .7 Tigard and Washington County will be working together to resolve street improvement and location issues involved in this case and the greater Bull Mountain are The proposed subdivision's - --. street improvements will be constructed to City or County .. ' construction standards as applicable and will be constructed at - . -,. - the developer's expense, Sufficient public eight-of-way will be A dedicated to the public along Bull Mountain Road and within the' . 1 i. subdivison, '.' e .e7tei., -. . The Planning Commission concludes that the proposal it consistent with i. •-•, 4 the Bull Mountain Community Plan based upon the following findings: -„, 1. The density of the proposed subdivision is within the limits oontemplated by the Plan. All lots will be well above the 5,000 .r, e" •• 4- square foot minimum of the former R-6 County Plan designation. . „ e . 2. The peeservation of trees is viewed as an important component of the Bull Mountain Plan's concerns for wildlife habitat and aesthetic benefits, Preservation of the majority of the trees on - , the site win be promoted through the establishment of ComM0h • - Open space ownership of the wooded ratline on the north end of the , site. This action will promote the objectives of the Bull Mountain Community Plan's Area of Special Concern # 0. Staff notes that access to this open space area should be provided to the subdivision's residents. This access should follow the path of the sanitary and storm sewer lines between lots 23 and 24, . ,. ,.., The gravel surfaced access road required to be provided for maintenance of the sanitary and storm sewers should provide sufficient pedestrian access to the common open space. The Planning Commission has deteemined that the proposal, is consistent e. re with applicable pcotions of the Community Development Code based upon P- . GO the findings noted below: le Chapter 10.52 of the Code is satisfied because the proposal meets .- co all applicable dimensional requirements for the R-7 Zoning 0 district inclefing Minimum lot size (5,000 square feet) and lot width (50 feet) standards. The subdivision will be deVoloped at a lesser density than is allowed by the zOhe. In addition, ..• proposed lot shapes, and sizes should be sufficient to allow residences to be built in conformance with setback requirements, .,. FINAL ORDER WO. 80-000 LAssELLE/HEOTTAGE DEV, Co. ( 09-02/V 39-O ) - PAGt lo . , • • • • • 01, 0I , 0 2. Chapter 18.160 of the Code is satisfied because the proposal meets the requirements set forth foe approval of a preliminary plat and for a variance considered as •part of a subdivision approval request. • 3. Chapter 18.164 of the Code sets standards for street and utility improvements, These requirements shall be satisfied during the detailed review of proposed public improvements to oodur during the approval process for the final plat, - - - I C DECISION - Based upon the ditcussion above, the Planning Commission approves Subdivision PA 89-02 for the proposed Three Mountain Estates Subdivision and Variance V 89-03 to allow the road surface of the proposed private road to be eighteen feet wide, The request for a variance to decrease . 0 the width of the tract required for the private road is denied; instead, the Commission allows the City Engineer to determine how wide a roadway tract will be necessary based on the applicant's grading and road construction plans which will be submitted prior to recording the final plat. This decision is subject to the following conditions: • UNLtSS OTHERWISE NOT5D, ALL CONDITIONS SHALL BE MET OR ASSURED PRIOR TO RECORDING OF THE FINAL PLAT. 1. The applicant thall obtain a facilities permit from the Department of Land Use and Transportation of Washington County to ' perform work within the eight—of—way of Bull Mountain Road. A - ,;- copy shall be provided to the City tngineering Office prior to issuance of a Public Improvement permit. GTArr CONTACT: 3ohn Hagman, City of Tigard Engineering Division, phone 639-4171, 2. Lots 1, 2, and 3 thall not be permitted to access directly onto Bull Mountain Road, A one foot wide, non—access reserve Strip• along the SW Bull Mountain Road frontage of these lots be granted to the City of Tigard. sTArr CONTACT: Gary Alfson, Engineering Division, Phone 639-4171, 3 Additional eight—of-way shall be dedicated to the public along the Bull Mountain Road frontage to inereato the right—Of—way to • 33 feet from the centerline. The description shall be tied to x EL . the existing right—of—way centerline. The dedication document - • shall be approved by Washington County. STAFF' CONTACT: cliff - Hamby, Washington County, phone 648-8761, ext, 2854. 4, standard half—street improvements, including concrete sidewalk, / 00 i driveway apron, curb, asphaltic concrete pavement, sanitary .t , sewer, storm drainage, streetlights and underground utilities, • —I shall be installed along the Bull Mountain ROad frOnta50, Improvements shall be designed and constructed to Washington County Major Collector street standards and shall conform to the • alignment of existing adjacent improvements, STAFF CONTACTt Gary Alfson, FINAL ORDER NO 09-03PC LAssELLE/HERITAGE DEV, CO. (S 09—10//V 00-03) PAGE 11 • — . . • . .. . . 4 4 .,,...,„... - 40 ,Aii, ;. .. ... . A k 5. A non remonstr an c e agreement shall be x by the applicant, on forms provided by the County, which waives the property ,il owner's right to oppose or r�emonstr:ate. against a future local improvement district formed to itprove DWG Bull Mountain goad `;'. between SW 150th and Pacific Highway to County ,.standards, STAFF 4 CONTACT: Joanne Rice, Washington County, phone 648-8761: - ', . Standard local street improvements, including concrete sidewalk, :' driveway apron, curb, asphaltic concrete pavement, sanitary '`; .' sewer, storm drainage, streetlights, and underground utilities, shall be installed within the subdivision, Improvements shall be • .. , designed and constructed to City of Tigard local street standards ; and shall conform to the alignment as shown on the submittal plan •r except with regard to, street stubs to the oast and west The., / , location of these street stubs shall be determined through ,� - discussions with adjacent property owners and shall be approved , ro by the City Engineer prior to recording the final plat, The .: • applicant shall provide either a conceptual street plan for adjacent properties or written verification from adjacent property owners to the east. and west that the .street extensions r are adequate located, STAFF CONTACT: Cary Alfson: .� w. 7. The proposed privately operated an maintained roadway i. • .. .•:,: plan—profile and cross section details shall be provided as part "` W: - of the public improvement plant, The pavement section and at e %�: side curb shall conform to local street standards, STAFF •:rl CONTACT: Gary Alfscn: 8. A joint use and mainter►anee agreement shall be executed and e recorded on City standards form for the private driveway and F ' • tract ah which the driveway will be located, The agreement shall `.: :...,` be referenced on an become part of all applicable icable parcels Deeds. e The agreement shall be approved by the Engineering Division prior w' .... • to record: STAFF CONTACT: Jon Feigion, Engineering Division, 4 phone 619-4171. • y... d 9. A grading plan shall be submitted showing existing and proposed i contours. A soils report shall be provided detailing the soil . .. ` `',4.•••. compaction requirements and methods for stabilising and e. revegetat:ing cut and fill areas. STAFF CONTACT: Greg Derry, "gi., Engineering [Buis i,on, phone 639-4171. OC 10. The applicant shall provide for roof and pavement rain drainage j . ,i,w to the public; stormwater drainage system or b.y an on--s,ite system designed to prevent runoff onto the adjacent property. STAFF !0 t CONTACT Brad Roast, Building bivislon, phone 639--4171: _ 11, Sanitary sewer and storm drainage details .shall he. provided as part Of the public improvement plans, Calculations and a t'opogr^aphic' map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public • FINAL GIRDER stn. 09-03PC t.ASSEL�i /` �E[Qj� A■/�. bEV. (S t39 y*�Q� 3� O 'GE 8{y/� .\•. 1 • . ... A� �M•\�TY\'YI� CO.�'l � \�I��r�l� �� 'M�I '�~ Y �VNY Y.,YM i i . rt Y y Improvement Plans= Calculations shall be based on full, development of the serviceable area, :. The location and capacity • of existing, proposed and °future limes; shall be addressed:, STAFF CONTACT: Greg Beery. 12. Storm drainage runoff shall. . be l discharged into the existing • dralnageways without significantly impacting properties downstream. STAFF CONTACT: Greg. Berry. 13. Access to storm and sanitary sewer pipelines outside the right-of—way shall be accompanied by a 15 foot wide easement and an S foot wide all weather access road, The Engineering Staff shall determine whether or not paving is necessary, STAFF CONTACT: Greg Berry. 14, An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future local improvement district formed to improve the doWnstream storm : drainage system. STAFF CONTACT: Greg Berry. 15. The applicant shall provide sanitary ewer and storm sewers to J°` the west for future connection of the adjacent property, Sanitary sewers shall also be a*tended to the intersection of the proposed local street with Bull Mountain Road. STAFF CONTACT: • Greg Berry. 16. Seven (7) sets of plan and profile public improvement construction plans and one (1) itemized construction cost estimate, stamped by a Registered Professional Civil Engineer, detailing all proposed public improvements shall be submitted to the Engineering Section for approval, Two (2) sets of plan and M profile plans shall be submitted for ,preliminary review, prior to submittal of final plans. STAFF CONTACT: Gary Alfson. A 17. Construction of proposed public improvements shall not commence until after the Engineering Section has approved public improvement plans. The section will reguire a 100% Performance Assurance or Letter of Commitment, an ifeveloper"engineer agreement, the payment of a permit fee and a sign installation/ streetlight fee. Also, the execution of a street opening permit or ' construction compliance agreement shall occur prior to, or concurrently with the issuance of approved public improvement plans. STAFF CONTACT: Gary Alfson, 18► Street Centerline Monumentation shall be provided as follows: a► In accordance with ORS 92.060, subsection (a), the ,.- centerlines of all street and roadway rights—of-way shall be moriumented before the City ehai 1 accept a street; improvement. r I FINAL ORDER NO► 80-03 PC LASGELLCIHERITACg bEV. CO, (S 09-02/V 89-03) — OWE 13 . .. ....... .... ....."... .. ..,.... ,. a ,....... ..Id: J I I b. All centerline shall be place in a monument box conforming to City standards, The top of all �monr:menu '. • boxes shell be set at the design finish grade of the street. • c: The f;r lt.re.".1;,1:g centerline monuments shall be sett 1, All centerline—centerline intersections. Interseetions created crossing existing streets.. erra11 %-ee be set when the centerline alignment of the existing street has been established by or for the City. 2. Center of all eul—de--sac 3. Curve points: Point of intersection (P.I. ) when its F position falls inside the limits of the pavement ti otherwise beginning and ending points s and .Ci 4, All sanitary and storm structures shall be placed in y^ positions that dot interfere with centerline monumentaticn, STAFF CONTACT: Jon F"eigion. . ,= , 19. Prior to commencement of site clearing and grading, a plan for the protection of trees over 6 inches in diameter, excluding the °``. ... existing filbert orchard as shown on existing site plan, shall be approved by the Planning Division: The removal of any trees' over " .. -" 6 inches in diameter shall be justified by the developer or .4 qualified arborist in a tree removal permit request report, • STAFF CONTACT: Jerry Offer, Planning Division, phone 639-4171. -a; 20. A method for maintenance, such as a homeowners association, shall be provided for Tract "A' Also, a 15 foot wide property strip shall be provided as part of Tract "A" to establish pedestrian *.; '44,M access from the northern east-west street, This strip shah. coincide with the location of the utility easement noted in .•yrs Condition 13 above, The plan and method for maintenance shall be approved by the Planning Division. STAFF CONTACT: Jerry Offer, Planning Division, phone 630-4171. • reee *I .'.:....: 21: Prior to commencement of site clearing and grading, a plan for - capping the well l incom P complia • nce p g With any state or county regulations must be approved by the Planning Division and any :.. rg other agency charged with such duties, STAFF CONTACT: eJerry .. Offer. a cr Hance ac.r etent l, sha etc a 22: A joint use and maintenance l be executed and eD recorded on City standard forms for the private road serving lots 16, 16, and 17 Agreements shall be referenced oh and become ke part of all applicable parcel deeds: The agreement shall be approved by the Engineering Division prior to recording: STAFF CONTACT: 3`on Feigion . .. t. 09-01PC s. . i, •.�r. ..�. ....,'. ..,.. .. .y.,..,y,....'r. .^y .i a ', �,..,, ...; � ... rw�•.I w....;. . � ., c,�. 7i, ' Y, 0 • 23 A water service plan five .Vtydrant 1.ocatiofris shall be » approved by Washington County . Fire District No,r` I.,'' , STAFF CON»'ACT$, Gene k3irchi11, Washington County Fire District No. ,� e ISMS w phone 649-.8577. • li THIS ./APPROVAL� SHALL BE VALID IF� EXERCISED WITHIN ON YLAR OP ` HE F AL Y , P, /R EA VAL D,�,L�E. ., _ , f Y • Y that• 1. :. It is further ordered that the app ;scant be notif,ied: of the en r!/ of this . final order^ • *t. PASSED: This day of Pla,. ..ck! , by the P1anninc' Commission of • the City of Tigard, ,.. • t A. Donald Moen, President Tigard Planning Comm .ss orr • Y uJ f.tom s a,f FINAL ORDER NO, U9.08PC LASEELLEAHERITAGE DEV, CO, (S, (19-02/‘f 00-0))_ - PAGE 16' 4! - - Heritage Development Co. • by David Evans & Associate 2640 SW Corbett Tigard, Or 97201 . . Bal-bara & Courtney Lassa lie , Marj6ry Orr 12275 SW Bull Mtn. Road Tigard, OR 97224 John Brosy David Evans & Assoc. • . 2626 SW Corbett Tigard, Or 97201 , • - Tofli Taylor 13625 SW Bull Mtn. Road • Tigard, OR 97224 6 t. Jack Schwab . .", 9250 SW Tigard St. • Tigard, Or 97223 • Leah Zednik 13995 SW Bull Mtn. Road Tigard, OR 97224 7 , • - • • " Beverly Froude 12200 SW Bull Mtn Road Tigard, Or 97224 - Ann & Dean Coy 13580 SW BUll Mtn. Road 1W6 ' Tigard, OR 97224 . OD Bob Deuth 13279 SW BUll Mtn. Road alum Tigard, Or 97224 • C.9 w • Linda Reeder ": . 14900 SW 141st Ave. Tigard, OR 97224-1451 I ot94-4 a .1 * J. Awi ........ '..... ............... ..... ..■■■ 1,. , ... .. • . . •.•... •.,. :k4'1/45„ .4pit. CITY OF TIGARD, OREGON At.4:,..i..A.,- :," . „•.,.. . , ampumag ARRLICATIgi ....• .. .., .. CITY OF TIGARD, 13125 SW Hall, PO Box 23397 . . Tigard, Oregon 97223 - (503) 639-4171 , FOR STAFF USE ONLY • as •. . __,_.......,.. T ' ,..01.:••••••••MIMMIFIN71•Ornal OTHER CASE NO'S \ :7-.-_,.---a',--- — ' 'RECEIPT NO. ......gZ4tk.„..._ . •...,,, y., . .''''.' . . `: .. : 7:,....z!• APPLICATION ACCEPTED BY: __Ngr.111_ . ..., .,., ' DATE: 1. GENERAL INFORMATION , Application elements submitted 1. ,.--- PROPERTY ADDRESS/LOCATIONA,..5Leigil 14411 P/6,) Application form (1).' . jqghgge16.11NA tiggallairlge . LJ _148) Owner'0 signature/written ,.01 .•.'.::.::',- TAX MAP AND TAX LOT NO.J.AgOLA: 150 . authorization , . ..,, ,... .: MAP IA, 11 ti..04/(;) Title transfer instrument (1) - ,°-••''.0'..' SITE SIZE )11.81254-1SS , . *04j) Assessor's map (1) .. . PROPERTY OWNER/DEED 4./(E) Preliminary Plat (pre-app %.,•,:f:'i.' , e ) 44JOTL orr checklist) •,' ' , '' ADDRESS ‘2,175 SO 501( 144Lti&LPHONE 65q-2524 . ,iF) Applicant's statement , ' . .'. . CITY lai, Otfrg ...._ ZIP 472,11 ' , (pre-app checklist) •,,,..: ,. .=;, 411" ,, 8-1i.Wit_ . 1>e400,1% a, ,b- : VaAillA 6144- 661.,.°,, (G) List of ,l'oPioty owners and .... •, - , resor—s z * ..;.t.Ei—s44--- ADDRESS 11.±.5; 6P6:1.02thg.41—......._ PHONE 24*-161ka addresses within 250 geet (1) A r 4 . , ■ ' CITY .``...yi,,.. :404 ..tog ZIP 91241. „ ' VIII) Filing fee (4tafplua t5 '''-, -'4'.'llk t.trelsv *When the owner and t e apOlicaid - are/ different , per lot) '..i.'A4.' people, the applicant must be the purchaser of record , or a leasee in possession with wtittdb. authorization DATE DETERMINED TO BE COMPLETE.: • from the owner or an agent of the owner with written 1!--- authorization. The owner(s) must sign this application in the space provided on page two or : FINAL DECISION DEADLINE: ' to submit a written authorization with this application. COMP. PLAN/ZONE DESIGNATION 2. PROPOSAL SUMMARy . , •. . _ - • ,...4...i.:, .4,.. ....„,4•',/Ir.; .' --,1 .07riA,... .,4-...(e.,. 'fir' '•-- , ' 00 The owners Of tedot4 of the subject property / . . i' request permission to divide a IT61 : 14,P.06 Number ,,g,? ..i.„ A Ila (Total Area) parcel into _ lots between . Preliminary Plat Approval Date: (number lots) . . :... e_ALL:L." , and 114551 square feet in size, Final Approval Dale ./- . , . ,.t . • ••. ,..: .. . Planning . , 0520P/13P • . . togiaeeritig , : , , * olimmelor.............ranreasn Rev'dt 5/87 • . „ . . , .. ketordiag Date and Number: - • , ,, , , ,, '.': ( ....-0.:Aligy ',. ' . •' ' ', , . • .1' , , , • . , .. 4 H 3. List ;,any variance,. Planned Development', Sensitive landsx,r or , other land use' ' • aetionS to be considered as part of this applicatiot ,. ki $. L� 401. "i;, il4:l „ " 5 4' °-r'--` 5.i1) (ii:1t54; 675 ' k 4. Applicants: To have a complete application you. Will need to subs i attachments' •. _ described in the ' attached information sheet at the time you submit this . application. • 5. ,T mE APPLICANT(S) SHALL CERTIFY THAT. x y A. 'he abve rCequast 3 'not violate any, deed restrictions ha quay be _ ' �att ached t o o ipoeed tlpcarLthe suiLlec.t p1operty. � E. If the application ;is granted, the applicant will.l.l exercise the rights' ' granted in accordance With the terms and subject to all the conditions ;,and ,;-.;; limitations of the approval« C. 'All of the above statements and the statements in the plot plan, ' ' ,te attachments, and exhibits transmitted herewith, are true; and ''the applicants so acknowledge that any permit Issued, based , on this . applications may be revoked if it is, found ' that any such statements are false. • D. The applicant has read the entire contents of the application, including , :r the policies and criteria„ and understands the require:kilts for approving,. - Or denying the application. I �° - • DATED this / I day of A,,„r7,,,,, - • ,,r , ,9 . °' `' SIGNATURES of each owner (eg. husband and wife;►f the subject property. ' ' ,••' Iw.evYlw�.n �n.r..r`.rrrrr.nr r l ` xY 1 « • •, ., 1, \•...✓i/i.,-.:_..V.•{ , +4'^..'✓.r.xl ri-1J.. .. a .f1..nM•,II�s�,IM�.i1y/iFw...'!r.' " • : le'd ' : . AtiOrliirr-F 1 �+ , ' : '.. '. ': ' '' (KSh.pm/C1,SOP) ♦ r Y - x,'1 , III • I • • •.. ., u,.. ... ,.,. .. w v. . ur„tl! • 'u ..n. '4... Y,I f:. .V.F 1 •,E . w ( I. .I t i,. -, a , t• ..ai..,J ,..p 4 +,: 4' 'r 4 - ';. 4 b r 41 4.,-.4 A .•• �,., IJM�,fN .WWVkaea::+na+wwwrYiitG„+4 4" " i '. fir. u' :.u. .: rt..N tij - ...F [' ��4:' •„hf� """ ' !��r , i,: • 4..w«..«+.x.x•«++.+.x,a«I«o..,ex,. x.{eNyarWpj.�wu__tt�u:.twof..1�,..�x.u««pz..,«...ya+.+hx�+.w....�au,:.wi.wauuu �.wiw'='•�•+...i-»a.y.:....i.r.a µd, ..w ,p •� Tr'^.M r1.;,7 "e9 f �1 e�A.� LL w,xr,ri T CL ( of T;i4.54ra : 4,4e z.'a F a 1. z y d fr Ctr, am v 4w1a adh,:11.✓, t t 'ts L� t�'..la 4� t . C,;%Jur �r y sr�,41i.L arb ,ta Latto H , � rw�4 p. opa r on , SulI timlotain Ro'Ader k4toz 6 tx 14'C,. '' 1400 ard 1601 CftiAn 4r tax ' ` 1 map 281 F13' y ,��,�, ywC, *s�y�,: �p�. �»y 1 p�q pq y+ ( y �w3 + ' �'"•�".�� �' hone �utq.xw+da,war de 4.«d+:{'w p-L"1dl.t��rir7; ldr'+,t3. for a su, '� + �rr'i itir W6rntt x a rt; a� �,r ,Mr tt r ° 1 !''r ,�, and Aee�a to r1.141 Agar,tst fdr . 0ri Lase - rwni+-Kisr:�ww�t xe'..nac►•+.wwy�irYiaewnwrn ar■vr••••10^/rul«xaNNr-b'4'"yt�iMrY3a!�K+?'T`+•*sl ',ta �ry 'Yt fi d '4WWMC'W�:YSpwkwh+•Nne;,-:.,x.pn wroK+wwfitiW. :i4.44,rt.uR:lne.nddrr+-tixauei*Jmwihrri a*,r1 1�R r;at • • • sons / T co illy �.r • • • i a e - '! •. - ' .,yr - " ° _ y • I I � t° � fLIy *n a.3 a , � r � r sax sae., ' J �16iiV ' ' ' ' ' ''''''' ' ' '' ' 'cS. g? ''''' 'H),L::: H' '' ' - '..: . " ' ' ' ' ' ' '''. ' r 'K. AFFIDAVIT 07.211A41,0 • , � , ' STATE. TAT OF Ort.EGON County of Washington ) ss d •:.:•'.... ; City of Tigard 1, [1 ' �"' , being f .tst duly sworn/a f f irm, on oath ' depose and say:' Please Ptlnt *', That I am. an„ , �`�� 'r d.1„,_ ..�...�.. for 'the City of Tigard, Oregon, • that I eerved 'NOTICE OF ,I'ZJ'BLIC I AR:XNG 20 That 1 served NOTICE OF DECISION or. • ,� : City of Tigard Planning Director .•....„4 .ffigard Planning ComuiLasiou . ,; Tigard Hearings Officer . ' Tigard City Council• ' A copy (Public gearing Notice/Notice of Decision) of which is attached (Narked b .* Exhibit ""A") was tailed to each named parsons' at the e'<dreos Sho on the r.". .Y ' attached list ;�, �•r marked ex�lfbit ov�« on the . day of �:L� ,�. . 1�� ° said notice NOTICE OP DECISION as hereto attached!, was 'p ii'=ted appropriate bulletin board on the d .y of 4 , 1.,,,,, m ,. ''. i and deposited in the / 5 ,: day of . ••.. pna ted States Nail on the ,, r .-y6 ,, �;, i9 , postage prepaid. ntu , � Per po �eo ' �liet� hoardSi mr. w 7-, / / ' For DBecis4 o n Ony), , . / 4 /b^. • ... 'Person ho delivered to PST FIC e •gibed and swdrn/aff r to before 7 f `` , Subs r . the mai. �e� on, l��.J day .c , 0' i , Ate i rlr r,, it r �r ' r) l ,1.., ", f I rw l ,a � NOTARY, PtUB I N , ? . ,. �y Comm Comm,1, S1«1 Expires: v:; 0251P/0006P ' ' ■ ' ' _ _.. ' r ✓t no- .. i , , , ' )611;419 7' Al : --• • y y. NIP RIP , :.. . , rJ . . Ah .. NOTICE OF PUBLIC HEARING•w •- 0✓ •• PRELIMARI HEARING ONLY FINAL AI WILL BE 7m 1989. .•. 1 .. .'r NOTICE IS HEREBY GIVEN THAT T TIGARD PLANNING COMMISSION, AT ITS MEETING `. 3 ON TUESDAY, FEBRUARY 21..x. 989 s x a AT 7. 30 PM, IN THE TOWN BALL OF THE . TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: . •:.:.':',:. FILE NOa. S 89-02 A V 89-03 NPO # 3 FILE TITLE: LA BELLE/ORR/HERITAGE o • APPLICANT; HERITAGI DEVELOPMENT CO. OWNER: LA SELLE, BARBARA & COURTNEY +' J • f• BY DAVID EVANS & ASSOC. ORR, MARJORY °-, y' 2626 SW CORNETT 12175 SW HULL MTN. RD. .. `•- PORTLAND, OR 97201 TIGARD, OR 97224 • ii f •. • , REQUEST: TO DIVIDE A 17.59 ACRE PARCEL INTO 48 LOTS BETWEEN 8,211 SQUARE _ r .•t t." FEET AND 12,597 SQUARE FEET, AND A REQUEST TO ALLOW A VARIAIVARIANCE, ' FOR A 18 FOOT WIDE PRIVATE DRXVE WITHIN A 20 FOOT WIDE TRACT TO SERVE THREE OF TEE LOTS WHEN THE CODE REQUIRES A 24 FOOT DRIVE " WITHIN A 30 FOOT TRACT. ZONE: R-7 (RESIDENTIAL, 7 UNITS PER . ' w .. - ACRE). LOCATION: N. SIDE OF BULL MTN. RD, BETWEEN SW 133RD AND Sirs PEACHTREE (WCTM 2S1 9A, T.L. 1400 & 1501). •i n . '. (See Maps On Rever9e Side) THE PUBLIC HEARING ON TES MATTER WILL BE CONDUCTED IN ACC)RnANCE WITH THE y+ , =. RULES OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF "I • PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT C1TY HALL, OR �. RULES OF PROCEDURE SET FORTH IN CHAPTER 10. 1�X Y SU A INTEREST . ANY PERSONS FiAVINt� •• . a) IN THIS MATTER MAY ATTEND AND BE HEARD, TESTIMONY BE 2MITTED IN o ›°° WRITING TO BE ENTERED INTO THE RECORD OF -, TIME INITIAL NEARING. f i ail :y. ., FOR FURTHER L 131 CONTACT t DEPARTMENT AT 639-4111, • C5 TIGARD CI , 13125 SW PLEASE HALL B , 'M mu ORGANIZATION (NPO) BLVD:, O�CONTLI`Y®Y I���C►REi0a7fi) PLANNING +�K C�AIRPE280N DAVE D KINGLE PHONE N[IHEPa 639642 "- •:,r;, �......... ....... dj/S89-02 ' 4 .ill -:-,� ♦ , 1 ''K. .. s LEG1D UTYSTR - .7; Y . 4 2 .-'• ' r . -s,.' ••- -• x f : '•re_ s - 'f."`~ ••tc v !. •c . , • -• ♦ • -t• •� sa < [ (� -- r _� 11lf .,_ t Tv. -1 -- -- - - - ,,a,h-4, � : -- t � ft f ill. r I • -= - i , . � .. -- t -r Ilk ' . ,---.. ` T, � �1111 4111,III I--= �.. yi �. � j 1� (4s-q. rC, -4/5-Iii il - .r F� r � Vic` -T_. �.. . -Inn -`'S Awieful- - DR_Immitisrat . ......:,,_ 1 4�twC: �% 1 1 1 . 4aaeee K:a " .. .1_. _ _____ le$,_, , ,,„._..:1-1.1..Auar4.1-,_eV- ' or ‘. �� ' ///fit! ® ��mar .,. 4!11_ , t inja,win_ .0= , ____ ,�„� , __ � ; t rismom_- _il.. _ i- - /---- . g ASttLEY --- - 4 eats° . __ _ -- *,....fc.7° elm. 1 • GT.` `�C W• 4 � 7._ tip;°� �_ It',. _ _ W.-.‘,• sue `-°��..° - - S�!' s `�■■ � �-._„ _- ° ':.�°_. •s % %IP rap°' ` :.W .. �� i*4::.''..-'.:roj'''.:Icell_...:66 -.-11....."-\---.116\:4.-..,,,a .':"7-.5,-.. 111111 -' ;1-. *-1-* -1' : I ,--- -_ '.i. --'- r--- -: - ---- : -, _ _:._- - / --I ' %0 ..'":9'- - 4 . . ,.t..** - . - 7., ..,,,,,,..•,...,...„,.„. ,_,..,...,:,....:... . y , „..- . -• _- ,, _ _<:•. _, • .. ..! :' . -. . . - --- OLT- - , - - 4 m - - . MI __-_-- - ! - -.- VA-- — i► 1D ! , .ildip ir,„,,,,,mge. _ ...I-7-;. - :." - _ _ Vi4,.:ivi--e , _ _ 4� _ 232nR __VIIIIIIIIIII - 111;-- i z .- - - - y R ''•'� L.. - �� �_ •Q-_ /' orb /" SW-Math-'AVE 3~ / . .;.•• V VL lik A 0U ,.....r�+ David 8vans & Assoc. Robert k3/Carol J. B�u a & MARY MAE ZEDN1( .., LE�►� A�.Faf �. •, 1:.3279 SW B ar Mountain De3T1' toad ` 26 S1 Corbett Ave.: 2.6.2 t Txga d OR 97223 13995 W( ®UY.Y, MT1V, Rt3�►T� ..'y .,.. w� - Portland, OR 97201 TIGARD ORE � . . I OREGON 97224 rr - ■ . ..,,��' r,' ., �...� J.L./Mary M Egger 4 dr - '`''", �`� 13395 SW Bull Mountain Road , ` .- ;.. '" ' Tigard or 97224 iffi. �- BEVERLY FROUDE : 2104 -,'" 12200 SW BULL MTN Elmer N./Jean A Griffin fsn TIGARD CR 97224 13350 SW Bull- Mountain Road .. Tigard OR 97223 • • 1400, 1501 a.. ._ 1 , :. Courtney/Barbara Lesselle .; .,`$ :.•R p. Marjory J Orr 1 -el w, man Cs r 12175 Bull Mountain n Road r .'ti ;1 13580 SW Bull Mountain Road •,' " ' " .. Tigard OR 97224 �. Tigard/ OR 97224 " 5900 a 1-1:4;',I n-. .. 5 300 . isuiu David/Beverly Paull ' Melvin B/Terease Frye : 13277 SW Bull Mountain Road- 13600 SW Hal Mountain Road Da rid K.lingele '...,;,-.1 , `; Tigard OR 97224 -Tigard OR 97224 129Q0 i—A 132nd Tigard/ Or 9722e a. 5700, . 1900, 3100 - Coluhbia Equities, Ins. ! Blazer Roams, Int/Double I) ,,- 3701 Sid Carman Drive ' Development Inc. Lake Oswego OR 97034 5954 SW Jean Road ! Lake Oswego OR X17034 :x.. 1300 1 2000 . , 'elan/Mehl G.M. Norman , Michael J./Jane A. Capri. 1 ,.: R.R/S.R., Walker J. Brown 4 14480 SW Peachtree Drive 1 c/o Robert B/Carol, DOaith Tigard Or 97223 r, . 13275 SW Bull Mountain Road Tigard OR 97223 . ` y 1301 2100 Shirley K. R'ppey � John Allen/Ethel'1 � he]. Katherine 13271 SW Bull, Mountain Road JPa,tte•rSon� .j, . ,r `-'' � Tigard OR 97223 14530 SW Peachtree Drive j .. Tigard, Oregon 97224 I CC. ' ' M 1302 300 ► Richard N./1 etty J. Bolton Dieter A & Susan L Franck ';:. 13269 SW Bull Mountain Road 13597 SW Tarleton Court 97223 Tigard OR 9' � Tigard, Oregon 97224, • 0 . ' 1602 I -..,. ,, Robert J./Donna B. Swan t �' d 13285 SW Bull Mountain Roa: . x Tigard OR 97223 e Wr r• .. 2 L0 ,. �a��s R./Mar y F. Blackaby GARY a & ROSALIA E EVOKES a - . 13319 Road X70 SW TARtE��i' COURT SW Bull Mountail R� 13 d, y • 9 97223 TY.. ►, OREGON' 97223 r, . • .. r a,• . fi- xx . r1. it + • 1` 1 1`', xr ,1 . , ,. ....,_ .. .i..,.. _ . '':.:,',. '-'7,..',,,X . • •., , . . .:,..! *..,, ti;.; t • , . ''''''. ' ' , . 110 , 1 , , , I . , ....i4... :...:,:. ' PLEASE REPLACE THIS REQUEST,FOR COMMENTS WITH ONE PREVIOUSLY MAILED (S 89.',41) :,'1. -,...i . ...%.:: . . , . ,.7? ..,. ...•-•-•:.,, . . , , . . . ' REQUEST FOR COMMENTS, , . I ,, . .. • ., TO:(; riltaleic, , DATE: Jahatry 30, 1989 --• .. . . , . . , . . FROM: Tigard Planning Department . . , , .. * .... . , . RE: S 89-02 LA SELLE/ORR/HERITAGE REQUEST TO DIVIDE A 17.59 =an PARCEL .•., y:,• . .. . . . .-- INTO 48 LOTS BETWEEN 8,211 SQUARE FEET AND 12,597 SQUARE FEET. .LOCATION: I . ' SIDE OF BULL MTO, RD, BrTWEEN SW 133RD AND SW PEACHTREE (WCTM 281 9A T.L. 1400' & 1501). ZONE: R.®4 (RESIDENTIAL', 7 UNITS PER ACRE). , . •••:,:.,,„...- •,..t:!"::... . , , „ , . . , Attached is ' the Site Plan and applicant's stateMent for your review. From information supplied by Ivarious departments and agencies and from other ...y. ,..!,-,,.. information available to our . staff, a report and : recommendation will be ..r ' prepared and a decision will be rendered on the proposal in the near future. . .. , If you wish to cOmment on this application, we need your Comments by mktast ' . .. .. . 10 , 1989. You May use the space provided, below or attach a eeparat letter to return your cOMments. If you are tinEolietoreatvAllabsittleli. plede phone the staff contact noted below with your comments and confirM your comments in writing as soon as possible. If you have any questions regarding' this matter, contact the Tigard Planning Department, PO Box 233970 13125 SW, . Ball Blvd., Tigard, OR 97223. PHONE: 639.-4171. ..:. . '''-, • , , , . . .... ... . . ,. , STAFF CONTACT: Michael Matteucci , PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: . . ...,• ..:, ' - ,,,,, , , --___- We ave reviewed he have sal and have no objections to it. ,... .- . .. ..'.. proposal ;'..:'•..'.... Please contact of our office. :', 4.•:•4.•"'i.4•, ■••••ormanwl -, 0•••••••••••••••••••*o. , : ' :T., '.?;,....'•'; Please refer to the enclosed letter. Written Comments:____ - , ....._ , , . • . . • . .._ • , . , , , •. , . , „. . . • — -. „. • : .116 i.„............... ........c.e, ..i ,' '....,:wwwwwie.e..............e............61..........., ' , .....,.."...,...............do............W..........6.w....66.....■ioa. , 1, , . .. . . . " ,,,.....ft.r•Le■■■,.......o..........m..00, ' , ,..- OLI '• . Is................mw ....,,,,........ ..ino........................*■...........,.......,3 Name of Person commenting: . ' . , ,._, . , . . • Phone Number: ,, . , . -,.,-...,.. . ..,„ ,...-7,... , . . . -. 1- . , . . , . . ' i 'el. : '':', 4 , , , • . " '' i •1' '\4:' „ , . • ' ' , 1 ' • ,. , , ' ' ' ' , ' . '. ' ' . • , , • ' ' , • " " , , , ' , • ., /t' , :,.., ' • „ , ,, , , , • ,' •. , ".. • _, • — , .. , • • _ ,, ' • , . .• '1 • , .' :.:,' : •:?•:,i1111111111MIONNOmonameamwarespimium ,................„______. . , .. . .. . ,• ' • • • ' : .„ ', ,', . . :' " . • : ; ' '• •. . . . ' 'HiY,',' I '• ,..:::'•.n... •;.'f':: . 11;'',,*4' Illi' ' .. ' 4■:.''.,i: ,, ' , : '. :/ , . NOTIFICATION LIST FOR . '. APPLICATIONS ' . " ' '; ' ' ,-.. ,./ . V, CPO. •, ,..,., ..,.. 1. j.... i\l‘No....L''' ' ' , No. , ,• ... , ,,, , • , , . .. . . - . ......,• , •,f... .-,_ -, • ,... .. ' , ' 2. CITY.DEPARTMENTS . ' . • ,.:., ..... • •. (7.'Building, Inspector/Brad-R. : ' Parks & Recreatiowtoard/Curtis S.' , • ::', ',.,:i.,.:.\-;'' ' . • . , • ; . - -- .• . City Recorder ' Police _ , •-, , 1. "'Engineering/Gary A. Other' . ._ . . , . . , : ,.:. • • '. 3. SPECIAL •DISTRICTS' ' . , . , ., . - ,Fire District : :chool Ditt. No. 48. (Beaverton) • . • ' 4, :, (pick-up box bldg.) , , •,:- , . Joy 'Pahl. ,..7 . . .P0 Box 200 . , ' . , __Ief",;:igard W.D. , ' . Beaverton, OR '97075 ' . , ' . ,••• . 8841 SWCommercial ' . School Dist. NO. 23J (Tigard) ' • ' :-. - : • ••; Tigard, OR. . 97223 • ' ' 13137, SW Pacific Hwy. '. 'Tigard, OR 97223 ..t.,,,,'. ..i.,..,,' , Metzger W.D. , : 2, , . Other , - ... - • • , -.. ,. . 4. AFFECTED JURISDICTIONS . , . .,. , .... _ . . tlag4. Co. Land Use & Transp. Boundary Commission . : ' ' . • •,..• • • ..,..- 150 N. First Ave. ; 320 SW Stark Room 530 , .,. • .... .... -, .._,., Hillsboro, OR 97124 , Hillsboro', OR 97124 Brent Curtis , . Kevin Martin ,_ METRO _ Joann Rice 2000 SW let All/ 0 Portland, OR 97201-5398 _ ,.,,,,f•:,:,.. ••,•;;,.; .., - City of Beaverton % Lilt kendryx , PO Box 4755 - 4755 SW Griffith Beaverton, OR 97076 , . -•:•• .• ..,-,. --,•• '1;•.,:1•"....:-..f.t:,' : ______ State Highway Division Other _ . Lee Gunderson. „ • PO Box 565 Beaverton, OR 97075 7. SPECIAL AGENCIES " • •,?", iimil , , ..,; ... ' . k General Telephone 6,7 Portland General tiedttit. C9 Ed Wilmott , JitJohnsoft. .,..1 12460 SW Main , - " . . PbttlAAd Getbrdl •ElOettie Tigard 01722,5 r r 14655Sw. Old; sohoilg Peity . , , Beaverton, OR 97007' ,?,,' ......y _ t?' Northtdest Naturgl OdS ' • ; ' • 14ttclipOlitati Asa 600Mtift* atioti.6 ___--- , Ronald, Dt. PolVi• PE, PLS. , ' ' . • Twin Oaks- Tethftology' tehtet 220 NW g6totar'Alto: ' ; H rr ;;r. .- r . 1815 NW 169th 13:UtetiS,..6020:' rr,=.0::\•':r:..f.:..-:',.-, Portland, OR r -97209:' 'rr ' - r HBeeiVdttOttif ;.ORr 9100644886 • '''';',\•\'''';'rr ;:,,,, , „ , , . . i; '',.\kr'' '; , , . , . „. , . ; r ; • r. Pacific Northwest Bell ' - ' : • :Otht. . ' - ' •'' • - ' :. ' . ' --:•H ';'' ' ' • • . • . ;.,. . , • •: • • • • •• . I ' ' ,, ' , ,, , . , , , • . , , . . . , ' ' ' • (0257P/0006P) eo_liooi — , , .. , . •-. . , 7' . '-': ..' ..'',.' ,. ...,, ',,,,'.:-,hii.,,.:, ':) ';''';,.: .;.' '''''',.- -';', ,e,•,Y-'„,. ,.....;::..4:?...i-:: :4' ..,,,i IL : ._. . . .. _, I.' •k .tea' • 14, t w, 5. STATE AGENCIES •• • .• Aeronautics Dive' (ODOT) DOG AMI - , .- • Engineer � � �Division of Statb Lands • Board of Health .Commerce De p . M.H. 'Park • : Fish & Wildlife Parks & Recrea. Div. (ODOT) LCDC • Subdivision Supervisor PUG • •,- • a• Dept. of energy Fire Marshall Dept. of Enviro'aa QualityO he 6. FEDERAL AGENCIES • - •'" Corps of Engineers Other • " �� Post Office .. i ... 0257P/0006P III ten' s r IU • .+ • w i P r • • • • it .i ._. t. , ' ffeit')//li ................ . 4 ffk'2 1 i{i s 1` • e • w S A .1 ~f/: . *r. ''1: - ' - .,.. WASHINGilliTO:'N ' •1 ..": ' may. ti: ' October 19, 1989 . n. Larry Westerman . . Secretary/Treasurer° CPC #413 • - x Tigard/King City/Bull Mt. . 13665 S.W. 1st Street ' Tigard, Oregon 97223 Dear Mr^. Westerman: n. r . I an writing in response to your October 5, 1989 letter concerning the Three Mountain Subdivision on Bull Mountain Road. { Upon readin g your letter I imp ortant that I respond to clarify . several issues and misunderstandings that apparently exist concerning development activities within the City of Tigard which access county roads. ,: First, I should point out to you that the City of Tigard and Washington County have a signed Urban Planning Area Agreement which lays out a process whereby the City and County notify each other of development applications that effect < r the City and County. The UPPA outlines specific timelines and requirements on each jurisdiction for notification and comments on pending -applications. w4, . In•the case of Three Mountains Subdivision the City of Tigard notified Washington County and we responded in accordance with the Urban Planning Area Agreement. I should point out to you that one of the requirements which � Washington County requested was that the developer provide Washington County a oun � n Cou traffic study for the development. In addition, we indicated to theCity that if the traffic study showed that improvements would be needed to Bull Mt. Road access ermit. The City they conditioned as part . of Tigard 'r.ncl uded in order to provide safe access to •t a site the would be condi t�on of Washington ton.County County's aC development and the developer��did n fact of 9 c p y shin' �� provide� Washington� County� with ahtraffic d from ta registered p �'' ct County's conditions as part nineer. The was reviewed b Washin ton ount trafic e � traffic ' • traffic �� determined engineer Weer° and it was do stu d ti�at at the by Washington a left-turn y s o 'warranted at the entrance lane is nee to this subdivision. In the future sh ould � n ., a 1 i ti iiiiiT property develop which uses this road and generates additional traffic that creates a need at this intersection for a left-turn lane then a left-turn lane will be required as part of that new development. -A . Departrrmnt of Land Use And Transobrtation,Administration 160 North First,Venue Hillsboro,Oregon 97124 phone:5031648»876t n, . . , , . ., ...: ...,„, .. . lb fri • • '5 1 Mr. Westerman Page 2 October 18, 1989 fl - t ' I would point out to you that The City of Tigard did require improvements along S. W. Bull Mountain Road. The City of Tigard required that the developer dedicate right-of-way and build a half street improvement along their frontage on Bull Mountain Road. In the future as development occurs and won review of the City and the County additional improvements associated with , future development will likely be required. s Also the letter to the Department from the Tigard Planning Commission was ee .. t taken into consideration as part of the Department's review. NoNever, unless 1 A snoit , a traffic improvement is warranted, the County cannot require that improvement ee . 7,(4 ti to be made. Under the rules which the County operates there most be some 1 -h. --- - rational connection between the required improvements and the impact of the .sees: development.' In this case it is clear that a left-turn lane is, not warranted by this development at this time. If the Three Mountain subdivision was on the south side of Bull Mountain Road, a turn land likely would have been -.- i I -, warranted and requirede h n ,Sh ,--- 01 '„, 'h When a left-turn lane is warranted at the intersection of the Three Mountain's nnn -se ' development additional right-ofeway will be necessary on the south side of the inr road. The road alignment and centerline profile used in the Three Mountain Development was set several years ago at the time the Mountaingate Development was approved and improvements were mule to Bull Mountain Road. In the case of 41:. ; the Mountaingate Subdivision a safety hazard existed concerning site distance - e -. .t, which necessitated the developer to cut down Bull Mountain Road and provide .s' a' et. ' a., , left-turn storage. ) n he On a final note I think that ft is important for the CPO to realize that there 1j .:n* A r'..-, - are formal processes established by the City ad the County that keeps the lines of communication open. In addition, my department meets periodically with the Tigard Community Development Director and City Manager to discuss areas of mutual interest and concern. Further, we aPe not shy about picking .- . , n,e, up the phone and discussing issues that are of concern to the residents of the ed ',.- i- 'he..., City and Washington County. While the communication lines are open it is ., important to also understand that there are limitations upon the ability of C I.4: st, 4: the City and the County to require improvements of development. It has been ee the County's policy for a number of years to require that traffic studies be done to document the need for traffic safety improvements associated with a particular development. This traffic study can also provide specific ' c 4 engineering evidence that traffic safety improvements are not warranted. This n- ne . subdivision is one case where the need for a left-turn lane is perceived 4 in. rather than actually needed based upon hard engineering eVidence. , A ' In discussing the issues of bus turnouts 1 think it is important for you to .... know that the City of Tigard asked the Tigard School District for comments on , .s . the Three Mountain's Development. No comment or request for bus turn-outs .. ': from the district was received. e , III, • II.: ' % '::' :•J'A\ . . • I . . , . . . , . , ., " 0 0 r , , I . , . ''' "• . ,, , . , Mr. Westerman . . • .. . . . ,• .• Page 3 , . r r . . .. 4 . '' '... "*.. '''..': October 18, 19,89 . . , 1 , 4.1 ?,.. -. . , My department will continue work cooperatiVely with the City ,of Tigard in addressing concerns of the ,residents of the City'and the COunty. Also we have begun discussions with the City to look at improvement to Bull Mountain Road . , . .• ....• as part of the voter improved MSTIP 2 program. The voters have approved . ” ......- .,..„". . . $500,000 for improvements along the Bull Mountain Road and it is our intent to ' / .... •.", , work cooperatively with the.Ciity and the residents of the area to identify , which specific improvements. sholuild be completed. I am sure that the CPO will be actively involved in that process in the future. If you have any questions or need additional information regarding this . . ,.... matter, please let me know I can be reached at 648-3740. Sincerely, , - • , ,, ....... , • . . 7 .,• ..,;..: . .,-7-:.;,,,.... i',-,4- , .,.. .,,, •,:-',.-... .. ,..-...ato ,.. ob.,!. •t„. , ... . . ..-44 , ., ..,--..-,y ,- Bruce A. Warner, P.E. '.,,, -\\.‘,..--,,' Director " ' - ..•• b ,,',;.41:-?,.,,,;.--... ,,,•, ... , Attachments ;,,...'",':,'71'.•..,....::- '•.;''.'7.,."...'''" . ',•:',":7:f,....,...t.;; •:* Lt4R/br 4 • z ?.., .: , , C • =am ,j.. . i., fa , , I • . i-., : . , 4 ■ • . , . . , , " • "1,. ,.. , . , ' I ."13 ' ,. • , . .4'... ' ''' , , ■ . , . . , , , .. 0 0 l." ,__.. ,,,,,,y,,,.,,,,,,`47'',7.- ---4-, . ; :-. " -i'' Ik)')j . VI.. - - . 5 October 1989 TTT��� Ki OCT 1 •; i ,:;'.) ` • :. 4. CPO4B Tigard - King City - Bull Mountain ,..t 4 cc/o +Larry Westerman, Secretary Treasurer �AVD ..1 t R. • . " 13665 SW Fern Street '• „ , i `:',, , Tigard OR 97223 ;•. - Mr. Bruce Warner, Director Department of Land Use and Planning r L 150 North First Avenue _ `. Hillsboro OR 97124 i• Dear Mr, Warner. At our September general meeting, we heard a report from citizens of Bull a, Mountain, in the vicinity of the Three Mountain Subdivision (File No. S 89- 02/V 89-03). These citizens expressed concern regarding the conditions of development of this subdivision. The members of CPO4B share their ■, disapproval of the fact that when this development plan was approved, no — , - '' , \ '-.._w .\ .requirement was made of the developer for improvements to SW Bull Mountain '\ Road. 6\Ji , The Tigard Planning Commission heard public testimony relating to this '. ; • i development on 21 February and 7 March of 1989. Following review of this. g testimony, a letter was drafted by Mr. Donald Moen, rminendin _that the \ Count recuire a left turn lane and a school bus pull-out area be constructed w in the Bull Mountain Road right-of=way, as a condition for the permission j of the development. -,,.""e : . We in CPO B are gravely concerned about this matter for two reasons, The first is that the recommendations and concerns of the citizens of the { city Tigard, apparently .� c m iy. . consideration in the at and Term permission a process for h e Tk n ir�t , immediate area, and of the c . o the Three Mountain �� planning P p ,i'w ,-' Subdivision: We would strongly urge that the left turn lane, and school bus pall-out area, be provided at this subdivision, in the interest of traffic flow and of public safety. More importantly however, we are deeply concerned about what appears to be - process communication�� at the city in the rocess of cornnnunicat�on be1�ween the planning agencies �,�,..,., � a breakdown ��'� i�� c ty and county levels. We heard evidence at our meeting that the aram concerns of t le Tigard never Planning Commission were er e n e v__e.r made known vn tt, n o –.1R1s,i,:\•"' ' r,OM addressed by, the coo nt eDe ar tnent of Land Use and Planning, We feel tha t • gb such an unfortunate breakdown in the channels of contact between these two o • �I ' important planning agencies must not be permitted to occur, Sensible and effective public p planning must be undertaken with the closest possible contact t "'s between the citizens and their responsible governmental planning agencies • at all levels. We in CPO4B must urge strongly that all parties responsible for � f + this . similar planning decisions : t t : � tcre Talanormed and concerned about the needs and desires of the citizens, the Tigard Planning .. ."..1. Commission, and the county Department of Land Use and Planning. It s - : - We have included with this letter, copies of the petitions circulated by the residents of Bull Mountain regarding this develoPmefit, We in CP0413 have gone on rccord as supporting their efforts to provide the road improvements discussed above. 'We urge you to take this matter into serious consideratiaJna . , .. We also strongly urge you to strive to maintain clear and open lines of .•• . ... , . . cornrirt/laicatiori between your office and the Tigard Planning Commission as ., . , further development occurs within the Bull Mountain area Thank you very much for your time and attention in this niatter. Yours truly, „, r., 11,(A, \ a .. - ,.., :\ Larz3Y A. Wt.,,,sterman -• .•. ..... cc: Mr. Edward Mutphy, City of Tigard ' ":'.., •. • Mr. A. Donald Moen, President, Tigard Planning Commission '. :-.... ...'' Ms, Valerie Johnson, Tigard City Council .+. •,.. . . . T I • • s , • .■1, • . .1 1'- . '', , •: ' • 2 .." " I'''' • ...I ' 19 ' • , Ili ....1 4 . . • n• .,,'•.',,,..,.., ,,, ,. 4 • . • r. 4 . r4 • ' 4■ ' :.' . . r r 1 . ~ •• :- . ' IP PETITION Sep ber 18, 1989 r " We as residents of Bull Mountain do petition that the Three Mountain Residential subdivision include a center turn lane from Bull Mountain Road . into the entrance of the Three Mountain Residential subdivision, and a school bus pull-out as part of the modifications now being made to Bull Mountain Road. A center turn lane was part of the commitments and promises ..' made by the city of Tigard during public hearings relating to the . subdivision. The school bus pull-out was recommended during the public hearings and the Tigard School District has recommended it as well. In as • much as these commitments and recommendations are not being honored we ask• ;.:t; that the construction now in progress be suspended until the center turn lane and school bus pull-out are included in the construction plans. We are ,x' concerned for the safety and traffic flow for the community which must use .• Bull Mountain Road as the only source of access. Ati. n , -;.a. NAME ADDRESS PHONE # j • ire s 6' ' da,1 Z.?, - /ft l( I% i C� // .9 .11 4,. ) J Cie C 79p .. l rl " .,,' ' 7'S' r'. ..n 1 Or - �' !1 1 s i r- .24.co. .'"-.. .zc k. c- \` f 911,6 .. 1: ) •c .� - 3'7 : . 1- ' DAAP-t. t ki t c3 I 1 4• _ - •�y j * l'''‘ • . ''< /4.24...)Ill f, e..) 4.5:Z62 /)., . / ) ..4,. , .L, •aft ' . 0I � tr 1.2 ��i i ,' it 7 a/ ixc/t / ; f i�/fr kGj til . 61 / �'' '- --`-- ..cr 5 Sed 45-41. ,/ zit ,s� ,4.. ,,.,. AtortLaik.A.:7114-41- IG-s,4 .-it i..). PozLiQ Pa 441 631-6.3qa. . Li"-- 11,1100 / / be) 5(t1 C.44.6-eenii Q.±.4.6.147'• • /07-IA? ' J 'y. ` : i 357'0 s1.i ,,feivJ . rf, 6t6e ct7c2-'-y4 o `er If — --, . , , "AT -0, ,,,,a 4,04. ad) LaELLIS:p I_LISIEVIL2Sk_ki. (31,22236 il , l'.-e ,.- , az-a',"/-3/41:c r-\,5-4.) to*/ , -1V..."‘ fro TJ L Sp 4 .4(r 41•41*/ ,414 / ', JIA2LOCid / h/ Rd t -13'4 ' Of ;. 0 44 4/ 7'(''') , . g(sL. 4 4( ( .; �t12- � f il— alifart,) 1 3 249 sv te, 24t- . : 17 _ 1 az 0 ..,i, ia a,,,; .. . ., , _ , , ____. , 41 , t Amu, -4,---fre-e--0 ee,ke..el .5.::________:.._:. , ' ' , p (71-----,„,,,,,v ,) /3c.,,zs-5 .--, Pu 3,11-, ' ' P)r`CITION Sept ber 18, 1989 ., 410 .. We as residents of Bull Mountain do petition that the Three Mountain Residential subdivision include :t center turn lane from Bull Mountain Road . -�= • into the entrance of that Three Mountain Residential subdivision, and a • school bus pull--out as part of the modifications now being made to Bull Mountain Road. A center turn lane was part of the commitments and promises made by the city of Tigard during public hearings relating to the °,•:': subdivision. The school, bus pull-out was recommended during the public hearings and the Tigard School District has recommended it as well. In as much as these commitments and recommendations are not being honored we ask. that the construction now in progress be suspended until the center turn lane and school. bus pull-scut are included in the construction mans. We are _• concerned for the safety and traffic flow for the community which must use °,-,. Bull Mountain Road as the only source of access. NAM ADDRESS PHONE # ...... ... • ....-. e".—} .t.1.;...z.......—..-. I,1 .... r/0-,- Gig. ".:22.0 t A. .•"o . .:,7�...,t. . I/_, 17''"i'"r�.2.�(.J .)4?"U'? ✓fL,... ..Ja,z, 2. %2•� �� !/i..,{ .. 9 �'j Q2_,, N y.,. —_ • . , ..- ek,,z 5iid ('4 ct/w . • ic�c '�4. �:L)cO OC.,r?. 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J 11 :. -.44 • ,..4-, , PETITION . Sept her 18, 1989 I. ;•!?..:.,.,',:-, . • . , •. • .,44 • , .4 . . . 4 -• 4. • ' W. ' • 4.4 - . . We as residents of Bull Mountain do petition that the Three Mountain . . .-4,.'47 •..4-', Residential aubdivision'include a center turnilane from Dull Mountain Road into the entrance of the Three Mountain Residential subdivision, and a . , . school bus pull-out as part of the ImodificatiSns now being made to Bull . • ..,J... : •..4!.'44 - Mountain Road. A center turn lone was part of the commitments and promises . , .. . -i 1 . made by the city of Tigard during public hearings relating to the ‘' • . ' '.-• ..- subdivision. The school bus!pull-out was recommended during the public .4... ,,-;..:.g,,.,.. • , S' hearings and the Tigard School District has recommended it as well.i: In ae 44" 1.,. . : 4 much as these commitments and recommendations are not being honored we ask , that the construction now in progress be suspended until the centerqturn lane . .44!;:44i • ,•:—.*7 and school bus pull-out are included in the construction plans We!are ...,'-.:-..:.' -: concerned for the safety and traffic flow for the commulOty which must use Bull. Mountain Road as the only source of access. Ilikr::::' . •1 . . i, . ' . NAME ! i ADD 11 # RESS , PHONE , , : • : . :i • C ".., .4 . .4.410°— ..,_.A . ' - e6.1_1_, ,r(411.1...0..1_,.._,Liz /9") . -.• ,,,.., . i: .±......'"/ e i / , • , - .Jo, '', , , •- .' . 1--.),,9 • , 4e-r• ge -C ' 6/ci 0/o %..r. 1,), Mt421,:ich422.-vcr-de,•, . .. . . ..,:.... .:!:..:.' ••..,-., 47. 4106 C • ..,. .,...,....., /V, Se & 2jvs.72:ji4e4447LezThip)77 .. •,.. .. , . ., •• . 4 $,f IP . .• ., ; p.44-0.2 .57,/, , ; •,/.0.4.74- . .t.,_ , . 4..id-7.ds2-4 ,, ; ...••• .. . .:1 . i !• . ,....----- ir / (06' . .ir ,,,, . 0 45„,___,444,,,cLal,_,' <26-;,•edP :, : • - • ; '... : ..• ' eeLare '''sz:V I er .. ,.........,_ ...4-.......—, • I y6 y.5- ..54-) /iii ) r.c ,$) 7.7 ::frifv9.-2_30,9(:), . . , . . Z.2.........._" Alt-Lit ,. . . ) 1 71 4v. ,, t j I I. ". . A . • ' ' A a f 4 0 CO .i.Fit■ . AI. - Awe/P.a,.C, ' l''''S.--0 tri . 1 .: . t. C '' .' .' lillilliiiralr . /P • . . ..,.. •,., ° / / ' .-,b0 ...f .. • 't • ., i . ..,...'". „... 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'.`: '.:. _:7, ` ..: • ' PETITION N Sep ber 18, 1989 w r : • r .. , . , ,,''�.. ' We as residents of Bull'Mountain do petition that the Three'Mountain f. .° .y '` • Residential subdivision include a center turn lane'from Bull Mountain Road r1 into the entrance of the Three Mountain Residential subdivision, and a . school bus pull-out as part of the modifications now being made to Bull • Mountain Road, A center turn laie,was part of the commitments and promises '■ : , made by the city of'Tigard during public hearings relating to:the 1 , ' • subdivision. The school bus pull-out was recommended during'the public' , ^ hearings and the Tigard School District has recommended it as well.'; In as ' ; ?• much as these commitments and recommendations are not being honoired:we ask •, ' ' ' that the construction now in progress be suspended until the center turn lane , • and school bus pull-out are included in the construction plans. We are ' ` concerned for the safety and traffic flow for the commu$iity which oust use ;� ,; Bull Mountain Road as the only source of access. NAME ■ . ADDRESS • PHONE # tiff / .1 -,,,': ..;,..,,, , . . ..— . . , . . LAL3j; • � ' A � l _. qtr x , , . ��.� f ry - A ' .0" II' .• � f.. .. a .., ... . ! ,..:.,. .v ! 1 T 411 :;_ a '4 °r /4260 5. k / u7 �8 62,1 44/I- ,j • ,Zia-4..e. •1 'd--td 14 -. - , ' ' . •. 4 4 Ge-fie, /• .,,, , . r''' ,,' .d.4itti '. 1, Pr 4,- r'.'' . . sa.:5A)I . 5"-P.: : • ' '172)(471-7 'e.....,:fi .,,,,,,, , , ' � : `- • _, /7 /V/ / �V M / // � / / tiw++ . • ..•,!,.A•+ yam'�f�ww� �• dr / 1 , .w w , 1•to -'• •f ., Y ' '.. I 1 L.+'"'� G. ' 40 C �YC ° l lu 1•L., �✓/yy ,..V' ... IQY..-:/ ' .�. •edF./. .. � ���' 'X''�A�i���. anil vN��v���� • ' :�• �1i7. ..;.s. ... MO...N.4 a Yx •` , ..- - , ice.' ., 'i...�..liww.�• .I.I:M NI`XM1 • N , 'w.w....w..�...�..�..y - -. Y ~ 1 1 ' X � A 4 1✓ • t',_• /• • PETITION Sept Aber 18, 1989 e.., We as residents of Bull Mountain do petition that the Three Mountain Residential subdivision include a center turn lane from Bull Mountain Road into the entrance of the Three Mountain Residential subdivision, and a , ~ - ,;' , school bus pull-out as part of the modifications now being made to Bull Mountain Road. A center turn lane was part of the commitments and promises .r' made by the city of Tigard during public hearings relating to the ' , ',. subdivision. The school bus pull-out was recommended during the public .,.. -'�r', hearings and the Tigard School District has recommended it as well. In as much as these commitments and recommendations are not being honored we ask that the construction now in progress be suspended until the center turn lane and school bus pull-out are included in the construction plans. We are • concerned for the safety and traffic flow for the community which must use Bull Mountain Road as the only source of access. NAME ADDRESS PHONE ' q ', , 7 ''t dvAl. /„.„1/;-__:32. 1ii-10 ,7)--, 6 1/ , . ,� ��yep.�� ;'/_ /3 a a .. u). °2.7(94? „A. .)......4_,—. ,.--f,, _..„ 7,;--e" c,-to .5.-t,o 0 ././. ( ,..,d9 7.0g' .„..... ,.. _. 0 - , ,..:,. . / ,....:2,e I // i PI ->zi--207v ,,,,, . -7 Ir. ') .4 �' .,;dea/ 16. • , r 5 A 1/1 r. &&' X32.:436. .G /7�////jam/ ..Z.Z.v l fl i eA/' a el,0/..AV liYA/f.L;- 7 t_///4 ),1 q r. .s C�v-Ic -6 /D u—� �# 10 %/_ - F- ✓ f ' .� Ap 1,t0. rr le c_J-i—c 13 37 f sW 01/q' e -0-5 4 '. -,y f e9.3�u I / "-- . ,, ,,,.... ._' ..)-Li.) ..4„ace) 1,0 ,/,4., ,,,....-9_1":3 ......? r ... ..$,''' -,' : . & - AP'_..; ..,fr, / ,,,,e0 ,./.4{,42_46_22;_a_j42,./ ,, #' I.: ,' , .9,,,7 OF) . 4r4 /,„ ,,....1,-,. „ ,: (led c-1 i 2L,_6• Viz-, v :3 72,,s--. .tA) . .Laik, .6 I' .t)/6 . + &9 >f/ 1 '� rei73-'3i, G A', c'.'''-'s`�;�j I. 0 e d1 ii► l 5/25____, W 1 :u ,L /- -12.0_684-562.2_ Pi, 1 AgEACStA. ..!' 1201...L. AXlie tt— .-0/.4/9 , , A• a je.v.,,,,frar. 4 ,te.e. t — , • . , . .p, iro September 28 '89 . • 4 t Li T •F , . ,., . .. . .:', Bruce A. Warner :-- • - Department of Land Use and Transportation, Administration - ' • ,4.-n, 150 North First Avenue Hillsboro, OR 97124•./'< ' Dear Mr. Warner I am writing this letter as one local resident's observations about your letter of September 26, 1989 to "Resident" regarding the road development of Bull Mountain Road caused by the Three Mountain Subdivision, which is being developed by a subsidiary of Far West Federal Bank. Even though this is one person's observations, there are many others who agree with me. .. 4 In your letter you say that state law does not allow the county to apply . . .4. ., its code in the case of Bull Mountain Road in front of the Three Mountain Subdivision, yet in fact, the final approval for the plans must come from the , . . county and not the city of Tigard. If the county has the final approval for K , any and all modifications of Bull Mountain Road, then it is not believable , that "any input we (i.e. the county) provide to a city is advisory." It should be further noted that the so called "private engineer" who ‘ provided the study which showed that a left turn refuge was not warranted was - . . in fact hired by the developer and the results of the study were highly , .,,C...7..- favorable for the developer. There are flaws in the engineer's study which • .- make it highly suspect. For example, the study states that in 1989 the daily traffic flow is 2,635, while in a Washington County report it is stated that . ,_ - -- the daily traffic flow in 1979 was 3,655. Everyone who lives on Bull ,..., • .. •, . , Mountain knows that in the past decade the traffic flow has not decreased by . , . . . . 28%, but has increased significantly! II 1: .•'- . . . ,--. e' : Your letter did not mention the letter of March 8, 1989 from A. Donald Moen, President Tigard Planning Commission, to Joanne Rice, Washington County •• . Dept. of Land Use and Transportation. As a result of public hearings on the • proposed subdivision, the Tigard Planning Commission urged the county to give , ., .. .. • serious consideration to a left turn lane and a school bus pull-out, 1 was .. . . • .. ,. at those public hearings and felt assured by those present that the developer would be required to put in the left turn lane, and the bus pull-out. Yet somehow, without further public hearings, a decision was made and county approval given to the developer which did not require those improvements. , fl, • I am surprised at your statement that "Bue pull-outs can be required if .. . a) the school district requests them. I must assume the City did not require . one as the school bus can use the loop street within the subdivision to pick , ... „„.1 up children." As a professional you do not "have to assume" but instead b 1' should verify the facts. A simple five minute phone call by my wife to Bud Hillman of the Tigard School District revealed that the school bus will not . tut • enter the loop street within the subdivision (except for kindergarten ou students), and that the Tigard school district always requests bus pull-outs , 144 cc, but rarely gets them. 4 - ag 0 1 greatly appreciate your statement that the county is concerned about rin traffic safety on Bull Mountain Road, but I am a little dismayed by the fact N, ,, ,.. .• c„rz =I that a half a million dollars of taxpayer's money had to be provided by WWI , Program 2 levy to improve Bull Mountain. In the case of this subdivision, a , it little foresight could have made Bull Mountain Road safer and not have COgt II, . , d ' .. the taxpayers anything at all •" '''' " . , ,.. . _ , _______ ... x_. .:, - A. , . ' 410 -f The residents of Bull Mountain were assured in public hearings that } ' developers would be required to provide left turn lanes and pull-outs as development occurred along Bull Mountain Road. These assurances were given :` ;' in public hearings by members of the County Planning staff when meetings were being held in 1982 and 1983 about increasing the zoning density to R-6. My main concern at the time was that no further development should have been • ' allowed on Bull Mountain (at any density) until the issue of the unsafe and rY .Y.i congested road was solved, and there were many in the public hearings who `- supported and iterated my feelings. We were told that the way the county was ' = going to solve the problem was to require each developer to,widen the road, p;' ' -I' put in left turn lanes at the intersections, and to provide pull-outs. In • ,:: ; this manner the problem would eventually be solved as all the mountain was , . developed, and it would not cost the taxpayer anything. While I was not � : pleased with such a drawn-out solution, it was better than nothing. Now I . ,. ` find that in spite of county assurances at the time, we are getting next to nothing. Maybe the fault for this lays with the Planning Department's staff `` -•. for ,not relaying this information to your department, but to the residents it is still, the county's fault. '` 'r[S�4 w •.' wi As a resident of Bull Mountain it appears to me as though the developers �' are receiving first consideration, and the residents come second. The :�, developers p not have for live _ , come and o, and . °' 10 ers do no with chat they build. They co g j/!. only stay in one spot for about a year. ftWhileathehresidents Whorsupport the :, : . county with their property taxes year after year, years and �:, years with whatever the developer agree improvements another • y . p county (until MSTIP levy is passed and the residents pay for imp nts that should have been required of the developer in the first place). -04 :'... Statements in your letter about development codes, and state laws, do not ra alter the fact that Eull Mountain Road is a dangerous road which needs to be improved.. There have been numerous accidents and deaths on Bull Mountain Road: It appears to be an old country lane that is now a train arterial. It traffic. :-„ •-, �, is unsafe and does not The safety and v y n of the residents should come first,, a t faci:].�.tate the flow of tra sa et. • . , co e� a ce o , nd even if it would be brought �4 . up it code •,,..� .�. , and it still is _ 5 not facilitate the flow of up snot safe and does n traffic, then there is something wrong with the code. The code should not be • .." ,: a refuge and excuse for inept design. The residents should come first and ,.. foremost. W •. ' In a recent phone call by my wife to Carol Frohauf, administrative the v ., assistant, to Don Tisdel, President of Far West Federal sank, Mss. Frohauf discussed the situate% with M direction T" and sai�dhtyatoFdo. eYt a ears that M .� . isdel st t ante to do � ,�, right, and... we await th.. cor�nty� hboandaiftth�eareceive direction from .r West wants to be 8i good neighbor,r, they rect°io the Far W g g , county then this situation can be readily resolved. i ...1 h 10.7.7 ' in Sincerely, , ' .J • ROI/VW 71:71114b4Vfilkli . L J. Ronald Thompson ` . c. John Ro senberge r, Deputy Director ctor EDT . � , . ' Brent Curtis, Planning and Land Development Manager LtT .... Ed Murphy, Community Development Director, City of Tigard w ; a. ,� Randy Wooley, City Engineer, City of Tigard -,- Resident (mailing list) 410 .. , . ,.. . , : ..,,..: j. WASHINGTCI N •-: '-. lib . ,,' ',r. COUNTY, .- ,-a: OREGON ,.• 1`� :.' September 26, 1989 C; l d,i•3 Dear Resident. I am writing this letter to clarify the County's position on development within c i ty limits, specifically as it applies to the City of 'i gard's Three :: . Mountains Subdivision. State law does not allow the County to apply its land development code inside of city limits, even if a road under County jurisdiction is effected. Any input we provide to a city 1 advisory. We commonly recommend that a city apply the same conditions our development code ..t .", would require. City's routinely condition developers to comply with County . �•• ; :. recommendations for County roads. `.•,: In the case of Three Mountains Subdivision, the County recommended that-the City require the applicant to provide a traffic study so that traffic safety �� impacts of this development could be assessed. A traffic study was completed by a private engineer which showed the majority of the subdivision traffic would come from the east and a �l left turn,refuge a Y warranted. The study . .,:.. was not warren :�. , . was reviewed by the County's Traffic c Engineer, who agreed with the findings. refuge i n a comprable situation, We could not recommend the City a 1 oft�Thi s Since our development code would not allow the County to condition ° - g p , City do so. This y ' - � does not mean the City could not condition the refuge if their code allowed , them to do so, • The road alignment for the Three Mountains P roject o n Bull Mountain was 4.. : determined dots g • e design of the road improvement for the Mauntai e e Subdivision in the Fall of 1986. Future road projects on Bull Mountain Road will other. follow this alignment to make sure the various im• rovements connect with each if the school di assume the C.�tcadgdenot require one as the school requests them. I must pull-outs" y required of bus can use the loop street within the subdivision sion to children pick k up if the y do not - i to stop traffic Y*` � t' ©n Bull Mountain Road as they do in other areas. ;�r The County has requested that the City kee.. us informed of any-•:� � The future • ut al ' ,u subdivisions.. whi h conne ct to the Three Mountai ns Subdivision since nce this turn rn L11 a refuge will be necessary at some time. If a future subdivision im p acts the intersection to t he extent that a l eft-turn ref ug e is warranted, we wi l l recommend the City require that it be cons tructed. RECEIVED 1niI\ SEP 28 1989 Department of Land We And Transportetict.Administration ' y - k- 150 North First Avenue tilliaboro,Oregon 97124 1,41olot 503/343.8791 x I • - ro September 26, 1989 Page 2 • The County is concerned about traffic safety on Bull Mountain Road. For, this reason, $500,000 for safety improvements to the roadway was included in the recently approved Major Streets Transportation Improvement Program 2 levy. Citizens and the City of Tigard will play an active role in 'determining how • , these funds will be spent. Thank you for taking the time to voice your concerns about the Three Mountains . project. I hope this letter helps clarify the County's role in this situation. If you have any additional questions or concerns, please contact me. Sincerely, ‘11,61,1 V •, Bruce A. Warner, P.E. Director c John Rosenberger, Deputy Director LUT Brent Curtis, Planning and Land Development Manager LUT - „ Ed Murphy, Community Development Director, City of Tigard Randy Woo1ey, City Engineer, City of Tigard '„ • ag ao t9 BULLMT/br . • , • • i..'h PV ti • APR 1'1:9 - March 27, 198 HERO 15 _ (Revised) • Mr. Keith Lyden, Senior Planner City of Tigard 13125 S.W. Hall Boulevard Tigard, OR 97223 RE: THREE MOUNTAINS SUBDIVISION CITY PILE # S 89--02 Dear Mr. Lyden: letter confirms s the intentions of Heritage Development Company, applicants for the above-referenced subdivision, and Leah. and Mary jZednik, adjacent proper ners to �y �ov� the west of the proprsed subdivision. �•a e. �I Leah and Mary Zednik filed an appeal of the Planning Commission approval of the tentative subdivision plan. The appeal was filed March 20, 1989. The subdivision plan is modified in the ' folloWing manner: 1. A through street will connect to the Zednik property at the location of the originally proposed Lot 10 (see attached plan dated 3-27-89) . 2. That through street will stub into the Zednik property, , leaving no more than three feet vertically after final excavation (stub) and adjacent grade of the W , Cava a.on between stuka street grade � g adze Zednik field. g proposed the wY The existin ro Deed stub, street to th west in the °�hre� Mountains Subdivision will be modified as shown on the attached plan. • 4. The storm the will be extended to the Zednik property as arm yews Tigard in the approval of utility required by the Katy of Tager . • I `" t bdivision. designs for the Three Mounta2.�'1� s� DAVID EVANS AND A► CIA`fl ,INC ENG1NEEIL,St R EYORs,PlANNERS,LANDscAFE Aitairgas .' .ti• " OFFICES IN oRtGoN,WASHING ON AND cAUFo A ' 2828 s,\w,warn AVM F01111 (503)223,6665 ffAX(503)223.2701 �L ; p�({xL 4Yt Su ' d ,,'1•r t f I '+ir1 pq�IL 1.F F 'q 411, .:I,:1 fl�, —,- - .e t !, rr r d74',.,ilt�A u,� t ._. - ,.- __ • r fi c td '1 y r�r lf_F6 0 `� 4 � 'Y I�M v3, ' Al' r Y$r!*„3 RI � a t �1 P. ',''.'r Mr. Leith Lyden z s %; n March 27, x989 K, ''-f�,dst ; page two .2.,':i • ,,,* ;' 5. Sanitary sewer will be extended to the Zednik property r.11.,'• �Y' between lots 16 and 17 of the preliminary plan presented to r�' "�'', the Planning Commission. , L -. ,, . r, n t I I„ Y ,lit' toy `Y gar„; Based on the above described modifications of the plans for the , 4a �r"'r:, ,” Three Mountains subdivision, the March 20, 1989 appeal is hereby k,° 'h Withdrawn. .°) t tt rf tJAiF ) hS F, V1 i Y w �r , . .• 44 1 J - //,, /' ,� :r�L't _.�, Leah 2edlik ,, A '{ 1 F.�� Da Date / - Ili• b.j41, M r { IL-. /le A.4 ...C, .. -•,,.- •,., 7 ' ' 4� r Mary Zed�'. c � +�"�, r ilxjl T lr 0' .34.l � � ��A'' Date ~ ✓� .!r` '� t 'N.'u N ,r i. +1 .,V''..,. L., h a 1r fa ."'r t'Jy: 4 Y, A 4 r Wr, ,,V*.*'+'t'' , .,..,i dlial...idditocezeomi ,',.-�F alt Uor L. B osy, R.I R.I. ..4 . 1� r 3 Fp;r V �� ' k .ri • ry ' Planner F ' '.,:4••,,:', .', DA' �+ t ANS AND ,SSUCIATES `NC. �,I.t 1 �t, eras- t'nq Be R t e Development Coe � � r i•'t ,. // .4. 4...'.,''':,:.*,':* ,r l t r ,� rl k 7101.9" .1 A'. ":7".. ' (iiiiiiii If 1 by Y i /' Fr Da c1 lit .'uNillik ,,Y ,; Cl nt Manager w DA ID EVANS AND ASSOCIATES, INC. "`r 's, re Represe rtin'! ;ritage Development Co Date '1, ( i ■ . ;!, t 'r1 Y LJ L I at ` ` w t,�r �' DAVID AIDS ANDASSOCIA ES,1NC, ,{ ENGINEERS,SURVEYORS,PLANNERS,LANHSCAPE ARCH11 Ecis `ra te k a,,, F rt t `- i* '\at��i.l? ..,..�• .._ � . . �,.����.� ,�.,,,., .�.. .:,, �I_,� Y ,.A FL �'�XA zE A7'� 1N M ', IXaY .".*,Ml:i,. '...1...,;.0 "$ .. n �., , .w 4r',. l 'q I'Y :i 1YA,. ?'.' '.1::,0'n yrt Y .La .'4Y, �,� ��f�. 4 �E A. Y. i jji� � '� {�i "{�r Y ' 4 k Y •. I. .}[ r � .r, r : .i t.�.,...:, ,.., -•!,. 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CAAVN 01" 0rviI E:?A o + y <, I�klFND O�GON 72D i���w (503)223.6663 «.... 1w....+... G :1k,';'.,'..':',.-;''''',1,' tY L 1 ^M 1,'• � .. „.,. .. .,... !11 + a 1 r �.I.�;a . '',.,......110,� V'l � ., 4. '.,,f 1 4 ..M •,' I.:.... .Pii.': I Y,...'.0 r! �:.' � ( •I Id N '--il x, �.-. ,...,.,`,",c. 1-, .,. . .,.....i 1 1,..,_..1..� ..kf ? ,.,,.,..r.�..x. ..,cwt,,. ...1-..�...�._ ..t.. ;.i, .,�1,.•;. .<a !i��r.l.l i„ .:.Mr .au. _-_ _-._..__.. '" ....-. a�.!:, ..1 +''-__- ...IC;_-__ -":_-W .__.r__. _ _� ----'-_—..Y 's� -- -_•._ ' _- `_ .___- h1-.-_-_--` ' --"— " __ ----- I .:, ,t"••-1,.'.4,.",':, ,,,,. _ . ■ ',' 'Ik% t' . v'''''... : , . LI':..';'''''''': t;:, . ' . , ' Ol'('Y.0' ..,':o9' 0 . . :.t: .,,' .'■■ ''' . *' V...,. '..":.`,;, • . ...- !•,..•'. ,,, '.:,, 1,f,, .tt:'.t.—' •,. ,',—." p ..• ,.. ::—„,%, ••,. • ' ' )It •.:' •„• ••••, ,..„ EXPENDITURE REIMBURSEMENT REQUEST, . , o - A • -4' ' -., ,'„,, , ,L,....., , , . :'.• '. - . . . . This form is a muittuse Lorm. Where appropriate receipts Eust oe attaehed.. ., •,1,,,;•'r-,-,, Documentation .is important for all purposes. Staple documentatioo to , '..o., 1°-1, .. .,,, t o'..',.*-,,,,' ,P. m „-- VENDO NO TE:JA 4/05/89 R 4.....4.', .,... ',4,4',^ PAYABLE TO BILAAAgi...LEizimuc Requested by: joulijama„... ..,A,,...„.- t,•, -,%,. ,,,,, 13995 SV_LgtL_L.., 3,42,..EQAD_______ .:.,...,..:.','.4s'." ,.,•:.„..,:„.:- '' Ma•MmIl•INIftatlY11101.1130. 1 • ' MtSCELLANEOUS (patking, books, subscriptions, dues, memberships, etc.): , ' it i Evote Descri,tion : Account No. Amount .4 ., v: - e-,. P.; ' . 1".'..':. ... "... 3/20/8 LAND USE APPLICATION APPEAL PROPPED 10-43800 $315 00 . . ,•,• . • . , ,,.,‘ • .• .- ,-''.,. . ..... 1, , ,`:", i•+», =====clisdalt =========tdumaagatiasustimmacalmanstftmlftWaseximOmatm==========MatmmUumtimmistomegmmals.g.rosm •• *'t,,•".,e.,.■ ,' , * .1 '''.',,..fl.,•:-t"'.., j, GENERAL MEAL EXPENSE: -•%. ,"—. , Date , Descri.tion wows. . nagromMeasonashoonav wenniosigeonowswil ;,-i...4,:;•e.,,, 4, •., • - -.14,-■..'"4. ..'.. . , • .... ''`',..,'-' ,r• . '''.'•. ''': ''4'. --b.e4' .,.„41,'•' . ' . . . 4■ 13', % 0/0.1M111.111.1.1.1.10 .:h.' 1 r •• e,.. ii,e• 4', , ' , ' .." . ,..s. • . ' '''',,`T,"''','"'" . • Account Number to be chargedt ' ?■Otal •4,,' , .,,-' '• ,• ,,,, :-, ..., .0,,:•-,... ===============stimmuumnammsummemmatamoimmommummWmostammumWmansumUumMWWIltemftemummegamoulimeuem . MILEAGE: ,.. .,, 1 Date Describ.tion: (Include endistext_EttlinatAtt_sq511_,Eills) , Amount .1, •• la. ' 8-- ) ...1? .„ ... 4 , 0 , , isu 4 , ', . . ■ :40 i Account Nutaber: •Total milts ======= =ftft.0====imIck==W==ftiptumusialmidedwits=1*=mitaWieusx==42Wommmeautemissumetimmintmettlimer . 4!,,,,x ,4",. APPROPRIATION BALANCE: ............0za AS OF:4 ...at/IL Signatur- 204t, _ , '','''.•:*•• •- 4.. „,,,,•,,,,q, t• • APPROVALS (if $25.00 or under may oe ,..-Ombursed, through pttty cgth): (up to $500.00)Section Manager 4*a,,pAlv..5. _,. ,,,,,,, ....0 P!ilrldh. Agent (t500.01-$5,000.00)0pt head/Pore . Agent ''"-- ' ' ' '' 1 '-'”- ''' ' - ''' '-'-, "-,?.. ?-2,' -, -" '2,''-'''", t,,,,-.,,,,-,-t,I.,0;.,":,,, 4, ,,,,i to , , - ,,,,,,,. , . .. , • .. , '''. , , .4.,,,, = . , , 4%.'''.•-,c,,,",'',.,,' *..'.". 'L.,,,0 '" *'.'',..! r q k fi ;e ,'`' «,,, 1 ti�i tyt;*I rxY 1 . k *✓3 r ee''r 9,' ti b. r .'' ,�.`a ,fi G •ti w+ 1 1 it \ ,^+` t rl w, a -,----4"'-7,-;"-'''-'7---r"-' r'.,y,, u,.,..�:. ww isrN.,..,A`Mw � x, � � ' ',,,,,,-;:t I( 1 ,-i r ';, 1. 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''' ' !',.:',"...":17.:',.;''"''I sr' I �„ �w.✓�." I I. l ,J�..1 4arrw rails,.. II V V j i J , , ,e z;,,,,, ; , .„. ,, . 1 t a k a u VV r r � V ) { �a��� bw„w .,,,..., 4,:1:,,,, -.a.,.il „..”,..,,.,4« .,,,:,;:41,1,,! N i , ' `f' t ' '''''11,' ., » ,•G N, b+;Me. ry .ln,ra^F1 �h,a:.t.JM a.'1,,,,... Wa:µw..orh.w,,---,,,,, ■ R4p.......w.h-,} tin +f1 r, ' ! ay �, ; W k,+A Jti ,,.,•t, .:i t.„r lal p...t.. y .i.,,',,, ,L :i, . _a I Y,. x,:,,a..,l_,u�,c! ,"....i.-..1 k,r i 3+. ';-,',..',4 a a .p _h r. a.,v ry. 1 ,I,,,,,: a3...Y( .K S7 .4A I, 'Wf' S n 1',.k�.y I y�'� �',1'4 I 1 ,4■ �d r ,,+ , .,, ,...,.....________....,......_ . '4&- ------ - — I *91 a 1 l'a ,' ' •L'e.44 4", fCsi'Y t'' MEMORANDUM ,.: CITY OF TIGARD, OREGON , ,.-4...." il %." . q , , t/ TO: Keith Liden, Se for Planner March 21, 1969 .„ , a'efidx41: , .- 7 ...'". '- FROM. Cathy Wheatl Dep y Recorder , n.,7, - , .. .. ......---,, SUBJECT: Land Use Decision Appeal '' Planning Commission Final Order t j'. / S 89-02 and V 89-03 4- 4, '■4. .4:. ' , 14'' 4 Attached is the appeal form filed by Leah & Mary Zednik concerning the apoVe- . - , ". ,...,„..., referenced Planning Commission Vital Order. This is scheduled for April 24, 1989 (Public Heariag). 4ranscripts and packet material should be available by April 13 for review* Also the usual public hearing notices should be prepared with the newspaper ad submitted on or before April 7th. ,e. ,i ,. •-- 1 OW Attachment ctp,p,i2itcao,-i- 1-c) bc.12_,Uied .61--bta,4460i,tio)- ,'.■ ..., . ..... . --, ....A — i la Va , ■ ,.: 4 4 , 4 4 •i,.4 ;4. f ''... i',. ' ............ , , .'1 ' i- .............—.....— ::;:j 4',' A ' LAND USE DECISION APPEAL FILING FORM Erj,,.,..,.'', , tl'''0•.'e'.,..' • • en, The City of Tigaed supports the citiz s right to :41171:t.iik .., ..,,, participate in local government. Tigard's Land Use Code therefore sets out specific requirements for CI'1 ' '' 'ilif 4' 4' , filing appeals on certain land use decisions. ..■, The following form has been developed to assist you in ,- ., ,•,,.'i,...,e,, ' , ee-, filing an appeal of a land use decision in proper .1 form. To determine what filing fees will be required .....,,,,,. - •.. te /,!. or to answer anst questions you have regarding the appeal process, please contact the Planning Division • , or the City Recorder at 639-4171. '...' 1 !;,..-..,„,4•, "/ 1 APPLICATION BEING APPEALED: =2, ,,Ire_a9„,,,0,3,, *.i' ,1': "A, , :-:. •"l'e '.'''''',.'- 2 HOW DO YOU QUALIFY AS A PASTY:_a=r,.a_a_ja,d4afaardeepre. % . - 0.84,.....14.— 1.. 1., V' at '''''''',',' be subdivided, altoithitmillesIllosiar line in common. ,::,,,,:- -,...............................--.. '',,., , ..,,,.,' ,..,,,,2 ■+''' 3 SPECIFIC GROUNDS FOR APPEAL OR REVIEW: These are the f_22...,IcartaiLIonditima_ggt 1 „ ,' ,•.; '4P■,' 7 •'; set forth in the final order of the Planning Commission of the city of Tigard, • .,...e'. -,;:..J, .., passed on Mareh 10, 1989. .., 440......1****.m.Wwwa..................... Condition #6 starting with line 7: Except with regard to street stubs to the . ., ...„ East-M-W-017.- e oca . on o eseEEtree stubs shall be throuah b 1,11,; 4 •, discussions with adjacent property owners and shall be approved by the...t.t... .. ., •,' ' Engineer prior trT o— rZFITTC- e ma p a * e app lean shall provide either -- .1..e t ," :-. a conceptual street plan for adjacent properties or written verification from adja-660-15TZTAFty owners o e ae an. Wes at the street extensionsare ". adequate located. STAFF OCNTAwT: Gary Alison. ' -i-')``•:= , r ,,,, -;,.*,-. k%ondition #15 ..... e, oo.J........."......... i ''' 1 1'*,,, 4 ,. The applicant shall provide sanitary sewersand storm sewers to the West for •1 ', future jp..,,QL,LI-;etLeteteeeeiLiezeatizir= .. t or Al .;_,..atpeer....Bezrzr...9 , .i.- ,,, ,.. • ii As of ToduLtphattilad no dislasigereezerslingeresnleetdsei_of....1tha_—___ above mentioned conditions. 4 SCHEDULED DATE DECISION IS TO BE FINAL: ...ILD,J41._ 5, DATE NOTICE: OF FINAL DECISION WAS GIVEN: ? as 6 SIGNATURE(S) C...fre _ ' I or' r A, ,-- •,,, 0 --er,---- / -1,..12... ,, 4.,....‘ s$ % ., i • tl MOO OtifX414tiliOlit* "H")********XX404'H4t*X414140044(44-4'n404144440+1+ft)(4)1444+ '1444*4(404-*******X4441410140044+ .' FOR OFFICE USE ONLY: Received Br41L,..2.11,,e6L± Datet, ao/S Time:31(64. Approved As To Form By:_f_Li121.471.: 1 ) ) Date: ... abli-I__Time:AIN101, • _ .,„ Deeded As To Form ay t Oatet Timet i1 itMot4t4OtRi3tio044d41 ioottx44*****Xiot44***1014004400440+*****Motitmor,40014014i-x40441-10,44**X440-Wx404* lw/4846A (1 ,(2 cb c k c,,,,p.r2P cd 1 ( .A-14 0.6 113/50 0,i 3/ao/es 1' Ina/Ivo:0 / -.I L 40 ' ' i 1 10 42Q dt.fivoramil. CA WI\ett,L-12i-a 1 13125 SW Holl Blvd„PO Box 23397,11gard,Oregon 07223 (603)639-4171 it nr /:1'14 �Y.IR1''d� r t ,'7..ti�a �wy 1;' !,;...{ rri 1 s,i . s kP.w'r .:n....nwr,.0 .. . 1'1 "r p.i 4; • '4',:l.;:.1'.9'''..q .�r 4 .yl x a"".,i tN Y.Xr {l' t� W r /y ti r a : 4' ;0 ,, J ' r",J N7Ij fr. CI : '• '..'F TIF.4."' '0 2. ..., J rCM S':.w;,.h t M, .h, �� ,,i,2,t � rrrfr H r ,11 ,I r; +' lit , a to ?I.,, r. Joanne Rice ,;, :a,-,*. Washington County Dept. of Land Use 'r <r. 1,�': and Traanmportat,ion r ,11:,..;,,‘,',,..r.,, 150 N. lot Street, 4'T.,,,'''''11 {� " ,., it I"' Hillsboro, Oregon 97123 .. t4 ',, e'-",,- r,i : Three Mountains Subdivision (File No. S 89-02/V 89.+03) ',, , M1'^,:',e.'., Dear ►. Rice e t 1 , ,, X am writing this letter on behalf of the ¶i gar�d Planning Commission ion regarding -.the above......eubdi vieion....pro sal. located at a 12 75,.SW. Buil. Y ou nta Road (see ):,, w w y relating�, Y attachment). Che ©sat3.s�eioan reviewed public +rs~stin r�la�in to this 48 lot develop ent on February 21, 1989 and B arch 7, 1989. Sawed upon the comments' • •, received and the diecr eelon of the commict ionere present„ the Commission r, ;,.!';:a ∎,'' recommends that the following item be seriously considered prior to County eissuance of a £acilitieb permit. i ' µ ' , 1 y, ' y 1. A left turn lane should be provided as part of the Hull Mountain Road L . street improvements. The sight distance at the proposed subdivision >. K I will meet but not greatly encased engineering standards and therefore, ,'°I`° , ' this supplemental •:tr"eet width will provide an appropriate additional ;`, .::*':';'''.4'4'. :•;e `��i miea>Sure of safety for motorist on wall Mountain Road. . n : 6 ` '' 1 ,` 2. Consideration should be given to providing pull-out areas for school t,; Z, buses along Bull Mountain Road. Xt appears that such tae ili tie== would ,t .-' , ''a.. have a beneficial Impact upon traffic flow and safety. The County is M urged to evaluate thin need and determine whether the frontage of this el development is a suitable location for a pull-out area. Thank you for your consideration. • wa . sincerely, ti ao,,,,,A,:-;k........ . . .. 00 Tigard$Plannin� President . ', Comwieeioan C9 " a 4. t c r 3i'•4 „�,. �; f 397,11 ard,c re a r� 7223 503 639-41 JJ , 4 13125 SW Hall Blvd.P.O.��►��� u y _--..- rM w .% ., • v . ,'--— i fi .. r ._-" � . -n 1• . - 1 r_, � . , ..+. r ..,Y. c.. r:y r ,4. a G 4 `l�2 �1k 2'� v t a r r1 k p,Z r "' _Y , ��A i z N,t, ,A 4 f; { d'` f,+#A ,.l t:.,1;r' l u,! ,' .. cl "'.4'* 1 ' d., r ,' `' ,. .. , .. ," v,,,,,, ."...,-, „.. ,.„...., ..-.,..,. ,.z..;;A:: ,...v„,... t„,..: w,..-.., 1 , ,,.1, ..:.:: ,..,,, *,:,,,,,,, ',... S.2 SIGN CODE EXCEPTION SCE 89-01 TEXLAND pnomiggiggumtuAgogy NPO # 6 ,e':,,:..?e,,..,,tr..,.,1 ,i' 7'..,:a,,%•..,,,e.','t 4?.,,na.,',:e.,.::. k Request to allow an existing 21 feet 6 1/2 inches tall sign to remain when '7, Code permits a maximum height of 20 feet. LOCATION: 10650 SW McDonald ', .....J .,-.::. !' ' ':::, '" (WCTH 281 10AA Tax Lot 600). ZONE. C-G (Commercial General). -.. 1,4.*.e.' ';■,, Senior Planner Lidon review the proposal and made staff',.., recommendation (a-v,"..t. 1 ''!:;:f?",.,:7'r,,, for approval with two 'conditions. "';:. anumparims PRESENTATION 1, f. 4.;:,''j .. o Don Brenneman, Blaze Sign, PO Box 25357, Portland, Oregon 97225, explained ' that the sign had been in use for 15 years and the request is minor. ..!,•;.'-...,:,.,,1';`": , ' 2' PUBL/C TENTIMONr o No one appeared to spe,:k. , ; e,,',,,.z :',;., PUBLIC mratunie CLOSED 9 ;;;.4::.,,`..fa,'•.:.,,,,'; ..'''''.- o Consenaus of the Commission was for approval. Commissioner Newton f1 it a •t::',,,,. ,,.; condition should be dried that if the sign is destroyed and needs to be 0 v1 Yr.-4' . replaced that the sign b,-.: brought into strict conformance with the COde. ;,r r-?: * Commissiorier LeVerett moved ,,,nd Commi=sioner Roaborough seconded to :,..... 4, e1,,,- .. approve SCE 89-01 b,rsed on staff's fin4ing and conclusion and to add a '.)2 :-. condition which would require the aign to be brought into strict conformance with the Code if the sign has to be replaced. Motion carried unanimously by Commissioners present. ',!,.': • ' -14,, , :"::. 5.3 Request to divide a 17.59 acre parcel into 48 lots between 8,211 Square ,:',Y....,.%''..'...., , 7 t."('',"'. ',■■ feet and 12,597 square feet, and a request to allow a Variance for a 18 . foot private drive within a 20 foot tract when Code requires a 24 foot drive within a 30 foot track. LOCATION: N. side of Bull Mtn. Rd., between sw 133rd and SW Peachtree . (WCTM 251 9A T.L. 1400 it 1501). ZONE: .. R-7 (Residential, 7 units per acre). • Senior Planner Liden reviewed the preposal and conditionz, which have been . p. proposed since the last hearing. He made ataff's recomMendation for „, to approval with 23 conditions. He noted that condition number 13 needed to .1”. t; be modified to require the pedestrian access to the open apace., '''. ,-, OD r ;fl LU APPLICANT'S PRESENTATION I: ...I o John Broay, Planning consultant, David Evan0 6 AssoC., representing Heritage Development Company, stated that they had no objections ,t0 staff's conditions including access to the open Space area. He felt .t, PLANNING commlsgrou MINUTES -: MARCH 7y 1989 ,... PAGE 2 '4'■4,J■I I'',' 1 ,M 1 ,, 4 ',■62),. . . ' :r ,,,',:.2',,,' ,,.,"",:„. .,4,,,.': ',,,■,,',,,L!., '''''..'. ',..;,''',,i,,,:lt ,' _,.,! - ■1,4,1'.'■,,,,,It» ., -,,, ,,,,_ ,,. 5 , Y A q,+ , ",.1'.:'77: ":` because of the grade and density of ,the project that views would not be 4 '::!::.:''':t j r destroyed. improvements to Bull Mountain would be determined by ,ill rr,.,' ' Washington County. They would accept staff'a determtitr apt .on regarding the ^°:J 7' -'., stub street to the west. They preferred their sweet street stub location e '� ,,,,+ e,-,.., to Leah Zednik'e. Be submitted a revised drawing for the proposed stub street to the east. He requested that condition number 19 be Codified to s + ' exempt the filbert trees from being 'locat-d on the tree cutting permit. L/i, p Also, sanitary sewer would be provided along Bull Mtan. Road with this k ',��°`, r. development. Be urged the Commission to accept staff's recommendation for . ,, : .;,K, approval with the modification to exempt locating the filbert trees on the t. , . , t a K tree cutting plan. Discussion followed with the Commission regarding , x,''117,' owner»hip of the pedestrian path, whether the path should be paved or �,;• �` '�, graaeled, and drainage concerns along the private th ive. , ,• ' r`3,• `L. PUBLIC ST/MO �'. T h �,r' ,1.:',.1'..;.:-.!':":c-V,`t,ai', p I 0 Beverly Prouder CPO # 4 Chairperson, concurred with Mr. Barony regarding , ,{r •1"�i the view for the home across Bull Mountain, however, she was sill +q ., r r�, 1. '^ tt concerned about the view for Mr. Taylor' : home which is located on the ,4 k .• �I c' same side of Bull Mountain Road. She read and submitted into the record .4 v., ".N,,,,,, concerns of the community, She requested that a deoisian not ice issued 2' . ' ee for this proposal until a recommendation could be received front Washington ,, ' ;;t K , °; County regarding road improvements to Bull Mountain. Also, she felt the j1,4 , I l: eyeteme development charge ls�sete ohou1d be addressed. {; rr' it ` .w +'1 UU'l e i o Discussion with staff followed regarding the syotem development charge. '� =i',„Ir o Bob Deuth, 13 79 SW Bull Moutntaixn Roads was not sure Chant the a�at strut stub proposed by the applicant is the most prudent. He was concerned that '-' 1r ... the adjacent property to the north of the site would have access to the '`° ° sewer. Another concern was for traffic safety on Bull Mountain Road. ,; • xe f ;+ � t�r � nw' Commissioner Newton stated that his law firm had represented L=ah Zednik in the 1�, past, however, he did not feel it would impact his decision. ' y '.`*' " y o Leah Zednik, 13995 SW Bull Mountain Road, read and submitted into the -'' record a letter regarding her objections and concerns. =, + iy *y� +fit 't- REBU' �. o John Brosy opposed deferring action, since Washington County has final . deferring itac� approval,1, postponing the approval waould gain nothing. Be reviewed th+e '` connections. They would agree location for sanitary sewer corm ,,' � ,, ld a see to whatever west however, he felt Ms. location staff approved for the stub street, howeve Zednik a proposal would put the street to close to Bull Mountain Road. « t «' PUBLIC CLOSED i ' PIING COMMISSION MINUTES -`BCB 7, 1989 PAGE , ' Y ;,..,�1 4T +L 1 ` /• .4 F i 4,v , r.ti.,.a.' ,.,.... 1 f";441',° ;:.' ' W t 4 A ,■,, __ ,,,:1,;.„,.!.,.,,.:,,,,:,, s, �_ j„,..,.„4 ,. ,,,:s.,,,,„..,,,,,,, , , ,,,,,,,, r,, '` t-. o Consenaue of the Commission was to favor approval. 'fit; w i u 0 Discussion followed regarding Bending a recommendation to Washington ` , is County regarding improvements to Dull fountain Road; whether staff should ,, snake the final decision for street stub locations; removing,the filbert' °'ti:, .�� :�4 Iw.Jt.•'Yj � "'<Pei,,-,..,., orchard from the tree removal permit requirement; location Of the e`= ry pedestrian pathway and allowing staff. to determine the type of sux ice to ,A„ , =' be used. ...;, �, , g4. * Commissaioner Pyre moved and Commissioner Saporta seconded to approve ?,d ..•,,:e., staff's recommendation for S 89-02 and V 89-O3 codifying the following a'#' 'F , conditions: Condition 13, add that this route is to include the public Y ` acdeea to the ' open space area and staff is to determine whether the "�l" ee ' - surface will be graveled or paved. Condition number 19, add excluding 3 the exi,ting filbert orchard as noted on the plat map aubnttted by the ^. ; i,,�'map„�; applicant. Motion carried unanimously by Co iesionere pre-M.ent. .;;; �t wp o COmmiesioner Pyre asked that ► satat nt be Made to Engineering that they ;i ( take into consideration the steepness of the elope when determining where x, e "e. ° �,:,, = the street stub will be looted. � r� kyb !�fl r Y,eii.,. * Commissioner pre moved and Co ieeioner Caettle seconded to have staff Its �y',f r J S't, ,a ;� ��1, :, draft a letter to Washington County Land Uee and Transportation r!t r N Jt ... a"' `,! recommending that a turn lane be required in the area of the access to �` F;' "'" this subdivision. Also, for consideration to be given to probi a created ei „= by school buses picking Up and dropping off children. Motion carried re .J.n`t `,, ' unanimously by Commissioners presaent '., vtr i n !;1 n J, IF'_ may, T `�,girt, 7,J �,'` 6. OTHER BUSINESS ,',';, O • ' C , ' ; r'. 6.1 CITY CENTER DEVELOPMENT PLAN AND REPORT PRESENTATION :: Y 4r, ” '",u o Senior Planner Newton distributed copies of Tigard City Center Development eeeeeeee Plana the Development Report, a draft ordinance, Street concept plea, and `,t i} w the City anter Plan Ta® '©rce rision statement, " �' „_MA +:-: She reviewed the background, obstacles, tra: fic (street conce ',, 'Y;..:: I, ( �?r design Y plan, the development plan and report a to c increment financing, and what 'ru ''' y is involved for the remainder of the L. 6.2 UTILITY � VACATIONS Ind TEM C BUSINESS P t 2) a SW NSON"S GLEN SUBDIVISION N (LOT 62), e, aa , N CD . g p o Senior Planner Lida» reviewed the areas being ep sued for vacation n adding �" e: L that at this time they have not received all the Comments back from r the ,''� utility companies. Oie .uaaaon followed. ; .A 1' GI i 4iI A' ti.-0 ti PL ING s ISSN ]FINS •=M fitC E 7, 1989 - M 4 ' ■ ': y. r 4 L A ia'stn Ykd-N■, r ,t. i!'N,.._. -._, .M ,,.� �,.,t-..a.. ..w •a .., 4.-,,s. 4 .'', I '. � '-'-'';t:;',i,.4,', � �_ � t r .^A d t �i� � ui x!, a.° � ,�, .lY, 1.'.,;P ,_ .�i i u.r1 S .`n ,y,.' .+, .....W,,�,!•(v;M" '.,;';.,1:^, ri,,w ;>e:, Y r :. Y w,u,�:� iW.:��t� Or. �'� , �� � �rai a A. , A':i� :::1'";,;;'''..'::''..±'':,.t.':::;:; 3 1 'Y,' .. w . '•' . . '.4. _ r' .0 . ',. A ..r.., ,... •,'y.".1 4 /i4'3 ,, ,i'4,',.-,.',:1:,.,'„:,...,4. tp,s'' st r .'6, ,,-,f t'�:}.,;s ' ,tgd r Yrf , ,,',l f h 1, i 1 G 4 x t■.,'''';:,"%r:,,1:,'"..i,l'I4''';':'''i,' ' .; r , CITY OP TIGARD w m : Washington County, Oregon ',,'$';,i.,4,,:r'i"ii.,. I i OF Fula'. ORDER — Br P� 00/EMISSION O'e, w h , 1. Concerning Case Number(s): . S 89-02 and W89-03 ei1,11F M L�,'' •` f.%' 2 Name of Owner; Barbara & Courtney eg O ', tik . Mr-r Name of Applicants Neritaae Develo anent Com.panv by David _vans & F ssoc . r ', 3. 'Address 2626 SW Corbett City ]Portland State ®R Zip 97 , 'x® "` 4. Address of Property: NN side of Bull Mtn. Rd. . between 133rd & Peaohtr. Y µR_,, fd ,''ti r .; Tax Map and Lot NO(S).: Si. 9A 12J400 & 1801 " +sue 'M'; " M 5. Request: TCa DIVIL 17.69 ACRE INT0 48,,L 49TS 1E E J 8 a 2� . S0UAR • , a,,.' ES D 12,E 59� ati FEET,, SST _ A VARIANCE FoR A 1a f` ..(, FOOT PRIVATE DRIVE WITHIN A 2D FOOT' TRACT W13EN C©DE RE,!IDI lES A 24 T r P gy I T N A 30 FOOT TRACK. Z0E s Rt t_ � , t .'✓Iy.{Ht �,t y �:: ', ..,. y w.' y K. :' ' 6. Action: ........... ppr q 1 __.�_ Approval with conditions y%. IL- Denial • w, : , q,-,.0.::',',/,'',1,r ,, ' - 7. Notice. Notice Was published in the newspaper, posted at City Hall, and ',i; '``,{ `,,' ', mailed to: X The applicant and owner(a) ;, w .0,:::,:,'7,;,i'2.;,,--,x. X C ners of record within the required distance r x .. The affected Neighborhood Planning Organisation t r. >r?,'Via;':4''';', ,> - _ Affected go' ernmenta3. agencies 8 10 'iraal „D®oisionJ THIC D INI3,a SHALL LL FINAL GX .... r__,,,a . .983A N PEAL IS FIL . x The adopted findinga of fact, decision, and atateia ent Of conditions can be obtained from the Planning Department, Tigard City Hall, 13123 EM Hall„ fit;, c F.O. Hole 23397, Tigard, Oregon 97223. .) ar 1-- 9. Z:. Any party to the decision may appeal this decision in accordance ; E ,1 °y with 13.32.290(A) and Section 18.32.370 Which provides that a writs-n ,, =A appeal may be filed within 10 dayo after notice i; given and e(,�t* t� i � the deadil i for filar �f an as. 1 i.n �3� r o _, '. w 2�b �19R9 10. Qutestion®e If you have any questions, please call the city Of ti�gatd 4, Planning Depa��tment, 639-4171. A d j/S89-02.1JJT I a1 :...',1,4..,.- c i . ,- ,,, ,..,, ,, '-:,,... ',,,,_„,'',%.,..'• ..'''' . , e?1.1.:..:)* 4 1 1 '"'' ,, TIGARD PLANNING COMMISSION FINAL ORDER NO. 88 - 03 PC .:"...', FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS WHICH APPROVES AN APPLICATION ,,,....,, , i„ .,,,„ FoR A SUBDIVISION (S 89-02) AND VARIANCE (V 89-03) REQUESTED BY LAS$ELLE/ORR/ AND HERITAGE DEVELOPMENT COMPANY. .,.'..-,', . ,"*,1 :...,„*. ',,',.,';',"''=';•*- _______ 0.4, 44*44.4*•4444■14**............ ".Cr' r4,;•• 4,4' '''' The Tigard Planning Commission reviewed the above application at a public 4'17 „, hearing on March 7, 1969. The Commission based its decision upon the facts, .-*,. t / findings, and conclusions rioted below: „,1 , ', ,,,' -..r .,,,;...,-,,- A. FACTS •,,,,, "7 ,-" -t."'1'1' 1. General Information „,‘',:„,,.„-•:::',. 7' CASE: SUBDIVISION S 89-02, VARIANCE V 89-os -4„P Jl,.1.-..r REQUEST: For preliminary plat approval to divide a 17,54 acre property into 48 lots, ran between 8,281 and 12,597 ,..,',...kr. square feet in size, and one 3.37 acre parcel to be -....., P../:' reserved as COMMOh open space. Also requested is a -4, 4--.,, ,, . „ .. ,' -"--•.-, .;.,1 variance to allow an 18 foot wide private road within a 20 .,.i., ,,,,, l / foot wide tract to serve 3 lots whereas the Community ,, * Development Code requires private reads serving 3 to 6 v, -'*.,,,'-'' dwelling units to be 24 feet wide i:4.1hin a 30 foot tract. f,. 4.• , .'.. .! COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential . ,,,:" . .-1 ZONING DESIGNATION: R-7 (Residential, 7 units/acre) ,-:-' APPLICANT: Heritage Development Company OWNER: Barbara t Courtney '... by David Evans and Associates Lasselle, '** 2640 Corbett Marjory Or ,,,,,,,;,,■7,4 4 ". 4+ii Portland, OR 97201 12175 SW Bull Mt. Rd Tigard, OR 97224 ,4. LOCATION t North of SW Doll Mountain Road between 133rd and Peachtree (WCTM 251 9A, Tax Lots 1400 and 1501) Ot . 2 Background Information .1 , t . in Washington County : Bull Mountain Communatty Plan, the subject properties are designated R-6 (Residential, 6 units per acre), which i allows for single family residential development with a minimum lot ., CD ' size of 5,000 square feet, The properties Were annexed into the City .41 of Tigard in January 1989 (File ZCA 08-15). The Urban Planning Area :1! 4 ' FINAL ORDER NO 89-03PC LASSELLE/HERITAGE DEV. CO. (5 89-02/V 99-03) - PAGE 1 .) ....,_ .;, ' ' 4 '"'' ' ' ''' — '''''I''11 ' r'^,1-4'&t1._, :..4",—;'' 44 -,.?"':' ,..'1*''...;4'.: ,;'r-k. t '''` A,r, ,_, 4. A., ,-,".' '4, ,,,* . i' $ ,,*,' ci" ;4; '4.4,,.,..';4,,,, ,01 .■" ■ s!:E.7 --- - 'ses'AS.S., . sssi . . S'e-1' se ,e. see! s„, Agreement between Washington County and the City of Tigard provides ..4 ''11.:se that properties annexed by the City will be zoned in a manner re'..e,e'ess . . ,:''''.''."%,' consistent with the Comprehensive Plan designations provided by the County. The closest City zone in this case- is R-7 (Residential, 7 soce 1 e? ,. unit/acre) which has the same minimum lot size requirement of 5,000 .'".,',. ,' '''ss' square feet. The properties were zoned with the City's R-7 zone concurrent with annexation. r 3. yleinity_Kpformation Properties to the east, south, west, and northwest are within sss Washington County and are designated P-6 (Residential, 6 units per ess ,:es '...is!''. acre). These parcels are primarily developed with residences on se.' f:4:. ).. parcels substantially larger than the minimum lot size of the County's R-6 zone or else are small agricultural and woodland parcels. *,.•`:"\e'ss. .,:Ss Benchview Estates subdivision, which is within the City of Tigard and which is zoned R-4,5 (Residential, 4,5 units/acre), is located to the :'''ss's"st: north. This subdivision is currently under development with no homes yet constructed. A steep, wooded ravine, located on the proposed se,. outlot of the parcel currently proposed for subdividing, separates the proposed subdivision from Benchview Estates. 4 Site Information and Proposal Description i ,..sosese -t., ,..s .sf, The property is undeveloped, mostly open land sloping generally to the g', ,':. -.,.,' east and northeast. An orchard is located in the southeast corner of s :ss 'Lie the site A small pumphouse is located on the western portion of the ' lot, There it continuous tree cover only on the extreme northern portion of the proposed subdivision within the 3.37 acre proposed , s',see., e outlot. This wooded area has been identified in the Bull Mountain -.,4..- , : Community Plan as Area of Special Concern 03. The Bull Mountain Plan ' , .,. . indicates that this area should be reviewed for potential park purchase "..,, , and also calls for the preservation of trees to the maximum extent . ... ' ... e . possible for wildlife habitat, riparian habitat, and scenic purposes. Bull Mountain Road, which abuts the subject property to the south, is . classified as a major collector street. It is currently improved with two travel lanes and a gravel shoulder, Bull Mountain Road is under the jurisdiction of Washington County, S s The applicant proposes development of a 48 lot subdivision with lot , sizes ranging from 8,241 to 12,507 square feet, A 3,37 acre commonly : 0) held outlot consisting of the area of the wooded ravine it also proposed. The proposed name for the subdivision is Three Mountains Estates. . -- One street intersection With Bull Mountain goad is proposed on Use e .p 111 eastern side of the subject property, The :Internal street system , provides a loop system serving the proposed 48 lots. A street stub would be provided to the west to connect with future development on ... adjacent properties, A private, 18 foot wide street within a 20 foot , . , wide tract is proposed to extend northward from the stub on the Westeen .., o „see s FINAL ORDER NO. 89-03PC LAStELLE/HERITAGE DEV. CO. (S 00-02/V 89-m) - PAOE 2 .,., ,e,e:sea:s'• n,', .,.sf,,,es' e eese ,' .Sse .1, ',,'-e e,,.;.ee s'`,es ,e‘k,e. -es .. e s e s i e-.is.s s esso :ss „, -.s 1„ , s es s ss _ ,...„,. , ' • ., a • ,'''' *•t t.'t.'• 4 4 , side of the property. This private street will provide access to three ii parcels. The applicant requests a variance from Community Development As- Code requirements which require private streets serving 3 to 6 dwelling :ts :s. units to be a minimum of 24 feet wide within a 30 foot wide tract and ,- include a sidewalk on one side. e4 "i)'-',.:„: , ,,X.::. -1-o The proposubdivision sed su would be sery at ed by the Tigard Wer District ,..: ' 1 es•;„ through connection to a 16—inch water main located along Bull Mountain Road and an 8—inch main in the northwest corner of the site The s-,e'Se ., developer would provide a looped water line system to provide service , -.. ' --..,;.eiLe to the lots within the subdivision. Gravity flow sanitary sewers within the development will connect to an existing sewer to the north , ..": which serves Benchview Estate$. Storm drainage would be provided by a s, e' network of storm sewers draining to an outfall within the ravine in the s proposed outlot. The outfall would include an energy dissipator in — ,seSele,S 1 order to reduce the potential for erosion A private storm sewer would ,4 ;': be located along the eastern edge of the proposed subdivision to reduce ,s runoff onto adjacent properties which are down slope from the proposed 4 subdivision, II 4 il' '':', 5. 0urtstAILApp Comments " ...,. The Engineering Division has reviewed the proposal and provided the t's( . ., ..se,,-,- t following comments: :Ssve'. 1. The subdivision is shown to access Bull Mountain Road, a s .„..--,,sii - eeeeee 'e Washington County major collector roadway. Currently, Bull ,.'. 0 *,,-.‘,/:%• `,.. Mountain Road is a two lane, paved roadway with no curbs or sidewalks. Bull Mountain Road is designated to be a 3 lane .., 4 'el' "S.' ',...4 ,steY'ss".' roadway within a 66 , foot wide right—of—way at ultimate . development. ',-, 's' 4 :4 :,". , , sTs.fo,e'S Wathington County has preliminarily reviewed this subdivision '--. , e'otse es,e ees . through a prior 52 lot subdivision traffic impact statement dated e'er' ',: - July 9, 1980. The traffic impact statement reported that additional right—of—way dedication to 33 feet from centerline, . . - 4.----, storm drainage improvements along Bull Mountain Road, and a ., sidewalk to be constructed along the road would be the miniMum ' .- ,. . . improvements necessary if the property was to be developed. .I. . : '• 130 . gas 4 A sight distance study was conducted by Washington County on CC . q 1.... * July 21, 1988, which concluded that the proposed access location i‘ 011) has a sight distance of over 500 feet to the east and 425 feet to the west. The 425 feet sight distance should provide adequate s stopping distance for a 50 mph design speed according to AASHTO s, e, 4. la standards. Dull Mountain Road has a posted speed limit of (2 " 40 mph therefore, adequate sight distance is available at the proposed access ideation. Washington County has now requested that the applicant provide s. ap, soved plans, financial assuranee., and obtain a facility permit , ,. prior to construction of half street improvements along the site .-4 , FINAL ORDER NO, 89-01PC LASSELLE/HERITAtE DEV4 CO. (S 00-02/V 99-03) ss PAGE 3 r,..) , ,„,,, * . ,. —e, —, i'Z■i ,'''*1',, wYs *....; ',14.',4,'r4, '',"'-sir+1.,'1.4+.:.+....., ''''..,'i''''?f,tti i..44 x.$,''''''' ■+ ..... ''.,'.'''''''..14',"”+;:i.o..'''''''''t L,''+.'''Ir'_.,_ ''',+,7 '''''''.'''0,., .l'''''. ''`.".' ''',...1 i'''' '''''''' - '." ''"0 'ANIMMINEWMFERIMIERMINImminsimmammmisim............................— 4 ', q' 'rt.; 1 i .. . • . • - ' 1 ' - ,., *. ,n, -.','... /-, frpntage. The half street improvements are to be constructed to ..• .7:'. major collector standards with curb, sidewalks, drainage, .: streetlights, etc. An Access Report was also requested, prior to ,, .,:,..... approval of the access and issuance of a facility permit, to determine if a left turn lane on 8u11 Mountain Road is warranted. . . '.' (ne., 2. The Comprehensive plans of Tigard and Washington County call for . .. ... , collector streets to be constructed between Bull Mountain Road, • n• ir J.. :. Walnut Street, and a future extension of Gaarde Street. Neither n - " plan is specific about the exact location of the new collector .; .. • - streets. ..4. 11■ . ' ' ' * ' r The City has initiated a project to define the possible corridors .. . +i('.`. ,, for future collector streets in the northeast area of Bull - - . • n; .. Mountain. Potential alignment corridors are currently being . *-t '-' . ' .. reviewed and compared. It is expected that a plan will be * 3 ... ''.:. ,, formally adopted later this year following completion of a public il . . ...,... I i '7 .,' ' review prodess. ...L.. ii-.. - This subdivision is not located within any of these corridors and Tn. . therefore would not restrict the alignment of the future , --en ... .) .., -... collector streets. r; '. 3. The proposed internal street system meets current standards for local streets and provides a street stub to the west to serve , . 't,y• ,...,-..... future development. The location of this extension should be coordinated with the adjacent property owners. An extension to - e ... / ,* o the north is not feasible due to the steep r th ravine bordering the f . , , . site. An extension to the east has been requested by property . — owners to the east. The site plan does not show any extension to . the east. An eyebrow is located at the approximate location of a ..: ... possible extension indicated by the adjacent property owners. •4.- ,- . The properties to the east consist of several 1 to 3 acre parcels with single family residences on most of them. Alternate access 4. it', ' , locations are available for these parcels to the east to the -,.. 7/' proposed phase I of the MB DevelopMent, to the north to the 1 ...:,. .`n proposed phase II of the Benchview Development, and to the south • 1 to Bull Mountain Road along the joint access driveway which : • -. . il: ,'• ii- • ) serves a majority of the parcels. , It is our recommendation that access be provided to the east to ... L , allow circulation between subdivisions to decrease the traffic ' impact onto Bull Mountain Road, The location Of the access 'n l'r OD • should be mutually agreed upon between the applicant and the property owners to the east. ti 4. The proposed storm drainage improVements within the sUbdiVision •, appear to adequately collect storm drainage runof', and discharge it into the existing ravine on the north and of ',:he project, Doe :.. to the steepness of the storm drain pipe discharge into the ravine and of the ravine itself, erosion of the stream channel is ( . 1. . z. . ... . FINAL ORDER NO. 09-0PC LASLLE/HERITAGE DEV. CO. ($ 8902/V 09-03) - PAGE 4 -• - . n' • ' " -.n. • n ''. -. '. ,' ',..-- -'.. .J ,.. ..„-. .•• c 'n. . , : .-. . ‘,. .. .! .- . . . ; . ' .' 4, ,tb ..: , •' - ,,, ., , . .. . A 40,' • . 1 . ,4, '' '''' ; Q . . A , • ..., ..% • of concern. The improvements should Consist of an energy e. dissipation device to prevent this erosion from occurring, A 15 foot wide public easement is required to allow access to the ..) pipeline outside the pmblic right-of-way. Development of the site will increase runoff due to construction of Impervious roof • - . . ,. and paved surfaces. This increased runoff may impact the existing drainage channels downstream. . ,, •'. ' "'. The storm drainage system should be extended to the terminus of ...., .,/ ' the west street extension to allow for future development uphill ve .„ ... .. from the extension. f: .,t' 5. The proposed sanitary sewer improvements propose to extend to an line from an existing sewer in the Benchview Estates subdivision .... to provide service to the development. The sewer extension euns - up the bottom of the eavine and up out of the eavine to the . :• ■1 I. . . subdivision. Anchor walls needs to be constructed along the pipe '. route to prevent the trench backfill from washing out and to hold the pipe in place. ,. .v . „ Extensions of the proposed sewer to the west at the street stub . . . . . . n , and out to Bull Mountain Road at the road intersection are . 2. ;. .. .1, . , )c. •: ,e recommended to provide seevice to areas up hill of this . , subdivision. Access to the sewer extension within proposed tract A beyond the • street right-of-way is necessary for maintenance by City crews. Access requirements include an 8 foot wide all-weather gravel surface along the extension. A 15 foot wide easement is also required for the extension outside the public eight-of-way. c 6, We have no objection to the variance requested to reduce the . . .. . , , private road width to 18 feet. The variance is requested in - . order to limit the impact on the existing trees. In order to allow two-Way access, no parking should be permitted along the • street, The turn around at the end of the private street should allow for emergency vehicles to turn around, The private drive ... ,. should be curbed, as required by the development standards, to collect drainage from the pavement and discharge it into the . . i ravine which it crosses. The sidewalk requirement can be waived . V. OC to reduce impacts on existing trees. Adequate walkWay area will h- be provided if parking is not allowed along the roadway. , th i .. .o be placed to - The crossing of the ravine will require fill t ,. , ...! 4 elevate the roadway. The fill embankment should be accompanied ' OD f by an easement and shoUld have adequate erosion control, An option for future development to the west should be retained to allow the private street to be Widened and imprOved to a public local street. Therefore the 18 foot wide pavement should ' . be constructed at a slope of 0.5 feet in 17 feet with a standard curb. t. . ... . ., .. . . FINAL 000ER NO. 09-03PC LABSELLE/HERITAGE OEV. CO. (S 00-02/V 89-03) -. PAGE 6 - - e 40 . • Washington County's Department of Land Use and Transportation has provided the following recommended requirements pertaining to the proposed subdivision's potential imp&ets on Dull Mountain Road: 1. Dedicate additional right—of—way to provide 3a feet from :;r centerline of SW Bull Mountain Road frontage, including adequate corner radius. 2. Sign a waiver not to remonstrate against the formation of a local ' y improvement district or other mechanism to improve SW Bull Mountain Road, between SW 150th Avenue and Pacific Highway, to -„ County standards. .•. .. 3. �stabl x sh a on e (1) foot, non—access reserve strip along� SW W Bu l l :. . Mountain Road frontage, except at the epproved aocess. -..' ,...e- 1. , ,,: 4. Submit plans, obtain County 5.ngir eering Division approval, : ,.. .,...:. provide financial assurance, and obtain a facility permit for the ..1-. ;'. ... construction of the following improvements: A. A one—half street improvement along SW Bull Mountain Road frontage to a County major collector standard, with curb, storm drainage; and concrete sidewalk. Be Street lighting to County standards at the access on SW t„ ,-.. Bull Mountain Road: ;.� , a. Submit two copies of an access report to Washington County for '. .:.' '° w prior to obtaining such as a t revie p final approval OP access to SW Still 1 Mountain -�I ' �.�•",,,.,..:,•.•-�• ~airy Road« Further requirements, � ' left—turn refuge lane, will be determined upon the County's review of the access • report The access report shall address the equrements of Y.. , Washington County Resolution and Order Me. A copy of .: • •.._ these requirements are enclosed. CPO # 4 reviewed the proposed subdivision/variance request and has • A provided comments which are summarized below: . . .1 1. Traffic safety on Bull Mountain Road is a significant ai;ssue in reviewing this proposal because the road at this location is ' f of the property, ,a already � �� - d dangerous� because o a curve jest west +� , F power pole and trees heat the road just east of the property, and �° n f traffic• on The CPO requests • oraer ale. µ � .' amount o i� +�i.l. Mountain Road.� the amo that the developer be required to provide fora center. turn lane and a school Mountain Road. 1 'bus turnout oh Bull • �I C� 2, Roads within the subdivision should, provide access to serve • with the adjacent property owners regarding placem t: of road I future development to the east and west. he developer must � � p � r^�zad , connections to the adjacent properties. rlAi. ORDER NO 09—o pct, LA$SELLE/IgRXTAGC 0EV 4 Y •T .Y I 1 F I 'n i .. a .. ,... . n A'. . .•+Id ... fib •qt, try » x. A. 0. 'j ♦M i. . w', .i .,.4.y• ,' •u`, N,.,ti.l� `" `,, .l.y t r i ... " -a, .. r "i.l;,:. '. ...'. ,,• •7'-,,' „' ' 1 • • 0 , . - •• •:, ' ... , 3. A possible relocation of the street stub on the western edge of . . • the property to a location further to south may necessitate that . ., : •- ..e.t, the proposed private road be a greater distance than is currently 0 - , proposed. The CPO urges that a decision on the variance request . • ,. . • . e ; be deferred until this possible street stub relocation issue is . resolved. The CPO also suggests that parking on the private .. ! . . be prohibited. ...- . -,. . . . .. 4. All service connections (i.e. , sewer, storm drainage, water; f , should extend to the property lines on all sides of the , development. . ...-; :. . . 5. The existing drainage channel across proposed lot 17 must be 4'7= : - - -- maintained. There must be no damage to the existing chanetel ,. . resulting from the increased storm drainage flow from the .. .. ..; 1-,...*,. development. . , --a.••1. , •,• ,. .1. .' .''' ••'.r.:. 6. Property owners in the area of the development have expressed • - „. concerns that the proposed now development will be at a higher ,-, density than existing development and thus will change the .., character of the neighborhood, In addition, development within .. , . e. - , . the proposed subdivision may block views from existing homes. . 7. It is not clear how development impact fees from this proposed .,• .... : development will be collected and used, This situation exists „ .. , because the subdivision is within the City of Tigard and subject to City systems development fees but the development also fronts on a Washington County Road and therefore should be subject to a ' County traffic impact fund fee, The City and County currently have no agreement on how to apportion impact fees in this sort of situation. The community has no assurance that the impact fees collected will be spent on improvements necessary to address actual impacts of this development, ... w' . ... 8. The Planning Commission should consider this proposal in relation • .. to the needs of the entire Bull Mountain community, especially with regard to the need for additional roads to reduce traffic on , Bull Mountain Road, Property owners of tax lots 1200, 1202, 1300, 1301, and 1604 to the east have submitted a request that the developer of the proposed . a. . IMMO subdivision be required to 1) provide a stub street to the east to . ne serve future development, and 2) to also provide an extension of the - 4 CO sanitary sewer to the eastern property line of proposed tract A to allow for future sewer extensions to serve properties to the east, NMI Y 41 Other neighboring property owners haVe submitted letters echoing the ,. CD CPO's comments regarding traffic and a request for a center turn lane and bus pull-out; about future houses in the proposed subdivision blocking views from existing homes; and about the potential impacts of allowing a high density of deVelopment in an area peimaeily developed , with large 1ot homesites, The owner of adjacent tax lot 1500, located to the southwest, has requested that a sewer extension be provided to his parcel, .. . ,.. . FINAL ORDER NO, 8 -03PC LASSELLE/HERITAdE DO. CO. (S 09-02/V 09-03) - PAGE 7 .. _ .. 7 . : ' . .. ., - -- , ----. .,, .,,. - ,, . . , -.,,-, -:..,• , , ' , -:. ,. .,, . , ' ! ' ',..., • : .'..-' ', , 1 . ' -:. ' - *,"' ' ' '. •;." '' ••• ,7 .' - . . „. .- IP :'.. • , . '...:. - „": .. ,' Washington County Fire District No. 1 commented that the proposed water :.-- system does not indicate proposed hydrant locations. The final plat's ' .. „: ' ' -'. water service plan must provide for hydrants in compliance with Uniform '. • .. , . : Fire Code requirements. • . ,... The Tigard Water District has reviewed the proposal and has commented , : , that a 16-inch water main along SW Bull Mountain Road is available to 'I serve the proposed subdivision. The developer must install a 1Z-inch main connecting this main to an existing 8-inch main located in the .. northwest corner of the proposed development. A six-inch main must be provided elsewhere within the development. Four fire hydrants must .,; .:.„ . --.. :. alto be provided, . -,. . , . •• •--‘ ' . ..... PGE, GTE, and Northwest Natural Gas have reviewed the proposal and have reported no objections or comments, ..: . ....,. ...„.. NPO ft 3 did not provide comments on the proposal. P ,... .I ,.. .... .,.. , , ..."" -... No other comments were received. ,.... .. -. , - _ . . - B. FINDINGS AND CONCLUSIONS . . A The relevant approval criteria in this case are Tigard Comprehensive . , ..- • Plan Policies 2.1,1, 3.4.2, 3.5.1, 7,1.2, 7,3.1, 7.4.4, 7.6.1, 8,1.1, , 8.1 ,2, and 8.1.3; the Bull Mountain Community Plan; and Community • , „ Development Code Sections 18.54, 10.160, and 18.164. Since those plans ., have already been acknowledged, the statewide land use goals no longer have to be addressed for non-legislative land use applications. , .. , ..• : The Planning Commission concludes that the proposal, with modifications, is consistent with applicable portions of the Tigard ,.... • %."- Comprehensive Plan based upon the findings noted below, . . . 1. Policy 2.1.1 is satisfied because Neighborhood Planning .' .,.. , ., Organization #3, Community Planning Organization 04, and •, . •, .4 surrounding property owners were given notice of the hearing and , an opportunity to comment on the applicant's propetal. . , . 2. Policy 3.42 is satisfied meeause the steep, Wooded Paving area „ ' GC will remain in a natural ttate through establishment of the 940 proposed common open space tract. The 8u11 Mountain Community Plan identifies the wildlife habitat Value of this property and --, ., those adjoining. The Plan calls preservation of streams, water Ei courses, and trees Whenever possible. The staff concludes that f ta ' 0 the proposal is consistent with this policy. .i 81. Policy 8,6,4 is satisfied because significant open space will be preserved by private means through reservation of tract A under the common ownership of all property owners Within thd development. In the future, tract A may be dedicated to the City,, • . a FINAL ORDER NO 09-OU)C LASSELLE/NERTTAGE DEV, CO, (S 00-02/V 09-03) ... PAIE,0 .. ..0.-c. , .. , • . . 44UMII.""M".....................a..w... ..... . .... * . . t... .,, 411 ill t...... • -, -... 4. Policies 7.1.2, 7.3.1, 7.4.4, and 7.6.1 are satisfied because adequate water, sewer, and storm drainage facilities, as well as .g •.7 ^. - • , ., ,, fire protection services, are or will be made available to the . , •. . development, The applicant has indicated that the facilities - . will be provided within the subdivision as required by City . - standards. The Commission finds that the applicants must extend the sanitary sewee, storm sewerage, and water lines to the , : ,,,, western edge of the subject property and sanitary sewer to Bull . . : Mountain Road on the south. It will be possible for further . : .),.,., extensions of sanitary sewers to the west along Bull Mountain . . • ., 7, - , Road to be made from this point, including an extension to tax ..t ,.., . lot 1500. Water service should alto be provided to the site's - .:. -., . e, ....„ eastern boundary. Sanitary sewer service cannot be extended to . . . ;\ -. --- those properties to the east from within the proposed development : , - ----- because the eastern parcels are located at a lower elevation. A . 1 . • I; ..7% water distribution plan indicating proposed hydrant locations • •-• shall be submitted for Fire District review and approval prior to •, , ,,; approval of the final plat, "-- :- - 5. Policy 0. 1.1 calls for a safe and efficient street system that meets current and projected needs, The proposed internal street ,'.. system satisfies all applicable Code and Plan street standards with the exception of the private road standards that have been ...7 , requested to be varied as discussed below, The proposed plat .- , — allows for future street connections to the west, In addition, •. the developer's agent has indicated that a potential street stub „ . - to the east is being discussed with the owners of the adjacent properties. The Commission finds that a street connection to '-"-: • -,-, both the east and west should be required as a condition of . ., , approVal of the proposal, with the locations of the street stubs - - to be worked out between the developer and adjacent property owners, ... The internal street system will be required to be constructed to City design standards. Improvements to Bull Mountain Road will be required to be constructed to County standards as specified in 1 , a the County's comments. Whether a center turn lane or bus turn out will be necessary will be determined by the County after reviewing the requested access report, This issUe need not hold , up Commission action on the proposed subdivision, P% TL The Commission finds that the requested variance to the private street width standard is justified because! 1) allowance of the * narrower private street will allow the development of throe lots , that might not be created if the developer were to be required to en develop the priVate stredt at full width; 2) the potential will - 0 ' exist for possible later widening of the private street to public .: ...J street standards and these improvements, therefore, would be . .• nearly equally provided for by both property developers who will benefit from the public street; and 3) because the variance will 4 not be detrimental to public interests in health, safety, or ,.. - FINAL ORDER NO 09-03PC LMSELLE/HERITAGE 0EV CO, (S 09-02/V e9-03) — PAGE 9 r ! . . . . . . .. , .', :• .,,-.. *:•.E.' public w fare. However, the COMMiSSiOrl inds that the tract on which the road will be located should be required to be wide enough to include the side slopes of the fill material used to construet the driveway. This certainly will be larger than the . . . . --- . 20 feet width requested by the applicants and may be greater than the 30 feet wide tract standard required by the Code. Determination of the required width of this area should be calculated by the applicant's engineer based on their fill and ,..- road construction plan and shall be approved by the City's • , Engineering division prior to recording the final plat. ..".:'''■.:;', . a . 4. Policies 0.1.2 and 8.1.3 will be satisfied because the City of . .-. , . - Tigard and Washington County will be working together to resolve % ',-... • street improvement and location issues involved in this case and • the greater Bull Mountain area. The proposed subdivision'e street improvements will be constructed to City or Coupty construction standards as applicable and will be constructed at the developer's expense. Sufficient public right-of-way will be dedicated to the public along Bull Mountain Road and within the . . ..e. ... ...... . .,' .., subdivison. The Planning Commission concludes that the proposal is consistent with the Bull Mountain Community Plan based upon the following findings: .s, . .... = ' : :.. / . . . 1. The density of the proposed subdivision is within the limits contemplated by the Plan, All lots will be well above the 5,000 , •,0 square foot minimum of the former R-6 County Plan designation. ., e 2. The preservation of trees is viewed as an important component of the Bull Mountain Plan's concerns for wildlife habitat and aesthetic benefits, Preservation of the majority of the trees on ,:.: .....i, the site will be Promoted through the establishment of common , =• • - open space ownership of the wooded ravine on the north end of the . . site, This action will promote the objectives of the Bull #.. - Mountain Community Plan's Area of Special Concern it 3, Staff notes that access to this open space area should be provided to . -. , . ..„ ..., the subdivision's residents. This access should follow the path .t. ., .. . , of the sanitary and storm sewer lines between lots 23 and 24. The gravel surfaced access road required to be provided for , maintenance of the sanitary and storm sewers should provide sufficient pedestrian access to the common open space. The Planning Commission has determined that the proposal, is consistent i cce with applicable portions of the Community Development Code based upon 4. 1... , (n the findings noted below: : L 1., Chapter 18,52 of the Code is satisfied because the proposal meets .. ...1 all applicable dimensional requirements for the R-7 zoning district including minimum lot site (5,000 square feet) and lot .' WI width (50 feet) standards. The subdivision will be developed at .-.. a lesser density than is allowed by the zOne. In Addition, proposed lot shapes and sizes should be suffidient to allow residences to be bUilt in conformance with setback requirements. " r - : 4: FINAL ORDER IVO. o9- PC LAS8ELLEANERiTAGE DEV. CO. (S 6942/V 89-0) - PAGE 10 - , . , • . - , . -, .t■., ..; t 4 o ,,, . n. . .' ■'.(1 2. Chapter 18.160 o the Code is satisfied because the proposal meets the requirements set forth for approval of a preliMinary • : ,-. ..... plat and for a variance considered as part of a subdivision• - approval request. 3. Chapter 10.164 of the Code sots standards for street and utility . 6i4Yt• - • .,-, , a • . t improvements, These requirements shall be satisfied during the " ' , . detailed review of proposed public improvements to occur during • the approval process for the final plate ,..• ...,.,.., C. DECISION • Based upon the discussion above, the Planning Commission approves . . .-. - 1/4, Subdivision S 89-02 for the proposed Three Mountain Estates Subdivision and Variance V 09-03 to allow the road surface of the proposed private road to be eighteen feet wide. The request for a variance to decrease "• the width of the tract required for the private road is denied; instead, the Commission allows the City Engineer to determine how wide - , ,., . a roadway tract will be necessary based on the applicant's grading and road construction plans which will be submitted prior to recording the final plat. This decision it subject to the following conditions: , .., . UNLESS OTHERWISE NoTeD, ALL CONDITIONS SHALL BE MET OR ASSURED PRIOR TO .... -, RECORDING OF THE FINAL PLAT. 1 . . . . .. - . . _., -. 1. The applicant shall obtain a facilities permit from the Department of Land Use and Transportation of Washington County to . _ . . .4.. perform work within the right—of—way of 'Bull Mountain Road. A copy shall be provided to the City Engineering Office prior to ... issuance of a Public Improvement permit. srArr CONTACT: John Hagman, City of Tigard Engineering Division, phone 639-4171, 2, Lots 1, 2, and 3 shall not be permitted to access directly onto : Bull Mountain Road. A one foot wide, non—access reserve strip J . along the SW Bull Mountain Road frontage of these lots be granted ; to the City of Tigard. STAFF CONTACT: Gary Alfson, Engineering Division, Phone 639-4171. , 3, Additional right—of—way shall be dedicated to the public along . . the Bull Mountain Road frontage to increase the right—of—Way to 33 feet from the centerline, The description shall be tied to 1 rag . the existing right—of—way centerline. The dedication document . co shall be approve by Washington County. STAFF CONTACT: Cliff , ' g Hamby, Washingtoc, County, phone 648-8761, ext. 2854. ./ mJ , .. ap 4, Standard half—street improvements, including concrete sidewalk, .' , C.9 driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights and underground utilities, shall be installed along the Bull Mountain Road frontage. . Improvements shall be designed and constructed to Washingten ' County Major Collector street standards and shall conform to the alignment of existing adjacent improVeMents. STAFF CONTACT: Gary Alfson. . t=.1 . .• , • - ,-4 FINAL ORDER NO, 00-03PC LASSELLE/HERITAGE DEV. CO. (S 85P-02iV 09-0 ) — PAGE 11 . .1 'T ,' - , , it , . 5. A non-remonstrance agreement shall be executed by the applicInt, e. . e- on forms provided by the County, which waives the property . owner's right •to oppose or remonstrate against a future local . . improvement district formed to improve SW Bull Mountain Road between SW 150th and Pacific Highway to County standards, STAFF CONTACT: Joanne Rice, Washington County, phone 648-8761. 6. Standard local street improvements, including concrete sidewalk, : , driveway apron, curb, asphaltic concrete pavement, sanitary .'---: - .. sow ge sower, storm draina , streetlights, and underground utilities, e . .. . .. . shall be installed within the subdivision. Improvements shall be .. designed and constructed to City of Tigard local street standards . • . and shall conform to the alignment as shown on the submittal plan • - except with regard to street stubs to the east and west, The ' • . -, - location of these street stubs shall be determined through discussions with adjacent property owners and shall be approved by the City Engineer prior to recording the final plat. The ! applicant shall provide either a conceptual street plan for , " ..' adjacent properties or written verification from adjacent „ ., : . property owners to the east and west that the street extensions - , are adequate located. STAFF CONTACT: Gary Alfson. , . 7. The proposed privately operated and maintained roadway plan-profile and cross section details shall be provided as part .. - .. . of the public improvement plans, The pavement section and east side curb shall conform to local street standards. TAPP • - . . . n -...t. CONTACT: Gary Alfson. 8. A joint use and maintenance agreement shall be executed and recorded on City standards form for the private driveway and r -- - : tract on which the driveway will be located, The agreement shall 4 . be referenced on an become part of all applicable parcels Deeds. . .. The agreement shall be approved by the Engineering Division prior to record. STAFF CONTACT: Jon Feigion, Engineering Division, phone 639-4171. . . .„.e.' , . .,..,. .-: 9. A grading plan shall be submitted showing existing and proposed . . , contours. A soils report shall be provided detailing the soil • compaction requirements and methods for stabilizing and revegetating cut and fill areas. STAFF CONTACT t Greg Berry, IL 4 Engineering Division, phone 639-4171, . 1„.. or) . 10. The applicant shall provi6a for roof and pavement rain drainage to the public stormwater drainage system or by-an oh-site system designed to prevent runoff Onto the adjacent property. STAFF MD CONTACT! Brad Roast, Building Division, phone 630-4111. M. . 0 ILI - 11, Sanitary sewer and storm drainage details shall be provided as ..,. part of the public improvement plans, Calculations and a , topographic map of the storm drainage basin and sanitary SOWer service area shall be provided as a supplement to the Public ."_ .,..u. . . . FINAL ORDER NO 09-03PC LASSELLE/HERITAGE 0E0. CO n (S 09-02A/ 09-0 ) -. POE llp ....„- .44 : /.' . '4 ...".........„.....+.-----____ . , - , e . -.- e Improvement plans. Calculations shall be based 6n full .,. , development of the serviceable area The location and capacity ./' - - --- of existing, proposed and future lines shall be addressed. STAFF , CONTACT: Greg Berry. . .. , - 12, Storm drainage runoff shall be discharged into the existing drainageways without significantly impacting properties '-.. 7. downstream. STAFF CONTACT: Greg Berry. 13. Access to storm and sanitary sewer pipelines outside the r right-of-way shall be accompanied by a 15 foot wide easement and . an 8 foot wide all weather access road. The Engineering Staff - -, . shall determine whether or not paving is necessary. STAFF ,.., . CONTACT; Greg Berry. ; ,,. 14. An agreement shall be executed by the applicant, on forms .- ..., .- . provided by the city, which waives the property owner's right to . . oppose or remonstrate Against a future local improvement district i. formed to improve the downstream storm drainage system, STAFF ,, / : m CONTACT: Greg Berry, 15. The applicant shall provide sanitary sewers and storm sewers to the west west for future connection of the adjacent property. ... Sanitary sowers shall also be extended to the intersection of the --I * .4., proposed local street with Bull Mountain Road. sTArr CONTACT: , ' ... Grog Berry. • .. ' . - , 16. Seven (7) sets of plan and profile public improvement e. construction plans and one (1) •itemized construction cost estimate, stamped by a Registered Professional Civil Engineer, ' Y detailing all proposed public improvements shall be submitted to . the Engineering Section for approval, Two ( ) sets of plan and - , ...'.., . . - profile plans shall be submitted for preliminary review prior to : submittal of final plans. STAFF CONTACT; Gary Alf son. 17. Construction of proposed public improvements shall not commence until after the Engineering Section has approved public , . • ., improvement plans. The section will require a 100% Performance i Assurance or Letter of Commitment, an deVelopee-engineer , agreement, the payment of a permit fee and a sign installation/ . IL of streetlight fee. Also, the execution of a street opening permit ' Og P- or construction compliance agreement shall occur prior to, or CO concurrently with the issuance of approved public improvement plans, STAFF' CONTACT: Gary Alfson. ....1 , OD ta. Street Centerline MohuMentation shall be provided as follows: 0 a, In accordance with ORS 92.060, subsection (2), the * . centerlines of all street and roadway eights-of-way shall be monumented before the City shall accept a street improvement. -.4-. - . 4 ..'r. • . .' FINAL ORDER NO. 90-opt LASSELLE/HERITAGE DEV. CO. (S 89-02/V 894 ) - PAGE LI " . . , A '• '. . - .. . '''' , . , • 0 tS 1 . b. All centerline monuments shall be placed in a monument box " conforming to City standards, The top of all monument bones shall be set at the design finish grade of the street. .• . .... i:: - -.1„.. ... c. The following centerline monuments shall be set: . .,, 1. All centerline-centerline intersections. • _ ...., ., •.. „ Intersections created crossing existing streets shall be set when the centerline alignment of the existing n • street has been established by or for the City. . . . ... ..../.., c „', 2. Canter of all cul-de-sac. 3, Curve points, Point of intersection (P.I.) when its --. .- • .`, " position falls inside the limits of the pavement , otherwise beginning and ending points (B.C. and E.C,). 4. All sanitary and s.torm structures shall be placed in ., . positions that do not interfere with centerline ,, monumentation1 STAFF CONTACT: Jon Feigion. : .. ." :.-- . :- --: 19, Prior to commencement of site clearing and grading, a plan for -.. .,.• ' the protection of trees over 6 inches in diameter, excluding the •• . existing filbert orchard as shown on existing site plan, shall be approved by the Planning Division, The removal of any trees over l • ,, 0 6 inches in diameter shall be justified by the developer or a ,. - qualified arborist in a tree removal permit request report, . ... . .. sTArr CONTACT: Jerry 'Offer, Planning Division, phone 639-4171. 20. A method for maintenance, such as a homeowners association, shall be provided for Tract "A", Also, a 15 foot wide property strip shall be provided as part of Tract "A" to establish pedestrian : access from the northern east-west street. This strip shall ..- . . 1 coincide with the location of the utility easement noted in .• . . . Condition 13 above, The plan and method for maintenance shall be . . , approved by the Planning Division. STAFF CONTACT: Jerry Offer, Planning Division, phone 639-4171. I... .,—, 21. Prior to commencement of site clearing and grading, a plan for capping the well in compliance with any state or county „ lie regulations must be approved by the Planning Division and any - - CC other agency charged with such duties, STAFF CONTACT: Jerry . 1.- . Ca Offer, 22, A joint use and maintenance agreement shall be executed and 3 al recorded On City standard forms for the private road serving lots 15, 16, and 174 Agreements shall be referenced on and become uu part of all applicable parcel deeds, The agreement shall be '-• -11 approved by the Engineering Division prior to recording, STAFF CONTACT: Jon Feigion i. , , ...,4. ,.4 FINAL ORDER NO, 89-03PC LASSELLE/HER/TAGE DEV, CO, (S 00-02/V 00-03) - PAGE 14 , t - , 23. A water service plan illustrating tr^ating five hydrant locations shall be • approved by Washington County Fire District Mo. 1. STAFF 4: CONTACT: Gene Birchill, Washington County Fire District No. l phone 649-8577 ,. THIS APPROVAL SHALL BE VALID IF EXERCISED WITHIN ONE YEAR OF THE FINAL APPROVAL DATE. • It is further ordered that the applicant be notified of the entry of this final order. PASSED: This /O: day of March , by the. Planning Commission of the City of Tigard, ,. • • � ��:� tea,:.,. A. Donald Mon, President Tigard Planning Commission dj/9262D /92621 • WC N ORDER NO. 89-03P., CO (S 00-02/V 09--03) PAGE 1 FINAL f1 ,._..., C Lt��S��.�.��E���t�T`s�t��,��DE�P� 5 — , • • . '- -' . • ' ' ' ' - - ' 7'• i L.:,;;.:1 - e . . "1:,( •• "-, • "e. e*. - • ee . . .... , 5.2 SIGN CODE EXCEPTION SCE 89-01 TEXLAND PROPEMTI2n11:11 STORE). NPO # 6 Request to allow an existing 21 feet 6 1/2 inches tall sign to remain when ...,:-...,.. e..`e,.. Code permits a maximum height of 20 feet. LOCATION: 10(550 SW McDonald (WCTM 2S1 10AA Tax Lot 600). SONE,: C-0 (Commercial General). Senior Planner Liden review the proposal and made staff/El recommendation for approval with two conditions. ter e"*.!": ,.. . . e'......,. ."' APPLICANT'S PIESRTATXON . 0 Don Brenneman, Blaze Sign, PO To 25357, Portland, Oregon 97225, explained .. ...,.... . . . that the sign had been in use for 15 years and the request is minor. . . e . . . . • e I' e .. PUBLIC TESTIMONY '' : 0 No one appeared to speak. tk . •ij IA ' • :" ''' - POBL/C HEARING CLOSED o Consensus of the Commission was for approval. Commissionee Newton felt a condition should be added that if the sign is destroyed und needs to be replaced that the sign be brought into otrict Conformance with the Code. , * Commissioner Leverett moved and Commissioner Rosborough Seconded to approve SCE 89-01 ba.7ed on staff's finding and conclusion and to add a • . --... - condition which would require the eign to be brought into ..;.trict conformance with the Code if the sign has to be replaced. Motion carried , unanimously by Commissioners present. '..•;%*;...•;,..1: --: e: ,-' • ''..---...::,.",4", i`roftit se, 41;A. • .ri,.';',:,',,,',;/' .. .:. .e:;.:• '. • Request to divide' *a: '11.; 9 acre parci§I into"48.' ictifiieten 8,211 square feet and 12,597 equare feet, and a request to allow a Variance for a 18 •-.. : . .... . , foot private drive Within a 20 foot tract when Code requires a 24 foot drive within a 30 foot track. LOCATION: N. side of Bull Mtn. Rd., between sw 133rd and SW Peachtree (WCTM 251 9A T.L. 1400 & 1501). ZONE: ) R-7 (Residential, 7 units per acre). Senior Planner Liden reviewed the proposal and conditions which have been ,. proposed since the last hearing. He made staff's recommendation for approval with 23 conditions. He noted that Condition number 13 needed to • be modified to require the pedestrian access to the open Space. . . ..... r 0 APPLICANT•S PRESENTATION ., o John Brosy, Planning Consultant, David Evans & Assioc., representing , • Heritage Development Company, stated that they had no objections tO e . , staff's conditions including acdeog to the open space area. He felt I, •:. 4 . 4 PLANNitia commiSSion )IINUTES - BARCH 1, 1989 - rAdis 2 , , . . . . ., ..,_ '. ' because of the grade and density of the project that viewd would, not be • ; "� destroyed. Improvements to Bull Mountain would be determined by ; Washington County. ' They would accept staff's determination' regarding the •"••,.....,',•,.• ; stub street to the west. They preferred.their west street stub location ":,.. /,;t. to Leah Zednik°s. He submitted a resided drawing for the proposed stub ;:.; street to the east. He requested that condition number 19 be medified .to 1,�•°" exempt the filbert trees from being located 'on the tree cutting permit, Also, Sanitary sewer would be provided along Bull Mtn. Road with this ,..:•n , development. He urged the CommIeaion to accept staff's recommendation for :~. 'approval with the modification to ezrempt locating the filbert trees on the tree cutting plan. Diacussicn followed with the Commias'ion regarding ownership of the pedestrian paths whether ,the path should be. paved, or '=:, graveled, and drainage concerns along the private drive. PUBLIC TESTIMONY o Beverly Proude, CPO # 4 Chairperson, concurred with Mr, Brody regarding the view for the home across Bull Mountain, however, she was still concerned about the view for Mr. Taylor°a home which id located on the ' •,�'`' •• same side of Bull Mountain Road. She read and submitted into the record . - concerns of the community. She requested that a decision not be issued ,,; m fog: this proposal until a recommendation could be, rec-ivied from Washington - " . County regarding road improverenta to Bull Mountain. Also, she felt the systems development charge issue ahou ld be addressed. Y N o Dieclzdsion with staff followed regarding the system development charged o Bob Deuth, 13279 SW Bull Mountain Road, was not sure that the east street • stub proposed by the applicant is the Moot prudent He was 00/adorned that • _ "`�' the ad aoent property to the north o f t � P P Y' the Site would have access to the sewer. Another concern was for traffic safety can Bull Mountain Read. " , • cotridsioner Newton stated that hit; law f had represented Leah Zednik in the iron , past, however, he did not feel it would impact his decision. SW Bull Mountain Road, submitted into the o Leah Zednik, 13995 , read and Bubmi . I... •- record a letter regarding her objections and concerns. • •,, az REBUTTAL o aoro al B� sP orzi deferr3�rag action, since Walhingtean He rvriewed the ...11 pp , po p ng the approval would gain nothing. locaL3.on, for aff aai 9roved sewer for the neCtiand e T hey would agree to whatever 1 '' "�,�, � • � . � . would put the street. to loeert towewer; he felt Md. w location Staff p west d' Zednl s roposal ould t o Boll Mountain Raid. ' 1 , � PUBLIC hi1G C dOSED } w M MINOTRS' optu • de aye, S, •, .. • 6. , Js w y i '4, » K l'''''l''''' r ,1. �, .2. 1 w_,_.•i.+' ', . ice , , .. k o;: 44 26 • •ol• r � �•-14 f..,,,rrrr d 1 nti 41) ) r 1r rte, o ' Consensus of the Commission was to favor approval. o Discussion •followed regarding sending a recommendation to Washington County regarding improvements to Bull Mountain Reads whether ataff should ' ` 'make the final decision for Istreet stub locations; removing the filkert I "'• ` -.� orchard from the tree removal permit regu?cement, location of the pedestrian pathway and allowing Etaaff to determine the type of surface to be used. r� - * , ,Commissioner pyre moved and CommLa®ioner Saporta seconded to approve • staff's recommendation for S 89..02 I and V 89..03, modifying the following _ _ conditions: Condition 13, add that this route is' to include the public " -,.. access to the open space area and staff id to determine whether the '' ••; -,,' _ surface will be graveled or paved. Condition number 19, add excluding J;:: j:•- • , the exi®ring filbert orchard as noted on the plat map submitted by the ,''' applicant. Motion carried unanimously by Commissioners present y • o Caissioner Fyre asked that a statement be made to Engineering that they ":,, = ; take into consideration the steepness of the elope when determining where G:. the street stub will be located. a -: ti * Commissioner Pyre moved and Commissioner Castile seconded to have 'Staff ' �••• -� .; .. draft a letter to Washington County Land Use and Transportation t, recommending that a turn lane be required" in the area of the! access to this subdivision. Also, for consideration to be given to problems created school buses picking u- and dro p iri"� off children. Motion by p g p pp g ,. n carried d unanimously by Commissioners present. z.- ,., '' y" 6. O slasiNsss . , 6.1 CITE CENTER DEVELOPMENT AN PL T P TMON 1• ry '� o Senior Planner Newton distributed copies of Tigard City Center Develo 44 ent I - Plan, the Development Reports a draft ordinance, Street, conce,:►t plan, and • i47, the City Center Plan Task Force vision statement. aW, She reviewed the background, obstacles, traffic (street concept), design µ I='' ti plan, the development plan and report, tar increment financing, and that Y' is involved for the remainder of the process. • r 6.2 UTILI i' 1 CATIONS WITHIN TECH MOS/ SS ", S SON e S GLEN sumtvIsxow (LCT 62 t; ''"°1 o Senior Plat;bner Liden reviewed the areas bk:ing proposes d5 that at this time they have not recelvlod all the comments ba vacation adding • CD NJ ,, utility companies. Discussion followed. . PLANNING COMMISSION MI S I YCR 7, 1989 P rP s )./ x. a• r I r . ., , . ill ,,,, .. t 1 ... . • .. No one appeared to speak. . , . , , . PUBLIC HEARING CLOSED . .,, Y.2, O Consensus of the Commission was for approval. ,.,. . , * Commissioner Pyre moved and Commissioner Rosborough seconded to forward - , /., Comprehensive Plan Amendment CPA 89-01 and Zone Change ZC 89-02 to City , , Council with a recommendation for approval. Motion carried unanimously by Commissioners present. ‘ . . , .,. 5.2 ,,SUBDIVISION S 897.02 LAgskaajoAR/HERtmdt APO # 3 ., " REQUEST TO DIVIDE A 1/059 ACRE PARCEL INTO 48 LOTS BETWEEN 8,211 SQUARE :. FEET AND 12,597 SQUARE FEET, Ann A REQUEST TO ALLOW A VARIANCE FOR A 18 . ... FOOT PRIVATE DRIVE WITHIN A 20 FOOT TRACT WHEN CODE REQUIRES A 24 FOOT . -'' ' : DRIVE WITHIN A 30 FOOT TRACK. LOCATION: N. SIDE OF BULL MTN. RD, BETWEEN SW 133RD AND SW PEACHTREE (WCTM 251 9A T.L. 1400 & 1501). ZONE: R-7 , . (RESIDENTIAL, 7 UNITS PER ACRE). Preliminary hearing only, final action , , will be taken on March 7, 1989. ',:: Senior Planner Liden reviewed the proposal and explained that this is only a preliminary hearing to give the public an opportunity to give their , input. • •' . . APPLICANT'S PRESENTATION , on John Broey, Planning Consultant, David Evans & AsSo ,d. teprebenting 4 1 . Heritage Development Company, explained that they had met with the Neighborhood OrganitatiOna. He reviewed the prOpoeial and the need for a variance for the private street Width. They had no Objections to the ':. conditions Staff is presently proposing. He urged the Commission to approve the ptOposal. . , . o Discussion followed regarding the private drive and addeaS to the open space area -.. o Beverly Fronde, CPO # 4 (Bull Mountain) chairperson submitted and reviewed ...'. a memo of concerns that the community had regarding the propOsal. o TOM Taylor, 13625 SW gull Mtn. Road, warit,z4 abutting property Owners to have the opportunity to connect to public sewers. He also wanted building heights to be taken into Consideration to protect existing views, .'., 0 Jack Schwab, Attorney, 9250 SW Tigard Avenue, representing Robert beuth .r" and James Rippey, submitted a letter Stating their concerns that access ,=. and sewer connections be made available for fntdre deVelopMent Of their propettieti. .. . . ,.' I. Commissioner Fyre wanted it to be known that he had a piN donVerOatiOn With Leah Zednik regarding the proposed SubdiVittiOn. 1 ,.: '', ■', .. r. PLANNINd COMMI8SIOM MIMU1108 - VMMAXIA.Mt 21, 1989 - PAGE 2 ,*.. . ANL IIP 410 . , • Leah Zednik, 13995 SW Bull Mountain, stated that page two of the applicant's narrative was incorrect. They had not approved of the location for access to their property. They would prefer to see a road stub provided around lot 10 for a connection between 132nd and High Tor • Drive. She felt a holding lane/turning lane should be constructed on Bull. Mtn. Road, and wanted to be assured that adequate drainage would be provided for lot 17. Ann and Dean Coy opposed the development. They had concerns regarding density, grade of the property, and height of the homes that would be - constructed. They did not favor giving that County a portion of their property for improvements to SW Bull Mountain Road as it would ruin their property. They did not feel the proposal was keeping in character of the land and would ruin the value of their home. f . REBUTTAL • John Brosy stated they had nothing further to add. • Discussion followed with the applicant regarding street stub locations, sewer connections, street connections, and access to the coomon area. PUBLIC HEARING CLOSED t, 0 Commissioner Leverett felt consideration ehuuld be given for access for properties to the east and weet. He supported the variame for the private drive. o Commissioner Rosborough was pleased that the developer is Waling to work with the people in the area He felt that the view is an emotional issue and show try to be worked out. o Commissioner Barber was pleased to see the larger lots, however, she felt access should be provided to the open space. o Commissioner Fyre shared in the concerns of the public and felt views of the ekisting property owners should be considered. Given the zoning on the site he was pleased with the size of the lots. o Commissioner Saporta commented that the street intra-Structure Le the main concern and condideration for street stubs to the east and west. He felt Li. that 'Lite applicant had done well with the designated density. He still s had concerns regarding Bull Mountain Road and requested that Engineering e Cl) look at possibilities for improvement. ) o President Moen agreed that their should be access to tract "A", somewhere around Iota 19 through 23. Also, that there should be dome sort of , CD connection of streets from east to west. i Commissioner Leverett moved and Commissioner Fyre seconded to table S 89- 02 and V 89-03 over to the March 7th hearing. Motion carried unanimously by Commissioners present. PLANNING COMMISSION MINUTES - FEBRUARY 21, 1989 - PAGE 3 er • e, . A , . • . , , . , . . , I'Ø . , 6. OTHER BUSINESS , . .....17-,..-:.:•?...,, 4', . , I , o Discussion regarding a work shop with City, Council regarding the City Center Plan. Suggested dates, Maroh 15th, '16th, or 20th. ComtissiOner ' Leveret would not be available for the 15th or 16th. No' one: else had , : conflicts with the dates proposed at this time. ... .7-...- •-;,- . • :''''.'.. ..,'*' 7. ADJOURNMENT -, 9:30 PM ,, .•.:. . ,, ., . ..- : , . . . , . • ‘ .. ., , • , , ' Diane M. Jelderks, Secretary .. , .. ..,., • . , . ATTEST: ' ., •,. • , . • ,,, A Donald. Moen, President . , . , . ; „. : •.-•• ,., . ....- . • 14. . ' dj/PC-2-21 • , . ., ,.....- .,•,.:.- . , . .• ..,,',1 , 1. •. ' • . ,. „ .• , . I I , .• ...,,.. '. . .' .. 4• t , ' It. I I , f. . . •, (.29. 2; , . . ...t. , , '''!:. ....II •,.:.: , li . , . PLANNINO COMMISSION MINUTES - FEBRUARY 21 1080 - PAdE 4 -4,...', .,...;., , . 1 1 , . , 1 1 , . • .. ., , . ,:1 . ..., • 1 , , , "•', . “.. • , ■ ■ ■ ,,4 . , • .. x . , , , . I ■ „ .4• . .' ,.... 0 V .. ., . STAFF REPORT AGENDA ITEM 5.3 MARCH 7, 1989 — 7:30 P.M. . . , , ,,-- . .'p TIGARD PLANNING COMMISSION ,.. - TIGARD CITY HALL — TOWN HALL . .. . M. ,.- 13125 SW HALL BLVD. TIGARD, OREGON 97223 -. - . - -- .I. k •• A. FACTS .. .. 1. General Information CASE: SUBDIVISION S 89-02, VARIANCE V 89-03 ,". REQUEST: For preliminary plat approval to divide a 17.54 acre -. - property into 48 lots, ranging between 8,281 and 12,597 square feet in size, and one 3.37 acre parcel to be reserved as common open space. Also requested is a variance to allow an 16 foot wide private road within a 20 - ,: foot wide tract to serve 3 lots whereas the Community . .' 4. ‘ Development Code requires private roads serving 3 to 6 dwelling units to be 24 feet wide within a 30 foot tract. 4, COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONING DESIGNATION: R-7 (Residential, 7 units/acre) APPLICANT Heritage Development Company OWNER Barbara & Courtney by David Evans and Associates Lasselle, 4 2640 Corbett Marjory Orr Portland, OR 97201 12175 SW Bull Mt. Rd .• ' - .4 , .,. •. Tigard, OR 97224 , • ... LOCATION: North of SW Bull Mountain Road between 133rd and Peachtree . (WCTM 2S1 9A, Tax Lots 1400 and 1501) ".. , 2. Background Information In Washington County's Bull Mountain Community Plan, the subject . • . properties are designated R-6 (Residential, 6 units per acre), which allows for single family residential development with a minimum lot , size of 5,000 sqUare feet. The properties were annexed into the City .,, ... • OC ','1 of Tigard in JanUary 189 (File ZCA 8B-15). The Urban Planning Area - 69 ' Agreement between Washington County and the City of Tigard provides that properties annexed by the City will be zoned in a manner . consistent with the Comprehensive Plan designations provided by the - , d am. County. The closest City zone in this case is R-7 (Residential, 7 , 4• 0 . unit/acre) which has the same Minimum lot size requitement of 5000 square feet, The properties were zoned with the city's R-7 zone . ...11 concurrent with annexation, A i ; '‘ i 4 . . i 4 STAFF REPORT — LASSELLE/HERITAGE DEVELOPMENT CO. — S 80-02/V 89-03 — PAGE 1 . . , [ '' • 4 ' , ■6 ' , 4 4' 4 .44 ; A 1 " 8 '' '.' . : ; 3 . Vicinity Inrmation . ' .t Properties to the east, south, west, and northwest are within .... . 7--: Washington County and are designated R-6 (Reeidential, 6 units per acre). These parcels are primarily developed with residences on . e ..1 parcels substantially larger than the minimum lot size of the County's - ,*'-1 ... .-•-• -• . R-6 zone or else are small agricultural and woodland parcels, 1, Benchview Estates subdivision, which is within the City of Tigard and . , which is zoned R-4.5 (Residential, 4,5 units/acre), is located to the , , north. This subdivision is currently under development with no homes ! " :' .:-----,, yet constructed. A steep, wooded ravine, located on the proposed , ..:, , outlot of the parcel currently proposed for subdividing, eoparates the proposed subdivision from Benchview Estates. , , - 4. Site Information andekrepeeel2leerlptlen , The property is undeveloped, mostly open land sloping generally to the east and northeast. Ah orchard is located ih the southeast corner of - the site. A small pumphouse is located on the western portion of the • lot. There is continuous tree cover only on the extreme northern - ..e." ,e- ,- portion of the proposed subdivision within the 3.37 acre proposed I IC, outlet. This wooded area has been identified in the Bull Mountain . . •„ ... ..• Community Plan as Area of Special Concern #3. The Bull Mountain Plan .e: . . • indicates that this aeea should be reviewed for potential park purchase and also calls for the preservation of trees to the maximum extent , . possible for wildlife habitat, riparian habitat, and scenic purposes. Bull Mountain Road, which abuts the subject property to the south, is „ classified as a major collector street. Tt is currently improved with two travel lanes and a gravel shoulder. Bull Mountain Road is Under ' - the jurisdiction Of Washington County. , , The applicant proposes development of a 48 lot subdivision with lot sizes ranging from 8,201 to 12,597 square feet. A 3.37 acre commonly held outlot consisting of the area of the wooded ravine is also .... _ proposed. The proposed name for the subdivision is Three Mountains • t.. .-4-.. Estates. . .h.i... 4 One street intersection with Bull MOuntain Road is proposed on the . ,. , • eastern side of the subject property. The internal street system V- ', ' provides a loop system serving the proposed 48 lets. A street stub . . would be provided to the west to connect with future development on r MC. adjacent properties. A private, 18 foot wide street within a 20 foot . at wide tract is proposed to extend northward from the stub on the western co . side of the property. This private street will provide access to three parcels, The applicant requests a variance from COMMUnity OeVelopment Code requirements which require private streets serving 3 to 6 dwelling ...... units to be a minimum of 24 feet Wide within a 30 foot wide tract and , ....... ' 0 , to include a sidewalk on one side. 1 7 ha -. . I: 1 ' i ..... , . STAFF REPORT - LASSELLE/NERrTA05 DEVELOPMENT CO. - S 89-02/V 89-03 - PAGE 2 . , . . . •. , • .,. . ....., .. :i ., . .. .. .. r .. 111 44 The proposed s'•idivisian would be served by the Tigard Water District "'- through connection to a 16—inch water main located along Bull Mountain k Road and an 8-inch main in the northwest corner of the site. The developer would provide a looped water line system to provide service j°,,, .. to the lot within the subdivision. Gravity flow sanitary sewers _, '`J. within the development will connect to an existing sewer to the north ,'=f' which serves Benchview Estates. Storm drainage would be provided by a . " network of storm sewers draining to an outran. within the ravine in the :.. 7..': proposed outlot. The outfall would include an energy dissipator in .j''.'. order to reduce the potential for erosion A private storm sewer would -•: be located along the eastern edge of the proposed subdivision to reduce 'r :� ',w.% runoff onto adjacent properties which are down slope from the proposed subdivision. -4.& 3 5, flgsgsy and NPO Comments ,, The Engineering Division has reviewed the proposal and provided the following comments i, The subdivision is shown to access Bull Mountain Road, a Washington County major collector roadway. Currently, Bull :>.... Mountain Road is a two Dine, paved roadway with no curbs or ;,: ' r;'. sidewalks: Bull Mountain Road is designated to be a 3 lane roadway within a 66 foot wide right—of—way at ultimate •`n• .0 development. c.'. • '': �` Washington County has preliminarily reviewed this subdivision " �, ".. . through a prior 52 lot subdivision traffic impact statement dated July 9, 1988. The traffic impact statement reported that .4 ±n; -.' '.:~ additional right—of—way dedication to 33 feet from centerline, --' storm drainage improvements along Bull Mountain Road, and a {...:i, ".* sidewalk to be constructed along the road would be the minimum a'`,-.`... improvements necessary if the property was to be developed A sight distance study was conducted by Washington County on r • ; July 21, 1908, which concluded that the proposed access location N -- has a sight distance of over 54C feet to the east and 425 feet to the west. The 425 feet sight distance should provide adequate , {, ..µ ..q: , stopping distance for a 5O mph design speed according to AABHTO j �: standards. Bull Mountain Read has a posted speed limit of W�. : ;F...•. 40 mph; therefore, adequate sight distance is available at the •t proposed access location. . og Washington o . y �. . that the applicant provide ` ' ngtor� Cor nt has noW requested t •, p assurance, and obtain a facility permit � approved Ions, financial •'': pror'vto constructions of half street improvements along the site frontage. The half street improvements are to be constructed to �1 Access Re. art • as also sidewalks,00 major collector standards with curb, s drainage, Q5 streetlights, etc. A n p W requested, prior to approval of the access and issuance of a facility permit, to determine if a left turn lane on Bull Mountain Road is warranted. J STAFF REPO ACE DEVELOPMENT CO. - S 89--01/V 89-�-03 PAGE 3 REPORT — LAs��.i, �NRT ••••• I. • 14 T r.? •: 2. The Comp plans of Tigard and Waeangton County call for - collector streets to be constructed between Bull Mountain Road, Walnut Street, and a future extension of Gaarde Street, Neither . • plan is specific about the exact location of the new collector • streets. w. The City has initiated a project to define the possible corridors for future collector streets in the northeast area of Bull Mountain. Potential alignment corridors are currently being . reviewed and compared. It is expected that a plan will be formally adopted later this year following completion of a public review process. This subdivision is not located within any of those corridors and therefore would not restrict the alignment of the future collector streets. • • ••• 3. The proposed internal street system meets current standards for local streets and provides a street stub to the west to serve • future development. The location of this extension should be coordinated with the adjacent property owners. An extension to - - the north is not feasible due to the steep ravine bordering the site. An extension to the ea tt has been requested by property J II owners to the east, The site plan does not show ony extension to • the east. An eyebrow is located at the approximate location of a possible extension indicated by the adjatent property owners. • The properties to the east consist of several 1 to 3 acre parcels with single family residences on most of them. Alternate access locations are available for these parcels to the east to the proposed phase I of the MB Development, to the north to the proposed phase II of the Benchview Development, and to the south to Bull Mountain Road along the joint access driveway which serves a majority of the parcels. • .7 It is ourrstolunendlaAlan that access be provided to the east to Iflaararculation between subdivisions to TiERase the traffic Thic onto Bul__ ountain *oa• e oca-ion of the access should be mutually --(*F(T&Fi4W:WT-between the applicant and the property owners to the oast. 4, The proposed storm drainage improvements within the subdivision appear to adequately collect storm drainage runoff and discharge it into the existing ravine on the north end of the project. Due P- to the steepness of the storm drain pipe discharge into the - o) ravine and of the ravine itself, erosion of the stream channel is of concern, The improvements shoUld consist of an energy dissipation device to prevent this erosion from occurring. A 16 foot wide public easement is required to allow access to the pipeline outside the public right-of-way. Development of the site Will increase runoff due to construction of impervious roof and paved surfaces, This increased runoff may impact the existing drainage channels downstream, STAFF REPORT - LASSEILVHtRITAGE DEVELOPMENT CO. S 89-02/V 69-03 - PAGE 4 •: •/ :-. "'-/ .'" t • , 64? 0 li''- . . . . • • The storm drainage system should be extended to the terminus of * 7 , •-' the west street extension to allow for future development uphill , Y. - 1" e from the extension, ... . 5. The proposed sanitary sewer improvements propose to extend to an . , - -,1 line from an existing sewer in the Benchview Estates subdivision • - . , , ,,..* to provide service to the development. The sewer extension runs r. .: r . , -", . up the bottom of the ravine and up out of the ravine to the • subdivision. Anchor walls needs to be constructed along the pipe , route to prevent the trench backfill from washing out and to hold ,.. . .. ,:. -,,-„ -• - - the pipe in place. , . Extensions of the proposed sewer to the west at the street stub . , ... , and out to Bull Mountain Road at the road intersection are• recommended to provide service to areas up hill of this , , subdivision. .,.... , .,. . Access to the sewer extension within proposed tract A beyond the . street right-of-way is necessary for maintenance by City crows. .P. ... - '--- " •% Access requirements include an 8 foot wide all-weather gravel ' surface along the extension. A 15 foot wide easement is also required for the extension outside the public right-of-way. 6. We have no objection to the variance requested to reduce the private road width to 18 feet. The variance is requested in order to limit the impact on the existing trees. In order to . - ,- ...,1 • . ..i, allow two-way access, no parking should be permitted along the ' , • ,. street. The turn around at the end of the private street should , . - allow for emergency vehicles to turn around. The private drive .. . should be curbed, as required by the development standards, to collect drainage from the pavement and discharge it into the '.. ravine which it crosses. The sidewalk requirement can be waived to reduce impacts on existing trees, Adequate walkway area will , be provided if parking is not allowed along the roadway. The crossing of the ravine will require fill to be placed to ,- - elevate the roadway. The fill embankment should be accompanied - - . . ,. by an easement and should have adequate erosion control. , .. An option for future development to the west should be retained to allow the private street to be widened and improved to a public local street, Therefore the 18 foot wide pavement should : IL be constructed at a slope of 0,5 feet in 17 feet with a st idard gx . curb, le,' Washington County's Department of Land Use and Transportation has provided the following recommended requirements pertaining to the proposed subdivision's potential impacts on Bull Mountain Road . N J ILI " 1, Dedicate additional right-of-way to provide 83 feet from centerline of SW Bull Mountain Road frontage, including adequate ... , corner radius, 't . . . . 0..- ., STAFr REPORT - LASSELLE/PWRITAGt DOitLOPMENT co. - S 80-62/V 89-03 - PAGC 5 .„ -.- . ,, . • . .. , , . , . .. , ., : - - - ..-, •, , . . - i . .- - , , - . .„ , ' . , , ,L. - , -. 0... , .,,,,, -.. . ,, . . -z. J' ♦ ,�, : . 410 2. Sign a waiver not to remonstrate against the formation of a. •local improvement district or other mechanism to improve SW Bull Mountain Road, between SW 150th AVenue and Pacific Highway, to County standards. 3. Establish .a one (1) foot, 'non-access reserve strip along SW Bull '+ Mountain Road frontage, except at the approved access; 4. Submit plans, obtain County Engineering Division approval, " - provide financial assurance, and obtain a facility permit for the a construction of the following improvements A. A one half street improvement alone SW Bull Mountain Road frontage to a County major collector standard, with curb, •, storm drainage, and concrete sidewalk. B. Street lighting to County standards at the access on SW Bull Mountain Road. 5. Submit two copies of an access report to Washington County for review prior to obtaining final approval or access to SW Bull y r' Mountain Road. Further requirements, such as a left—turn refuge lane, will be determined upon the County's review of the access ",..• report, The access report shall address the requirements of Washington County Resolution and Order Mo. 86.-95, A copy of these requirements are enclosed. CPO # 4 reviewed the proposed subdivision/variance request and has provided comments which are summarized below: 1. Traffic safety on Bull Mountain Road is a significant issue in reviewing this proposal because the road at this location is already dangerous because of a curve just west of the property, a power pole and trees near the road just east of the property, and the amount of traffic on Bull Mountain Road. The CPO requests that the developer be required to provide for a center turn lane r and a school bus turnout on Bull Mountain Road, 2. Roads within the subdivision should provide access to serve , t . . J future development to the east and west, The developer must w ork with the adjacent property owners regarding placement of road ,L connections to the adjacent properties. ae street stub oh the western �, A possible relocation Y Y ��, y F south edge of � "on of the the property to a location further to south may necessitate that proposed p road be .a .gr^eet"-ar distahce. currently the rivate r• than as �ur proposed. The CPO urges that a decision on the variance request i be deferred until this possible street stub relocation o n issue is 1 resolved. The CPO r lso suggests that parking on the private road ...J be prohibited, STAFF REPORT LASSEL :E/HERtTACE OEV"LOPM — , • .-• ..". : - • - " •• ' :.,, .. - . ..,.. , , -:-...-e--- 1.-' *-- e' 1.':‘ • ; : ' .: ' r''''''.``":. - ' r.... . ,-. -' '•i' . .,, . . % ,.' ■ ' 1 V 0 .• :.• „. ,,,,' : 4. All service connections (i.e. , sewer, storm drainage, water) should extend to the property lines on ail sides of the "e : . .e : development, '.. 5. The existing drainage channel across proposed lot 17 must be ... , ' maintained, There must be no damage to the existing channel ... .-,. '-. - ' . resulting from the increased storm drainage flow from the -.. , , . development. - . . . - - . . - 6. Property owners in the area of the development have expressed . . . concerns that the proposed new development will be at a higher *. - :, ., - - density than existing development and thus will change the . . - . character of the neighborhood. In addition, development within •y• " . the proposed subdivision may block views from existing homes. ... er .... - , . 7. It is not clear how development impact fees from this proposed .- e : development will be collected and used. This situation exists • because the subdivision is within the City of Tigard and subject e e'l to City systems development fees but the development also fronts • . - . e , 7: on a Washington County Road and therefore should be subject to a , , ,- County traffic impact fund fee, The City and County currently . ' . .. .- . . have no agreement on how to apportion impact fees in this sort of situation. The community has no assurance that the impact fees i • . ,. collected will be spent on improvements necessary to address•. e , .. actual impacts of this development. .:. e ,. 8. The Planning Commission should consider this proposal in relation - "• i to the heeds of the entire Bull Mountain community, especially ... .. • , with regard to the need for additional roads to reduce traffic on . • '-..• • .' ' Bull Mountain Road. . - Property owners of tax lots 1200, /202, 1300, 1 an 301, d 1604 to the ..,*-: east have submitted a request that the developer of the proposed subdivision be required to 1) provide a stub street to the east to ,• ., ..,,i.e . . serve future development, and 2) to also provide an extension of the .. sanitary sewer to the eastern property line of proposed tract A to . allow for future sewer extensions to serve properties to the east, Other neighboring property owners have submitted letters echoing the ,., ..; CPO's comments regarding traffic and a request for a center turn lane ... , and bus pull-out; about future houses in the proposed subdivision . IL blocking views from existing homes; and about the potential impacts of , az allowing a high density of development in an area primarily developed with largo lot hOmesites. The owner of adjacent tax lot 1500, located ‘. := to to the southwest, has requested that a sewer extension be provided to .., his parcel. ...i .... . al . • Washington County Fire District No. 1 commented that the proposed water ‘• im system does not indicate proposed hydrant locations. The final plat's .., water service plan Must provide for hydrants in compliance With Uniform Fire Code requirements. • , ,44 .J . • STAFF REPORT - LASSELLE/HERITAGE DEVELOPMENT CO. - S 89-02/V 89-03 -, PAGE 7 ,. . ,*: :•' : • S 0 . The Tigard Water District has reviewed the proposal 'and has commented . . -• • . that a 16-inch water main along SW Bull Mountain Road is available to . t serve the proposed subdivision. The developer must install a 12-inch main connecting this main to an existing 8-inch main located in the northwest corner of the proposed development. A six-inch main must be : .- -.. .' - provided elsewhere within the development. Four fire hydrants must also be provided, --;" PG8, GT8, and Northwest Natural Gat have reViewed the proposal and have . , ./ ,. ,.. ...,, reported no objections or comments. • .. NPO 1 3 did not provide comments on the proposal. -: -.--: No other comments were received. ... - B, FINDINGS AND CONCLUSIONS ....,.. : ..%-:... -.. ' The relevant approval criteria in this case are Tigard Comprehensive -.- 4 Plan Policies 2. 1.1, 3.4.2, 3.5. 1, 7.1.2, 7.3,1, 7.4.4, 7,6. 1, 8,1.1, • .... ' : . 8,1.2, and 8.1.3; the Bull Mountain Community Plan; and Community , . ' .. Development Code Sections 18.54, 18.160, and 10,164, Since these plans ".. . Z . ' have already been acknowledged, the statewide land use goals no longer I. have to be addressed for non-legislative land use applications. .., -.,-.• .- ':' The Planning staff concludes that the proposal, with modifications, is .. , ...: ,-, ,..., consistent with applicable portions of the Tigard Comprehensive Plan " o A based upon the findings noted below, 1. Policy 2, 1.1 is satisfied because Neighborhood Planning Organization #3, Community Planning Organization #4, and i- ,. surrounding property owners were •4iven notice of the hearing and an opportunity to comment on the applicant's proposal. .. , 2. Policy 3,4,2 is satisfied because the steep, wooded ravine area .. .. .,. will remain in a natural state through establishment of the -. ,.. - proposed common open space traCt. The Bull Mountain Community . -:.,-..... Plan identifies the wildlife habitat value of this property and ,.. . ...:.. .,'' ' those adjoining. The Plan calls preservation of streams, Water . . courses, and trees whenever possible. The staff concludes that the proposal it consistent with this policy, IL . . .. . Me 3. Policy 3.5.1 is satisfied because significant open space Will be preserved by private means through reservation of tract A under 09 : the common ownership of all property owners within the 1, .u. .. development. In the future, tract A may be dedicated to the city. . . .. , .J .. . 1, Illi . 4 Policies 7.1.2, 7.311, 7,4.4, and 74611 are satisfied because .f.." 0 p w . adequate water, sewer, and storm drainage facilities, as Well as fire protection services, are or will be made available to the . development, the applicant has indicated that these facilities ,.„ .,: will be provided within the subdivision as eequired by City • STAPP REPORT - LASSELLE/HERITAGe DEVtLOPMENT CO. - S 89-02/V 00-03 - PAdE 0 . . . .. .. . , , . . .: .. .. ' ' , - . 4 A 1 4'4 . ', - .4: ,.. . standard. Staff recommends that the Confilksion require that the . : . ,.: applicants extend the sanitary sewer, storm sewerage, and water - lines to the western edge of the subject property and sanitary sower to Bull Mountain Road on the south. It will be possible ...:-., for further extensions of sanitary sewers to the west along Bull .-'- Mountain Road to be made from this point, including an extension to tax lot 1500. Water service should also be provided to the . . ,o. .. site's eastern boundary. Sanitary sewer service cannot be : ., . -. . extended to those properties to the east from within the proposed development because the eastern parcels are located at a lower elevation. A water distribution plan indicating proposed hydrant " :. locations shall be submitted for Fire District review and •.,. .,.. approval prior to approval of the final plat. ;',.. - e . ..... 5. Policy 8.1. 1 calls for a safe and efficient street system that . . meets current and projected needs. The proposed internal street .• • . . . , system satisfies all applicable Code and Plan street standards , , with ,lle exception of the private road standards that have been ...,.; requested to be varied as discussed below. The proposed plat .e , allows for future street connections to the west. In addition, . , the developer's agent has indicated that A... otential street stub . . ..: to the east is being discussed with the owners of theteailiIiFiTe W7iperties. Staff recommends that the Commission require that e' '-i street connection to both the east and west be required as a ,1 -_e condition of approval of the proposal, with the locations of the e . .., street stubs to be worked out between the developer and adjacent :': H property owners. The internal street system will be required to be constructed to e, City design standards. Improvements to Bull Mountain Road will - ' be required to be constructed to County standards as specified in :. . ., ,.4 the County's comments. Whether a center turn lane or bus turn -'-• will be necessary will be determined by the County after reviewing the requested access report. This issue need not hold .. . A .. ■ .. ee up Commission action on the proposed subdivision, .. . :1' e ',. The staff finds that the requested variance to the private street - width standard is justified because: 1) allowance of the e. .... ,:, , narrower private street will allow the development of three lots ..., . . . -:,',e, that might not be created if the developer were to be required to - --',2 develop the private street at full width; 2) the potential will . . exist for possible later widening of the private street to public street standards and those improvements, therefore, would be :. : OC 1,.., nearly equally provided for by both property developers who will ,. , 0) benefit from the pUblic street; and 3) because the varianee will , t not be detrimental to public interests in health, safety, or public welfare. Staff recommends, however, that the tract on A ' GO which the road will be located be required to be wide enough to 0 • include the side slopes of the fill material used to construct ' mu . , ....1 the driveway. This certainly will be larger thah the 20 feet width requested by the applicants and may be greater than the 30 feet wide tract standard required by the Code. Determination of the required width of this area should be calculated by the applicant's engineer based on their fill and road construction plan and shall be approved by the City's Engineering division . - - . prior to recording the final plat, ; 4 STAFF REPORT - LASSELLE/AERITAGE DEVELOPMENT CO. - S 89-02/V 89-03 - PAGE 0 , • . . -,............-,--- I.• .- -,....., 0 ?.. . , . .‘ 0 . - 4. Policies 8.1,2 and 8.1.3 will be satisfied because the City of Tigard and Washington County will be working together to resolve '.. -.. te.: street improvement and location issues involved in this case and , - the greater Bull Mountain area. The proposed subdivision's - ....., 1. street improvements will be constructed to City or County , .. .. construction standards as applicable and will be constructed at . . . . the developer's exe:Kree Sufficient public right-of-way will be . ...4 - dedicated to the pwo:it'a,; alonq Bull Mountain Road and within the - ,/-e- subdivison. • , . . . . . The Planning staff concludes that the proposal is consistent .sistent with the - . Bull Mountain Community Plan based upon the following findings: • : -, . .. ... ,. . : - • " '' 1. The density of the proposed subdivision is within the limits , e - contemplated by the Plan. All lots will be well above the 5,000 square foot minimum of the former R-6 County Plan designation. -; .., ee 2. The preservation of trees is viewed as an important component of the Bull Mountain Plan's concerns for wildlife habitat and „- - aesthetic benefits, Preservation of the majority of the trees on the site will be promoted through the establishment of common open space ownership of the wooded ravine on the north end of the ... • e: . . , . • • site. This action will promote the objectives of the Bull •••- , I A ' Mountain Community Plan's Area of Special Concern # 3. Staff , ..'. notes that access to this open space area should be provided to - '' '., . the subdivision's residents. This access should follow the path .. of the sanitary and storm sewer lines between lots 23 and 24. . The gravel surfaced access road required to be provided for maintenance of the sanitary and storm sewers should provide ee • 0,.4. - sufficient pedestrian access to the common open space. , • . .. . •,. -. The Planning staff has determined that the proposal, is consistent with • ' ...- .. ., • applicable portions of the Community Development Code based upon the ' ,-..•: ' -: findings noted below: - .-.: 1 .' . •' 1. Chapter 18,52 of the Code is satisfied because the proposal meets all applicable dimensional requirements for the R-7 zoning . - -. district including minimum lot size (5,000 square feet) and lot .„ , . , width (50 feet) standards. The subdivision will be developed at , .., lesser density than is allowed by the zone, In addition, , proposed lot shapes and sizes should be sufficient to allow J „. II residences to be built in conformance with setback requirements. m e.. 2, Chapter 18.160 of the Code is satisfied because the proposal " meets the requirements set forth for approval of a preliminary plat and for a variance considered as part of a subdivision , approval request. . In in 3, Chapter 18.164 of the Code sets Standards for street and utility improvements. These requirements shall be satisfied during the detailed review of proposed public improvements to occur during the approval process for the final plat, , 4! . STAFF REPORT - LASSELLEMERITAGE DEVELOPMEWT CO, - 8 8D-02/V 80-03 - PAGE 10 i ,s. . .--..- ,, . ,..',':Ye'- ',:. :-.::*e' , \ - ,t s' C. RECOMMENDATION • Based upon the discussion above, the Planning staff recommends approval pc. ,-. - of Subdivision S 89-02 for the proposed Three Mountain Estates Subdivision and Variance V 89-03 to allow the road surface of the proposed private road to be eighteen feat wide. Sta-iffeetbat the request for a variance to decrease the width of the tract required fl;:o -I-RT private road be penaed; instead staff recommends that the Commr;;171;ii - 171ZW-tha ulty Engineertocmine_how wide a roadway ... - . , v—riM. ---ix..--T—lecey -Eisea on the applican.C.L...grading_and road *•'' ''... ' : c-orItruction plaffs-lu■ n' * 4 4 3. - e• prior to recording the final %-.,. ,--: , — _a 0 • e °minis' • ' l-iri.) iecision 17 recommended to be subject to` • • • ---tlii, following conditions: 4 - ..-1.7.,,, .. UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL BE MET OR ASSURED PRIOR TO RECORDING OF THE FINAL PLAT. .. .. . . -. S 1. The applicant shall obtain a facilities permit from the ,,,, . • • / _ ... Department of Land Use and Transportation of Washington County to . • . perform work within the right-of-way of Bull Mountain Road. A copy shall be provided to the City Engineering Office prior to ' . a issuance of a Public Improvement permit. STAFF CONTACT John f4" : ,-4. ' Hagman, City of Tigard Engineering Division, phone 639-4171. • , . . . - ',-- 2. Lots 1, 2, and 3 shall, not be permitted to access directly onto .. ..Al 4.. ' Bull Mountain Road. A on foot wide, non-access reserve strip . along the SW Bull Mountain Road frontage of these lots be granted to the City of Tigard, STAFF CONTACT: Gary Alfson, Engkoeering,., • . e Division, Phone 6o-417i . .1k 3 Additional right-of-way shall be dedicated to the public along the Bull Mountain Road frontage to increase the right-of-way to 33 feet from the centerline, The description shall be tied to the existing eight-of-Way centerline. The dedication document shill be approved by Washington County. STAFF CONTACT: Cliff Hamby, Washington County, phone 648-0761, ext. 2054. ‘. : . 7. ... 4. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights and Underground utilities, shall be installed along the Bull Mountain Road frontage, Improvements shall be designed and constructed to Washington County Major Collector street standards and shall conform to the alignment of existing adjacent improvements. STAFF CONTACT: ' ue Gary Alfson. , or) 5. A non-remonstrance agreement shall be executed by the applicant, I on forms provided by the County, which waiVes the property . r MO owner-4s right to oppose or remonstrate against a future local ■ Man improvement district formed to improve SW Bull Mountain Road kti between 8W 150th and Pacific Highway to County standards. STAFF - ...i . CONTACT: 3oartne Rice, Washington County, phone 640-0761. t,- ( STAFF REPORT - LASSELLE/HERITAGE DEVELOPMENT CO. - $ 89-02/V 09-03 - PAGE li j 11 , . - - , s 6. Standard 110cal street improvements, incling concrete sidewalk, . :* -:. '-, driveway apron, curb, asphaltic concrete pavement, sanitary . sewer, storm drainage, streetlights, and underground utilities, . , - , shall be installed within the subdivision. Improvements shall be ::. ,..s.. • ' ' .' ,e. designed and constructed to City of Tigard local street standards and shall conform to the alignment as shown on the submittal plan . s. except with regard to street stubs to the east and west. The location of these street stubs shall be determined through discussions with adjacent property owners and shall be approved by the City Engineer prior to recording the final plat, The . . , applicant shall provide either a conceptual street plan for adjacent properties or written verification from adjacent ' 4;'. . . . • property owners to the east and weet that the street extensions 7'!is.r, - ..,. ..: are adequate located. STAFF CONTACT: Gary Alfson. . 1.- )., - . 7. The proposed privately operated and maintained roadway plan-profile and cross section details shall be provided as part • ' - .. of the public improvement plans. The pavement section and east side curb shall conform to local street ttandards. STAFF • -;. .s' : . CONTACT: Gary Alfson. s . " ' 8. A joint use and maintenance agreement shall be executed and -, . - - recorded on City standards form for the private driveway and : . .. tract on which the driveway will be located. The agreement shall be referenced on an become part of all applicable parcels Deeds. The agreement shall be approved by the Engineering Division prior . -..• to record. STAFF CONTACT: Jon Feigion„ Engineering Division, phone 639-4171, • t r , 9. A grading plan shall be submitted showing esisting and proposed contours. A soils report shall be provided detailing the soil ee..-. s• - compaction requirements and methods for stabilizing and .. revegetating cut and fill areas. STAFF CONTACT: Greg Berry, . Engineering Division, phone 639-4171, . .. 10. The applicant shall provide for roof and pavement rain drainage to the public stormwater drainage system or by an on-site system - .es.; .s : ;• designed to prevent runoff onto the adjacent property. STAFF CONTACT. Brad Roast, Building Division, phone 639-4171. ,, 1 ..... , . . . 1 11. Sanitary sewer and storm drainage details shall be provided as -ee- s''' :..' part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public , " I.... Improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed and future lines shall be addressed. STAFF • CONTACT: Greg Berry. MD , ' 0 : 12. Storm drainage runoff shall be discharged into the existing drainageways withoUt significantly impacting properties , downstream, STAFF CONTACT: Greg Berry. . s . . ...e: STAPP' REPORT - LAS8ELLE/4ERITACE DEVtLOPMENT CO. - S 09-02/V 80-03 - PAGE 12 q 13. Access AID storm and sanitary sewer tlines outside the • right—of—way shall be accompanied by a 15 foot uid e easement and - - . . an 8 foot wide all weather geeess road STAFF CONTACT: Greg Beery. Jui An agreement shall be executed by the applicant, on forms .0( p, provided by the City, which waives the property owner's right to oppose or remonstrate against a future lotal improvement district formed to improve the downetream storm drainage system. STAFF CONTACT: Greg Berry. . . 15, The applicant shall provide sanitary sewers and storm sewers to . • the west for future connection of the adjacent property. Sanitary sewers shall also be extended to the intersection of the le .0. proposed local street with Bull Mountain Road. STAFF CONTACT: Greg Berry. -et 16. Seven (7) sets of plan and profile public improvement construction plans and one (1) itemized construction cost estimate, stamped by a Registered Professional Civil Engineer, detailing all proposed public improvements shall be submitted to the Engineering Section for approval. Two (2) sets of plan and profile plans shall be submitted for preliminary review prior to ,•. submittal of final plant. STAFF CONTACT: Gary Alfson. • - 4 17. Construction of proposed public improvements shall not commence until after the Engineering Section has approved public improvement plans, The section will require a 100% Performance Assurance or Letter of Commitment, an developer—engineer agreement, the payment of a permit fee and a sign installation/ streetlight fee. Also, the execution of a street opening permit or construction compliance agreement shall occur prior to, or concurrently with the issUance of approved public improvement plans. STAFF CONTACT: Gary Alfson. 18. Street Centerline Monumentation shall be provided as follows: a, In accordance with ORS 92.060, subsection (2), the s centerlines of all street and roadway rights—of—Way shall be monumented before the City shall accept a street impmiement. b All centerline monuments shall be placed in a monument box =MA conforming to City standards. The top of all monument , . boXes shall be set at the design finish grade of the street. c The following centerline monuments shall be set! • OEM 1, All centerline—centerline intersettions. • : CP Intersettions created crossing eXistirig streets shall be set when the centerline alignment of the existing street has been established by or for the City, STAFP REPORT — LASSELLE/NERITACE DEVELOPMENT CO. — S 89-02/V t39—O3 PAGE 13 ' , ••e•V t' ce` 2: •CErtter of all cut-cue-sac. .:.- 3. Curve points. Point• of intersection (P.I,) when its ;•-, �:. position falls inside the limits of the pavement . .: w otherwise beginning and ending 'points (B.C. and E.C.). 4. All sanitary and storm structures shall be placed in positions that do not interfere with centerline ; I r monumentation. STAFF CONTACT: Jon Feigion, M,..y. . ' • `y• ' 19. Prior to commencement of site clearing and grading, a plan for the protection of trees over 6 inches in diameter shall be •.; approved by the Planning Division. The removal of any trees over ` \ 6 i• . c 't iamete shall be ,justified by the developer or a w •,^. .. qualified arborist in a tree removal permit request report. -,— :• , k44 "' STAFF CONTACT: Jerry Offer, Planning Division, phone 639-4171. 20 A method for maintenance, such as a homeowners association, shall . be provided for Tract "A'�; The plan and method for maintenance , shall be approved by the Planning Division. STAFF CONTACT: Jerry Offer, Planning Division, phone 639-4171„ r: r 21. Prior to commencement of site clearing and grading, a plan for Yr;.. capping the well i n compl iance with any state or county . regulations must be approved by the Planning Division and any . :,„ other agency charged with such duties, STAFF CONTACT: Jerry r w Offer. :., 22. A joint use and maintenance agreement shall be executed and ” recorded on City standard forms for the private road serving lots °�.: 15, 16, and 17. Agreements shall be referenced on and become ; . part of all applicable parcel deeds. The agreement shall be °' ,.," 'y approved by the Engineering Division prior to recording. STAFF :" CONTACT; Jon Fe ig ion ..'ti ;_. 23. A water service plan illustrating five hydrant locations shall be .,:. w'`" - -: approved by Washington County Fire District No. 1. STAFF ., �. °: CONTACT Gene flirchill, Washington County Fire District No 1, .'. .y., , phone 649-8577. •'' Y, R . THIS APPROVAL SHALL BE VALID IF EXERCISED WITHIN ONE YEAR OF THE FINAL 14,-"... APPROVAL DATE. ,„ w . df, / 46 refl,.//4 •: WI PREPAR :Y: • ryff erg, Assistant Planner u dj/9063D , ., ` n STAFF . . $ 89-02/V 89-03 — PAGE 14 DEVELOPMENT �- � FF REPd�RT l.A� /�� AGE � � � S,.ELLS RIT , n,- e; n'r al ' � • ASST, x a - ' - •-.- _ rY• • ty :.q �• � L � � •4.tt n Wa • L 1 Y1'Y yy, +V, I y 4 M J {y; ! ! .JMY ,.� LEGIBILITY STRIP y.. .}-' ' -Y ' J•�• _ •, ' `t Y •.-i- - _ _ f. om y _� a __ a L . E v .•F t_: 4 rY r. a. r+ _. Ht ' .. gr i--- fink: _3 . a; < EL . , : wAlivitallik . cog _ . :_.„4.).1....,. _ V . r ..._ .,, ff. & ;.,. .. mgr. .. . w .g. ......,_ _. ., am ..v, a .1 . __ •er ' R$ NM IIII 3 = �` ,�. I � m art? s :iiu: . 0 Y Y. •r, _ a�. ° ��� j-°-iii•� 111- — •- - - 4..4 .-4 :. -.•bLW.ariini • ,... re - _ --- - , 1 .+iii. t' . t Y A _ - } .:'-t::, ,_ : IIIMVPIII ...4ii •. ., — ' -. :.:: - �. ie,. • • . Ilia Y 5, 4 ''''''' '''''''...".."7111:"...""......'"'''"... .""t-' i • - - '. :__-s- riti rir Use : _.-- -..... • - :7_"' _ :a J J )' .• , . . ' , . ■ . • '. . ■;• , . . ■ . . . . , . . ' . . ■ I . , -e.'..•..,:.:• , . . . , . , , . . , . , . 1 . , . . , , . . , .- , •,, . .• . . .• . , , . ,A47.6. ..tula. dRZECICT. 14900 _S1,4-1.41. 7411t 47'10E. , glyartd, 61.eflorl 97224-1451 February 24, 1989 1* l',4:'. 4 VE9 rtaillifil •, ..... ,•:.„,,..: , , . — . , . ' FEB 281989 . , .. Tigard Planning Commission ,. Tigard City Hall „,7„-...:-.: •,','...:'."'.1-: , 13125 SW Hall glvd. Tigard, Oregon 97223 . , ,.. Re: Subdivision S 89-02 Lasselle — ,.. Property on Bull Mtn. . , . . . ., Degr Commissioners: , , ..,. • - . With regard to the above mentioned property, I feel ' .„. it necessary to request, in writing, the need for a center turn.lane and scht161 bap turnout. t travel , , past this proposed subdivision each day, and feel ... . ..--....r. - .“ this is imperative. This is a safety issue and ., .. • • should merit your cons.1•deration on that basis. ,,,•,-,',..t:,,:...... . Thank you for your consideration, .,,.• . .."'.1.: ' , , ., . • .,. . , Sincerely, , .. , '',..i''''.',t::,,,,.....,...,.::!,..•, , , . . Linda Reeder , . ', OZ .• iii° , .,... . — , , s: 0 , , . . , 4.. .t.-1,-,itg' ' •. , , , . , , , , !+'...,'..°''•*,'-.„, ”,' . ' , . , _ _ III"ignialnBIMIMI""aligaMiml"ffillimswmrimwwu."—"-- 6 1252711444111 ;z:JZ. • ... hi • / . . - McCLUR.E 8 SCHWAB 2/4.//V1 m ATTORNEYS AT LAW 9250 S.W.T1C,ARD AVENUE . ., -- CHARLES J.MCCLURE TIGARD,OREGON 97223 FA)t(503)639-3447 JOHN E.SCHWAB 4,/- TELEPHONE(503)639-4108 r. +. : •I ,, . • - . 4 February 21, 1989 .. . . ,. Tigard Planning Commission ,- ..: . - Tigard City Hall 4.- 13125 S. W. Ball Blvd. -..., Tigard, Oregon 97223 . . . .. ' Re: Lasselle Heights Subdivision 4.- Subdivision 8 89-02, Variance V 89-03 • , This office represents Robert Deuth and James Rippey who , . ;...-• ..-- - both own property directly to the east of and adjacent to this ,- .44 proposed subdivision. Mt. Deuth is the owner of Tax Lots 251 4- 9A/1300 and 1604, comprising approximately 4.05 acres. Mr. - , . . • Rippey is the owner of 251 9A/1301, 1200, and 1202, comprising - approximately 8.07 acres. (Please see attached map) . - • •-• -: My clients support approval of Heritage Development l Company's application for the Lasselle Heights Subdivision. , •9 ,.. However, we do request that provision be made at this time for . ,i A the future development of the Deuth/Rippey properties. One ,.. problem these properties have is that the only access is by a substandard width private road that intersects with Bull Mountain . - Road. Another problem is that there presently is no logical sewer connection to these properties. ,,• .-. • , My clients do not have any immediate plans to develop these properties, either individually or together, for residential use. to • But that development may take place in the future. To ! ' accommodate any future development, we would like to see Heritage • .5.1 . do two things in the preparation of a• final plat: .- OD .. , 0 1. Current site plans call for a cul-de-sac serving us Lasselle Lots 30 and 31. If the developer would extend that cUl- . ..1 ' de-sac to the eastern property line, alternate access would be in . A place for future residential development of the Deuth/Rippey ,-, properties. : . ' ,•'■ , McCLU FLE 8 SCHWAB ATTORNEYS AT LAW n � , Tigard. Planning Commission fi February 21, 1989 • Page Two 2. Current site plans call for sewer to enter , the Lasselle •4 property from the north, 'through tract A We would request that • stub sewer be brought east through. tract A to the property line, , .. again,sewer to allow for coordinated future development of the adjacent parcels. My clients have already been working with Heritage and its engineers in this regard and they have indicated at least preliminary a g reem ent with . . these requests. The P1anning Commission should coordinate Heritage's present development with -. the future growth that can be anticipated to the east. To do so would satisfy Tigard Comprehensive Plan Policy 8.1.1 which • directs the City to plan for a safe and efficient street and. roadway system that meets current needs and anticipated future growth and development. Sincerely, 4`1 M MC VLURE & CHWAB w it / piitg _ n E. Schwab ES/sw Enclosure S.12 cc: Robert DeUth/Ja yes RPY y Heritage Development Company David Evans & Associates 4" • 'r . .g" . . , . •.•••••"•••••••• ......, . . ..-' „...44•..•••;..,?,,,... -'0•I __ . • . .1.l'•....,•.•,,:,`V .,. . • •• • .,,••••••I..,••„•,,,,;,,,,,,.1/4,.. . •,,,. :::•,4,::;:,',',A, -'. ,.,,,- , 1:•••.*.'we veeeeeeeee;•:4:‘,..*:* . `'' :1* . .;`:.'-, 44.•'-',;".`'Ar' ,...44-10:11-::‘e.gqe.-:•■::::11,:c.rj,„*,-St.:0 • - ..--1 715,-7.1„,•••-"f'' . 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'••• ,..!, ,'.-••'', I \ GOO ee 4/0 ii° 0,4 40 41 04 3 4'0 ii0Z,Ria „ 414 41c. * 0"k 0 t" Ty •Zii.e1 ..,k,. 41 41 r ••`„•••„.., '•• • 40!..1 i 2101 . k 4g.fr4 .111, %,*Cl'' .''''.• 1.0_, . 44: .*tiii• . ji„ii i 44 .ro AC, • 1 4t4 SO .. .., ' ," Oft ,. • ciii_ I c.,i 4.,.. jo .„ 66 elti pf(a.t ... ..*. •. . W . , -: . - . (11" TIGARD WATER DISTRICT 8841 a W, COMMERCIAL ST. TIGARD.OREGON 97223-6290 , PHONE (503) 639-1554 January 30, 1989 •: '.,.: I“ ' Re: Lasselle Heights Subdivision ,N. -0' Water service to the Bull Mountain area was recognized as a major problem in the mid-1980's in view of the huge developments that were being proposed. Enclosed is a study by Consulting Engineer Gilbert Meigs in September 1986. This study predicts . that $7 million must be invested into the water system to ade- quately serve this area within the next 20 years. ,4--- . ' - w Some of this predicted amount has been spent on a parallel - 1 16-inch main along S.W. Bull Mountain. New pump stations have been built in two locations: S.W. 121st and Gaarde Street; and 1 S. W. 132nd & Walnut Street. All water to Bull Mountain must be pumped at least four times, beginning at the intake at Gladstone . . . on the Clackamas River. -- -'. The district proposes to construct a 1-million gallon , reservoir at Hi Tor in 1992 (estimated cost: $590,000) . Five ... .. - other reservoirs must be constructed within the 20 year period. w - - All of these costs are placed upon the existing users with either a bond measure or increased user fees. Therefore, we expect the developer to pay his share by install- ing adequate mains so that the district can pump water via his or her development. This means additional costs to the developer. For example, a 12-inch water main is required through the entire (Ai ' .. development from Bull Mountain Road to the most northwesterly , - .wL-...' '- , corner where the district owns an 8-inch cast iron main (on a 15- &: foot easement) . A 6-inch main is adequate elsewhere. Four (4) EL fire hydrants will be required. i„ fie The district does not require the developer to pay any por- . , tion of required reseroirs, pump stations, increasing capacity , of existing mains or for major transmission mains to acquire , .....1 additional water, new treatment facilities, etc. HoWever, So that there is no misunderstandin/g,before .toire developer or owner WI starts down the road to development, they must be made aware of ' -11 the additional costs to install larger than normal water Main8. The water district does not possess funds to pay for the over- sizing nor does the Board of Commissioners deem it appropriate to incur such etpenditures to be placed upon all existing users. sin Av ely your , , . . e .0 ,• ' '• . obert E. ,. .1-ntee AdministratOr , ... . .. ,. . , =,, .„ , .... -. , - - . ... ,, . - .1. : ....: - ,- . , , „-. ,, , -.. .- - • .. . :t . .. - ..„,_ -- b ••/ ,� •fit.^ .. ' I • •,, ° . a.v Ft8 16 '89 14:30 WI SH I M ON COUNTY 503 648 8898 p.3, • rR. •j • r COUNTY f ,�i.tz,te,gr. ,�"Vie' q : i. ' ebruary 16, 19$9 Washington County's Comments for Subdivision S 89-02, Tigard, Oregon Tax.Lots 1400 and 1501 , TaX Map 2S1 9A, S.W. Bull Mountain Road . ,. 1. Dedicate additional right-of-Way to provide 33 feet froth centerline of . : • • ' ° SW Bull Mountain Road frontage, including adequate corner radius. 21. Sign a waiver not to remonstrate against the formation of 'a Loca1 /mprovent District or other mechanism to improve SW Bull Mountain _. Road, oetween sys 1 both Avenue and t'aci fl c rfi ghway, to County stand rdo • tie Establish a one (1 ) foots non-access reserve strip along SW Bull ' Mountain Road frontage, except at the approved access. 4, Submit plans, obtain County engineering Division approval, provide financial assurance, and obtain a aci 1 t per it for the onstruc t on of the following improvementt: • fy�e�j yy��. j p 9 �y Mountain }��} on `� • A A �1�.7'0°�,6i�a street improvement�1(��IORi�N, 61��i0 SW Bull e'�Li'ufOV4d�1E' Road frontage �. 1. w , .•. . to a County major collector standard, With curb, storm drainage, f.,. s:, , add concrete sidewalk. , 4. Street lighting to County standards at the access on Std/1 RAl �r, . M �� unta7n R(�ad w L :: S. Submit two copies Access Report to Washing .. 5 of an �n �ount� for review �. Road. �tari�'terorequirements,h ��rtal approval or access to SW . . Rp Bull �aur�ttaYn Ro • �. _Further s review will �be as a 1 eft turn refuge lane, wi' such g IL deter Report m ned upon tile aunty � Of the Access Report. The Access ..• � shall address the requirements of Washington County Resolution and Ordor N oe ���95 A of these requirements are enclosed. , ' :-' g '::: .I • , U jerofjr. ` Vii. m Use d thlng � A � rkat�Ort,Land be�'t"$t(��1@/i\4I'e.Vl�IWy fM'iN�i��M/�! I , ° 4_ 150 North First AVenu H311sbwra,Oreden 971 4 a: , y A • . . •''.1....:, .Af . — 110 ,• W •, ••. e,.. ,,•, FOKSIVED .' . 5 47. ‘' February 16, 1989 FEB 16 1989 .,.,„,,, . „,..... 4Weisgb 601111M1 .... Tigard Planning Commission - .. City Hall SW Hall Boulevard ? Tigard , Oregon 97223 , Gentlemen c ■• I.r Last night, my husband and I attended a Bull Mountain neighborhood planning meeting at Tigard School District Administration building to hear of the proposed 19 acre subdivision to be built on Bull .L..:.- . Mountain at about 135th by Heritage Developers. -., .,. ./ J' We want to strenuously voice our objection to this development as 4 (A is now proposed. We are aware that Bull Mountain is in the process ...., :..... of major new development and that is not to be stopped. However, everytime a developer wants high density, it' s going to have a signi- .• , • J ficant impact on every point of livability on Bull Mountain. Apparent- : . .„ ,,...,. ly, laws pertaining to density were passed with blanket effect to all of Tigard with no thought or exceptions made to areas where high density homes would not be acceptable due to topography, existing 4• homes with acreage, road congestion , etc. • . . Buil Mountain was originally developed by people building large, country homes with acreage. These homes have been kept up and Bull , ... Mountain is known in the Portland area as an affluent, country resi- dential area, and a very desirable place to live. Now come the .'. - .--'—, , developers, putting in high density homes of much lesser value than 4,--:..4„t existing homes, adversely affecting the value of the neighbors' pro- perty. the quality of the environment, and road congestion. And the , , IL laws" give no protection nor concern to existing homeowners. -. w ; V; We bought our home on Bull Mountain for several reasons, one import- 41 u ti: ant one being the view to the north of Mount St. Helens, Mount :3 Adam, the lights of Beaverton , etc. The proposed subdivision will co . totally eliminate this view to all but roof tops and wall-to-wall ., „ 0 : housing. From the plat we see five homes to be built along Bull . ILI Mountain Road where We have one on the south side of the roads Given 4 the small lots these houses will be only a few feet apart and set , back a few more feet from the road. The engineer of the developers , told us they were "within the law to build two and two-and-one-half . story homes . Our "view" will consist of a wall of inexpensive, ugly houses It has always been my understanding as citizens of the United States of America that we have "rights" only to the point they don ' t ' infringe upon the rights of others. Our home has been here 89 years, and now suddenly some greedy developer can come in, destroy our view, . . .. . '. devalue our property, clog up the roads, pollute the environment, and that is just fine--"we have to expect it" , its called progress. ,,,, :. , • .: . .,. . .;- ..- -... , - -, -. -.;,, ..,. ,.. .. . .. „ ' .: „, ,,,. . ..,,,, , ..._ ; , ,t, . .. ,, .. „. .. ,,- - . . '.,.'7. ; , ,*, AD Page two -- .,I Planning Commission re: Heritage Development The developer tells us these 4€3 homes are less than could have been built. Th:at 'isn ' t very comforting. And it is misleading as to the real density. Had the terrain on the north been suitable in any way possible for building, you know they would have put houses in there too. They are calling it a "buffer zone" for potential, neighbors on the north. Where there needs to be a "buffer" i s, where there are existing neighbors -- on Bull Mountain Road. It is totally erroneous • to allude that they are building on 19-acres when in fact their total of 48 homes are to be built on 14- 15 acres including roads. For all .,.' intelligent planning on 15 acres with roads, no more than 25 homes 4 t.v should be considered We would plead with you to NOT give approval for this development as _; '. :. it is now proposed, Please find a way to lessen the density. The 4,, present plan does not in any way conform to existing homes or the ' o . . ,. type of neighborhood Bull Mountain started out to be 90 years ago f and that the present homeowners desire to maintain. Let' s keep the standards high in the area, not lower them. • You elected officials ought to, and we expect you to, represent the �.. present homeowners of the Bull Mountain-Tigard areas , NOT potential 1 ones or the greedy developers. It' s surprising how quickly election time comes up. Sin rely, , -....„ . ", ,,,,tro...e., ,t7,1,1/(.... 1' " eeer,..., # „4 y , y, Ann and Dean Coy '' -Al - ' 13580 S.W. Bull Mountain Road : Tigard; Oregon 97224 00 y cc : Washington County Planning and Zoning C ommission " � •' � . r `.. '. + L 1 '-r, 1 � r iY`'.af . » k' ; ty `y7_ 1.7.,,...•...•■••••■•■...■-••••■ • .. a e . . . _ . ., . Al AilFebruary 21, 1989 ' ..N, .• /.;. Tigard Planning Commission - -. - Re S89-02 Laselle/Orr/Heritage k . ■• • The CPO 1/4 BULL MOUNTAIN had a community meeting to review this sub- - . division on Wednesday, February 15, 1989, which was attended by 50-60 people including John Brosy respresenting the developer as the engineers. .,Yi The community concerns were: . . , ,,. • , 1. Safety on Bull Mountain Road with a new exit and egress to a sub- division in this already dangerous location. We feel a center turn lane 't -,..' is imperative. ...• ':.' . Site distance east and west a concern. Dangerous corner just .. west of property. Site obstruction on east property at Bull Mtn. Rd.-power pole, holly tree, noble fir tree all on adjoining t. property. .: , 4.. School bus turnout needed on Bull Mt. Rd. as bus won't be going into subdivision on any regular basis. 'Bus needs a 4. , . place to pull off and let traffic pass after unloading students. . " 2. Traffic circulation within subdivision MUST provide access to ' . .....- properties to the east and to the west to CONNECT FOR FUTURE DEVELOPMFENT. - - ... . ,.. The developer must work with the adjoining property owners as to place- , .. , . ment of the roads to adjoining properties for the benefit of all concerned, :3 Private road variance - what about parking on this road and the . , . . . availability of emergency vehicles to enter if parking occurs. How is . .e.3; ' , e : - this enforced. Also, if the subdivision plat is modified and the main road to the west is moved in a southerly direction how will this effect the the length of the private road? Until there is a definite plan with ' the exact location of the roads to the east and west agreed upon with the .... . . . .. adjoining preperty owners, we request no variance be granted for this ' priVate street. . - . , . 4 . 4. Our understanding is 147,000 sq. ft. of land will be left as open . space in common ownervhip by the homeners themselves - not subject to future development by the developer. ,A e 5. Our understanding is that the 2 acres to the north of the property . ... . , ".• . ,. cannot be developed in conjunction with this development and will also mese :' ,--:- likely be left as open space 6. All service connections, sewer, storm drainage, water, must be , brought to the property lines of adjoining p%boperties on the north, south, east and west. On lot 17 on the existing plat the drainage from property to the west must be adequately addressed so this natural drainage : .. -m channel is left open to drain with no obstructions and no damage to CC ' Fm eXisting channel from development. . ' 7. The surrounding development is on large lots, 3/4 acre plus. These lots have a view from their property and homes. There is a great concern id ,* En about their view being taken away with this new development. How can C5 this be addressed? There iS also a concern in the Bull Mountain . us community which is addressed at each community meeting and subdivision hearing about the new developments with the higher density allowed . -.. being allowed to change the entire character of the community and the current residents of the area have virtually nothing to say about the Now canthis be addressed? - , , f .. t .., T. 0• - ‘, 8. We are concerned ',...Jout the real situation of uaving one foot in the City of Tigard and one foot in the County that iS to say the land has been annexed and Bull Mtn. ad. is in the county. The Buil Mountain . Community is the loser in this situation because there is no agreement - between the City and the County regarding the system development charge/TIFF fee. Under the TIFF fee the developer can choose to do 4 safety improvements on the collector street and get a credit against the , .: *= , TIFF fee, and I believe there is a provision for using the systems development fee in the area of the developi,ent from the City of Tigard. Because neither of these apply, how can our community address this issue . and to whom do We turn for help? This safety improvement could be the , center turn lanes which we believe is required or other improvements on Bull Mtn. Rd. . 9. We request this body to look at this subdivision in relation to the , entire Bull Mountain community in its recommendations. All new traffic . - - must use only the one existing way in and out of Bull Mountain. There needs 0 4 41; to be all needed improvements made by each development to mitigate the traffic impacts. There needs to be new roads planned to the north and to the south as development occurs, which we are beginning to address in the recent town hall Meeting with the City of Tigard and which needs to be implemented immediatOly upon approval. nu ■ , - . Ask NIP 0 , SUBDIVISION NARRATIVE 4 . . . Three Mountains Subdivision The following narrative supports our application for approval of . . the Three Mountains subdivision, located on the north side of . Ih • 4 Bull Mountain Road in the City of Tigard. We represent Heritage Development Company, who have contracted to purchase the property , e - . , from the owners, Barbara and Courtney Lasselle and Marjory Orr. . . The proposal includes 48 single family lots, public circulation - 0.- and utility systems, and preservation in common open space of a large, wooded ravine on the north edge of the site. The 44 *0 : 1 •".' subdivision is named after Mt. Hood, Mt. St. Helens, and Mt. ,,', . Jefferson, all of which can be viewed from the pr.operty. . . \ j(i,-.---, - , The property was approved for annexation by the Portland -- Metropolitan Area Local Government Boundary Commission after a . , .. . public hearing on January 12, 1989. The Tigard City Council adopted a resolution favoring annexation and provisional City zoning at its December 5, 1988 meeting. The required pre- application conference Was held for this subdivision proposal on January 6, 1989. All lots within the proposed Three Mountains subdivision meet the requirements of the City of Tigard R-7 zone. The homesites , . .. , . are much larger than the zoning code minimum size, and average , over 10,000 sq. ft 4 per lot. Also included in our proposal is a request to vary frog lot access standards for three lots in . - the extreme northwest corner of the site. These homesites would , be served by a 20 ft. wide tract and private access road. A response to variance approval criteria for this request is - . • 4 included in this narrative. . , Descdeatiolegekng 1pmem Included in this application are three plan sheets showing existing features, including topography, tentative subdivision plan layout, and proposed utility layout for the 48 homesites. 4',-,' The property is currently vacant of development improvements, and a portion of the site is now used as an orchard. The site ai. is adjacent to Bull Mountain Road, homes located along a private ' cc drive paralleling the site on the east, a deep, wooded ravine on ' , 00 the north, and the Zednik farm to the west. Stre%t_IYAtffM . 29 v CD The street system is designed to provide the optimum location for access onto Bull Mountain Road. A traffic impact statement , „ was requested of Washington County and signed by the County on 4 A 1 '4 . . * MID EVANS ANDASSOCIVES,INC. IENGINIIRS.STRVINORS.MANNIMIANOSCAPP.ARCIIITIKIS • :. - ... 0 4 / . ., ':J July 8, 1988. An additional traffic study was requested in order to ascertain the best intersection location along the property , frontage with Bull Mountain Road. Washington County conducted that study on June 21, 1988, and both studies are attached to e- - . this subdivision application. Our design utilizes the best . , intersection location from the standpoint of the sight distance study conducted by the County. That point has sight distance to :. . . - , the west of 425 feet, and sight distance to the east of over 500 - ' feet. ,.... , Street Extension - - The existing development pattern along the site's eastern . , . . boundary precludes the possibility of extending access to the . e --- -n e. . .' (---e. ,--= ,----, east. Moreover, those properties appear to have adequate 4, C:)Q.C;(10.) opportunities for access. 4 .. The stub street location to the west has been reviewed by the -n-- . 4 owners to the west, Leah and Mary Zednik. They have no opposition to the location. They have no street plan for future development of their site, but the terrain leads them to believe , that the stub street from the Three Mountains subdivision will • ' / • be at a satisfacto.y location for future development of their . . - ,::.: property. .., .4 : The The extreme terrain precludes street continuation to the north. - In fact, the Benchview subdivision designers came to the same " conclusion, and have provided no street system in which to connect, in any case. The designation of this steep ravine as ' % --,e; an area of special environmental concern by the County's . . . . Comprehensive Plan further reduces the desirability of street extension to the north, at least across the Three Mountains site. --' . - e - - - The original Bull Mountain Community Plan had a schematic connection Shown to link Bull Mountain Road with S.W. 132nd - -z e Street to the north. Since the connection would be physically extremely difficult to make across the Three Mountains site, and . . - since the street system through the Benchview subdivision enables the connection to be made across the Zednik site in much more 01 favorable terrain, the CoUnty transportation planners have since ac modified the mapping of that future connection need. The , Zednik's are fully aware and supportive of that connection being ',0 L made through their property when they choose to sell or develop. '' ....9 . ganitAUIPurer GO ' 0 A public sanitary sewer has been extended through the Benchview ....i subdivision to a point on the northern boundary of Tak Lot 5900, shown on our utility plan. That line runs in the bottom of the A a‘ '..4 ill ' 2 DAID EVANS ANDASSOCIAITS,INC. ENGINErlIS,SCIIVINORS,PLANNERS.,LANDMVEARCIliTECTN ' . .. . . 1 411 ravine on the Benchview site. The owners of this site have contracted to purchase Tax Lot 5900 for the purpose of extending - sanitary sewer into the Three Mountains subdivision. Due to the extreme topography, future use of Tax Lot 5900 will be limited to sanitary sewer easement and line only, until access can be provided, most likely from the west (future Zednik development) . Tax Lot 5900 was approved for annexation in the same petition as the Three Mountains property at the January 12, 1989 Boundary Commission meeting. - . Access Variance . • VARIANCE REQUEST A variance is requested to allow an 18-foot private street within —u a 20-foot tract to provide access and egress to Lots 15, 16, and 17 of the proposed subdivision. The three lots are located at the northwest corner of the site. The 20-foot tract Will connect to a 50-foot right-of-way at the southwestern corner of Lot 18. Access to Lot 18 will be provided by the standard-sized east-west street on the lotus southern frontage. The variance is requested to reduce the width of the private street from 30 feet to 20 feet. The reasons for the variance are: 1. The 20-foot tract is sufficient to serve the three lots (Lots 15, 16, 17) which have frontage on the private street. 2. The 20-foot tract has been designed to minimize disturbance to the natural environment within the Area of Special Concern. 3. An identical access design was approVed in the adjacent Benchview subdivision to the north. Benchview is within the same environmentally sensitive area and 18 characterized by a similar , 4 terrain. The folloWing discussion addresses provisions of the Tigard Community Development Code as they apply to the proposed variance request. , I SECTION 18.108 - ACCESS, EGRESS AND CIRCULATION to The Development Code stateS, The purpose of this Chapter is to establish standards and ; regulations for safe and efficient vehicie:: access and egress on a site and for general circulation within the site. 3 DAVID EVANS ANDASSOCl/VITS.INC, ENG AM,SuRVEiDitS.piANNERS.LANDAVEARcillTEcTs a 0 . • 1. ,. ° - Section 18.108.070(a)(a) specifies the minimum access requirements for residential land uses. A ninimum* access width of 30 feet L and a minimum pavement width of 24 feet is required to serve from three to six dwelling units/lots. The proposed reduction in the tract width serving the three • .''' »•1�' northernmost lots within the subdivision is sufficient to provide r. ^••',n:r•" ,' 4 •ter ' � for safe and efficient access and would not create hazardous traffic conditions. A 20-foot width would also allow the '.; . preservation, to the maximum extent possible, of an Area of : Special Concern, which is adjacent to the site because it ends .• in a "modified hammerhead" turnaround acceptable for emergency ' '' vehicle needs. Additionally, the proposed 20-foot tract is sufficient for emergency vehicle access. , r—N) t 'f(1'/y-117• secti on 18.108.150 states, • r ;; The (City) an.y p�appp�r6ove,yam approve with cfindings onditions o that:or deny a - i.."•-; f', request for an Akir .®Ie s Variance based �Fll� +,•• � �.,,; (1) It is not possible to share acc=ss; " (2) There are no other alternative access points• �.nts on the street , question or from another street, ,:' W-, (3) The access separation requirements cannot be met; (4) The request is the minimum umm variance required to provide A;,_'.. .-a'' , adequate access; 4. - (5) The :-pproved access or access approved with conditions will result in a safe ac cuss and .-- . . (6) The visual clearance requirements of Chapter a Ater 15 s 10as. .1 be "°.'�t met., 4yr A private street with a 20-foot width would provide better acCess a to these three lots than would shared access. The purpose of the .. variance is to minimize disturbance to the environment while ' .. • `: u"hy+ providing. sufficien t access for Vh ese three lots. There are no y.oth r access alternatives that can serve these lots given their relative isolation oT frog the rest of proposed subdivision and y all other possible access points. provide access to Lots 15, 15 and itionall visual.. . . de safe twenty feet is the mini width for a road to rove. requirements will, lbe met. ,"y. Add. Y� � ° clearance v Pm SECTION 18.134 - VALIANCE ° . � tbemet in • < � - Section 18.134.050 establishes five criteria that must CD order` for a variance to be granted. These criteria are stated l and discussed below: $1) Th:; proposed variance will not be materially detrimental.,.� � �rop tc 4 DWI D EmS,NND, 3CLttrEs INCA % .. ENGINEERS.sCR t otts,PLANNERS,LIN O;1t;►PEaiti;1i1'r10 ,..t. ill / ''.. . • the purposes of ttis Coder be in conflict with the policies of ., • the Comprehensive Plane to any other applicable policies and „ standards; and to other properties in the same zoning district 11 or vicinity. - ., . . % -: % - The proposed 20-foot access tract width is consistent with the purposes of the Code and the Comprehensive Plan. The variance 4 would allow sufficient access to eas three northernmost lots in the subdivision while minimizing the disturbance to the surrounding natural environment. The variance would not have a detrimental effect on other surrounding properties. Only Lots 15, 160 and 17 would be affected by the variance. The 20-foot , , , e -''' - access tract width is sufficient to meet the access and egrese ' needs of these future property owners. . ,- N (..=/ Llt (2) Tiere are special circumstances that exist which are *'• .4 "' i.■•■•4.." 14= 4' 11 • peculiar to the lot size or shape, topography or other - - . , circumstances over which t1117, applicant has no control, and which are not applicable o other properties in the same zoning district. : The topography and vegetation of this portion of the site are considered to be environmentally sensitive and are identified in '..%, .. - the Bull Mountain Community Plan as an Area of Special Concern. --.„-. ' The natural environment surrounding the stte is considered to be a special circumstance. The reduction in the width of the access . road to these lots is requested in order to minimize eisturbance to the natural environment. The 20-foot width also allows the "#. homes to be built farther to the west to avoid steeper terrain. (3) The use propos-d will be the same as permitted Under this 4 Code and City st.ndards will be maintained to the greatest extent , that is reasonably possible, while permitting some economic use 4 4 on the land. t = . , . The use proposed is the same as permitted under the Code and City , - .. .4 standards. All lots and homes will meet all other development requirements of the City of Tigard. (4) Existing physical and natural systems, such as, but not limited to, traffic, drainage, dramatic land forms or parks will . not be adversely affected any more than would occUr if the development were located as specified in the Code It is the primary purpose of this variance request to maintain - the existing natural features of the site and to minimize adverse . ..... 0 effects of the proposed development. '- (5) The hardship is not self-imposed ;nd the variance requested • . DAVI D EVANS MsIDASSOCIAITS INC, ENOiNi:816.SURVEVAS,MANNERS.UNMAN:ARC:it'll:OS OA, A •1^ . ,,A1*. ' . • ‘ '0 l•"0•.. 41,. ',...,,4«. • • Jam',. _—__- v a•l 411 . .-;A. is the minimum variance which would alleviate the hardship. w The variance is re�ested t o allow development lopment that is consistent - with the requirements of the Development Code and the ,, Comprehensive Plan. The reduction in the right-Hof-gray is the : � - minimum that could provide safe and of 'Gent access to these `f a,,three lots: The narrower access improvement is encouraged by,the. . ,���' Coittprehe�.sine Plan for the area, with its area. of Spec�,ia1 concern ,�;Y 0 qtu e1ines o �." Conclusion ion of Vaar .anoe ? a test ;,ti•' As discussed above, a variance to reduce the right-of-way of a �. r•.a• ` :. private street from 50 feet to 20 feet is consistent with the : ., T . a. •. .,..,., ^ requA.renents of the Development Code. and the Comprehensive Plan. . .. 4 ,;:,'., ?, �"1�� The variance 'would allow a right-of-way which is sufficient to :; �.. . .. meet the access and egress needs of the three lots located in the . "- northwestern corner of the site. The variance would minimize st .� .� g natural environment. Finally, a • - disturbance urhance to the �curround�>ra ��s.tur •_, similar right-of-way way was approved for an adjacent subdivision located within the same environmentally sensitive area ,•fir~ -.\__ arl.i 1 . , The proposed Three mountains subdivision meets subdivision and ..:. zoning requirements of the City .; q,� N Tigard, constitutes 7(��N ,�y■ yq� logical i '.Ni'� of �O.� �/�.YY� �INo'4Ms W�t M�eO�f' a - , N extension of streets and utilities and will provide the city:of '' ..,.°.�. .A ea'i�e b � N ' a 'ATM'.`: . Tigard with 48 high quality single-family hamesites while Y. } protecting the steep, 'wooded, ravine to the north. . • .3 rv.M k..i• At rk mm a En ',:;,0, - i • .rrrL • +, e. D%1b EVANS ANDA ° CIA"E.1NC, w L°\t I\molts.St fS'1lO1,�+,14,:�1iAI 1�,�LAND;�(F�1�'isl%`lRt�lnl�tms ti ti i A k . /',-,.,'..."::.. . '"..*•',It.2"44..•rtio:- ,, .•',..:?, .•;..,-, ','. , ..•/,isiFinuisigramsomminsaceammonismase ... — •' '' •.'• — . m..• ,.: ';,.- „:,....- 1.- WASHINGTON COUNTY ''''. ,:,:`-': , ......,' DEPARTMENT OF LAND USE AND TRANSPORT APON , .. PLEASE TYPE C•PRINT IN INK. , :." ..4,2: -.....*;- .. ...--.4. LAND DEVELOPMENT SERVICES DIVISION. / HEROW APPLICATION DATE....ALLIZEB„,,.. • .:., II ''•' :' ''' '..;Aii, 150 NORTH FIRST AVENUE , •....' ' . • • . Alloor" HILLSBORO, OREGON 07124 /4. 643-6731 APPLICANT , Herita Devi 6 . I. .. :• :''n:''':'Y TRAFFIC IMPACT _..........1.613,2L5,1_4. tipperBmiles Ferrxjigasl_ , ..110=1.4 Jireagn_91ZZL__ . , '' .: .-:.::, STATEMENT: , OWNER PHONE NO ,639-3339 ... .' REQUEST AND CERTIFICATION .......__..._.. Lasalle ,....., ,,.. .. ..............— , . .• .. .: --: • ::.. FE! FOR SITE INSPECTION . . PHONE NO -, & EVALLIATIOM ,.I.V.......... '• '• ..' PROPERTY DESCRIPTION TAx wiAp 2S1 9A , .. . •;,;.,••,•,::' ,!.,, $56.00 : LOTM, , 1400, 1501 ,4•!'' D. Green -,"c-::-:.. ..,,,-:: ADDRESS RECEIVED BY .---- . , , ... . . ----, . . . •. , . .. ,.. .. . ... . . .. . . . — . .. ..•,,,,,... . • , ,..... ... ....... : . ROPOSED DEVELOPMENT ACTION , LOCATION north •01.31,131.12 iNt_lanitainjamiL,..,_. . .• ''..•,,,,, -, - ari ance. Minor Pan-Want etc.) . _SUDCITI 19S.7 prl,. . .. ,. between SW 131st and 133rd. '.L:; •-...c. , . ..: :: 7.-:;:r XISTING USE - ---- , . . • . . . Jr- tit r= .....emommo. !: 11 • . . , . @POSED USE . . . tig, :Ar 1.1 i.... . • • :4 ' . .. ....: , • • : ) ' t; ::,;'' .' r ArarA) % 4(?) JCL 1 r) I'''s` 3 ' , %,..':':,. F RESIDENTIAL: , No., oweLiszNG utos -'....._..L..a_.__: - . • , • . . .... „,,, . ,•-..: •.,.,•-..„i..2 , MILTI- DIRECT ACCESS TO SITE . .2 `• ,.:. ROAD NAME No.$1).FT.GM--N. F INDUSTRIAL/ 2,,..:1.,;......4'; commERCIAL: No. EMPLOYEES ' 1 ... S.W. . Bull Mountain Road , .., ,:. __ : • . . . ... .. ! •-• • ., F INSTITUTIONAL: No4mort, .. . _ _ : 2 . , .f . .. d, . 4' .'',':' NO. VUOENTS/ . ..:' ....','''., . • EMPLOYEES/VIEMERS .. _ . ... - . .• 3....„ . .. .. . . . . . .. . - . • . , ." , . ,-, ••• -.,,,••,,,,,, : '.,••••''', :.'*' - - - - TO Be COMPLETED EY STAFF ONLY • , . • i . TYPE OF USE Onglq, family 1-Osidehtial . .. - .. ,- TRIP RATE„19,,,la0Illit - - '...:'• h .. d , 0 AN ACCESS REPORT IS REQUIRED FOR THIS DEVELOPMENT PRIOR TO Atql.YIA KM , bEVELOPMENT ACTION. - THE STUDY SHOULD CONTAIN INFORMATION AS DESCRUM UN THE . . ..... •., L9 • :.: ilu . ATTACHED FORK, WHEN THE ACCESS REPORT IS TURNED IN., REVIEWED BY STAFF, AND ....i ' ACCEPTED, AN APPLICATION MAY BE SUBMITTED FOR A LAND USE ACTION. : . „ • • . . , . . :. :;. . timAliatd bat . . „•, .1 ...■.■ . , ,, * . O, .• (..] AN ACCESS REPORT hg NOT REQUIRED FOR THIS DEVELOPMENT. ' , •• , . AS OFFICIAL REPRESENTATIVE FOR THE DEPARTMENT OF LAND USE AND TR4NSPORTATION4 H . ..„. ,. ...‘. I HEREBY CERTIFY THAT SUFFICIENT AND ADEQUATE DATA IS AVAILABLE TO MAKE FINDINGS ., . . :,,'i•1'' L SL : FACT AND OF FACT AND RECOMMENDATIONS REGARDING ROAD IMPACTS FOR THE DESCRIBED . .,,,„ • , :, ;, 00,ELOPMOT. „ . „.„..., „.... .,.., VI 1 '' ..> ” ' 7" '....._11.' ' ,: 2: . , . , . . - ' . -- - - ', -_. :-:=,. . _, .,_-.i .„. ,i'''. '„ ' '•.;i .4. ' .,''.' ''''2':‘ A! E'1 IMPACT S TA°TE . .41 T .. .. .y:, °;`1. .. _ :•. ;`T THE FOLLOWING ADDITIONAL FEE FOR A STAFF REPORT WILL BE PAYABLE AT TIME OF , ,-. 4...3. SUBMITTING APPLICATION: $10,6•.03. r1 r.. a y -,'.<- THE FOLLOWING ARE DEVELOPMENT CONDITIONS THAT MAY BE REQUIRED BY THE DEPARTMENT OF �,. LAND USE' AND' TRANSPORTATION. THESE REQUIREMENTS, SUPPORTED BY FINDINGS OF FACT, WILL BE THE BASIS FOR RECOMMENDATIONS TO THE REVIEW AUTHORITY OR HEARINGS OFFICER � " .',' REGARDING YOUR LAND USE APPLICATION. 0 .''' 16 The property owner shall sign and record a waiver not to remonstrate .. . against the formation of a Local Improvement District (LID) or other` mechanism to improve SW Bull Mountain Road between SW 150th Avenue and Pacific c Highway ghway to County standards. Waiver form will be issued by County Surrey Division. . e : ' • 2. The property owner shall dedicate additional right-of-way to provide 33 feet from centerline of SW Bull Mountain Road adjacent to the site. .• ter. . ,1. : " r'� 3. Construct a concrete sidewalk at ultimate line and grade along the . e= .: „ T' frontage of.SW Bull Mountain Road to County standard. •o. `' Y 4. Sight distance at proposed access B is acceptable. Sight distance at 3 •M. ' " ��1 proposed access A is unacceptable, ; 1 5. Roadway drainage is unacceptable. Proper drainage will have to be provided in conjunction with frontage improvements along SW Bull - ' f Mountain Road. 6 SW Bull Mountain Road is a major. collector. The required minimum access Y. : spacing standard is s 100 feet from access points on each side of the road:~ P 9• 4 . ., , :: 7. Submit a neighborhood circulation plan with the subdivision application , which demonsrates how adequate neighborhood circulation will be ° , . n provided adjacent provided ,,. : . properties in accordance how access may .. . ,. .pro a to this area a ay be p ovi ded to ad�a :. ''r , •j1'•• proper° ' e Wi th the access spacing and sight distance 1 •;y� =x:.. j , ,i ,, y: requirements of the Community Development Code. Existing access points ; �: e, on SW Bull Manton Road within 500 feet of the site shall be shown on i; :. '• •' "- this plan.. 0 i Y . y: .. ..,._ P right-of-way � r rover�tnts Transportation E. � t . Obtain a face 1 i t 'permit from De artJnent of Land Use and Trans for right f y rip . M1 . 9. Addit ionm al requirements g m. n a or ly to s_p.e c. i. fic d e v-e. l o r m ent at the Development Review ad upon completion of Traffic S tudy Study. if 1 the property i s devel o p ed within the City of Tigard, a Traffic Study,udy ; � �. ' p rep ared in accordance with the requirements of County Resolution an d 4 Order No. B3 219 s mus t be submitted for review Final requirements will l l 1. , k. be determi ned upon re vi ew of the Traffic Study. / :''.4` ► x. .. r TRAFFIC�'A ALYSIS WILL BE DONE'NId AI�I� THIS . FOR REQUIRED TRAFFIC SAFETY IMPROVEMENTS WHI H MAY RESULT IN �� ..,.µ4... �.l, OFF SITE ROAD IMPROVEMENTS BEING REQUIRED OF THIS VI** • : G ��1i4� UFO ��, . DEVELOPMENT. . 4/87 , ■ ., , • . . , :.'..,,,...:.:':il,.. 4 , , , .• , . .. , 4,,0.411: k., A.'tet, U .1: , . . . . ....■ .' ',`,'',.'''e'.1... 'v.. ,-, i,.'' '' ' , . ..■`., .'. , • .% '' '. '1'; ` V. '',...J.J. 5 t G,L-1 r DI 5-rAN,WI' ' S.--,v_1).'y . . ., .., ,. ,. P,'.',....'''..ii •,1,"4:0,.■ . , . .,,• , . '' ''1'.,;?.,;:' f i ".',..;1`.' ' , .... . ..:. ... '"..:;;;,,;i::,.i4.',;;t-iir,', '-:0.•':* 1.,'." :' :,...., :',.:::-....,`4 ,:ti.,,?!.:*; ',:••• ' ., . , *...14.22) , ...S .a_____./..21.*.......,2 01,4' .11 .' 4.0-0. if ' R E Q 0 NO LOCATION: 1ll,_1. ' • • REQUESTED BY: U-6 ,91Lll._tf__kacee________ __ ___.______TEL. NO a `14:)5.! • ADDRESS: ' „ , .REPRESENTING , . •___ , DATE RECEIVED: -S /J2L488. BY T IS_ PHONE LETER:' OTHER:' .,.,Ic. , 1, ,...,/ • •.4'.'a....: • t .■ REQUEST _g_i_ jer: z /- 7 . , i • . , ../:• .......• ..._................._ _ _ ' O__Eir'- , ...____ P9e, Me,/ J ,,,..:::',:zr,...• ..: ..' — , • . . , _ • . ,, .............,...................____ , . . . . „ . . ASSIGNED TO:I ,.... i.__/ ./ i DAtrE• --C-7.,Afiddi ' ':' INVESTIdATION:_sictizr_ a A),.. 4__,..___4 A . . • '0 ' ' ' ,'. ) --a/- . .. ...,,., r,:......,;,: . . . . . . • L a rLA ,L 1 20 , .„.„... . . , . . .. . '.4 '''S. 4' .'''1 l''''". .'.• .0 — ' .E.4Sr - 3 461 Lt.) '-:.t r-,...t SO . ....... .,...„ . •. ,. , . . . , , .. . ,. , • • . .. , . • • . , .. „ . , . • • ,,,„:;.•„,-.4.,, _,:-A...L I .r.-r:'4 es70 0 . , -.- 4..;,- . --mktior 7 , s . . . . . .. . .. . . . . , WORK ORDER PROJECT NO, ,. . . . , . . . . , . „ . . .. , UTILITY CHECX oroson....../ / , . .1.,...........■ .............. ''':'''''. •■,• ``;..i■ ;, 4;,,, . ..... . - '. .......:..7.,' ,.• . ' 4 ....— . ..:'''.'•11.-Z.,.:f....'*,,*7 , , . 4 , !7, •'.4 Ve .'r`.. ,. . . • , . . . , , . , ... . .. . • n. r 3-, ;:,,:...., ,.....,, Li ' ti t ] ... 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Ita kt-',':14"?i'll,.0;•.R,t,, '.j.i•.,t,i'.q34r.`-ers,,,r4 .el..4',41;•• ,,tt i.. „ .r, $ft.'..f.y4,1k,g/,,-,.m.,1.:4,,,iA.,,,.J;1'.:''.-;•+10,:ii.,4,•k:r.:,1 *,'4,,(4.1,1tU;*.i. ':•. ....4 ' ¢ ,-t,,1/4, , , .,•t I,. ,i.,,-,:, • al .',!...",...,,,,i-,:- 4 ` .'' **'''.t'41te'll*4:1; ‘11v.;.Itt, ;7r,' 1.,4...,t "„.1, ,,,,,, ,,,.. .,'•4,t'Al" ',.l''''Atia'i s 4 4, 1. c-.14' 1■P,A Eli- - k't*,q ■-.'Ii' '''•.”..1'44''?'4..4 it'''' 't ''t 44''''.1'4,"I?.J-i,..ktt,i'!PA't, .t.4:1 . ' . . 3.t 4 ,G 7.t''''.,, 'i,t.„,,,*i-'•e-,:1;.+1,1'.'l'."t 1' '''''‘:1 all.ra',ii...1"'Itt.',1;i•ok.' 1:•„1,-;..: 1 ,,,,, , 0,xo.--,..14.4,..=- ''''t.t,`,*'' 4/,•,i.C.1.«.,,:..«,-ilt S*, ' «,,,,,,4,0,;le,, COMMENTS: ....._ „.! .. •. ,,,, .,.,,,--,i, SIGHT DISTANCE TO WEST 425 FEET ..4.... '„ . .......„ SIGHT DISTANCE TO EAST: 500+ FEET , . . . ..,• .. i . .... . i.. t . „, ,, .,„... ..,, , . ,, ,. ., • .-.:.. .... 4.-,'. - . - ,7 4 . ' , ; ""i1.4,.• e,,,,,, , 4 : i ,* • '4 ,'4. -•'. ` . 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March 7, 1989 . .lt City of Tigard Planning Commission =Li Re Subdivision S89-02 Variance V89-03 ,.., 1r ' '• As suggested by CPO letter and testimony at preliminary hearing On February 15, 1989, the number one community item is SAFETY on Bull Mt. — . .., Road, widening in area of subdivision, center turn lane and school bus ..h. . turnout lane. The County has not sent their recommendation on improve- : . . . ments on Bull Mountain Road regarding center turn lane. We feel because 4 • . the location of the entrance of this subdivision is so near a dangerous . , ..- corner to the west, the safety concerns must be addressed by both . ' - . Tigard and Washington County, and they must work together for the good -, ., of the community to see that this is accomplished. We ask that no de- .' cision be made on this subdivision proposal tonight because the recommer- - ' .= , dation from the County has not been a public document as of this afternoon when I phoned into the City of Tigard. ,-k ,. .. - -,.... We also feel tint as part of condition #13 there should be additional ,. . wording that access to the open space should be provided to subdivision - residents on the path of the sanitary sewer lines between lots 23 & 24. . 0 , .. The community concern about how the systems development charge money `i, , ,.. . could be used for safety improvements on Bull Mountain Road or in the area, were not addressed in the staff report or the conditions of . . approval. This is another area that the City of Tigard and Washington County should have mutual policies in place for the overall good of the community that has an impact o from this and future developments. , this community when the This will be a continuing ongoing problem for thi land area is within the City of Tigard and the major collector road is in the County. Our community expects that the government agencies should be working together for the benefit of the residents, but there seems , - - to be many areas such as this one that the community is the loser, and we don't understand the reasons. - . .. , . 4. . . If there is not a new plat plan submitted tonight showing the exact locations of the road stubs to property east and west of this sub- division, we ask that this not be approved until this plan is submitted and approved by our community. This is one of the conditions of approVal ,- submitted by the City of Tigard staff. — ,.. 04 ' ..ii . ' 0 . Beverly FroUde, Woo #4 Bull Mountain in , 12200 SW Bull Mt. Rd. Tigard, Oregon 97224 • , .. . , ,..:;- ,,, ,,,,,,,. lt% .- i °' —' arch 70 1989 ,eeeeaaee , ,,, Tigard Planning Commission e-e,,., .,.e.„. Tigard City Hall ' a.e:e.aae ....,. "r''V.'0't,..„• 13125 S. We Hall Blvd. ;.„-,e.e.,•-'4',,,,,-,, Tigard, OR 97223 eek t.,!...t'a;:7 ,. .::'*. ..=`1'c.I.,•) 4,1,—,.c,;* Attnt Chairman and Members of the Commission ieeeeeaee eee.eaae #...1":';';',::::'''i Re$ The Three Mountains Subdivision $69-020 Variance V69-93 ';.,:X,,,':';':':,',fi,,, , ,;:i':',:, , This letter is to document our concerns regarding the Three Mountains Subdivision e ire:tee as it affects our adjoining land. We are not opposed to the subdivision? but the ee- e, ee:',.ee.'eW following items are of great importance and must be addressed, , eafeelOeeee aleee;...e.e,..2i. , b$' (1) The location of the interconnecting stub street to the Nest is unacceptable :.:....4e,e -Ai,-..:-44,. due to the severe grade of our land. However, a stub street would be workable with a •:),:pfp'i,r, eiv! ,,,,,, desired grade to stub this street within the location of Lot #10 on the plot plan of , a.;.?ta ,e,ee ..e,feeele-. the subdivision presented to us at the Preliminary Planning Commission Meeting leea: ,,c ,e e February 21, 1989. ear,a,' I spoke at that meeting our objections to the placement of the stub street between Fele. lots #14 and #18 and requited it be moved to Lot #10. This still gives the developer ,';.,e-,,' ;i.:: a varied footage range to place his lots, ..;:eeteeeee, e....e.,,..#' ..e.' ;Le, Now we do expect and feel we deserve that right for the developer to meet with us ,-,,. so we both agree to the exact location of this stub street from Lot #10. (2) The statement contained on Page 20 paragraph 3 of the Subdivision Narrative presented to the Planning Commission for the February 210 1989 meeting is absolutely false. , ,:-., ' ..e,!eet.. We have not in any way or at any time given our approval, e et...-.,:e." ,':.:.ie i:,::::; Again we read the same in the Staff Report packet for the March 7, 1989 before the e'aeeee planning commission, presented by the Heritage representative. Again, we have not eee. eee approved of the location. At no time has any representative of Heritage DeVelopment Co, contacted us in regards to the location of the stub street as they knew well we would not agree on the location, aeee'e.. .a I At the C.P.U. #4 meeting February 15, 1989, I spoke to John Brosy. He said he would 'eale.eaa, work with us. Again on February 21, 1989 Planning Commission meeting X opposed the locat- ,,a ..,'t'7,:'• t . ",;)4„, ,t,.,,t,,•A ion and asked that it be moved to Lot #10. I spoke to him at the meeting at which we e. - va.e.e looked at the map but to date I have not heard one word from him. We feel this is unfair , the way this is handled, (3) The Storm Sewer Drainage system on the Lasselle property must be adequate to 71 in take caleof the drainage from our lands as there is no other place for the waters to 1 drain today and when our land is developed, 1 The subject properties have a natural drainage flow to an easterly direction to the ' n: 0 Lasselle property, 1. OA J 4 n Following are portions of the Tax lots involved and described as Tax Lots #100, 101 1, 102, 103, 104, Nap 2519, Sec 90 T2S, RWWN0 and Tax Lots #1000, 11000 Map 28/4, See, 4, 1 T25, RWWM situated in Washington County, Oregon .1 re 1 1 (h) We request a Sewer hook up in the ravine to our property line between tot #17 "!eeet' e• ,e . 1 , ,,,s4.:','71X:' • . ' 1 . ! ,w. C w s �ti , { ,- :i� ,'4. , and Lot 16 to serve the uphill land; also' at the location in the'stub road at Lot 10. H , 4:,,a ...4r, , x ` _it r�, ( ) All service connections, I.E. sewer', water, storm drains and other should, h `, , :` extend to the property lines on the East and 'lest. �JJ , xPa„jj , all l, r4` (6) The importance of the holding lane is very crucial to the Bel Mt. Area 4 -, residents, or anyone traveling Bull it.'Rd. Without a holding lane there will be i.:'''? very serious and dangerous problems from day one the subdivision is finished as cell . ; v,. +x 1 io ,, as the future ;?;U;;i;'�;r'W c,''L;, ,, rl '�, 1' Regardless of the traffic count, how large or small,' this .s not a factor. !'hat ; �? wF,;,iw .,' we do have is a very dangerous carve just Wrest ,from' the access to the subdivision. ' . ,, .,,,,i '''` x �:, A driver going East cannot see'the access until they make the corner, and what ���;', ,"r' will happen, there .w. .1 be a car sitting in,the East bound lane to make a left hand ` j P7',',.:,14.!, -c,'' turn coming from the West into the Subdivision and 'although we have a new curved si; n ,, � ,`' *,, lately, this will not stop many drivers going at such a speed that they Will not be ! „� W-,,• 0 ,w able to stop for the car standing still. AU we can see'is many racc±dents. This corner r .4 A, 55 I has caused many accidents without any cars stopped to make a turn. j y,., J 41, 4 �,,,1,E �•-1 i._ '',� We feel. each subdivision sion shay�.d have a holding lane as we have praporty to develop i s ,,,;.1.).-.. ;x ", and We want a turn lane for the safety of the people using Bull i t. Rd. and bus tarn .r. out. ,rw (7) We also think a school bus turn out is necessary to help nth the traffic.' ` t' ' * 'X lrte do here much traffic on Bull N[t. Rd. and anything that can be done to help the ,r. wi traffic hold should be done. ' f ''.fa A U fir1,w { I ! ..;,,,..,.,,,,,.,1,;,,,r In closing we would like to express our willingness to cooperate 'with the developer. f ',a "`. •A ,.:,.. toe to the lack of communication prior to this letter, we Peel it necessary to ' , i , ..,, :� voice our concerns Iv:: � ; :�w � _ For the record in writing, we thank you all and feel you will give your sincere ' ' l '''' ”'� ,, ,; , consideration in these matters. , r .�..` Sincerely, �' ',•':,1'.:..k.',X',,i;.=,; ''! '/71;',1/411 4(l'e4..4' 41/1" , C;7(1:dki°L'146/ ''': e.' e;f'2."1" Y ry Zednik Leah Zed, l',,',.:.' w: 4 . 1i' M i.if Y • , !spar ° i 4:'.:';',/'.' Page 2 o W 1 lip ",µ�s� �'' A1 :Y:A..xW, 1 6 ,'ti r. .w. _-. ` . L,.YIe, �.1.1..:- y}-q:,.v ,�^,�' 7[~'; � �'�i�g,�--+�",1'r�t'�.f4,M._. ; �� , ;,', , i-..`_ A �4 A.�'a ii,_7',,} ,.i'�q;4'4 , �b+ � � _____ 4■ — — r '.' •' ,,,',.,,,,,ii,-t''',.•,,',' ,., !.•.,;., \;.; :',,,: ,' - t,0„;1,—.,•:,.,...et t, :„:„, , '..,7...:•,,t,''''- , ,i, ';t:'„'..*;',' 4,,:'..." • , h hh I 'f,'•''.. )11.):1%,'+'?: r ',.(/•"'7,7„''''''';-, . h 1;..' 1,t;',,':'", 4,'"0,',..., ' ',...",.,,•''',:.,'. ( \ dOa. -firda aRzdt, , , :...,,,, .•,,, ,,,,''.,,,' .'..,,,,..,-i , ........,-. ,, -'r... 14900 ...C.(14/t, 14161 4C' ,,, , gigairci, Otayon, 972244451 .., v",,,,,,',,. February 24, 1989 RU1EDPUVOON4 ,-:,Y,,. i '::::,.:,,,, r •63 2 8 1989 4kr . , Tigard Planning Commission Tigard City Hall • 13125 SW Hall Blvd. Tigard, Oregon 97223 . , le: Subdivision S 89-02 Lasselle - Orr , Property on Bull Mtn. Dear Commissioners . ... 1.!'e .■':'.n''4'j' With regard to the above mentioned property, / feel , ). it necessary to request, in writing, the need for .. ....Y.2y,t.,...,... ..1%‘,.. 1.,!,,','', :,''.• a center turn-lane and schodol bus turnout. I travel past this proposed subdivision each day, and feel , 4. this is imperative. This is a safety issue and should merit your consideration on that basis. ,t I'+.1.', -, Thank you for your consideration. ... Sincerely, '•:, ts. . '6:44;t4.111-41A.-VV . , . , e' ...... ' Linda Reeder (9 ' RA ' 1 , . ', ,,-;-,....,,,..- . 1,,,,q,-.1,4 ,,,,,''•, „ , , • , '. ,...' * .. ,0 ■,... ...1"1 ?".• .;‘,,`,",,:. • ,,,:.', , , A, PRELIMINARY STAFF REPORT AGENDA ITEM 5.2 ,,..:4', .*,t,;',,, FEBRUARY 21, 1989 - 7:30 P.M. i,-;,- ,, " .. q , , 4 TIGARD PLANNING COMMISSION ..,. '." '''.:,,,...L TIGARD CITY HALL - TOWN HALL 13125 SW HALL BLVD •., ,4 ' " " TIGARD, OREGON 97223 1i ; F A t' "-' e((.0_ZE1' .- p ...,,,t-pa. 1,01 -/113. , ( l Ak-tP4 A FACTS Jr— -44W3 - - ..... .21....,,,c,, 1141. 1T ;,,..,.. .,,,-, . 2 .,,,.. 1, General Information 1 ,.;, , - , ,..-12-ja-i iti\- ,1712-0k1s):4 '54 01;7k/ , , - CASE: SUBD/VISION S 09-02, VARIANCE V 89-03 .c 't' REQUEST: For preliminary plat approval to divide a 17.54 acre area - „I:, ,... ,. . • into 48 lots, ranging between 8,281 and 12,597 square feet . ,, ,:. in size, and one 3.37 acre outlot to be reserved as common r ' open space, Also requested is a variance to allow an 18 foot wide private road within a 20 foot wide tract to serve 3 lots whereas the Community Development Code requires ' -,'IL'• I'';',"L private roads serving 3 to 6 dwelling units to be 24 feet '0 -T..: wide within a 30 foot tract " :''''''*'1:`'..,•` ,, COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential "' * • :t• ,*5-, ZONING DESIGNATION R-7 (Residential, 7 units/acre) t ,-,,i',T;"*" 40.. .4".-.,...,t' APPLICANT: Heritage Development Company OWNER: Barbara & Courtney ' ,--:. , '. -'..,.,,, by David Evans and Associates Lasselle, l 'f'. ',.. • _,,,, 2640 Corbett Marjory Orr Portland, OR 97201 12175 SW Bull Mt, Rd .. ,',..,-,..,.:, Tigard, OR 97224 , Y,'..,, LOCATION: North of SW Bull Mountain Road between 133rd and Peachtree i=1, -';'-„it•''' -• ' ';s'. • (WCTM 2S1 9A, Tax Lots 1400 and 1501) '..,":.,,.-• ' -'. ■ 2. ilits!ssitatilsLinforvq_ 112n In Washington County's Bull Mountain Community Plan, the subject properties are designated R-6 (Residential, 6 Units per acre), which ,., '■^ n,t . allows for single family residential development with a minimum lot 4 , ce size of 5,000 square feet. The properties were annexed into the City of Tigard in aanuary 1989 (File ZCA 88-15), The Urban Planning Area Agreement between Washington County and the City of Tigard provides that properties annexed by the City will be zoned in a manner consistent with the Comprehensive Plan designations oeovided by the in county, The closest city ZOhe n this case is R-7 (Residential, 7 . unit/acre) which has the same Minimum lot size requirement of 5,000 square feet, The properties were zoned with the city's R-7 ZOne concurrent with annexation. A : . , t, 4 STAFF REPORT - LASSELLt/HERITAGE DEVELOPMENT CO. ,- 0 09-02/V 89-0s -- PAGE 1 . .- ,, , ._k.."%ii. .^) ' :.. '''.,W' t.' Si"* '‘,`.' '. '■, 41i ,',...':;' hk ; 1'"',A. 1 .''I'''',' .'t'''' 4'... 1 I" e'ee,Se -•,..,,•, ,, ..,,, t ''',.; . . •'',.`, • ` .,, 3 Vicillity_Information 1.....•,, . ..t ,-, •,• t.c. e .- e, c, Properties to the east, south, west, and northwest are within •'s.-,:se' .,. . .., ;••.et,:, Washington County and are designated R-6 (Residential, 6 units per acre). These parcels are primarily developed with residences on lee'Se:,:s64. ,:-see, parcels substantially largr than the minimum lot size of the County's s -,e.s. ,, e., ,• sees . R-6 zone or else are small agricultural and woodland parcels. .„•,.2 Benchview Estates subdivision, which is within the City of Tigard and e e• %zee tee,e,,,,7 which is zoned R-4.5 (Residential, 4.5 units/acre), is located to the ',,"'...es' e•A":•o‘ north. This subdivision is currently under development with no homes . .e.es• yet constructed. A wooded steep ravine, located on the proposed outlot ,. 'coo eee ,, . of the parcel currently proposed for subdividing, separates the , 6;4,e„,, 24 .. ,' ,, •;es e s „ proposed subdivision from Benchview Estates. ,"seS 2. 4. Site InformantioDyLpmaaLIRalsrip/ion , eo e%-e 14., g.t. t, -,,,,..-..',', The property is undeveloped, mostly open land sloping generally to the •l '''',4't ? '77:' 4' *,',.. east and northeast, An orchard is located in the southeast corner of • e e.,- ,.,• the site A small pumphouse is located on the western portion of the ,...,t, ,7 .A. lot, There 13 continuous tree cover only on the extreme northern r so e portion of the proposed subdivision within the 3.37 acre proposed ',''',- :.s...* s outlot. This wooded area has been idnntified in the Bull Mountain ••• • ,,: eeee,.• 1,2t"'es'e!" 'es Community Plan as Area of Special Concern N3, The Bull Mountain Plan , e e,'S.'s, '''''',•c indicates that this area should be reviewed for potential park purchase •,',,e. , and also calls for the preservation of trees to the maximum extent possible for wildlife habitat, riparion habitat, and scenic purposes. • ,... s '2 osee fe ' ,s'„ Bull Mountain Road, which abuts the subject property to the south, is ' 4 1,,4,. , c.„4 4 classified as a major collector street, It is currently improved with two travel lanes and a gravel shoulder. Bull Mountain Rood is under ,. the jurisdiction of Washington County. 2e ,ss. •e 4..L,, ., ., ..4,,r4. ' ''-.. ,4 ,4,,....4. The applicant proposes development of a 48 lot subdivision with lot ,,•., s.li:,*, , -'..o ';' sizes ranging from 8,281 to 12,597 square feet. A 3.37 acre commonly -e , •'* '',•- eS:'sle held outlot consisting of the area of the wooded ravine is also proposed, The proposed name for the subdivision is Three Mountains ,4. s -.-4.--,... ,o I' Estates. i One street intersection with Bull Mountain Road is proposed on the eastern side of the subject property, The internal street system ■ls ,■t,..41 1.$ i ,.-— —, provides a loop system serving the proposed 48 lots. A street stub 1,*...,,,-..',H, would be provided to the west to connect with future development on adjacent properties, A private, 18 foot wide street within a 20 foot wide tract is proposed to extend northward from the stub on the western side of the property. This private street will provide access to three e o• r) parcels, The applicant requests a variance from Community Development -' e = , Code requirements which require private streets serving 3 to 6 dwelling ; .-1 • units to be a minimum of 24 feet wide within a 30 foot wide tract. The proposed subdivision would be served by the Tigard Water District . ,...3 through connection to a 16 inch water main located along 8u11 Mountain . Road and 8 inch main in the northwest corner of the site, The S.'• ,,, developer would provide a looped water line system to provide service • to the lots within the subdivision. gravity flow sanitary sewers .s: within the development will connect to an existing sewer to the north ''• .„...,„, which serVes Senchview Estates. Storm drainage would be provided by a -... network of storm sewers draining to outfalle within the ravine in the STAFF REPORT - LASSELLE/HERITAGE DEVELOPMENT CO, - S 09-02/V 09-03 - PA 2 , ,1, ,'i 4, s. ''',,,,e,' _, . . .0. . . ., 41 , se,. ... ,, -, ,, f..,• _ . se-. ,,,,, s. 4 .4 ,. ,,,, - ,, . 0. ,- e s .es, • , :,.., me • -e,s ,i...4, * ," ' ' . '':., ' . 'At.1''',,C,'"A''S 44. * 1.-^t' ,:''..%':,t4:"') ,( ,.mss., .%—.0 ., 'r;1'4,' � .T ;! proposed outlot. the outfall would include an energy dissipator in r . 'r' --. ,- -t:k `'1s 'r L : ;:,, } order to reduce the potential for erosion A private storm sewer would , a. „ya be located along the eastern edge of thn proposed subdivision to reduce ,, . '� .'• runoff onto adjacent properties which are down slope from the proposed a ` ',.' 't ',,-' subdivision. r f,' 5. Allay and NPO Comments 1, ,� Z`W,- ,, The Engineering Division, Washington County's Department of Land Use ` , ,+ ';'!' Y1 and Transportation, NPO ft 3, and CPO it 4 have preliminarily reviewed r,, '• rN,,, r'u ; the proposal but have not yet submitted to the Planning Division. ,``i K;a t jr y:t J� , ' , !'f ��"x,,, The Building Division has commented that easements for private strom ,t. drain lanes must be provided. ,. Washington County Fire District / i. commented that the proposed water ,a, , I.,;,,,.„,,,,:,-,` ;, system does not indicate proposed hydrant locations, The final plat's ,,, r,• . ' water service plan must provide for hydrants in compliance with Uniform � 4,s1' , f ye , ,,, , �Li, Fire Code requirements. x �,Vi i �{ " , ; ,',<; '�t The Tigard Water District has reviewed the proposal and has commented 4 n ,. * .% ,,, >,, that a 16 inch water main along SW Dull Mountain Road is available to W" ' „.,..,,t,':: serve the proposed subdivision. The developer must instal, a 12 inch J 7,, main connecting this main to an existing 0 inch main located in the M. ( , '.'° northwest corner of the proposed development. A six inch main must be 0 . .., :;'� provided elsewhere within the development. Four fire hydrants, must L , > ;..,,, also be provided. The Water District 's comments are attached to this. r..1 ' • '�: report,v ` ” ., �" " t )k PGE, GCE, and Northwest Natural Gas have reviewed the proposal and have 1,-- :0 1 ',..:: reported no objections or comments, ,t` � 4 B. PRELIMINARY FINDINGS AND CONCLUSIONS 1, ':� The relevant approval criteria in this case are Tigard Comprehensive 40� I44 Plan Policies 2.1.1, 3.4,2, 8.5.1, 7.12, 7.3.1, 7.4.4, 7.6.1, 0,1.1, „f? ",- r0 8.1.2, and 0,1.3; the Bull Mountain Community Plan; and Community : f- ,,',..'4"?�' Development Code Sections 18,.54, 18.160, and 18.164. Since these plans ,.'`'`,' w"w° have already been acknowledged, the statewide land use goals no longer �' a `0, 7� have to be addressed for non-legislative land use applications, , '� The Planning staff concludes that the proposal, with modifications, is J }� '`- proposal ,,i consistent with applicable portions of the Tigard Comprehensive Plan k , ,^1 based upon the findings noted below, - GO1 1► Policy 2.1.1 is satisfied because Neighborhood Planning. 1 � ' Organilan Community Planning Organization #4y arid : ..1 sarround ang property owners were given notice of the hearing and ea an opportunity to comment on the applicant's proposal, w P la J 'gip{ Jy ; LLE NERXThGE bEVELOPMENT CO, - S 00-02/V 50 3 P E +0,e•,+� ��`'' STAF`F REPORT - �t.ASSE �'� �.:. � � �� � � � A µ ti }t.. ., i— :', J,f' f w,r�, 2:,l it; } ,f 0 ; C o 4_� r_' 4' � ,^. 511 ■. f. „� v ' -r-. - _ � _ _ , r L :,. ,i , '� „jTrI'* .r,4+ Yw r d ` J4 uMN L, i , � '.,. ri.,':' .V.7'‘''. A. ‘,... .j.,," r....,' r , • '. ''' , ," ' „': ,.„. %1,1.'-■,''..,. " . 4,4 +,it',,. ' .4,',:,...,, , ,,' ,a / ,. • 4 4tar ,...., .,,,,, ,, ..,. .,' ."" • f".' ,.• , ..a -,. . ''''',":44 1:Nii: ,, 2. Policies 7.1,2, 7,3.1, 7.404, and 7.6.1 are satisfied because . efeePe ..i,i'.....a adequate water, sewer, and storm drainage facilities, as well as w '''' , fire protection see/ices, aro or will be made available to the . .,, ...; .o. .i1, development, The applicant has indicated that these facilities -... e"...,q will be provided within the subdivision as required by City . .- standards, A water distribution plan indicating proposed hydrant 1,X, 1,,-4., locatione shall be submitted for Fire District review and eie i .!'.. ,,, approval prior to approval of the final plat ,,,.t.., r... ' ...:`'.- 3. Policy 8.1. 1 calls for a safe and efficient street system that a ..'',4:...4 .a- meets current and projected needs. The proposed internal street .„... es - :el.. % 4 e.ae , system satisfies all applicable Code and Plan street standards. The proposed plat allows foe future street connections to the west with a possible connection to the north if the proposed .,e, ...1 e e. private street is widened in the future to( public street standards. In addition, the developer's agent has indicated that ,. =0 a potential street stub to the east is presently being discussed 4:a4 , •-•,,,,:,',1:, i: with adjacent property owners The internal street system will be a ,. - required to be constructed to City design standards -; . .i, ' a , , ,...,,i- Improvements to Bull Mountain Road will h4 eequieed to be r I constructed to County standarde. The requested variance to the private Street width standard is 'a a justified because: 1) allowance of the narrower private street ,e-e will allow the development of three lots that might not be ,:f.',. ,;4 . created if the developer were to be required to deVelop the . . e private street at full width, 2) the potential will exist for t';'.','," ''.• ,..,1 possible later widening of the private street to public street ,,,•:,... ,,, . standards and these improvements, therefore, would be nearly equally provided for by both property developers who will benefit from the public street; and 3) because the variance will eset be il. aeten: detrimental to public interests in health,' safety, or public ..ei,. welfare, •• , .'r.. ie...., .. --e :t. 4 Policies 6,1.2 and 8.1.3 will be satisfied because the developer ee e, oe 1 - 1 eeeee and the City of Tigard artd Washington County will be working i.., together to resolve street improvement and location issues e involved ' in' this case. Further information on transportation l■■,,f' ,:0''. issues related to this proposal will be provided to the Planning Commission prior to the final Commission hearing on this proposal. 'eel e , The Planning staff concludes that the proposal it consistent With the a',4 el ,, eg Bull Mountain Community Plan based upon the following findings: , e 1. The density of the proposed subdivision is within the iimits Of ; L contemplated by the Plan. All lots will be well above the 5,000 ''.. ial square foot minimum of the former R-6 County Plan designation. CP ir. ■;r7.1t1+:. '1';'14' #'4 STAPP REPORT - LASSELLE/NERITAGE DEVELOPMENT CO. -48 80-02/V 0043 - PAOE 4 1 'te,, ,..' ,,.,.,. , ■. ,' .4°, . '1, ,17.i..*, , ..; ,....c't 'A, it. ..4,.'',-:•10'. *A. ' ",,,4' ' ' ,:. ' ' ...1"' ,i ..., ., '.J ''''',,.. '.„ t+1;.. •,"'",,,, ''' ',"•.-. i,, ,' '.,1,' )44- -','i',.41'.' .ri.:-. ";" "":,-*'"'A`,'.IL.,"■ , , i. ,:•■■ t, t 4* , ■ ''''''',,,, 2 The preservation of trees is viewed as an important component of - i,''....."..,,- , the Bull Mountain Plan's concerns for wildlife habitat and V,"ee ...10* aesthetic benefits, Preservation of the majority of the trees on „.., , :',. e; the site will be promoted through the establishment of common e- open space ownership of the wooded ravine on the north ond of the site This action will promote the objectives of the Bull Mountain Community Plan's Area of Special Concern # 3, Common 4,e..., ,,'' ownership will likely preclude later public acquitit th ion of the , .... ....,::•'";-r.://, site for park purposes, but common private ownership may be a better means of promoting wildlife protection objectives than ■ 41''' ..?t ;.-. park development because park development could lead to too much human use of the area. "•""-r'',,, '', ''.t■;,., +','"'.,.".11, The Planning staff has determined that the proposal, with e , modifications, is consistent with applicable portions of the Community ,, .2. :',..,.. te ,h.,44 'e, Development Code based upon the findings noted below: e ''..„.ee'e. i4-:, P,i,, 1. Chapter 18.52 of the Code is satisfied because the proposal meets all applicable dimensional requirements for the R-7 zoning district including minimum lot size (5,000 square feet) and lot ,''.... . width (50 feet) standards. In addition, proposed lot shapes and sizes should be sufficient to allow residences to be built in ,.. :-.:J,,,,%,`.,;:::.• conformance with setback requirements. .. 2. Chapter 18.160 of the Code is satisfied because the proposal ,,,e; .).". ..;',e"``'' meets the requirements set forth for approval of a preliminary plat and for a variance considered as part of a subdivision approval request. 1. 3, Chapter 18.164 of the Code sets standards for street and utility ,A . ..","'._„,-„. improvements. These requirements shall be satisfied during the ...2 ,4-,....', detailed review of proposed public improvements to occur during -,. , , , , .0,.., the approval process foe the final plat. ,.. C. PRELIMINARY RECOMMENDATION Based upon the discussion above, the Planning staff recommends approval of Subdivision S 89-02 and Variance V 80-03 subject to the following conditions: UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL Bt MET OR ASSURED PRIOR TO RECORDING OF THE FINAL PLAT. 1. The applicant shall obtain a facilities permit from the 0) , Department of and Use and Transportation of Washingtoh County to . perform work within the right-of-way of Bull Mountain Road. A copy shall be provided to the City Engineering Office prior to ' 011 issuance of a Public ImproVement permit. (Staff Contact: Gary (.9 % Alfson, Engineering Division, phone 699-4171.) 2. A grading plan shall be submitted showing existing and proposed contours. A soils report shall be proVidad detailing the soil r'l , compaction requirements and methods for stabilizing and , revegetating cut and fill areas. (staff Contact: Gary AlOson.) l''';',:','t,.•...4,":1 ,f It ,,'.•".''''''',.. ,1•11t'4, '1 STAPP REPORT - LASSELLE/HERITAGE DEVELOPMENT CO, - S 89.,02/V 89-03 --, PAOE 5 ,..:-.r. A ,1 . - , ...„. , 4,, .... ,. , ,...1 ,, .. . 1.:- 4 ,. ..,, ,4,,,,„:' '^''„,,-- '", 4,,,v',._xi ",' ' ''.1. .k. ". .-it..;'4, t,''''.,.- 1,i, '.,'..-',, - - ..' *.."'.1.:' ,' '''',,'',-.. t . '-'.., '" , ' ".- 4;...IT, -- ,.',.. ,.1.4,f, ''4 ,: '.''. .. , , 4 , .;,=1.z 3. Lots nuni.ered 1, 2, and 3 shall not e permitted to access ' * -',n directly onto Bull Mountain Road. A one foot wide, non-access, ,,,-,:i=', ,4--,''' reserve strip along the SW Bull Mountain frontage of these lots ,,,:,,,, ,t.. '''''.;,,,.; shall be established. (Staff Contact: Gary Alfson, Engineering ,„- :: :„ 4-'144,•t ': r ne Division, Pho 639-4171.) ,,,':. *',..'■.' •, 4. Additional right-of-way shall be dedicated to the public along the Bull Mountain Road frontage to increase the right-of-way to 4 ^.,V,,t',:". ,., 33 feet from the centerline, The description shall be tied to 1,.,. 1'.''t', the existing right-of-way centerline. The dedication document shall be approved by Washington County. (Staff Contact: Cliff .. .,' '', :C, ,,, Hamby, Washington County, phone 648-8761, ext. 2854.) , '„ t':,., v. ,' ', 5. Non-remonstrance Agreement for Local Improvement District to 1 improve SW Bull Mountain Road between SW 150 and Pacific Highway 4. v,, , to County standards. (Staff Contact: Joanne Rice, Washington :.t--,, ,,, " County, Phone 648-8761) .4.. " '-..,'Y' 4 04,„--,:.;,.iy,;, : 6, The applicant shall provide for roof rain drainage to the public stormwater drainage system or by an on-site system designed to j .:%*!' 4',, prevent runoff onto the adjacent property, (Staff Contact: Gary ' -, --,. ' ' ,, ', Alfson.) ,. /, 7. Sanitary sewer and storm drainage details shall be provided as I :°"':', L,'/'',": ,..' ,, part of the public improvement plans. Calculations and a ., ,. '`,,,.i--.:= topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public ,-,-,,.,- ,_.. Improvement plans. Calculations shall be based on full ,!-' 1,;.,"., ,, -:•,44: ,A, , 'I development of the serviceable area The location and capacity of existing, proposed and future lines shall be addressed. , ;', - ,. , 1, t (Staff Contact: Greg Berry, Engineering Division, phone ,.., ,.. 639-4171. ) ,',' `,4r- ''-.f ' l'..1' 8. Storm drainage runoff shall be discharged into the existing .„.. .',1, drainageways without signficiantly impacting properties .' ', downstream. (Staff Contact: Greg Berry.) 9. An agreement shall be executed by the applicant, . on forms . , ,., . ,. ... provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve the downstream storm drainage system. (Staff Contact Greg Berry.) c gl„ ," .:1*,, gg ', 10. The applicant shall provide sanitary sewer service to the west for future connection of the adjacent property, (Staff Contact: Greg Berry.) 4, p ' ....1 „ 11. Seven (7) sets of plan and profile public improvement — construction plans and one (1) itemized construction cost estimate, stamped by A Registered Professional Civil Engineer, detailing ail proposed public improvements shall be submitted to the Engineering Section for approval. Two (2) sots of plan and profile plans shall be submitted for preliminary review prior to submittal of final plans (Staff Contact: Gary Alfson.) STAFF REPORT - LASSELLE/HERITAGE DEVELOPMENT CO. - S 80-02/1 80-03 - PAGE 6 ■ '.'e',.' 'e*.;-,! 12. Construction of proposed public improvements shall not commence ,`.: ',;-:'1'...,,... until after the Engineering Section has approved public .'.- '...., •'.....,.::-' improvement plans. The section will require a 100% Performance ..- .., fe- e. Assurance or Letter of Commitment, an developer-angineer we.. ) . agreement, the payment of a permit fee and a sign installation/ ., : - - e- streetlight fee. Also, the exeeution of a street opening permit ...: ',.' .L..,*,.., or construction compliance agreement shall occur prior to, or -, ,-. 1,',.--, concurrently with the issuance of approved public improvement ::: 4e-L:- plans. (STAFF CONTACT: Gary Alfson. ) ie.-.. '- e. 13. Street Centerline Monumentation shall be provided as follows: .-,' centerlines of all street and roadway rights-of-way shall . el ee-.1,e.le',`1 be monumented before the City shall accept a street " in: e,!,-- - b. All centerline monuments shall be placed in a monument box . ,%-c- •-• conforming to City standards. The top of all monument 'n.". .,, e, boxes shall be set at the design finish grade of the street, ,- :-...' ..'ee c. The following centerline monuments shall be sot: . centerline-centerline intersections. ' ,...1., , Intersections created crossing existing streets shall ,,,, '.....',... ..,A:,. be set when the centerline alignment of the existing 6 street has been established by or for the City. 4' ', .;,-,,,-■-'', 3. Curve points. Point of intersection (P,I,) when its :, 4,„ ,.., - : position falls inside the limits of the pavement , .... t; otherwise beginning and ending points (S,C, and 8,C.), .- j.V.'■..4''. .', 4. All sanitary and etorm structures shall be placed in '',' ,0,-, ..'-', positions that do not interfere with centerline - , :. ,,,,,,-,A.:. 13. Prior to commencement of site clearing and grading, a plan for , :A ..' , .:: the protection of trees over 6 inches in diameter shall be 2. approved by the Planning Division, The removal of any trees over 4 '. 1 6 inches in diameter shall be justified by the developer or a -,- qualified arboritt, (Staff Contact: Jerry Offer, Planning . ' t 14, A method for maintenance, e:Ach as a homeowners association, shall ' ) .J , be provided for Tract "A". Said plan and mg4thod for maintenance "4 ' 00 shall be approved by the Planning Division, (Staff Contact: Jerry Offer, Planning Division, Phone 639-4171)0 - 15. Prior to commencement of site clearing and grading a plan for ,d capping the well in compliance with any state or county , i regulations must be approved by the Planning Division and any - other agency charged with such duties. (Staff Contact: /dory !' Offer, Planning DiVid.dn, 639-4171) -,,, . STAPP REPORT - LASSELLE/HERITAGE DEVELOPMENT CO, - S 09-02/V 69-03 - PAGE 7 - y w , .i tom` , , -... - 54E w ll.•. ! - ri y ' f it 16. A joint use and maintenance agreement shall be executed and 4;�, . recorded on City standard forms for the private road serving lots ',' w„ .": 15, 16, and 17, Agreements shall be referenced on and become ,,{ .., ,:, �,�:' � part of all applicable parcel deeds. The agreement shall be �`', gree�►e t s 1 1 ',r;,t'� ` approved by the Engineering Division sion prior to recording, (Staff r��` .C,•1 :; - Contact; Gary Alfson, Engineering Division, Phone 639--4171). 1 ,,I '' ,,' Y, THIS APPROVAL SHALL DE VALID Ir EXERCISED WITHIN ONE YEAR OF THE FINAL ,, 1fw '�. APPROVAL DATE. 4', Y V ' /f 4. 1Y� r '11''' _ f. PREPA I BY t +ry �' e'-r`, Assistant Planner u' e . ,., t 411 I ,ilelviptiviari — .) .„. 1r w � ...+W., ..r".;:'':-:'2,' A w 4 * Ai, .., ,L, k M y r 1'i V , 1 ISI rfAleal I a am ...al•<4$111° 41 ozr. ra M t�4 b 11 ., �c 4" O 'Plill 3 c .F' • 1 - .... ... -: • e',; r ,.,'I'')1 ; M ! 2I ' , ` i r '4„Nµ, � IIIIIIIIIIIIIIIIII 461 .., ; to.. t„ $ 01 a r i . . '. L w` g �1 ,,ei ,. ersec i'z,. ~ � � � �trAt,,,‘ * t i ► 4 er 1 ce , '' ,',e,"4 t Y t'.'IyrF I 1x .w, . : .1. ' a 'i ^4Y r eg ifiliMrAllik 1 4^ 411111 1. ,_ 4. 1.04 . v. Ay �t maim 1 r � . ,c.gii q ' i� Umuill41, � x° w' hT � I „ 0 • , .•.. d+Y ' AF #i w 11i 1 t 1 STAFF REPORT OR7 — LASV LLE ER4 GW DEVELOPMENT 00. '8 80-02/V g —0 t y , X y BFI YkP I FI i ` 1_'.s il r , 4..,._ I,,...,CI -rrFl. ��. , 1 — — ,�::a' V Y,., k, :ir •`...*'!, : ',V"y 4 '4'44 a i.. ` u t ' Yc 'b'' �Y, '''Y''1.1 I �+cl ".i 4 l;"' y „t * ”, '''t ..---- ,, , ''A A- . ' '''' . , , »'... rt ,' ; 'MAW," WATER DISTRICT . ,,,,.. 6641 S. W. COMMERCIAL ST. 1" , TIGARD.OREGON 97223-6290 PHONE (503) 639-1554 , , . ' -t‘,-'- •• „' January 30, 1989 em -4 , ,... -e ,t q ,,",,',t 7, % - , ,`„'• .,:':: ',,,,!' '4",-..,r' ':-4 Re: Lasselle Heights Subdivision . '„' ,.(, , "--'.eer- ,'• ., -. .......- Water service to the Bull Mountain area was recognized as ' ' a major problem in the mid-1980s in view of the huge developments . , that were being proposed. Enclosed is a study by Consulting -4 ee'e 4 r, Engineer Gilbert Meigs in September 1986. This study predicts that $7 million must be invested into the water system to ade- ( - ..--,"", quately serve this area within the next 20 years. ;7", I\ , .•4 . ', ''. ''• Some of this predicted amount has been spent on a parallel . .7 ... ;' . 16-ineh main along S.W. Bull Mountain. New pump stations have been built in two locations: S.W. 121st and Gaarde Street; and . 4,1... 4.,T' ,. 9. t •:,"*,`, S. W. 132nd & Walnut Street. All water to Bull Mountain must be ,)' pumped at least four times, beginning at the intake at Gladstone . • : on the Clackamas River. The district proposes to construct a 1-million gallon A reservoir at Hi Tor in 1992 (estimated cost: $590,000) . Five other reservoirs must be constructed within the 20 year period. , ..,, teee ', 1' All of these costs are placed upon the existing users with either _ a bond measure or increased user sees. 1 . 4".■ ' Therefore, we expect the developer to pay his share by install- - s . ,.4ste, ing adequate mains so that the district can pump water via his or her development. This means additional costs to the developer. For example, a 12-inch water main is required through the entire e...-. 'e.." development from Bull Mountain Road to the most northwesterly tifk ,4 ,"A-,:,,,, , !.... ..,.n corner where the district owns an 8-inch cast iron main (on a 15- foot easement) . A 6-inch main is adequate elsewhere. Pour (4) . fire hydrants will be required. . 4 /g The district does not require the developer to pay any por- t)) tion of required reservoirs, pump stations, increasing capacity of existing mains or for major transmission mains to acquire 1- • .... additional water, new treatment facilities, etc. However, so 4 that there is no misunderstanding before the developer or owner starts down the road to development, they must be made aware of , the additional costs to install larger than normal water mains. . . ...1 The water district does not possess funds to pay for the over- sizing nor does the Board of Commissioners deem it appropriate to . incur such expenditures to be placed upon all existing users. ' . . 4$ in ely your- , , 'obert E. , :ntee , A A.... A Administrator , „ 4 • .* 1,..,' *4.k .10'''1,*...4'` ..' ''' ",■' '' 4; . .."' ."45'' '',, f. ,"*. 4 . . o41,4Ni4 , 44, t; ',5"t, ., N ' ,— 4*,,'. *.,+.4,,m. ,4*,—,, _____ ., 410 .,. . ,-,, ,„ * „ „ „ 0%,,,. ,,o .:,.,. „ .„ ,:. .k -4 ,,i, LI February 16, 1989 FEB le 11SH89 Xfk mlw timowoong .„ , .,,t, Tigard Planning Commission r City Hall t. ., ' SW Hall Boulevard q, ,;•... , . Tigard, Oregon 97223 : ?,, ., ... : Gentlemen: ,,' , , Last night, my husband and I attended a Bull Mountain neighborhood ' . , planning meeting at Tigard School District Administration building to hear of the proposed 19 acre subdivision to be built on Bull .4•___ __ -,, 6 Mountain at about 135th by Heritage Developers. .--„, ,.., . -, We want to strenuously voice our objection to this development as WgV . ..'.: .„ is now proposed, We are aware that Bull Mountain is in the process A of major new development and that is not to be stopped. However, 4 everytime a developer wants high density, its going to have a signi- ficant impact on every point of livability on Bull Mountain,. Apparent- . t., ly, laws pertaining to density were passed with blanket effect to all -, , of Tigard with no thought or exceptions made to areas where high ==!, . density homes would not be acceptable due to topography, existing A: :.,q, homes with acreage, road congestion, etc, ''.-, '?; Bull Mountain was originally developed by people building large, country homes with acreage. These homes have been kept up and Bull :*- ;P7A Mountain is known in the Portland area as an affluent, country resi- dential ., , dential area, and a very desirable place to live. Now come the 4.: • developers, putting in high density homes of much lesser value than - ,,.;,7!V'' . existing homes, adversely affecting the value of the neighbors' pro- , Ot .., . ,.. _..,,, perty, the quality of the environment, and road congestion„ And the ' laws" give no protection nor concern to existing homeowners. - , '..',' mq. e ., -- A X Q C _ _ .I _m'. , - We bought our home on Bull Mountain for several reasons, one import- u I.r 00 ant one being the view to the north of Mount St, ,Helens, Mount ' t: Adam, the lights of Beaverton , etc. The proposed subdivision will i totally eliminate this vew to all but roof tops and wall-to-wall ' . .:4 , om housing. From the plat we see five homes to be ,built along Bull. . — , '), 0 Mountain Road where we have one on the south tide of the road. Given _ , , . , the small lots these houses will be only a feu feet apart and Set ,- back a few more feet from the road. The engineer of the, dev,olopers . , . k told us they were "within the law to build two and two,-andor16-half, . ., story homes '. Our "view" will Consist of 'a wall of inexpensive, 'ugly _ , 1 ; , houses, It has always been my understanding as titizeng. of the United . „. ... ,_...,:4, States of America that we have "rights"' only to the point don 't . . . _ , . . .. . .. .. ,, . „ infringe upon the rights of 'others. Wit home has been here 89 years, and now suddenly some greedy developer can tome. in,, destroy out vt0v6 ,.. „ devalue our property, clog up. the roads, pollute the environment, .....,14I': , , _... ,, , „ and that is just fine--"we have . to exoect. W , it' s called progres$,, ..0 ,Ly,.. , , , . , , , A „ , . ' 't:r ., .. u.,_.,,„,„,...,,,. ..,...,,.,,,',.',,,,..,., :„,:.,,,',.,,:..„..,,,.i, .:.i7 i:..;.„,,,,.4...--'' .' ,' ' - ':-..• -' . -' •''' H. ,',-;-,"r,''', ,,'. '. ';''::,' •:- ' '- :7.. '';;V;,; : ::,:,':7' ";' ':: .. , _C*_, Or:i i M , IN 5 6 ,, i a•ln 'u,, . ., r, tw . 4 . 'i,*`', 4.ri. :_I , :.- ,.'; `. 4,:s.',t 0 6a k,7i' � !„z,,,,,' �i'' w.1'.' Page two �� ";t' ,r,� ,k � Planning Commission ���r� a ,,' ` yr,' re: Heritage Development y!I : a',,,: The developer tells us these 48 homes are less than could have been ��"� ,,, , r ,` built. That ' i sn ' t very comforting. And it is s misleading as to the :, real density. Had the terrain on the north been suitable i n any way ' possible for building, you know they would have put houses in there :"s`, "f +: too They are cal ling it a "buffer zone" for potential neighbors r on the north. Where there needs to be a buffer is. where there are r7,',:;:,.:-;,:..:-,%:.'„ existing neighbors -- on Bull Mountain Road. I'', is totally erroneous µ` to allude that they are building on 19-acres when in fact their total ��' '',,,,, .x;ti1”; of 48 homes are to be built on 14- 15 acres including roads. For all :� 1u1 i "•,i .4 ` '�' ,, intelligent planning on 15 acres with roads, no more than 25 homes �a',, µ " should be considered. ;4'w,4. � '' We would plead with you to NOT give approval for this development as �'' 1 i M«i '��,, ' '� wJ,� ° i t is now proposed. Please find a way to lessen the density. The 5 7 I w present plan does not in any way conform to existing homes or the .0r~i1 type of neighborhood Bull Mountain started out to be 90 years ago , i �`. '.; and that the present homeowners desire to Ana a»ntai n s Let' s keep the " I `' :i standards high in the area, not lower them. ,' K, '.,, You e l e�cted officials ought to, and we expect you to, represent the ,,� r r,.{ x,``;^1 ; present homeowners of the Bull Mountain-Tigard areas, NOT potential 4, "';'? «, `.4.,'' ones or the greedy developers. Its surprising how quickly election ;' 1 « , #, G time comes up f ky yY tGr ,A 1' , ,,,,- Sin rely, ,,,„., , •�� "" /1 +.,bye a 1' �,,' ,, ;"..4 6/„.t, 'e......Ad'W..... I/ .,,,, .,' ,,,i‘-'/ w%,. ..., -� . Ann and Dean. Coy 6 ; u I , ,, 13580 S.W. Bull Mountain Road '� Ti Oregon 97224 n;�, Tigard, Grego �,: fM 1 cc : Washington County Planning and Zoning Commission 4j. . ..,I f,. ., „,,,. .: ...,, ..., „,,, ,:,,,, , ... , 4 ,,,, Oa - u, r0. .i ly y j ;. k +Gw, � 1«.L � -' - a«_ H k ,G .tµu i 1' v W 1r —'- —:: ,°',- 's ,1 ,_., °} n �a '� � « '� 4� taw� 1 w ,a,^A'. yaR i 1' y r � «a ,. t '� � --. ' ° 4�±v � t 1k w ' ,w k . , . ‘..e• ,..'... , • .,,,, , • . •..• ;., '..■ , ' :: ..". '"•'...„. ,. „ —.. ....., ' „--2 ), / /v, . . . ---7z oc) .• . ... 4................, . ........L, Tv .:..'7"..7`'......;..•,, ,,, :• , .. a ' i ,te- t.e.e--Se , .. .. •. , /. . ifrz.....,,,.„6r ... .. ...... . . ,:,,, . e )1 1 -"•:., ...,. — /e,e1-,44r /014.4 /ec? , .... t.:.:.. .-.-....., ,,, ,,,,,,,, •r••,' '• ' •,...‘,. 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' '' 4 ;(''. , A' , , ;.. . • McCLURE 8 SCHWAB ATTORNEYS AT LAW 9250 S.W.TIGARD AVENUE • CHARLES J,MCCLURE TIGARD.,OREGON 97223 FAX1503)639-3447 •:^ JOHN E.SCHWAB • r TELEPHONE(503)639-4108 1 A 1 February 21, 1989 Tigard Planning Commission Tigard City Hall . 13125 S. W. Hall Blvd. Tigard, Oregon 97223 . Re: Lasselle Heights Subdivision Subdivision S 89-02, Variance V 89-03 This office represents Robert Deuth and James Rippey who .. 4 ' both own property directly to the east of and adjacent to this proposed subdivision. Mr. Deuth is the owner of Tax Lots 251 9A/1300 and 1604, comprising approximately 4.05 acres. Mr. Rippey is the owner of 251 9A/1301, 1200, and 1202, comprising A ". approximately 8.07 acres. (Please see attached map) . • u , My clients support approval of Heritage Development Company's application for the Lasselle Heights Subdivision. However, we do request that provision be made at this time for the future development of the Deuth/Rippey properties. One problem these properties have is that the only access is by a substandard width private road that intersects with Bull Mountain Road. Another problem is that there presently is no logical sewer connection to these properties. My clients do not have any immediate plan8 to develop these gL properties, either individually or together, for residential use. pc But that development may take place in the future. To . accommodate any future development, we would like to see Heritage do two things in the preparation of a final plat: ao 1. Current site plans call for a cul-de-sac serving 0 Lasselle Lots 30 and 31i If the developer would extend that ctii de-sac to the eastern property line k alternate access would be in place for future residential deVelopment of the Deuth/Rippey properties. McCLU RE SCHWAB > AT Ok , YS AT LAW • Tigard Planning Commission February 21c 1989 Page Two • 2. Current site plans call fcsr sewer to enter ,the: Lasselle -.7 property from the north, through tract a. We would. request that stub sewer be brought east through tract A to the property lie ., A again, to allow for coordinated future development of the adjacent parcels. My clients have already been working with Heritage and its engineers in this regard and they have indicated at least *4. a: preliminary agreement with these requests. The Planning .ry Commission should coordinate Heritage's present development with �. the future growth that can be anticipated w to the eai t. To do So would satisfy Tigard Comprehensive Plan Policy'' 8.1.1 .which directs the City to plan for a safe and efficient street and. � ,Y�• roadway system�tem th�t meets current ne eds and an tici pater31 :fuure ''•••. ;.. ;;u. ..; growth and developments ►�• Sincerely, . I McCLURe & CRWAB Nr �. f n E. Schwab •':1 JES/sw Enclosure ; • 5.12 , cca Robert Deuth/James Rippey o Heritage Development Company David Evans & Associates uj - fl •A• 5 r v I •3'• r a . y ' - . :.,..,f.?,,-.:1',f's4•Y 4s:I,.. •.'' '. 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WASHINGTON CO N T Y OREGON- 2 i 4 _ S:CAL.E 41-74 } t- 130t:O1' . -LL. - t/4 SEG,COR. - N*-3056:E 615.1' • :a 83°36 Wi 3Z 8 29i7�.3 j - :/-_4,-'6- SEC �$R:., 7170 383,75 ,'�� S5S-36 W X43.8 ,,' ' 68&.B .. - 150£ 140 1 1200 1202 • - I3$A(4- . I4..19 A6. .207A3s. - .- - - I -- N CD • :__..,.1:11 --.: _.-_-_ -,_:- , - # t #_ - _._ .o �. ,._.:.., 89,31`3d'E •4381 Ott.. .4 - -. - -# 1 1204 120 A - 2f�0 .. Bs '1 e La�h6e. • -. ISAs• V..I.- 3 L - -- . - - - - I - !1940. i _' 1 - t -2-50 tea' r=°;-t 30 _E 663.6 All '_11 - -- _ ...0 - - - I i % :541..1.30511.5o' 1..Sa311..�3"W :,..!.'- --'89q314-111_-'.;66 I n ® ^ 259.& l ,. 1 1703 - Ac =.. ems: ,r- . ./h40,._ 1- . .6 _ ..-I9243 .___ - - 4..c4-11 f � � : ' I j 1 -� e�p3°3'41a tai - ,. a I �' of - I FT-77i .52.02' 121 -- -12139 ea .a j S, 7 S89°31'W N 1 `= �iF..ae. .,5 I•! Ar. m H. eg 0 .r4#..,S€401 __ 1.Y.Z.Ae. - ta- o eu —s �R - - 1603 .L o : I I . .. b t. i �I I 1.0) L e.o8A. - - -� '� .z 1 _ . p'I0 - 0 I -.r I s Ra°RI'gar Ras 1 - • • yV JI /' ', (.1d044',i4 54...'- '' .. . . . '116,1,141.ttftlt . . . , . . 6::,),°151c.'4 I,Z 9 1 , . • c'''' ' '' ''' ',' . 4 . ' , '.' • .rr." Wr`I .� . le,. telii,,,,,.., , • ,, , ii, , ,,- m piliz,,.....,c:/„i'... .::' ':,,:.,. ' , ' ''' ' ' I -- ' ' '- • 4 ,'-.1,,;;),),,3,e,,,) . . •... , . ... .. .. . . . „,.._.. ..... • . . . .. , . ..,. • . . , , . . . ...,,,,,„,,,, ,... ., . . . . , . . ... . . . ■ ■ ■ ■ ■ • 3 « �.. i t r r III 'N;*rte. M. Yw r W♦ � ,I i n w J I ...,x I I '.',i.„ I r I, � �} ♦� F r i .,. •rrx . •., ,. Y. 11., ;. I I 5 r'� I' {'" IG ' Y i . '' I ;W 4 .1.. �1, ,,, I, �I•1 :.w.�..,;e.• ,4._ r n, ,N ,MPF • d r WASHINGTON COUNTY' OREGY.b'1.�1 .1' G February 16, 1989 •y 0. Jerry Offer � l Tigard Planning Department P.O. Box 23 39 7 Tigard, Oregon 97223 RE SUBDIVISION S 89-02 Enclosed are Washington County's comments for this subdivision application. I apologize for the delay in sending you our comments, but I have just returned to work from a bout with the flu. I hope you haven't been too inconveni encedQ . . We will forward our final comments to you once we have received and reviewed the Access Report® Please call me if you have any questions. 691rofranne Rice °It-6LV Acting Transportation Planner • jerofjr enclosure ^r h .."' T Department of Land Use And Tre ne p tlrtat0o n Land ae VeEopne�t Seivides 150 North First Avenue [Hifleboro,Oregon 8 7124 I��ulciri� Phoney 5 0 dite'is761 G. i ., !' . i.'w , ..".. ? Y - ,. .A.,y y �`" c - i•s J... , � r,• may. w 1 , • • •. *1 . ■, ..., . • .' ..• ' ...,....•I ''. , , •• , 4'. I All 11, .• . .. .. . . . WASHINGTON 1.• : .. COUNTY . • , .• -- . .. . ..1. -... ., ,Th„,,,,,,,,,,, 1.:, . ..•..,...,,,' OREGON ..' . -...1.4.. ` ''"Z',1‘;'4 , e ebruar,y 16, 1989 A., •.. '1.... ...' ...'•'•' ,., '.:. cl:'"• .. i', ' •al• t , . ".ii:'....■,. .: . • ... .' W•.• .....-.. . ,.i i..%.1,.' .•.1 •;:. ..... . •, ;• . ...•L Washington County's Comments for Subdivision S 89-02, Tigard, Oregon ;„ - Tax Lots 1400 and 1501 , Tax Map 251 9A, S.W. Bull Mountain Road , . 1 . Dedicate additional right-of-way to provide 33 feet from centerline of SW Bull Mountain Road frontage, including adequate corner radius. :• ,,, • „., . ,.. . .,. . ... 2. Sign -a waiver not to remonstrate against the formation of a Local .., i •t: ., . Improvement District or other mechanism to improve SW Bull Mountain 7% ,.,. . ..;1—. .".'''';',.: Road, between SW 150th Avenue and Pacific Highway, to County standard. . ... ".• .„..,., .. 3. Establish a one (1 ) foot, non-access reserve strip along SW Bull Mountain Road frontage, except at the approved access. .. . .. ... 4, Submit plans, obtain County Engineering Division approval, provide ,......., ...:.. financial assurance, and obtain a facility permit for the construction ,. -; of the following improvements: . , . .-..... . A. A one-half street improvement along SW Bull Mountain Road frontage .... • to a County major collector standard, with curb, storm drainage, . . ..„-• -,.. and concrete sidewalk. •••• •r. , , • B. Street lighting to County standards at the access on SW Bull .I Mountain Road. !: . . 5. Submit two copies of an Access Report to Washington County for review • prior to obtaining final approval or access to SW Bull Mountain Road. ' 1..,..A*.....: Further requirements, such as a left-turn refuge lane, will be ., determined upon the County's review Of the Access Report. The Access Report shall address the requirements of Washington County Resolution and Order No. 86-95. A copy of these requirements are enclosed. . , - . 0 . jerofjr w : rj . . ' I , • ''' . , I . .'., •:.•'''..; , . . . •' .' • . 4 . I , I , • DePatitne hi of Land(inn And Transpodation,Land DaValopftiant Seat/1060 blvialcol .,.. ..„ 160 North Firat AVeraii3 1-11ilabOrct,dragon 97124 Phone 503/648-061 FEB 1 '89 14 b 2 WASHINGTON COUNT` .. �HINGT' Y 508 648 889 P. .. -+a- u d. . W•Ai A SHINGTO - +• M w OREGON t' i. WASHINGTON COUNTY PAX CENTER/TELECOM . . : 150 N. 1st Street Roam 101 Hillsboro? OR X71?4 FAX $$R 1-SO3 648.8895 11 Date: :L .e_- • ed t 1 W, FAX NUMBER: a Frail)" .. 0,4-,.A .A.!#- .-/P: .,.,.. . .....', It , 20.t. .Ok,..44.';...•: ''' 4:). i , ...,'.. 1,10.. , .. ., -4., . I I. .....b j./LtttL..........._ FAX NUMBER: I/ We ere sending a total of pages, including this cover sheet. We are transmitting on a Ricoh GE Digital ttlefacsimi1e machine, a k ' . ;, FOR TELECOM USE ONLY �i Senders program 0 3.1.6_,..., ,. ...,, , . Senders E,tensis ti 0 . +F r.r y i , Su 006 et Sep deb tie irrient4 Toil OrntiLIiiiFti#ib . 1 `t Wiii4boro,01.60 en 2712 n Phone:CS.b316+4i3Aiid'I$, '160 NOr°th Porst Avontse/ do a g . ,, ..,. ,,. ',• ,. ,,. '. 0000_. .. .. ..., k .,.,w tF i {.y,. FEB 16 '89 14:29 WASHINGTON COUNTY 583 648 8898 P.2 '. 1 0 '+;:.•''.1,';"., Aillikik . 40 - ... • .... .4.,. ....:4,...,. WASHINGTON INGTOI .:.. ::%,.."..... '' '''''' .' ." :41..9.1111::::":.". ... , _ COUNTY', 4 " GO ' .. fit' r •^ OREGON � � - �., - .+' . February 16, 1 989 - r • f - . Jerry. Offer • Tigard Planning Department . }. P,O. Box 23397 w..: Tigard, Oregon 97223 a RE: SUBDIVISION S 89-02 ;:, �y 'y .....-.:•. ..... Enclosed are Washington Couhty's comments for this subdivision application. i for the delay pl+b ., I g ,y i n sending you our comments, but I have just . returned to work from a bout with the flu. ) hope you haven'°t been too inconvenienced. :.M We will forward our final comments to you once we have received and reviewed .-. ,+ ".. y the Access Report. Please call me if you have any questions. .� G oanne Rice .n Acting Transportation Planner '1'` , , 3 rzr,ofjr enclosure t I. • 't y :.; a Land and bd 16o Noah First t A�ot o:u- itisbot ,Ottfjen Ori 24 ib 04,1646481 . . PLEA PLACE tlittt,Itt,t10301' n cis W1vTtt 91 E YOYtSXir MAILED,( 89.04 •,b REQUEST FOR COMMENTS TO: rte ' DATE: 7'anaury 30, 1989 :g FROM: Tigard Planning Department ar, RE: S 89-02 LA SELLE/ORR/HERITAGE REQUEST TO DIVIDE A 17.59 ACRE PARCEL INTO 48 LOTS BETWEEN 8,211 SQUARE FEET AND 12,597 SQUARE FEET. LOCATION: N. SIDE OP BULL MTN. ED, BETWEEN SW 133RD AND SW PE ,CHTREE (WCTM 251 9A T.L. 1400 & 1501). ZONE: R-7 ( Sfl)ENTXBL, 7 UNITS PER ACRE). Attached is the Site Plan and applicant's statement for your review. From , inforMation supplied by various departments and agenoiea and from other information available to our staff, a report and rocoaendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Februarx 0, 1939. You may use the space provided below Or attach a separate letter to return your comments. ou are unable tea rem rnd b' 'the above cat ° please phone the staff contact noted' below with your comments and confirm your this matter, contact g aethe soon Tisard possible. Plannini If you have any quostiane regarding rents in writing Planning Department, PO Box 23397, 13125 SW Hall Blvd., 'Tigard, OR 97223. PHONE: 639»4171. STAFF CONTACT: Michael Matteucci PLEASE CBRCI( THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. 3se contact of our office. d Please refer to the enclosed letter. Written Comments: • Jesommommmosomowti ilk Ai Ad . ft: • �Name of Person C©mmenta , , I I ., 7 Phone leer: 4111 W.r " 4 mow. k p.• ,'..-:,-*/.* . . , , . • ., , ,. ••••.., AI :.. ',. ■ • i .' ... MP --„„ . .."... . . , , ..• .., .::.. . , , . :,. , . MEMORANDUM , , , •.• , CITY OF TIGARD, OREGON ' , ...,,,' f, TO Jerry Offer, Assistant Planner \ PobrUa 23, 1989 .-. 7..,, 0 - . . ' ;v••• ! . , 7 ,FROM: Gary Alfson, Transportation .Engineer ' : ..,.: SUBJECT: S 89-02 LaSalle IIIIII :'I . . . .• . Comment : •, • - ,- i The submitted site plan shows a proposed 48 lot subdivision on 17.59 acres with one access to Bull Mountain Road. The site has recently been : -... ,..' ,,,,: , ... .•,,-, , , annexed into the City of Tigard. The site plan shows the proposed - . .- ....,,...- - internal street layout with an eatewilon to the Weat. The Storm , — , „:.. , -- :•••:' . *-4::1 drainage and aanitary sewer iMproVements are also shown. The narrative .--- sUbmitted with the plan haa taguOsted a Variance to the private road ,. standards, to allow an 18 foot hide pavement within a 20 foot right-of- . -, . ...,„ way to Serve 3 lots where a 24 foot wide pavement within a 20 foot wide • -.,.. ,!6, .., •,,,..•.., pavement with curbs and a sidewalk are requited. :.. : in .:____ .' :•••: .+; ....--- -17-1( 1. The subdivision is &clown t acceall Bull Mountain Read, a WaShington , _ _ . 4..A...- 1 County major collector vjadway. Currently, Bull Mountain Road is a ,,,4• :::.'.. ' . . W, :' ', \\, two lane, paved roadway with no curbs or Sidewalks. 'Anil Maintain Road is designated to be a 3 lane roadway within a 66 foot wide ' Y ' 'right-ofe.way At ultimate development. -:-- ..7, •, . . Washington County had reviewed, this subdivision through as prior 52 . lot subdivision traffic impact statement dated 7/8/88. the traffic impact required additional right-of-way dedication to 33 feet from centerline, atbeM drainage imprOvements, along Bull ' . Mountain Road, and a sidewalk to be constructed along the frontage, '! -, .,.'' .:.:: . A sight distance study was conducted by Washington County On . . 6/21/88 and concluded that the ptoposed adataa, lOcation, has a sight' • ' distance of over 500 feet to the east and 425 feet to the west. , : ,•M The 425 feet Sight distance ptoVides adequate stopping dietance, for - a 50 ni,p,h, design speed according to AIWAT0 standards., bull ' H 11, I Mountain Road had a posted speed limit of 40 mph,,,y therefore adequate sight diatanCe is available at the proposed adcaad locationo Washington County requested that the applicant .provide 'approved plans, financial assurance, and obtain i,,, facility permit prior to construction Of half street imptoVementS along the site frontage. uu The half street improvements are to be conettooted, to majet .. Collector standards with turbo Sidewalks, drainage, streetlights, etc. An Access Report was also requested, prior to approval of the . , . , access and Issuance of a facility permit, to determine if a left turn lane on Bull Mountain Road is warranted. : . ge The comprehensive Plana' Of the City and the County call forrolleotor, , . . . .,. - . Streets to be Constructed between Bull MOUntain,,Abad, WainUt 6,4#00ti: on'& a future ektenbiOn of aaatdd street. Neither plan is specific about the exact location ofthe new collector street, ,. . . , , _ , " . , . , ...'" , . : * A I 7tddapik di ;*100- i 4_ ' wk0,401W4107 : - tgq94ArT"■.<■• - : . . _ for future collector' streets ' in the northeast area of Bull , Mountain. Potential alignment corridors are Currently being ''_ , , reviewed and compared. ,It is 'expected that a plan will be formally '.., adopted later this year following completion 0£ a public review process. , . . • . _. This Subdivision is not located within any of these corridors and . • . therefore does not restrict the alignment of the future collector -: Streets. , .• . . '..'.. . , . , 3. The proposed internal street system meeta the current standards or . ., . , local streets and provides aaceaa to the weft for future ., .. development. The location of thie extension should be coordinated with the adjacent property owners. An extension to the north is , , not feasible due to the Steep ravine bordering the site. An • 1 i' extension to the east has been discussed by City staff and requested by property owners tO the east. The site plan Submitted • does not show any extensioh. to the east. An eyebrow isjecated at ,,t 7,.,.. .'.., c.44,11_Hi. approximate location of a pOsaible eXtendion. PataitWAIYW46WATP;144 : , - ''' The properties to the east conaist of Several 1 to 3 acre areels ::. '•., with single family residence on most of theme Alternate access '''.. •.. looatiOnd are available for thee parcel to the east to the ..A:. proposed phatile I of the MB Development, to the north to the .•. proposed phase II of the BenChview Development, and to the South to , ,:. : Bull Mountain goad along the joint aczeSs, dr:1,44:May which serves a , i'''', majority Of the parcels. . , . . . . t.:, It is our recommendation that access be provided to the east to . . allow circulation between subd.ivioions to decrease the trattic -.. . .impact onto Bull Mountain Road. The location of the access Should , be mutually agreed upon between the applicant And the property : -. owners to the east. , . ., 4. The proposed Storm drainage improvements within the Subdivision 7-J .... appear to adequately collect the storm drainage runoff and discharge it into the egiating ravine on the ' north end of the .,.,: project. Due to the steepheSS Of the storm drain pipe discharging, ' N into the ravine and of the ravine itself* erosion of the Stream :., , -,.. Channel is of concern. The improvements should consist of an ' •. energy dissipation device to prevent this erosion from oddurrihg. .., '.: • A 15 feet wide public eadeMeht is required to allow addeSS to the pipeline outside the public right7of-vay. The development of the site will incteate the runoff .due to the impervious roof ilid paved .'.. t surfaces. Whitt ihdreaded runoff May *pact the existing drainage 1 . channels downstream. ..- : . The storm drainage system should be extended to the west tax thus . . of the west street extension to allow for future development uphill front the extension. - 5, The proposed tiA0kary Sewer improvements propose to extend an • : . existing line g46. the Benchview, Ebtatoito subdivision to provide Oervic 'to the development. the ittewet extension:tons up the bottom of the ravine and up out of the ravine to the SubdiVidiOne ' t0 prevent the trench backtili from washing' out and to hold the Pipe:: in plaodi anchor wallS,noodito be constructed- along the pipe. route. . , . . ,. . - . ,.. r .r,, :• . u,, • " .• ,. , N ,4,-,,,,,, , • ' , , ., ' -- •:~I • 0 „ -. 14*-I-c+ekt date s ,4„,.. „e,A,,,,,,A9, 04 Lk PW/405eck 56144?"46 \ALL and out to Bull Mountain Road is recommended to provide service to r; areas up hill of this subdivision with a future connection to sanitary -ewer. . • Access to the sewer extension beyond the street right.-of--way is required for maintenance by City Crews. Access requirements ;... t. . include an d foot wide all-weather gravel surface along the • extension. A 15 foot wide easement is also required for the • ,�•`.a; extension outside the public right-.of-way. '- r�' We have no objection to the Variance requested to reduce the :1 �:: ` ,, ;.� •:'•� privata� ro-d 6 feet in width. The Variaxice is requested in order . - to limit the impact on the existing trees. In order to allow two-- . way access, no parking is recommended along the street. The turn around at the end of the private °tweet should allow fort emergency :, vehicles to turn around. The private drive should be curbed, as " required by the development standards to collect drainage from the ::"� . pavement and discharge it into the ravine which it croeaee. The 1 sidewalk requirement can be waived to limit the impact onto the y: existing trees. Adequate walkway area will be provided if parking : is not allowed along the roadway. t: ;;.�' /7a::•: When development occurs to the teat of this private street, the ,,� "';e:,,;#. option for the new development should be retained to allow the ,''tir private street to be widened and improved to a public' local street. , . y Therefore the 18 foot wide pavement should be constructed at a " :. slope of 0.5 feet in 11 feet with a standard Curb. Conditione s , :� 1. Additions aright-of-way shali:� bay da dicated to the%�lic along ''� e "'•. '', Bull Mounts n Road frontage to n+areaa�aa� the right-®f�- 'ay to 33 few ti, y from the con rline a The deeCri Lon shall be tied to the existing „ :- right--of-way 'enterline. The d ication document s ll be on County forme and a roved b the 1�gn inee;�in Division. „ Y •:a � y pp by g „ g' N' �. e 2. ' .e pplicant shall,obtain a fac .;b4ty„,peen t from..�t -' Department of ` =e a nd Train p`o aion of ashington Conn, t rforart kk Niekn4 withi a,., riaght bfew Bull i o u n t a a i a A c y • a provided oW .the-"City RAg,iniering Division prior o is su::nce of a ; Li . Public sn p r+vement p ermit. �Td 'i CONTACT: John Ragnan,.• 3. Standard half-a drivewa��� apron, Curb, asphaltic Concrete pave nt, sanitary lei sewer, �„ � tre®t i�a roveamaanl►s, includin concrete ', � y p ;�a�ry to®c�anr, lm ststall ri i along the et Underground utilities, shall be in ullh bvdoun ht. g t� g g \ ' shall be designed and constructed Read to eta ington county Major „ i:„ ",',, alignment Of_ � �. �1 Car . street stand form g• collector arils and �ihall c''n teethe ali , existing adjacent improvements. �STAP CONTACT: diary Aileen. . �. local street improvemezuta , .including concre to eidSwalk sta�rada�.rd � to ® , • rvi *°:A14. driveway apron, at b, asphaltic concrete p vrement, sanitary sewer, • .., storm drainage, streetlights and underground utilities, shall be ' :., , installed 'within the subdivision. shall be designed .,.r ivia�►ion. f and local street standards and shall �,• � ) aaad cona�tructe�d to City of .�i " shall ry� ' conform to the al how n h ubm y.� „ applicant alignment shall provide +�,- f ..+ , 4 f,, .,.. r .V:,"•A „.i' u,. ..h.,,+♦ '3J S,Y,A.�•,e':�.. N;:e street extension$ are y i • a . i - W1 L',”t :ar i W n y. a, � areta ,T •�5 , , , ' ityvH - , e 1a w ' ny .•...... . , ,diligyYV-P?' t adZel e 'k 4167(;'' dePidteet teeilie AehgC4/ , . 4( s. The pr©poSed privitely operated an d maintained roadway plan-profile. y ,4 .` `:;4, : i and crops section details shall be 'prrovided as part of the public , : ..• . , improvement plans. The pavement section and east aside Ourb shall ,• / • confo :' to local street Standards. sTAPP CONTACT: Gary Alf oop. + i . , ` °��.. An 'reemeni. shall be executed by the applica t, on. fo ss provided X68 e ` , y the County, :which which waives the,property owner n right.ht. to oppISe„or •- b .f r' re cn tra to against a future Label Improvement Dii ict,• for d; "6:o 'H.-:-.j4 • /f improve Bull biounthin Road. ` W 1•. . 7, i it, on `(1 w) foot 'reserve strip granted to the "C'Ltyk of.Tigard" shall. be 'pie:t .ded aloa�gi the site fl'antage. of pull f unta Ln RoLd, • excludinath ro osed geese. ... S. A joint use and maintenance agreement shall be executed and � + • recorded on City standard forms for .the private driveway. The t - - agreement shall be referenced on and become part of all applicable .- :-. .,..::. . ii• ,''" parcel Deeds The agreement, shall be approved by the Engineering "'k• Division prior-to recording..,.-°'S hF ' CONTACT: Jon 'eigion. , a c suk aiittod showing p O A grading plan shall �5 .., y ,. �.�, "r,� nCJ th® as•��,n� and pra e� � >� contours'. A soils repo4 shall be provided d fling the soi s ' compactio a equuirements. S 10 CONTACT: Greg Berr1r,,. 4 10. The applicant oh.>.11 provide fo ..Bite roof and paveeMent rain x drainage'Ito the public stormw&ter.,' rainago System orb by an on». lite p system designed to revent runof onto the aai. a 6e t property. " STAFF NT2,.CT i Brad Rbast. , ., [' w 11. Sapiary sewer and storm drainage details 0,411 be provided as part, vP of the.. public improvement, plans. Calcuiati6ns and a tbpogit,hic t N t `\ma of `t a storm drainage 'basin tributary to thy,Bull ountai. lied alp - vine sha e �• i rov�sme�n ®d the west extension•ion and to the 4-5 `"'..j5`'. provided a a supplement toNthe public impro ent pl tars. „,„`. area. The locati'an and capacity of existing proposed • � re 4 Z . •w at3.aana� a Z be based on full d�v to en��� o:� the rvic area. Th p Y gv P aniC 'ftnturei lines shall be addreahed, STAFF CONTACT: Greg Berry. V' : : -u I ,u ' . street centerline ro aumentation shall be provided a follan'a s: a) Cente" line Monumontat ion accordance wit yr (0) I J� ..Ln"'• •4 Oregon Revised Statutes 0.060,s.. aubeo tion (2),i"t..hy. centerlines Of all street and roadway y r g h e mof-way shell be mo n u�ente before the city accepts 4� 0 a street improvement. « 4 2) The f a ilowrg centerline monument , shall be dot: ` w` A) All oerlerlinew-centerline inter section point . • • B) All cu -delTaac center points 4 14 C) curve points a \beginning and ending points \ P 0(,'a i and P.To,e). ti r h n 1 • t , 7 w -..,.„:„.:':.% 0 ' - ..:*.:' r b) Monument Ed es R ggired. . •r+ry I ^ 1) Monument boxes conforming to City standards will be • required ound all centerline interjection points and '. •..r. cul-de-sac Ater points. -.r.: ;; 2) The tops o1 a mornu ment boxes will be eft to finished pavement grade. ` pTAFF CONTACT: Jon Eaigion Rw . An as eement sha: be executei1 b the applicant, n forms pro ded I .!:.a ;., w by the ity,a which aives the pr owner©a ri4h n r• oppoee or�,� :• remonetra against a uture Local amn rovetent district formed to u.310,4,/ . improve the downstream sto drainages system. , vim h _�.:� i �ev 0441 ,;; 01/ .mac The applicant nh;11 »rovideVeanitary ewer 's A . ' .. 1. £utu e connection of ad j�.sent propert Aar Seven 7) seta of plan Y mad profile construe ion plane and o e (1) ;- •..� r � itemize construction c r,®t estimate, atd by a Regia I ered -�' pro£eeeio \al Civil Engl. er, detailing all\ pui li e - • ' : p lm r t ® �Cn Engineering ivision for this rroval ,aion� shall e oveiment and others e�igrz�teal �: submitted to ' h g g �' � ( ) », •' Two 2 sot• of plan and profile plane sball'be_oubmitt' d for preliminary review .M. prior to submittal of final plans. ST APP CONTACT: GargpN lfeon. Construction of proposed improvements shall. not commence �r II until \lifter the Enginee ing Division has approved public . p rovement plans. The se ion will require a 190% performance _ assurance Or letter of commit gin, a developer--nisi ear agreement, -. .` the payment''�of a permit fee nd a sign installati n/atreetlight �* fee. Also, 'r the execution f a street openin.. permit or construction compliance e agreem ntl shall occur pr or to, or .,•Y concurrentl ► with the issuance �`of approved public \i tprovement plans. STAFF CONTACT; John flagman:' APPROVED: - s oT2 • Q Randall R. Wooley, Cit ,na ineer /br VI ■ 1 I t i n 1 s . F i•' ry s III K' Vi t• ,. ... 41 . ,... .. .,,... ,... .. , . ,,.. ' P , , ..■:,..k. ; PROPOSAL DESCRIPTION ,,...... ,.: FILE NO S 69-02 ,• , , -.. . . , _. . . . ,. FILE TITLE: LA SELLE/ORR/HERITAGE ' •-•• - .• APPLICANT: HERITAGE DEVELOPMENT CO. OWNER: LA SELLE0 BARBARA & COURTNEY/ -,:. ., . ,• ' '7....,'" 2626 SW CORBETT ORR, MARJORY ' PORTLAND, OREGON 12175 SW BULL MTN. RD ■1' , , _,,.• 223,-6663 TIGARD, OREGON 97224 ., . , .., ..-. . . - - 639-2524 • .•„. . . .. ... •.. ....... • REQUEST: TO DIVIDE A 17.59 ACRE PARCEL INTO 48 LOTS BETWEEN 8,211 SQUARE FEET ,.. . , _ ...,., . , ' '• . ; ris..,. .••, AND 12,597 SQUARE FEET. LOCATION: N. SIDE OF BULL MTN. RD, BETWEEN , . SW 133RD AND SW PEACHTREE (WCTM 251 9A T.L. 14100 & 1501). ZONE: R-7 :. . (RESIDENTIAL, 7 UNITS PER ACRE) "- ..., t, ''..:•.'....':*.:: •:, •:•. ... ,. . ., . . . . '•4'-.::": _ . . , • LOCATION: N. SIDE OF BULL MTN. RD, BETWEEN SW 133RD AND 3W PEACHTREE (WCTM T..... ,...,i.7:, 251 9A T.L. 1400 & 1501). *.. .:-.. . ,.'.. ZONING DESIGNATION: R-7 (RESIDENTIAL, 7 UNITS PER ACRE) . - . ... 0,.i '.- COMPREHENSIVE PLAN DESIGNATION: LOW DENSITY RESIDENTIAL ':•- NPO NOt 3 CPO NOt 4 „: • - ,..-. CHAIRPERSON: BOB BLEDSOE CHAIR: BEV FROUDE PHONE: 639-8937 PHONE: 639.4n29 , •. .. ..:',..-:' . '• STAFF DECISION •;., • - :, '':. PLANNING COMMISSION DATE / . ./ TIME .. - • - . ,•:-..: ''..;::',:.;.'1', Xjt HEARINGS OFFICER DATE 3/02/89 TIME 7:00 CITY COUNCIL DATE / ./ TIME 1., ..... : fe • Xx. REQUEST FOR COMMENTS (S66 attached list) RETURN BY WITHIN TEN DAYS , ATTACHMENTS: VICINITY MAP LANDSCAPING PLAN .— XX NARRATIVE __ ARCEITECTURAL PLAN SITE PUN , , . STAFF CONTACT PERSON: NICRAEL MATTEUCCI ; 0 • 1 ,; '' 1113 PREPARE FOR PLANNER APPROVAL: ;.. '.. . , XX ADVERTISEMENT w TIMES 2/10/80 OAEGONIAN Li . , . . XX NOTICE TO PROPERTY OWNEAS TO BE MAItEb 2/20/80 .. LETTER OF ACCEPTANCE OF APPLICATION / f. ......... NOTICE TO Otcti - ATTACHMENTS .... 4' '. ' •,,,:.,,: , . . • • , , - , . jiik S .P. ..1 IIIP ■ , .". .., . . • . * ..41 .*. PLEASE AEPtAciTHIS,SEQuEst FOR'ComMENTS WT!l ONE 1A8v;Otalt tyaLED (0 09.91) , • ••'4 , . .. .,' RECEIVED REQUEST FOR COMMENTS "C. •- fp) #.3 • .. FEB 9 1989 .. .. TO DATE: Janaury 30, 1989 .., ONNIWOIOMMkpMent ; . ..; FROM: Tigard Planning Department ,'... . . .; RE s S 89-02 LA SELLE/ORR/HER/TAGE REQUEST TO DIVIDE A 17.59 ACRE PARCEL ..- ,.: /NTO 48 LOTS BETWEEN 8,211 SQUARE FEET AND 12,597 SQUARE FEET. LOCATION: N. ‘.., . . ... ','..$ SIDE OF BULL MTN. RD, BETWEEN SW 133RD AND SW PEACHTREE (WCTM 2E1 9A T.L. 1400 . . u ., & 1501). ZONE: R-7 (RESIDENTIAL, 7 UNITS PER ACRE). .. .' . . „ Attached is the Site Plan and applicantwt, statement for your review. From ,.. - : information supplied by various departments and agencies and from other .6,.,4 F..4 information available to our staff, a report and recommendation will be - . ::-: prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by FebrUmt . 10 , 1989. You may use the space provided below or attach a separate letter •.. ..,.: to return your coxtmtents. If you are unable to res220jibx_LitAny. please phone the staff contact noted below with your comments and confirm your i-- comments in writing as soon as possible. If you have any question's regarding . .. .. : . this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW ,. . Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. . L....f ...., - STAFF CONTACT: Michael Matteucci :i. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: . ., We have reviewed the proposal and have no objections to it. , ___ __ . ;...,,,. . . ... . .., - of our office. • Please contact ..,„ .", Please refer to the enclosed letter. ..... -____ 4 r• • Written comments: 1714.5 ed kipte af f`e," 7 r-e.$ptved as ce,Afipuide.t. • . Leosited 14,4054-g, tie A'Ace:Mai 4 _j( x 1... ..,„ 4 - LfAik imezi 2-1161 . .. Pk 04 e eie feurepe 11Ifegl---/7-151,- a 0- -: - (200-14414e .= m6it' fk---.__ --vt.....!a)--2r2.---irc--- &to 4:4!:I"71'4_wL ± .1 . a . lc, Ave 010044 h,t fluf4/5o roadway lticide 4 , . ID 4 II 49 14 ' 4-cO' r ilic ...___LL2,5" Ito p/A0.-e a e ce c5 _ .'t_. e iv. weer.. li. ...,..,_ . . , . Name of Person CoMmenting: ire 0 • ' • iftedfre • • ...'-'. Phone Number: G; 3 , Z. • r....6.1 z - ., . VT.: 1 • , .. I • . . • • 1111101•101■01,M.......................■,.-----. . . , . . ....' ... . ., , . , .. . •1,.. • , " . , , . .. •.. ',. . , ,. •.„ .,•.. Z 7 . ''. , , .. . d , • .:' : ' , : ', ' ' .. -,•' • ,..,' r , , . . '''. ... ,. .' .,.'. . , • . r . 1 .--.. , ".r...... 0*#' .tit4.6*°t 401 d ikti*i$1 ',000*,''')ookfithSt,0''':;t4it.'002'',01***,04t,..44#4$:::4470.4.0*-Y ,,..., .. . „ . ... ... , „ . , , 1 1, , ,.... ... ,.: 1,..,. . . , • ' REQUEST zok °DEMNS, ,,......J litiaNitti ' ••••••:' , / • . - ,.. TO -"1:76 E,„,, , , loop: , r Janaury 30, 1.9'89 e.,',''- c . . 4 ■ .,..• . "8 7 1989 _ .,.. . . 'ES0mt Tigard Planning DepartMent . ; ,... , :',-, .:,',, RE: $ 89-02 LA SELLE/ORR/HERITAGE REQUEST TO DIVIDE A 17..89 ACRE PARCEL - • .. ,.. .. •, . . INTO 48 LOTS BETWEEN 8,211 SQUARE FEET AND 12,597 SOAVE FEET* LOCATION:r N. , ... . , • •• SIDE OF BULL MTN. RD, BETWEEN SW 133RD AND SW PEACHTREE (WpTH 251 Sh T.L. 1400 , ..4 .. ,•., & 1601). ZONE: R-7 (RESIDENTIAL, 7 UNITS PER ACRE). ,.,.• , . . , . ' Attadhed kb the Site Plan and applicant's statement for your review. 'Prot' . .. ..- ....': information , supplied by various departments and agenciav and from Other . . .. . Hinfoftation available tO our Staff, A report and reCOMMehdatiOn will be .. . :." ... , . , prepared and a decision will he rendered on the proposal in the near future. If you wish to cdement on this application, we need your comments by EV....tsSu_Lant Aso . •A.A■,, , 10 ., 1989. Vou may use the apace provided below or attach a separate letter ' . :•,,,4. ..• . - .„ • to return your comments. 11.../2uAiS2'....j.ilLabls,tond btr,AttgAtEve,.dat.' please phone the staff contact noted below with your coMMente and confirm your comtenta in Writing as soon as,p0agoible. '. If you have any queetiOnd, regarding TL" •. , .. , - this matter, contact the Vigardl'ianninq ' Department, PO ' Box 231970 1312B SW •., ,,.., ..,, . -- - Hall Blvd., Tigard, OR 97223. PHONE: 630-4171. ..,' • 14. , STAFF CONTAT: Michael MatteucCi , . , , .• . ...„:, . PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: , .. ,. . , A, tr We have reviewed the propoSal 'and have no objeCtiens, to It. . . ■ , ■ .. . W . Please contact ______ out office. '. - ,'" ,;-' ••••••■■1100100.110=0 •14■10.011•010. ......110■1.10.0.1.••••■• r I Please refer to the enclosed letter. _ , . .,. .., ‘J. : -2, • „ .- , . Written Comments: , ''.:I Li, m-r . — : ai ..... — ,.•_ ' , , 0 ..., w r,,,. ,',•- ..., -,,::, .. , ,. „ .. „ „,.. „ . .. . . .... • . I of Fet ... .,. " '' iletinOi eton Oe btatIng: ., . . , Phone Number: . , I..'''';',:..'it•'•. .''1.'; ," ' , .. , . • A " " „ , „ , , , . , , , ,..:■ . , , I , , , • r r , r , I ■ ' I.' , ' , . ■ .• , I ■■ „ r ■I . ' ■ ' , ■ , ., . _ ,,, ,,i,,:,w,,,,„,;.,,,,,„,,4.,,:::,7,zir,.„:,,,,■:,,,,..;„....:,)r.,,..jt,...,1:■,,; %,„...:::..„,[7,.:,,..;:.„,,r,,...._:,i..,,..:i:.,,,,,,.;,.1;....,..:.+,1..,,ii ,.., ,:,,, :■■:.,■„„.:;:^t:: ■,1:4,,1 ,,,,,■,:I 6,,,■„. ,■„::;;.:,:.)„.■ ,.r. ,:',,,,:r„1::,,,,-4:■.1,,::.i.:,....rn■■,..,„,_.,,,.; :-,ri,'....1::/:„.,■■:::,,1,,.,,:t■ .;`:,' ■■•• •■•:.,. :..',;.,,47',,O...■■•.t.n..1.4.1.,,,..,2;' . • . • t • ■ '' • ' '• . • . '. . •.V. "'......• +fir - ' • �•;• ,' •I 0 . „ ! ` ' i31 • wa' P 0440 E P MHOS 1U QU1 R MH S'litta Off` P V 904 MA* D .(S f,6041 aY QUEST''PoR COUNTS • TO:. t) 72' DATE Janauy 30, 1989 FEB 6 1989 _ ' ,PROM a Tigard Plannning Department • w•. RE: S 89-02 LK SELLE/ORR/ TALE QUEST TO DIVIDE A 17.'69 ACRE PARCET. ' INTO 48 LOTS' BETWEEN 8,211 SQUARE /'EET AND 12,597 SQUARE FEET. LOCATION: N". i . ' SIDE OF •DDLL MTN. 'AD, BETWEEN SW 1331D AND SW PEA (TREE (WCTM 281 .9A T.L. 1400 &s 1501). ,ZONE: R-7 (RESIDENTIAL, 7 UNITS PER ACRE)..... ' 'Attached in the Site ' Plan and applicant t,a statement'. or your review. From • •t . = ' information auppliec by. . various departments ' And agencies and from other ' information available to our Staff, a. report and HredemMendation will be Y W ' prepared and a decision wL].l'rbe ' rendered On the ,proposal in the near future. . •• •.• ' If you wish to Commaent on thin application, we'need your comments by Febealta 18' ., 1989. You Ma ''..•�.' •• •�` y use the space provided- bre3low or attach a separate letter to return your comntentr . If ou,:arre unable to res'end b the above date, `. , please phone the staff contact noted helow With your comments and confi.nm your • :: comments in writing' as noon as possible. If you have any questions regarding this :natter, Contact the Tigard Planning Department, PC) Eon 23397, 13125 SW , '. . j Hall Blvd., Tigard, OR 97223. PHONE: 619.4171. ' . STAFF CONTACT: Michael Matteucci . . . , PLEASE CHECK THE FOLLOWING ITEM THAT APPLY: -; :..s._ ' . , , , . ' -,..::.; We have reviewed the proposal and hays no oblectione to it. ' Please contact of our of�i.ce. '" Please refer to the enclosed letter. `l,; '4' -_____ written Comments _, __.. - . - . . �.---- I , a, • • Mat* of 'Person commenting) Ii . e,' s . s 1 a:, REQUEST FOR COMMENTS TO: 4,. � DATE: JANUARY 29, 1989 • ♦ FROM: Tigard Planning Departm nt RE: S 89-01; '1 89-01 & SL 89-01 HELM/BURTON ENGINEERING REQUEST TO DIVIDE A 8.05 ACRE PARCEL, OWNED BY LARRY HELM, INTO 12 LOTS, A FIANCE, TO ALLOW 12 • LOTS ON A PRIVATE STREET AND A SENSITIVE LANDS PERMIT TO ALLOW A PORTION OF • FOUR OF THE 12 LOTS TO BE IN EXCESS OF A 254 SLOPE. LOCATION: 11575 SW BEEF . BEND RD (WCTM 281 108D, TL 1700 & PART OF TL 1800). ZONE: R-4.5 (RESIDENTIAL 4.8 UNITS PER ACRE). Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and, agencies and from other Lnformation available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by FEBRUARY • • 6 , 1989. You may use the apace provided below or attach a separate letter to return your comments. � You are +unable 'to r es nd b tka,e► above dste please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regaoding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: .__.:MICHAEL MATTEUCCI PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Witten Comments: • Name of Person Commenting: Phone Number: - - January 12, 198 Memorandum • „ r " 1 To: Pat Reilly mete- 1.1fine . . Oxne Jill Mon ley Subject: Boundary Commission &tion - The Boundary Commission approved all the annexations last night. lb real . - discussion on any of them. The LaSalle's and their developer were there on - •-' the 13u11 Mountain item. Since no-one spoke in opposition they said nothing • in support., However, following the action their developer asked '...• • ' specifically when he could proceed with plan approvals. He's already been in to meet with Keith on preliminary approvals. He'd like to proceed • . immediately even though there remains a 45 day remonstrande period. Since the only people who can remonstrate are the tiroo property owners requesting annexation there is virtually no chance of a remonstrance. He Specifically asked that Keith give him a call today to talk timeline. Roughly 6-8 months ago Keith, John Brosy (developer) and, met and developed a timeline. Kith may want to drag out that timeline before talking with John (number 223-6663). I'm off to Canada -- Ill probably cone back with an aocent. alvi:jm • 0.1 :21 eg L.1 (.9 Liu = A 4 .. ... . • • or — . •,, , -.. . .. . i. 4 a . :-.. . w ....• , , . . REQ ST FOR COMMENTS .. ,.•- //''''' VILI , — )1 ,il . ',...:.::: _01 TO: 1/ v.) 10- (bIL, DATE: Janaury 30, 1989 . . - , PROM: Tigard .igard Planning Department . . _ .•. **:' C 7.1 RE: S 89-02 LA SEIZE/ORR/HERITAGE REQUEST TO DIVIDE A 17.59 ACRE PARCEL " INTO 48 LOTS BETWEEN 8,211 SQUARE FEET AND 12,597 SQUARE PEET. LOCATION: N. * - ,.. . , , SIDE OP BULL MTN. RD, BETWEEN SW 133RD AND SW PEACHTREE (WCTM 2S1 9A T.L. 1400 .. . . , .., . & 1501). ZONE: W-7 (RESIDENTIAL, 7 UN/TS PER ACRE). - • .. ..: . . - .: •. . Attached is the Site Plan and applicant's statement for your review. From ' • ' -' • . .-:, •.--.-... i information supplied by various departments and agencies and frox other .''''''. .,•• ' information available to our staff, a report and recommendation will be . 1, . prepared and a decision will be rendered on the proposal in the near future. '..,;'.'.• •,. . :...-; If you wish to comment on this application, we need your comments by , 1989. ,,i .... You may use the space provided below or attach a separate letter to return your ,.., comments. Ass■Ltarit unable to 'es oncz_thkteab above date, please phone the - -, ....• , staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, : , . ... . contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. •.., ;'. ,,. .-,.. . • STAFF CONTACT: q-.. . -.. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: , - , We have reviewed the proposal and have no objections to it. ...v',4•:-..-',. . .. ., . . : . -. . Please Contact of our office. . , .................. ..........................., ....................—....... ,■. ■,.. • ........2: Please refer to the enclosed letter. .":',.- .,..-... . 't -•4, -.,: — Written Comments: . . # ,+. ' 1114111,110r T7 . „. . . lo,-- 14,4, ., Pr— 0 000 ...A As AA V CD ' :,, roc.,,, 47 1 Name of Person Commenting: `` ,.- ...,, ,,, ,e'''''• 4•: '1 ),,,,, .... ., • . .. Phone Number: , "59 ... ., . : , . e. — • . . ...." • 1 • I, '' . ' . • . 44 , , . 1 , . 0. 0444, . • AIMBIMMINIV J.• „,;„, • , ."sr, REQUEST FOR COMMENTS TO: '8(24),_ ft DATE: JANUARY 29, 2.989 • ',,gA • I • FROM: Tigard Planning Depaz, ,,e t / , . 14) ii • oeef RE S 89-0 , v 7: *-P1 & S . 8*-s*, :1-'/BURTO %GINEE*:Nif E,0-ST TO DIVIDE A 5.05 ACRE .;- *CP' , D BY • 1-,q-q HELM, , 1 LOTS, '- lq-.CE TO ALLOW 12 LOTS ON P-VA ST' ,, X, A Sz . ITIVE t-J 0S TO s- .„404007Zir-EF ' FOUR OF . ; 12 o' s qo BE IN OP A 25% Soo E. LOCATION: --I1575 SW BEEF . BEND RD (WCTM OBD, TL 1700 &. PART OF TL 1800). ZONE: R-4.5 (RESIDENTIAL .•• . "• 4.5 UNITS PER ACRE). ..•. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our Staff, a report and recommendation 'will be - prepared and a decision will, be rendered on the proposal in the near future. -0, If you wish to comment on this application, we need your comments by FEBRUARY ,, • 6 0 1939. You may use the space provided below or attach a separate letter ‘•'• to return your comments. 11....121...are unableAsstaemajtaALIILAbove dateL •. ,please phone the staff contact noted below with your comments and confirm your commentz in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. • • STAFF CONTACT: MICHAEL MATTEUCCI -. 1: PLEASE CHECK THE FOLLOW/NG /TEMS THAT APPLY: We have reviewed the proposal and have no objections to it Please contact of our office. - • Please refer to the enclosed letter. Written Comments: g; oro46 I A ",z," 7 'EL - BC OD ' ,••• MO , Name of Person Comtenting. Phone Number: / • a 4 . . A . - .. .-. ., •Y. .. 410 , _. -.. 'i .i. + . PLEASE REPLACE THIS REQUEST FOR COMMENTS WITH ONE PREVIOUSLY MAILED (S 89-01)- - ...: - •fref, REQUEST FOR ANTS ` . O(5 DATE: elanaUty 30 1989 " � . r Mt Tigard Planning Department , �; BE S 89-02 141 SELLE/OER./I ERITAGE REQUEST TO DIVIDE A 17.59 ACRE PAR .,' -• INTO 40 LOTS BETWEEN 8,211 SQUARE FEET AND 12,597 SQUARE PEET. LOCATION: N. :...-'.., :.. SIDE OF BULL MTN. RD, BETWEEN SW 133RD AND SW PEACHT dEE (WCTM 2S1 9A T.L4 1400 ' a 1501). ZONE: R-4 (RESIDENTIAL, 7 UNITS PER ACRE}, f, �,..,.,.';;„ Attached in the Site Plan and applicant A e•ntatei ent for your review. Prc r - . .nforMation supplied by various departMente and agendies and from other . . .: information •av'ai1 b1e to our staff, a report and rece endM9.4 .d - • ./;'w'•'•.. prepared and a decision Will be rendered ,ort .. OCt3fi�D�B)ATSD FIRS At��,�SSDUi� If you wi 3h to comment on this application, we r un a 19�SIri�9 1 s,- '' ',.'°- t Fite n� 1 , 1989.. You may use the space provided k ;'' ' m' �,• Ghy et E3 F ' :.:y to return your comments. I f you are unabla ' F , x , u .' © > ct ' f T � ��r0 Fite .• 4 ;-:',:, please phone the staff contact noted below wit , FIDE MARSHl LS ... � - comments in writing ae soon as possible If yo ,.. „ co,. � s i• 4 Wktlnplaii CaunFj ''• . . .. . this r'matter, contact the Tigard Planning SDep3 Bo - p0, ,U c a M >w rY,. .. . . Hall BAvrd., Tigard, OR 97223. PHONE; 6�g��i?x: �����p��CId1B1. .. . .. . .: beguty Pie -M ar►�ner STAFP CONTACT. Michael Matteucoi ( ) t.. a 97o1s .�,a ��avaotnn,®� PAS Oc�i75w . ._s..- ,• �"y65 S.W.C3d�fiQ�tlrtba, -�" PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: . „-,. We have reviewed the proposal and have no obje .::d ' .. Please contact of our office° ;, • . ' . Please refer to the enclosed letter. '� A , Written Comments: h,; : •.- ~c-i 0 �, '' PPS �,, GL. o 'c--= — ate. :� *. .'. ';...',.. Name Of Person ,commentinig: , .. .,, ,. ... „ „ . , , , , , , . ,• ... Phone Number s , , `- , - , j'he2e/V) ' ' ' : ' -- '.: •.i N ' • .' . ;,..41.4 i&AON 410 -, . .., . • , -•,... • . *ta 8 a 1989 . . P ECEIVED .. .. . . . , . , • . . .• ,.., PLEASE REPLACE THIS RAWkSt Pak OmicatrthiggrrtbNE PAiVI,JOilaISE 1069-71) , • -,.,..., : * .,: TIGARD RE _ .QUEST FOR COMMENTS .,- , ENGINEERING TO: r r d DATE Jan 30 1989 , .::'.... '..)...• FROM: Tigard Planning Department - . •., RE2 8 89-02 LA SELLE/ORR/HERITAGE REQUEST TO DIVIDE A 17.59 ACRE PARCEL i• ' , . INTO 48 LOTS BETWEEN 8,211 SQUARE FEET AND 12,597 SQUARE FEET. VOCATION: N. SIDE OF at= MTN. RD, BETWEEN SW 133RD AND SW PEACHTREE (WM 281 9A T.L. 1400 _ .. & 1501). ZONE: R-7 (RESIDENTIAL, 7 UNITS PER ACRE). '1.^.-I,• .' ,. Attached is the Site Plan and applicnt's statemert;:: tor your review. From information supplied by various departments and agenciei and from other information available to our staff, a report and recommendation will be prepared and a decieion will be rendzred oh the proposal it the near future. • 11.',,, ...':' If you wish to comment on this application, we need your comments by Februarz 10 , 1989. You may use the space provided below or attach a separate letter to return your comments. If you atiaaelalsitkaAsjasipaajtENkATAgIL :. , 4fAtto please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding , . this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW .1 • . :: ."'. . ..... Hall Blvd., Tigard, OR 97223. PHONE: 639-4171, . ,. .., • 1,6% STAFF CONTACT: Michael Matteucci PLEASE CHECK THE FOLLOWING ITEMS THAT i,"i.PPLY: _____ We have reviewed the proposal and have no objections to it . • .4. .• - - Please contact of our office. ., • • ,,, Please refer to the enclosed letter. -- Written Oommentia: ... , - .,:. • Novo .' 1141 . -11 ---- 111111k , i 4- iiiiit.11%,„"111111111111.. 000 ./ Name of Peron ComMem.ing. - -,====-% ' . , Phone Nukuber: jw2.:2=1.gLet-.5..A. :92___. • . . • . .,. . • . '' • , ..,, —4 ,.,.7......,''.,,, :;'{. I • / , //i ', • i .. .. ••4. .. • I a . . I . . . a PROPOSAL L DEtSCRIPTION '410 ' , ., .. . :- 410 ,. , ,,..,., .,..•... ;,..•. ,, . . FILE NO: S 89-02 & V 8903 .r... ' , y i FILE TITLE: LA SELLE/ORR/HERITAGE y •-;, , r� APPLICANT: HERITAGE ,DEVELOPMENT CO. OWNER: LA BELLE, BARBARA & COURTNEY/ 2 62 6' SW CORBETT ORR, MAARJORY "' '.,. PORTLAND, OREGON 12175 3W BULL MTN. RD .w ''° n''" • 223-6663 TIGARD, OREGON 97224 t . 639-2524 REQUEST: TO DIVIDE A 17.59 ACRE PARCEL INTO 48 LOTS BETWEEN 8,2/1 SQUARE FEET '. ^,, , •,. AND 12,597 SQUARE FEET, AND A REQUEST TO ALLOW A VARIANCE FOR A 18 �.. • SOOT PRIVATE DRIVE FroxTHTN A 20 FOOT TRACT WYEN CODE REQUIRES A 24 :y' "' FOOT DRIVE WITHIN A 30 FOOT TRACK. LOCATION: N. SIDE OF BULL M` N. " .!N':•• .,.,' RD, BETWEEN SW 133RD AND SW PEACHTREE (WCTM. 281 9A T.Lo 1400 & . 17,11). ZONE: R-7 (RESIDENTIAL, 7 UNITS PER ACRE). k' z,. • {A v n ra LOCATION: N. BIDE OF BULL MTN. RD, BETWEEN SW 133RD AND SW PEACHT,REJ (WCTM ", 251 9A T.L. 1400 & 1501). ; . •• 4 .«.. ZONING DESIGNATION: R-7 (RESIDENTIAL, 7 UNITS PER ACRE) COMPREHENSIVE PLAN DESIGNATION: LOW DENSITY RESIDENTIAL '- •• NPO NO: 3 CPO NO: 4 .,; CHAIRPERSON: BOB BLEDSOE CHAIR: BEV FROUDE PHONE: 639-8937 PHONE: 6392529 :,t1-,, STAFF DECISION PLANNING COMMISSION DATE / / TIME :,_•„ ±,,( XX HEARINGS OFFICER DATE 3/02/89 TIME 7:60 .. :I __•_ CITY COUNCIL DATE /,,,../ TIME : ` - (. T BY WITHIN TEN DAYS .- :.,. Y REQUEST a FOR COMMENTS e���GC _.�. A'.CTACBMENTS: VICINITY MAPi attached 118 ) L1 i DSCAP NG PLAN ca Xlt NARRATIVE ARCHITECTURAL HITEC'TURAL PLAN ''.., g; XX SITE PLAN , . . OD STAFF CONTACT PERSON: t4ICII EL MATTE'OCCZ ; J - PREPARE ADVERTISEMENT PLANNER APPROVAL: ;: X AD I� . TIMES 2/10/89 OREGONIAN /,_.../_.._. ItX. P Y ROPERT OWNERS TO BE MAILED 2/20/80 NOTICE TO .. t... , w LETTER OF ACCEPTANCE OF APPLICATION /_,�„/;w; w r • iu - ,- ; LEGIBILITY STRIP . . ` t `? x -- ,t s _ s i i t � r. F -_ • is�.. _- 4' _[ ♦ _ f .. _ _ .�. - - Y V - . 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We represent Heritage e Development Company, who have contracted to purchase the property - from the owners, Barbara and Courtney Lasselle and Marjory Orr. . The proposal includes 48 single family lots, public circulation and utility systems, and preservation in common open space of a . - , . e- - large, wooded ravine on the north edge of the site. : :e. , ; The property was approved for annexation by the Portland •''' 6 .., Metropolitan Area Local Government Boundary Commission after a ,• .,. (-5E-a" public hearing on January 12, 1989 , The Tigard City Council ..e, adopted a resolution favoring annexation and provisional City • 4 - K-- zoning at its December 5, 1988 Meeting. The required pre- . -'. . application conference was held for this subdivision proposal on . January 6, 1989. : S a All lots within the proposed Lasselle Heights subdivision meet . • . . , •. the requirements, of the City of Tigard R-7 zone. The homesites ., are much larger than the Zoning code minimum size, and average over 100000 sq. ft. per lot. Also included in our proposal is a request to vary from lot access standards for three lots in the extreme northwest corner of the site. These homesites would be served by a 20 ft. wide tract and private access road. A response to variance approval criteria for this request is included in this narrative. 4 .., , 0 . Descriptipn of Proposal , Included in this application are three plan sheets showing 16 existing features, including topography, tentative subdivision . . .., plan layout, and proposed utility layout for the 48 homesites. .,, The property is currently vacant of development improvements, and a portion of the site is now used as an orchards The site LL yt . is adjacent to Bull Mountain Road, homes located along a private drive paralleling the site on the east, a deep, wooded ravine on te north, and the Zednik farm to the west. I e, tX ., le Street System * - The street system is designed to provide the optiMUM location al . for accesS onto Bull Mountain Road. A traffic impact statement was requested of Washington County and signed by the County on ' WI July 8, 1988. An additional traffic study was requested in Order to ascertain the best intersection location along the property 1 DAVID EVANS ANDASSOCiAMS,INC, A 6 At " ENOINIT RS,SI 101,,i'ORS.PLANNERS.LANDS(VE ARO IITTAi'S ' ',: • v • 410 010 . . . frontage with Bull Mountain Road. Washington County conducted that study on June 21, 1988, and both studies are attached to . this subdivision application. Our design utilizes the best intersection location from the standpoint of the sight 0,stance study conducted by the County. That point has sight distance to the west of 425 feet, and sight distance to the east of over 500 , . 6 4 feet. Street Extension The existing development pattern along the site's eastern boundary precludes the possibility of extending access to the , east. Moreover, those properties appear to have adequate opportunities for access. EE)( C4.110 The stub street location to the west has been reviewed by the cee, owners to the west, Leah and Mary Zednik. They have no opposition to the location. They have no street, plan for future development of their site, but the terrain leads them to believe that the stub street from the Lasselle Heights subdivision will . - , be at a satisfactory location for future development of their property. . The extreme terrain precludes street continuation to the north. , 0 In fact, the Benchview subdivision designers came to the same conclusion, and have provided no street system in which to connect, in any case. The designation of this steep ravine as an area of special environmental concern by the County's Comprehensive Plan further reduces the desirability of street extension to the north, at least across the Lasselle site The original Bull Mountain Community Plan had a schematic connection shown to link Bull Mountain Road with S.W. 132nd Street to the north. Since the connection would be physically extremely difficult to make across the Lasselle site, and since the street system through the Benchview subdivision enables the connection to be made across the Zednik site in much more . favorable terrain, the County transportation planners have Since modified the mapping of that future connection need. The Zednik's are fully aware and supportive of that connection being made through their property when they choose to sell or develop. ao Sanity Sewer A public sanitary sewer has been extended through the Benchview subdivision to a point on the northern boundary of Tax Lot 5500, shown on our utility plan. That line runs in the bottom of the ravine on the BenchView site. The owners of this site have contracted to purchase TaX Lot 5900 for the purpose of extending 2 • DAVID EVANS AND ASSOCIAITS,NC. IN;INIERs3t#RVEYORS,Pt%%\I Lv\IN:.1111E,kintITECIS • • 40 sanitary sewer into the Lasselle subdivision. Due to the extreme topography, future use of Tax Lot 5900 will be limited to • sanitary sewer easement and line only, until access can be �''- provided, most likely from the west (future Zednik development) . Tax Lot 5900 was approved for annexation in the same petition as ' • the Lasselle property at the January 12, 1989 Boundary Commission r.. = meeting. Access Variance • VARIANCE REQUEST rf 1 . �� " „rl .-� A variance is requested to allow an 18--foot private street within a 20-foot tract to provide access and egress to ![marts 15, 16, and 17 of the proposed subdivision. The three lots are located at the northwest corner of the sites The 20-foot tract will connect to a 50-foot right-of-way at the southwestern corner of Lot 18. Access to Lot 18 will be provided by the standard-sized east-west street on the lot's southern frontage. The variance is requested to reduce the width of the private • street from 30 feet to 20 feet. The reasons for the variance are: 1. The 20-foot tract is sufficient to serve the three lots (Lots 15, 16, 17) which have frontage on the private street. 2. The 20-foot tract has been designed to minimize disturbance to the natural environment within the Area of Special Concern. 3. An identical access design was approved in the adjacent Benchview subdivision to the north. Benchview is within the same environmentally sensitive area and is characterized by a similar ',: �• terrain. 1 following addresses provisions of the Tigard Community Develo menu Code as they apply to the proposed variance request. SECTION 18 b 108 - ACCESS, EGRESS AND CIRCULATION The Development Code states, i..f CO establish stand The purpose of this Chapter is to ..aestab F .p PY. ... . .. -and�=;rds and an Vehicle access and egress� q general efficient a s a®sitetandsforr eneral ciaculation Within the site. . LIU"a . � } Section 18.108.070(a) specifies the minimum access requirements irements for residential land uses. A Minimum access width of 30 feet • 3 DAVID EVANS ANDASSOCIATIS,INC. .. I.NCINEi l#S,$t•itt`i VORS,MANNERS,IAN DsCM EARL llTEcl ",y • t a:r : �, and a minimum pavement width of 24 feet is required to serve from three to six dwelling units/lots. The proposed reduction in the tract width serving the three northernmost lots within the subdivision is sufficient to provide for safe and efficient access and would not create hazardous - • traffic conditions. A 20-foot width would also allow the ,: preservation, to the maximum extent possible, of an Area of . Special Concern, which is adjacent to the site because it ends /• •;:. in a "modified hammerhead" turnaround acceptable for emergency a. vehicle needs. Additionally, the proposed 20-foot tract is �: : sufficient for emergency vehicle access. . .. .° .J' Section 18.108.150 states, :,.: .. §),(5_,ID The (city) may approve, approve w .th conditions, or deny a . request for an Access Variance based on findings that: ;.' ';,.• (1) Xt is not possible to share access; p; (2) There are no from alternative access points on the street -• M in question or front another street; ". t,: ('3) The access separation requirements cannot be met; ... (4) The request is the minimum variance required to provide adequate access; (5) The approved access or access approved with conditions will r. T result in a safe access; and t (6) The visual clearance requirements of Chapter 16m102 will be . met. ,4' : ', '4 A private street with a 20-foot width would provide better access e' to these three lots than would shared access. The purpose of the ;' variance is to minimize disturbance to the environment while providing sufficient access for these three lots. There are no other access alternatives that can serve these lots given their 1`' ,, relative isolation from the rest of the proposed subdivision and •,.; all other possible access points. yR Twenty feet is the minimum width for a road to provide safe �/• : requirements will 15, met. clearance ,1, • :? access to Lots 15 16, and 1.7'. Additionally, visual cl: requiremel SECTION 18.134 -° VARIANCE Section 18.134.050 establishes five criteria that must be met in ©50 es�abl.a�s criteria N stated Y order for a are variance to be granted. These criteria ��. and discussed below: .�. 0. proposed will knot be materially de l The ro osed be in Conflict detrimental to - purposes of this Code; b ct with the policies of the the comprehensive plan, to any other applicable policies and :, . ' t, MVO BANS ANC)ASSOCiA`1E' INC, r . 1' i ! i� � V MINI;ERS,St•It‘'1;ORS.t�.t\N RS,LtNbSC�i'I?MIC HITEC1 • .. " • 'r .. a S 1a Mfr.s,Y4 « u "* •, .`u .a 0 0 ' •• • . i standards; and to other properties in . the same zoning district .. or vicinity. e. . The proposed 20-foot access tract width is consistent with the • ,. A' purposes of the Code and the Comprehensive elan. The variance ';. would allow sufficient access to the three northernmost lots in . the subdivision while minimizing the disturbance to the surrounding natural environment. The variance would not have a ' detrimental effect on other surrounding properties. Only Lots 15 0 16 R and 17 would be affected by the variance. The 20-foot access tract width is sufficient to meet the access and egress '. needs of these future property owners. (2) There are special circumstances that exist which are '; 4. pecu1i-r to the lot size or shape* topography or other :` §)(a/R circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning �district. .t t: The topography and vegetation of this portion of the site are . considered to be environmentally sensitive and are identified in the Bull Mountain Community Plan as an Area of Special Concern. 1. The natural environment surrounding the site is considered to be a special circumstance. The reduction in the width of the access road to these lots is requested in order to minimize disturbance to the natural environment. The 20-foot width also allows the '.; homes to be built farther to the west to avoid steeper terrain. . (3) The use proposed will be the same as permitted un der this ;.;.-: Cede and City standards will be maintained to the greatest extent that is reasonabl y possible ,o while permitting some economic use ,".; on the land. `, The use proposed lots the same as permitted under the Code City �. nd � and standards. All and homes will meet all other development 7. requirements of the City of Tigard. •. • and natural sy _. .ms e limited to, traffic, drainage* dramatic land forms or s� .but not , (�y Existing physical a limited parks wilt , :µ not be advers r ly affected any more than would occur if the :: p p development were located as specified in the Code. • It is the primary purpose of this variance request: • the is natural features of the site and to i i ize maintain primary p effects of the proposed posed tidpwel©pmelCl't e existing minimize adverse (5) The variance which would alleviate the y , . hardship is not self�ia�°os®d and the variance requested is the minimum ara� a the hardship. 4 • I)AvU)VANS AND ASSOCIATES,INC, I;N(II,11 Ii} ' Si`Rvan'(}R4,PLANNERS,LAM WAIT AROMICTS • The variance is requested to allow,•development that is consistent w :th the requirements of the Development Code azd the The reduction in the right-of-Way , y! Comprehensive Plan. � �s the minimum that would provide safe and efficient access to these . • three lots. The narrower a ecess improvement��is encouraged by the comprehensive Plan for the area, with its area of Special Concern guidelines. Canc ngign .c WILN ice _.e 0st w As discussed above, a variance ` to reduce the right-of-way of a private street from SO feet to 20 feet is consistent with the requirements of the Development Code and the Cozprehensive plan: The variance would allow a right-of-way which is sufficient to F)Le meet the access and egress needs of the three lots located in the ■or/{y.,. w• a�ry� yc■o■r'ner of the �My��1,7� (��r /�,gylpy�c� •' .M yY■ z 0 northwestern e•uV�e�� M�ryY�N1Y M• •site. The variance would Minimize G disturbance to the surrounding natural environment. rinally, a similar right-of-way was approved for an adjacent subdivision located within the same environmentally sensitive area. $umaissa r The proposed r asselle Heights subdivision meets subdivision and = zoning requirements of the City of Tigard,a rd, consti tutes a logical extension of streets and utilities, and will provide City �f Tigard with 48 high-quality single-family hC3es to ,.... while protecting the steep, wooded ravine to the north. • 6•ter 4 DAVID BANS Atsif)ASSOCIAIhS,INC, 7 R"p , . _� . .. 0 , • • . .• : . '•'::::":.-,4, 54t-A-,.:::-.7-: ,. . -.... ..:''':•-:-!'-:-.172.7 HER015 . •. ,......:•;•:...:-.: , . , •.:,-..., • .:-/mat 'Illimilm="1"1""1" "' PLEASE TYPEOR PRINT IN INK. • • WASHINGTON COUNTY : - ' •**.•/:'-iiii DEPARTMENT OF LAND USE A00 TRANSPORTATION i'..:.;.,..-Y.,. i4.„--44 LAND DEVELOPMENT SERVICES ENVISION APPLICATION DATE,...„Iniall , ‘" * • :-.--;:-•::-•Ale 130 edORTH FIRST AVENUE ..!"'-, '':1:.A.Pr Hau.seoRo. OREGON S7124 448-8761 APPLICANT .. -. *, - :: Heriita e Devs31 ' R__,_g__._.xutt_ranmny__ •,. •00 -. ". 'TRAFFIC INI., ACT 1685211.1,112per Boones Ferry Road ;... Tioard Oregon 97224 . . .... , 8 I- STATMENT. OWNER PHONE NO. 639-3339 • , . , • REQUEST AND CERTIFICATION Lasalle . , • . . . . - 4 .. • PHONE NO. - , FEE FOR SETE INSPECTION . ...........-- ..„,,,t—. - PROPERre DESCRIPTION & EVALUATIOR . TAX MAP 2S1 9A $56.00 LO : M 1400 T , . , 1501 D. Green sat SIZE . ...32,59..aaces____ • •.1 REW.VED BY wdommurrommirmummemmmmmns. ADDRESS '.: . . . .. ...........mmomerms.. vemenworm. ' . ROPOSED DEVELOPMENT ACTION '- LOCATION tiatipLail0112iltalrataad_Vi - . • Minor Partition. ete.) subdivi s ion am, between SW 131st and 133rd. , . .• . ,. _ . . . • (ISTING USE ' 4 . . . ..,. .■ ... . , .• - . r"01,0 t q ) JUL 1 r) '''.,.'' ..!•t• ' , F RESIDENTIAL: . Ng. DwaiiNG UNITS - ' -• .,:.'..::,.. . tgILTI- . _ , ix`, h•'. ,..._ • ,. FAMILY 2 FAMILY DIRE' CT ACCESS TO SITE ".---,- --: 1.10.SQ.r.GFA ROAD NAME ,• • , , -- F INDUSTRIAL/ . a ,,. COMMERCIAL: NO. EMPLOYEES e 1 . S.W. Bull Mountain Road , .4 . 0 4 . .. ...... F INSTITUTIONAL: NOJMJ7. ., , ...., , ' NO. STUDENTS/ . • EMPLOYEESPIEWERS . 3. -. . " • LI . TO BE COMPLETED BY STAFF ONLY ri- m , , • { I ,, single family residential . • TYPE OF USE ..o - TRIP RATE 10 trips/unit ' 03 : DAN ACCESS REPORT R3 REQUIRED FOR THIS DEVELOPMENT PRIOR TO APPLYING FOR• !, CI .DEVELOPMENT ACTION. THE STUDY SHOULD CONTAIN INFORMATION AS DESCRIBED ON THE ' MI -.I ' ATTACHED FORM. WHEN THE ACCESS REPORT IS TURNED IN, REVIEWED BY STAFF, AND ..,4 ACCEPTED, AN APPLICATION MAY BE SUBMITTED FOR A LAND USE ACTION. . . . / . -• . ..., .. s I MATURE DATE *;"-, .. ' • 0 AN ACCESS REPORT IS NOT REQUIRED FOR THIS DEVELOPMENT. - AS OFFICIAL REPRESENTATIVE FOR THE DEPARTMENT OF LAND USE AND TRANSPORTATION, . ". . •. ' ,.., - . ...4., I HEREBY CERTIFY THAT SUFFICIENT AND ADEQUATE DATA IS AVAILABLE TO MAKE FINDINGS PACT AND OF FACT AND RECOMMENDATIONS REGARDING ROAD IMPACTS FOR THE DESCRIBED 4, _ . ••. : DPVELOPMENT. .„.,.., 1 -7 1 . a• A 4.--- ... 2.:.....,,.,...4 1 u.L.d t P,,,, _ a , . • . _ r'P: 'r",t.: O �C IMPACT O STAT ENT 0 , " �Yya THE FOLLOWING ADDITIONAL FEE FOR, A STAFF REPORT WILL BE PAYABLE AT TIME OF • • SUBMITTING APPLICATION: $. fi,6•:OD • • • •r THE FOLLOWING ARE DEVELOPMENT CONDITIONS THAT MAY BE REQUIRED BY THE DEPARTMENT OF . r• ' Y LAND USE' AND' TRANSPORTATION. THESE REQUIREMENTS, SUPPORTED BY FINDINGS OF FACT, WILL BE THE BASIS FOR RECOMMENDATIONS TO THE REVIEW AUTHORITY OR HEARINGS OFFICER 'I'.,r;; REGARDING YOUR LAND USE APPLICATION. - y r a •+Y • 1 . The property owner shall sign and record a waiver not to remonstrate ` against the formation of a Local Improvement District (LID) or other mechanism to improve SW Bull Mountain Road between SW 150th Avenue and % Pacific Highway to County standards. Waiver form will be issued by County Survey Division. ' . . ;µati:, 2. The property owner shall dedicate additional right-of-way to provide 33 e feet from centerline of SW Bull hbuntain Road adjacent to the site. r 3. Construct a concrete sidewalk at ultimate line and grade along the , 4. ,p= frontage of.SW Bull Mountain Road to County standard. :w-.. 4. Sight distance at proposed access B is acceptable. Sight distance at • proposed access A is unacceptable. ` 5. Roadway drainage is unacceptable. Proper drainage will have to be .- `' .I':`, provided in conjunction with frontage improvements along SW Bull Mountain Road. . / t 6. SW Bull Mountain Road is a major collector. The required minimem access .- 4-,,,. 1 spacing standard is 100 feet from access points on each side of the road. 7. Submit a neighborhood 'circulation plan with the subdivision application ,_� . e which demonstrates how adequate neighborhood circulation will be - . -. provided to adjacent..Y . , . , , , , provided to this area anct; how access may be p �a ed a i rovi d X•� properties in n accordance with the access spacing ng and sight distance V . , : t -- -:'2, —requirements' the Communi t Devel opment Code. Existing access points • - ''.2: of Community . on SW Bull Mountain Road within 500 feet of the site shall be shown on ' this plan.. . Al:, i ' , o Q ' "' 8a Obtai n a facility permi t from Department o f Land Use and Transportati on ^ � •:r' : . , fo r right-of-way,.improvements. 9. Addi tional requirements may apply to specific d ev elopt_e n t at the Deve l opment Review stage and/or upon completion of Traffic Study. If a 0� , the property i s developed within the Cit y of Tigard, a Traffic S tudy, prepared in accordance with the requirements of County Resolution and ., , Order No 83-219, must be submitted for revi ew Final requirements will i 1 be dete r mi ned upon revi ew o f the Traffic Sttdy.• e hen,AL Y N I WILL BE DONE AND THIS SITE WILL BE REVIEWED . A TRAFFIC A tr� I� FOR REQUIRED TRAFFIC SAFETY IMPROVEMENTS WHICH MAY RE 1. ON OR OFF-SITE ROAD IMPROVEMENTS BEING REQUIRED OF THIS DEVELOPMENT. 1 . . .,. ,.• . 5 i G H t- 0 1,s-r-Aloe Si-u'be 00 ''''• A.,-..,".,ti;,' ,<, •••,.-. .•'•:-. !. LOCATION: i • • LS L ? iL-c-ci/ REQ.NO ..... r i " . Z.'.' IL REQUESTED BY: 0 ) C. TEL. NO ADDRESS: . REPRESENTING: ... ea.............. ...........r........or... urity..... ,:■,, I DATE RECEIVED: S.-/ /88_ BY:_,P,S... PHONE• LETTER: OTHER:, ,-,*<-, . .... .. REQUEST: :5/11'/YIL.1......12.7AALC....4ZL.___—.5...,r12 ..)v . .,. . ..... ,,. . ...................................___,..............._ ........._.........._... ..................... ..... Po.,3 rf.-i'.■• _ gilet_fej), 90 M Ph' ___ ...,. • • .,• ••,.:. ,...., ' . AS TO: Te......S / / / DATE: --C./jlf,/elo' ....„_...................... ...................,_ 1 1 . .-, INVESTIGATION: S/6 her- L12 7-' 1A i• ' •' ',.. • • . ., . 7., ., ..,..?.1.1111-: 2113‘1 W1 / -7. -STS-0 1 1 / . • . , .., ....• .. ____. ... . . , , ... TAIORK ORDER: PROJECT NO. UTILITY CHECK J_/ ..:, , - .. . . . __.... _____...... ........ . .,.., . . • •••••••••••••••••••*••••••*•••••••••••■••••••••■••••••••••••••••••••••••••••• / . ,•6 i '.•••• 1 . 4:I i ■ I ' •••••••••••••••■•■••• ••••••••••••••••••••••••••••••••••••••••• •••••••••••••••••••••••••••••••■•■•••••••■•••••••••••••• i 1 t .."•, I • icit's L 0 g'; I 11 , ___...... _, ...,,, JAN 1.2 1969 :i ,,,4, ii'alt 11 j., ..,. ACTION TAKEN: 111, COMPLETION DA'17Et_6_12/ /622 TIME! I BY: 11„, illi ... ., SIGN TRAFREQ! ± (ROAD ..... 1 , , 4 • / • • • ii, ::."•%.":' : ,... ,,,,, ( 1 . ..,- ,. e / 11,440,V2:47// . 1 :St / //is/. / : , , , ,., .,..i 4 a.4, •• „.,.4 . .. ..1''•'• ': .' t 7 • ir , • ILL t ,./ / ' , - I' ••. -T-0.4:. /..,/,/,/,/iv A....//, ,,,, ,,, / i .,./ . , . . , / / //, 5 • /, .// /4, • f.',... .;., .... ...7. „ . , . . .,..„, . 1., .............................., , . .. . i .: __ .. . / / / / (....._____ ---. ............ / / L ........----........ ..„,........ ,_ • ... / t ( .:',,,' ..-;.• ...........0... rti .• , 1 • . . r Z.....„..,,,L4/''''' '....,„ .e ......................................• ' 1`. ''' • . • a oi .............„ .....,..... ... :i 41 ,•vas.. - .4.;-`4' ..”, .. 1 elr.".'. •--,• •'-'... • , .-............. ••.• ,,,,„. ..**". '4....".■ 0 . 3 " .....■"-•-"'"... \ . 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'.•7',.. , ,-;.• E•4•••;1....,•'••••''..)'4,i„:„:.4.7.' - ..01. .'., 0 '..',."ei,)r.,„, .',..-,."..:.., "h2,,. ''.•-`1,...., ' ** A '•„44".,i‘ .„i• -•• ., , -••..,,-.....*:t,',..•••..,;,,.v.."„,, _, :Z."..*?.,.",..A..;••4•''' ' `''''3 11'1,',''.2'''.•,b'4'%'. ,,, 4 4ti'.p... • 41-,,:, . '.**"..4 ""411 '".1't,,‘,•,, ',,,, "' ' , 4 ;•'',.••,', ; ,4•A' ,. ....;..•*it ••,• ;. Ali,;i 1 il.•%•:t•,,.4,', /j! 1,1.•••' ' •,.,,•„'4,0,"44",,,,. ...1 c..,4,,e,..'.1........„•,,e'•0.1 '4'1. l't.,:..:,*.S'`'"..: • .t• c'4,4 * ■ irt,q„,P,*ii,,,,,t I.,`■''•i',,• ...4,..fp'./,:.'i....,WIt't,...eChk'• ,,S,.. • _r•s '4 1,‘ sill;.4.4: ....'''':•',V.' . •„''. ■,.,T:",;'. .:'''.;•71,t., ..../,...ji■:P:,,t144'.". F,d4Z,P,.•';'''''44'.44:4440:4'i 4.-•(,""%trekt•I li„,i, •• .. ,',..„ :P.:'',•1;•4'',''..4.,•4,4•••,,141:4,./.Y,.%'irl:'il•,•:{.47,,,t.';'4)Lt ,,'. ,4 4:2,1te■_....'\ • '3"„•,,v,,,t. , ... ,,...,. • -;'-‘, ..-.. 4- ., • ''.1," .f.',...•,-'j..•.;.,',,5,.., ,i,',,,7,1e7p,,,t',",./4-,t,, ,,..4,..*: ..,-t...ik . ..„,..,-5,., w ,—. PA41..' r t.,,,..c. io ... . :,sz‘-,1,..i.■ if* .'" *0 ft.`'''..,F::•;", 4:4*L•FX.'143‘;*•''''....--tt:neV•Ilt4'4. - i .' . .".+1,',..).''..1,7'141 ,:14.04 47,,„,4,,,i, A,,,,,,...,.;„,,,r,-e„,,..*,0,,,24,,..,,,;4:.riTet '''i.,,,, , . ..,.••,.. • li:•0'1,k'. __ __ _1 ....... COMMENTS: . , SIGHT DISTANCE TO WEST: 380 FEET SIGHT DISTANCE TO EAST: 550+ FEET '''. •,• . • ••• ,• . ,..:',.. , ... .• --•'—''' . ' . .'.' --, ••• • -.-. j.." '. ''',.1 . -• • ••.. • ,••• .'.-,, 7 * * * . '' *' ' :, ' , ■ • ." At * •' ' '.', '' •`• • • '.7. ,,. . • - ---;•...'... ' SIGHT DISTANCE STUD•- . .. -- •- -- , PHOTOGRAPHS .• C.R.# 88/1872 , • • .,.. ::.: . DATE: JUNE 21, 1988 ''/,:. ,.• .,, . LOCATION:S.W. BULL MTN. RD. 2S1-9 #1400 & #1500 --. .. „.- - .. .., . . . -'..• ". . 1) LOJKING WEST ON SW. BULL MTN. FROM POINT 'B' ..e't itiv•••••OA W 1/4 , .■ ., . . . . 7 715-..y\•' .; '''."../..'• 1' . S t .' "; •,:,,- 1 t '1', .t. 7..4,,,, •• .- e•c, ._ • • • , ''..' -;,: ,•?.',1%.''''4e:,,. , 'ct .' . ''■ • .-f,_,Itt..,' . • 'Ai:,,', , , . .:k.".',,,'' ••,,•••..r.4.-, / L4 ''..'''ti. 7 ;,•.' .. .-1;'‘,'• . .': :.i,.`..... -„1 .,'.;'ay.,. t.4'„ '. ‘ i N "i' d , .,. ',,,' ' mo..:, ,..--, : , .,-., •- .':'. , 4,),0 4.:',e,,,'‘,. ."''., •,,, l'-',1.1k-',t..-T,‘?;t::+fr'--.%.4&,.1 . . • ,, .., :•,,, ••"Ps.•.•;•-k)-7„...''•''.' -,.....••,'- ' 4., ,,d fr,,i.•,,.,, i-:.,..,..-,II.4.4,i,,,,.,,,;,•lori,ie.,,,,,,.Ir.,„ao,,r, ...% r)...:.,. . , 'fY'•4:..1. .'''' 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'..1 7:-...r.',„.•"'A,4,).T'''‘'.- ' :. -• ,, ,,," ' ==',•-• ' " -', •.... ' ' •1 '••' I.• ':.'''',.-..e••• 'c•.••'.-'--, ''!.•• 1,.," ." • '..- i Z•4 3.L.,„W --i .. 't. . • 4. -.7 ,; 0,0,.,', ' ,....,.•• O'' '..• , ID''`'s I'•LI,.,; I ''''': ;:',. •-- ,-4;,..'. - , ,, '..„, • **1,r),$..,11,''';: ,:,t+jii'l t'i 4 -!‘•;1.: i"-, • ,i • ot- • ,',..'. .• . ' 4',,••••. •-' -. •--0 * ;,....,. ,,,,........4,...ii. 8,4ine.!:q_.1,• ., .4'.t, ,...4..--.. ' . ,..... ... I ... ),,i ' ';'.7. •17EV,IP.t,',11".. ,'' ' er .41. Aivr,.-04.,...1 , . ,..,!....",^',. , 'k.-■ $ ,,,-,r,, ,,... .. - , . ■.,-..-,..:- , :,....4-.., ':4:''''''''',.. 0 .4 ;. •„:h4iii...!,"1,1_44-;,,, '.INP:',.? ): ',t' '6'Ii.'.` ib'''''....4"4; tr" i I W:.4M" . 3."•.' ;:v,,',',": "•%..- '40..:0‘: ,t71:;44, k"■•4i4t, '■ .4, ., 1.... ••• •111,:••‘..T.'-;■''.''.'.... ,_''. '',4 , -.0".44: .eilt'iger., 4;4' li',i441 "E1-1,•,,,,'• -4.104••- ••• otil ,' '''' 4,i'ArA•V..''''''`'.0.4.' -,irit,"41,74::Ft.,&,;=`-4:'1`....4.471i.v,i•cl,:14,1,f,Ye''‘•‘•' „el.; — . >,... : 1-- ,A,,,,,,,g,,,r.,...,..,,,,i.,A,,,,,z,t: ,. ,,,t.t.1.-,,,k4-;,,,,...$,,t-i;4; it, •t • . .. - . ., ...... ...',•1.. ,,I),..P.e,/,PI-T c.'04't,T,f i'''`.`4g-,..,. ,7;'1, ;';'..t '‘. *' , -"...4' qt•'',1 00-:,....0,0.1,t,.'i „-t,,, .,• ..:'....7-0,11 ,.ysT;.1%.•!"),,,,,,,'4•7....,,iir4, r...;,. ..-.....:....:. ... ..... ' t,....t...-,,,,t,..,......; 4':, •e', I.:"=.i.o•, .",. ,`,..i.,trs;r.:•;•,,A.,, -ii,,4,,.,-,,. . . , .. ,.. • t..i' .,-.:f4171:VkWnllii:.', klig ..* ).4'..,10V;-4,rj4Til4i,i'4,: WrifP'1421)4Alalili.,1! ''''4Y.:k1 t ••'it' . . ' ",(.:-.'l'1:4'•••'':',':■•4ii,•'•,• )''', •t';:l..1.,',.,.A'\ ',';Ns.,''',".A4,,,A,.....1■•••■..t ' , ' ..iits' •.:.1.1,, a ....11 44'...(c„.1.t.x...!:?et',',,,,k.),I...,1,.,,I,),,6i,f';tli.41-i..,47.).'srlie.ar u. .04441'.4',i1.4.kr%1 'ItS. .4;!"-!:i.;4■:'-1 t■r'')/1?‘.1'14.11,;q4b,,l'44?Vilf,,I0'. ig. .r4/7 '.f--t.''‘i,A ilri..:spte'., -t,'•1 eCrtic.'n).--..0.',"N'.,4 el' .•.t.44.1E1,-: ,I.r-',•!'''`i.P.:P-,.t'-.24'.4 .'..,V.: 1,, .. A . .,... COM/IENTS: . _ STGIIT DISTANCE TO WES'11: 425FEET . SIGHT DISTANCE TO EAST: 500-+- FEET ,. ...._._— :. ��$. R U AT / r /• � 1l'�IJ . � • . . w t : A ,RC ,r g Slit .Review 14°7' . ,A . ' . CITY OF TICARD CO NITY DEVELOPMENT. DEPARTEN T r - .7 •' PRE–APPLICATION CHECKLIST • , ' , I+I I.t . ..........111:)...........:.............,.......L........i . ,' 1604, . . . ' . ., 1° APPLICAWT , j , , ,,''.� : # ;. 2. PROPERTY LOCATION Address _ ja } tl 4A�! Map/Tax r G ., .. ' • a 3. PROPOSAL ,DESCRIPTION/NECESSARY APPLICATION(S) . •.,'..,?... .`f:,.�,-', t .14-4,4:'.: r P r •, . yam. 'l / . Y v y' J w .. Existing Adjacent Property north �, south . east . i we. t . COMPREHENSIVE Lm DESIGNATION .' ,., ,-..:',4.,....,;;,:...-' 0-1",.,,,, ,,,,,:,,,#,..',... -..;•4.-.4,••,. 1*'.1,,... 7_,.'!...;,. /..- - . ': , 1. 6. ZCNINI3 DEsxatiAnorg '" : . . w .f .r 7. NEXGH 3 R.... .., PLANNING ORGANIZATION NO .. RPERSON...,.�,rl. 00. ,,�';.*,�,.. , aµ .....6. 1.4112.. , ,401'404 4/ eidii. ''''': - . t' ' ,, . . . ,,,,, ,,:, :. , . ,.. ,i PRONE ,. . . -„. - .. .t.,-.. � � w ;= O. CODE RE IR NT` w.. I :....t>c>,C) _ :125()Miret� a u lot Siz , r°oai cor'rtiee ad a' : („9 SpeciP treats established 1 al ���b�ck�. � '.�'"�'r ' ItMe r intontity tones- ., ,. ----...... ..:.. ... ... .. 'tao—tia'"IA- 6 ..r9r./...i--''','7'.''.*-'1. • , ri...i-' /:ekte ' le,..',' r •r • flag lot . accc orb st tturet' torte �,�lot lih H ' u, °tip i �� lot ®�e��g,.,:. 1... : a Matt it F�dm! bu1Adi� h/�9 ht .,. , , , , . . ., , . , . , ,. „. . ,r , . , ,... no u �, I 1�' . r n I I .0*. I , . ..air ,, . � r , ..,. [ �...�' 1. � .1 r � � . ♦ • s_I f1a _. ): � . . • 41• +J -. . - 1.. -- • - . • Special height limits flag lot --- other Density calculation Density transition ,„........ .... ,-,---.', Landscaping: minimum % of lot area 20 / ,. Ofiffir) • tee4 Trees 4...:,, 4 „ ,.... /I( ,, ,,_... e /,'i . . .. Buffer Areas • „, , . . . . . , Parking Areas• . . . Visual clearanti • ,.,-.' , , ... Parking and loading ,worrawn oegmalo.rxworoomerry woreoporraw •' ek' ' ''" :.., • a ...... Access and circulation 4 . -Z." ,4". Signs • , . ._...,„ . •,., ' 9. OTHER CONS/DERATIONS (See apOlication checklist for specific items) . ' •,. ., Sensitive lands: ..floodplin drainageway - )25% slope. -. ...,0 -.." Wetlan41/14i.gAt'ANICL6r0=7:=,....461.14° 151 4 d Open space , .' , Historic overlay ---' • • . Street improvamentsiconnectionsibikeways , : ., ,,,,. - ,,.,"" . i'., ...1 '' / / 41'..4 A. 4 4 4.4 i 4, 47-, Right-of-way dedication sf"'" .„4 / ,..i .1 . '4,./ 'IP ;ig,if...' Sanitary Sewer improvement //..,"...7 [. , ,',-, hci , / ,, , * ' • - -' 1,,....4 i 1,-,,A.'. ,,,,... ,t,, , .." . .... ..;, o., . ..., . Storm SeWer iiprovements ' ,,„,..1_,„ . . ' Improvement Agreement - Permit; Bonds; Feet ' 4 Other agency permits WI " 10. PROCEDURE . .... ' 00 Administrative staff review • mj '.. , ..1 , . Public Hearing/Hearings Officer Public Hearing/Planning Commission • The Administrative decision or • Public Hearinl shall occur . . approAimately .10 darz aftee a ComPlate application is filed. A 40-day appeal period folloWs all decisions. . •• , (057311/0022P) (010 W' '. • ' ', , , ' ''. w , ,,, . ''' , , . .. , . .W . ' '.: ." ' : 4". i " . ..., ,•*‘ ' ' • " 4 ', 4 . %, a , , •', ", ,,::. : , ,'' ,,..,•%, ". 4. , *.' ',,. . *. • _ . V . .- .:. . r - . . - -, ... 4. • 4, Staff 1 4.- • Date at 4-,4 CITY OF TIGARD -. COMMUNITY DEVELOPMENT DIEPARTMENT APPLICATION CHECKLIST • , e.1-- The items on the checklist below are required for the successful completion of l , your application submission requirements. This checklist identifies what is . 1 required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your application. See your application for further explanation of the items or call Planning at 639-4171. ITEMS TO BE• .:* - - ., BASIC MATERIALS INCLUDED: e i • A) Application form (1 copy) EP( .t. 8) Owner's signature/written authorization (Pr , C) Title transfer instrument (1,( , D) Asseseor's map ( or' E) Plot or site plan (PT' . .,_ . F) Applicant's statement , . Y .t [tor ,,,' (G) List of properkf owners & addresse, within 250 feet (Or ." •. *- '''' (H) Filing fee (1„VISL,.....±..)41'51214. Mt (t.e ......- . . .1 ... SPECIFIC MATERIALS' 14 A) Site Informationplimgiq% (No of copies 14C) [It:, ,. . 1) Vicinity Map 2) Site size & dimension E[l,/ r , I 3) Contour lines (2 ft at 0-1O% or 5 ft for grades > 10%) 4) Drainage patterns, courses, and ponds - . 5) Locations of natural hazard areas including: a) Floodplain areas LiAee . b) Slopes in excess of 25% EA/ c) Unstable ground e! ' - d) Areas with high seasonal water table E 3 e) Areas with severe soil erosion potential ( 3 f) Areas having severely weak foundation soils ( 3 . , 6) Location of resource areas as shown on the Comprehensive 4 ee'e Map inventory including: a) Wildlife habitats Dog/ b) Wetlands Di . 7) Other site features: a) Rock outcroppings El/ . ec b) Trees with 6" 4. caliper measured 4 feet •- 1"`" ce from ground level 0) Location of existing structures and their uses [v1,/ (vl 9) Location and type of on and off-site noise sources ( Le _ ' liaa 10) Location of existing utilities and easements (4 11) Location of existing dedicated right-of-ways (47 . u j ...1 . . 8) Site DevelemetPlishowing (No. of copies ): ( 3 1) The proposed site and surrounding properties ( 3 . . 2) Contour line intervals ( 3 3) The location, dimensions and names of rll: / 1 a) Egitting & platted streets & other public ways and easements on the Site and on adjoining t 1 properties w e APPLICATION CHECKLIST - Page 1 ',... .„ , . , . r ,,,.,... "A b) hosed streets or other public & easements on the site. C 3 " --. c) Alternative routes of dead end or proposed ,"..‘;',::,,`'''./.-:.,": ; streets that require future, extension C 3 : 4) The location and dimension of: -e a) Entrances and exits on the site C 3 b) Parking and circulation areas C 3 ,.•r' c) Loading and services areas d) Pedestrian and bicycle circulation C 3 -.11t4,:..77-1,' '2 e) Outdoor common areas, 13 40' '' ` f) Above ground utilities "1 . f 5) The location, dimensions & setback distances of all: r++y J 'd "t' a) Existing permanent structures, improvements, .. r. •H. .. r utilities and easements which are located on • 1 the site and on adjacent property within 25 .� ' feet of the site E 3 ' ::. b) Proposed structures; improvements, utilities and easements on the site E 3 3 6) Storm drainz ge facilities and analysis of • ;J. ;6 •i: downstream conditions C 3 7) Sanitary sewer facilities . , C 3 ° �. e) The location of areas to be landscaped ( 3 ., 0) The location and type of outdoor lighting ' r considering crime prevention techniques C 3 .. • ;;1 10) The location of mailboxes E I , �' 11) The location of all structures and their orientation ['J , 4 12) Existing or proposed sewer reimbursement agreements 13 " :,,;, C) r g Plan (No. of copies e)p40 C 3 The site development plan shall include a grading plan at 3, r the same scale as the site analysis drawings and shall ,.:' " contain the following information; 1) The location and extent to Which gr-ding will take and soil stabil.iationa��oor�tour' lines, slope ratios.:. place indicating gene .; =.;•,- proposed to be do p time of year owls° and t :~'. ; ' it is ropo done. ryi ':�.. 2) A statement from a registered engineer supported by data factual •.':• • •.�.. . ., substantiating: J i a) Subsurface exploration a � geotechnical . •a'4 14. ', engineering report C 3 The validity of sanitary sewer •and stet drainage service proposals C 3 That the problems i aced ° and c) roblems will be mitigated '. y will be mitigated t i®) Architectural erases/age (No of copies ) (� � ite deaelopmen t plan 1) Floor plans indicating square indicating the s� r r e footage of all structures pr'opose�d . �..... � for e; r�guse on—site; structure. C 2) e�acit and • ' 2 Typical elevation drawings of zrj.. • E) c a Pla copies the s:>me n (we. of c® zes ) The Landscape plan shall be drawn at scale of the t' s�. , p larger scale if necessary and shall site analysis plan or a • zb 1 Description Of the irrigation System where indicate: applicable �" LC• • i.1 s,„} ,P • �tppl Qlab� Iu enca�se� buffers and screehin t �: t 2) 1..�1cc6tiop'! and height off - n r L , i APPLICATION CI KLIST Page 2 . r...r . . I , 3) Loca( - of terraces, decks, shelteeslikay areas , ,, and eAmmon open spaces E 3 i 4) Location, type, size and species of existing and , proposed plant materials. ( 3 ,. ..,,. : The landscape plan shall include a narrative which addresses: . ......--, 1) Soil conditions. C 3 2) Erosion control measures that will be used ( 3 . / F) .§.1.91..LPEAWADRI - Sign drawings shall be submitted in accordance with Chapter , 19.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. ( 3 ee C) Iraffice-9192T21421.1...S2I1E919 C 3 .- . H) Preeliminari ar....B... .----elorlotline adigginlat!Mall_AtTai.121 • (No. of Copies ): . - . ..... 1) The owner of the subject parcel ( 3 2) The owner's authorized agent ( 3 2 3) The map scale, (20,50,100 or 200 feet=1), inch north arrow and date . , E 3 , 4) Description of parcel location and boundaries ( 3 5) Location, width and names of streets, easements and other public was within and adjacent to the parcel ( 3 6) Location of all permanent buildings on and within 25 feet of all property lines ( 3 7) Location and width of all water courses - , ( 3 p) Location of any trees with 6" or greater caliper at 4 feet above ground level ( 3 . ., 9) All slope e greater than 25% ( ) 10) Location of (misting utilities and utility oasements ( 3 11) For major land partition which creates a pOblic street: • , a) The proposed right-of-way location and width ( 1 b) A scaled cross-section of the proposed street . . • . . plus any reserve strip . ( 3 . / • . 12) Any ,pplicable deed restrictions ( 3 13) Evidence that land partition will not preclude . , efficient future land division where applicable [ 3 , . ... 1) Subdivisior Prelimlhar Plat Ma.. and datkitmoing(No. of Copies OP e): ' OD . 4f4 1) Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet CI:, - : 2) The proposed name of the subdivision E0i . u. . 3) Vicinity map showing property's relationship to ta ,, arterial and collector streets (VI 4) Names, addresses and telephone numbers of fie.11 tli'''MfiqV __„/ developer, engineer, sureeyer, designer, uu.t oNAkeil&e[1,/ 5) Date of application ..... 6) Boundary lines of tract to bp subdivided .1111, • CD ' • 7) Names of adjacent subdivision or names of recorded r_J owners of adjoining parcels of unsubdivided land El 8) contour lines related to a City-established bench- " - mark at 2-foot intervals for 0-40% grades greater than ,, 10% Ell . .. , , . .. • APPLICATION CHECKLIST — Page 3 , e . . • A i I •• . . % . . • ... . r ''. f 4 •^ kV 1 . ^ • 9) The p410ose, location, type and size o4011 of the • following (within and adjacent to the 0.oposed (fr( • subdivision): K a) Public and private right—of—ways and easements D/L, . b) Public and private sanitary and storm sewer lines (1 , _ c) Domestic water mains including fire hydrants ( % d) Major power telephone transmission lines (50,000 volts or greater) [ ]„,• \ P I e) Watercourses f) Deed reservations for parks, open space, pathways and other land encumbrances 1• 3 ' 10) Approximate plan and profiles of proposed sanitary and „. storm sewers with grades and pipe' sizes indicated vl 11) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and ' . fire hydrants. r1/ 12) Approximate centerline profiles showing the finished . grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed y . subdivision. te , . . 13) Scaled cross sections of proposed street right—of—way; (te 14) The 2ocation of all areas subject to inundation or storm water overflow ( f/ -: 15) Location, width and direction of flow of all water— (,4' ' courses and drainage ways 16) The proposed lot configurations, approximate lot dimensions and lot numbers. Where lasts are to be used for purposes other than residential, it shall be , indicated upon such lots id .” 17) The location of all trees with a diameter 6 inches or . greater measured at 4 feet above ground level, and the location of proposed tree plantings, if any ( 18) The existing uses of the property, including the location of all structures and the present uses of ' the structures, and a. statement of which structures are to remain after platting 19) Supp/emental information including: . „ a) Proposed deed restrictions (if any) Pir b) Proof of property ownership ... c) A proposed plan for provision of subdivision (01// improvements 20) Existing natural features including rock out- croppings, wetlands and marsh areas. ( 4, 4, 21) If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be into, Inc ncorporated a narrative and submitted with the ' A &, application. ( ".$ t, . 3) Other In ormation , ( I *, ,.., ' I , „s, — Amy . 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'"y„JE. `„ w" � r' „ay ,. .�a��� e„ u'wl r q`¢ ,0'..'''. w` y i S r'�•3. r � :+Q 'N a! k�..W>n 'ru rc ' a a 1 A p Ai, _ ,13. -„!,,Ii. : i . six'- ',,,.3 w'G's,:. __?fir_14 d's s,∎n,., .f'° !t ,.• 4,t. Gilbert R. . 111 eigS, Consulting Engineer Consultation for Waterworks .' and Hydraulic Engineering Projects 2 Plaza Southwest 6900 SW. Haines Road Tigard, Oregon 97223 a:.. (503) 620-8080 - September 24, 1986 a' , •. Honorable Chairman and 'Commissioners Tigard Water District 8841 S.W. Commercial Street { Tigard, Oregon 97223 Gentlemen: P ursuant to our agreement o f dune 1986, I have made engineering f r, studies and have prepared preliminary plans and cost estimates of '. facilities fur water supply to the Bull Mountain area of your ''' `•M1. K-` district. My report on this project is presented herewith. u I appreciate this opportunity to be of service to you and the district's customers. Respectfully submitted, .,r>""' Gilbert R. Mel s,.' I A.,..eit.„1---te 21,i-.......... GRM/dh . Enclosure rf.' CR EGOr4,. 4' 1 .. _. :. , J WATER SUPPLY PLAN hr FOR • BULL MOUNTAIN AREA TICARD *ATER DISTRICT, OREGON . •. • r} t SEPT°EMBER 1986 N - r AN ENGINEERING REPORT • �•���� GILBERT MEIGS, CONSULTING ENGINEER uuil Tigard, Oregon t Cover Photos Bull Mountain viewed from above Pacific w -.' '1 1 '114 Highway at 6'11 Mountain Road looking •t Y i 1._..w.. .. •.__• _. _.... _- _.. ... ... _(. _ _. ._ _.-. - ..__. ... .•. _ _. _ . .. , " :- I • , . 4 • • . • " * • - - . ACKNOWLEDGEMENT - - . ..-..,b . - • The cooperation of Robert E. Santee, P.E., administrator - . . . and engineer for the District; Terry Chamberlain, project engineel' for the Unified Sewerage Agency; Larry Svart, associate planner , .. •, , - for Washington County Department of Planning; Randy Clarno, ,., City of Tigard Engineering Division; Deborah Stuart, City of • r 7 Tigard Planning Division; and Gene Eircitill of the Tualatin Rural ... . . • . . ,. .. . , Fire Protection District have been most helpful in the compilation . .. . of information on which this report is based, and their cooperation •• is sincerely appreciated. k tn • , . .' ^... . . , .-,•. i EL ..,1 . pg . 5... , >a gal ffo. . . ., , . , . • , 4 0 ' }. ..�.+or�nnmrmmA .m.n • . rwww.su.w1.+.v.* ....a..�rw�.•�..��...w......�� .. y- _.____. ., BFI r fi . t y.• } C° i kr, F '1 t w • N .1 4 ,� k' TABLE OF CONTENTS a ki `a r ` p1 ,At,..r. 1 ;'d» :" SUM MAP Y r General,Statement e • m o a e a a a • e e o • a e o a b • • • 'm ,j r : + ` r r: r. Observations r Obse�n vations a o • o • • • • , . • . 0 • • • e • 'o e • • b a • b 1 y,- Recommendations ro • a • O • O O H • e • 9 0 • a • • b a O O • 7 'iI l INTROOLICTION b e a o a a a • a a 4 6 6 6 0 a a • a o a a 43 6 • • 6 8 , rr .. THE PROBLEM o a • a a • a • m a a a a e a a a a a m ea 00 m a e 10 r w�rr jj +, 3 I. EXISTING SYSTEMS •a a •o a o a a o a a d • e a e a o a a n o a o a e 13 1 ti M. • A ��", +�, BASIS FOR PLANNING NEW INSTALLATIONS a a a a a a . • a a e a a 15 ' 1 w I ,,,i1.,,, * ti " 4 Growth of the Area 6 . 6 6 • 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 o 16 4 .1 Water Use • a ea a 6 6 a 6 6 o a d 6 e o a • a a a • a a a • 19 , ti yII PROPOSED S 9 S S A E MS 6. a air ea a a a 6 6 4 6 6 0 b a a 41 • r" Plan A a e 6a o . a a a o a s • e a a c • e m a t a . o a s a 24 d i"; fey , Plan B • a a a a a a a a a a a b a s a s a 6 • a, b e a a ui a • 2 r Schedule s a 6 6 6 0 Oa a a • . b o a b 661 6 1 6 6 6 0 6 a 30 ConstrUctioh COStS a a a s a b • a a a . 6 o al a a a a a ., e e a 32 Annual Costs a a a I • a . a 6 . o a I a ' 6, a a a s a 6 a o a s 36 1 W y n . ,_ . ',.,,^,:"1",,',.,,,...w,,,...a r 7:i y,e>,1_'. r^. ♦-..•ti ,,,.-.:,.•' w f`',�.; •r ry i: ,...;,, `; 4 r J;r! Aw L ti,µ r r -u - ,ti , r ,,, .i , .. d 4.. .- '_.. �yc r :*, >.. u'. 9 ,d',..'.''.!+,iW w'� ,,,;..✓ ;`u'..`" ; b r ".ti 1° ti r't . ... . ..,�_r.. ,,-. ',',,. .�...,.. .. ,-:.. . .........� �:r .,t.,. .' ,.� ,+7,':-h ti�.;a�7,:�: rl�i.:p t 'L; .�,1 ..,JI„1. A,e.. t �.rV 4�.:t'> .w* ,:t ti .6 + ,:L r.� r � ,.c...r.. ` an�1 • � ''rlj a4� '15 la 1„ ' I ! ��'. , TABLE OF CON Nis °t; }.4 iF ut d 3 5., ■r.1 (continued) i i.:,:.•*,k „�~� . ir; 1 i Y 1 5 . ��I ” { 11 k L' ."? • M6 ;' ;; �I it +' FIGURES . s i,uK 1 ' ry t t No. 1 Aerial View of Bull Mountain (April 1986) • 0 0 • a • • . • 9 ,i. 1 No0 2 Study Area and Land Use . . • . . . • O . . • • • • . K, + n' "'rl 1 44No. . M O r s • • O • • 0 a • • • 0 0 r • 14 t' •,,,i);?,..,,,,,`,,,' :?; No. Water Supply.Plan A • e s or 0 • e ® o • ea • e es e • 25 , .I YO Y1,Y• , ,f, �. • • V oM 5 Water Supply Plan • • O M m i b • O O • • P • i H 1 29 r+t r ... N IR h ry .n..,, {..1,� d r t TABLES I � k No I Land Use Within Study Area . . • o • n s m . • d • ,., y,� al ;fit w No. II Population at Full Development Within ' 2.� �, Urban Growth boundary • , • • • • x II d . .. • • . r n 17 r, , r 3 • *f ,, �4.iY �. No. ill Population Forecasts, Year 2005 0 . d 0 d •• . d a •• d 18 S 1,;, •7 No IV Water Demands at Full Development . . . . . . . d . '. . 20 :1 srt � ,,,t,,* No. V �®�. �tr�Ctl � Cost Summary d • s N • O O • • • .•. � d � � ��� 1 . VI Annual Cost D�t� • b d � L • b • Q r r � � C • O r a ' ,,pper�,, ' r �® , 4 . 'rcl; 1L tw J r t -`-- --- ,, . i''.+4,'4,----'_ y..,4,a F,_'.t+-l ,, 1I ''._y , -'-.`y ''t,4.1'1'. ':;, +4 2 +iY c._.__ 1 4,Y� ti '„ ct ii" 4;, !._.M f'I, ___ __ ,"-,i,.-...,..-t.,,,',,,. 4.‘ More than 325 acres of the Bull Mountain area have recently been , .1 0' provided with sanitary sewers and plans are being considered for sewer service ,, ,, s 4, to much of the remaining land. Thus, land development on an urban scale is 4 , ,,,, ,.,, imminent. The Tigard Water District now serves about 1,600 persons in the ',.;,.'.'„t'1,** area, and there is capacity for a total of more than 20,000 persons within the :, , .-'''.'' ,,, Urban Growth Boundary. A long-range plan to supply dornestic water to support .J ,,-,.. „:, , this growth Is needed now so that an integrated, cost-effective supply system : ',' ,,,' ' will be the outcome of supply to individual expansions of the distribution Observations and Conclusions , ' ''. .,`1' 1 o The Bull Mountain area as defined for this study includes 2,780 acres. Of , ,4 I,- this acreage, about 2,140 are WiLitIla the Urban Growth Boundary. The 640 acre balance lies on the west and southwest sides of the mountain and ,, :,,, 1,.. - could be served from facilities installed to serve the 2,140 acres. t co . ...11 ', 2. As of July 1, 1986, preliminary plans for 420 single family residential lots io CS) on Bull Mountain had come to the District's attention. These will be ,in , addition to 609 customers now being served by the mountain's pumped ' "i, supply to the High Tor Reservoirs at elevation 713. On a pealt-,day basis, ,i.,,, .., ., the supply system will then deliver about two-thirds of its capacity. ,j 1,,1 43',, .. , .., . .Y'w..,r • «r .., r , XW60 .s��aa--- --__—- ` ',Vii;Y1 ,/,,'i ,I,'"/, 1 Y W' `°` M1 5,,,1,4* ,-': •-l` ,QX,y! 1I W, 41 : r; 1 ,,h, ,. ''` 3. The base of the mountain, defined as land below. elevation 300, is served } w ;µ y, �:. rj' �;,;. w ; from stations No. 1, 2, 3 and at nominal elevation 410. It is estimated ��4 , ' ,. that about 50 customers are on this supply system within the study area. 4' ' , The 10 mg (millions of gallons) reservoir at S.W. 125th and Bull Mountain "� Road is used to supply these stations on a peak basis. -v n � ' Nr,' ' 0 tip; •4 , ..4. ,.. 4. The summit and all land above the base are served from reservoirs on High 1; ; Tor Drive. The installed storage totals 1.3 mg. These reservoirs are filled �, ` �' ;"` w ``� by a 1.3 mgd pump at Station No. 2 and a 0.57 mgd pump station on S.W. �I fi'"°'' r ,�"`' k t 132nd Avenue south of Walnut. The lines from these pumps to the �, ; xt Y 4' . ,,t 4 . reservoirs also serve as distribution mains to land within intervening 0 ,"f.t 4' elevations 300 to 600, also known as the Bull Mountain gravity zone. The sf,,,,, !1 , -4 '` district plans to Install standby power at Station No. 2. .,, a ,, i. ', 1 4 ; 7, 5. Land above elevation 600 is served by pumps fed by the High Tor 4 :r : reservoirs. A network of pipes serves the Bull Mountain high zoned A 4 Y i 1 ..,.� Yl,,ii r, i 1 standby power system is installed to service the pumps during an electrical I, x,p.�. •w,f tub t,` ,a* "' outage. No improvements other than distribution main extensions are wa '..-1 ,:. envisioned for the high zone. 6. There is very little looping in the gravity zone. Most of the distribution K lines are dead-ended. This is a consequence of the sparseness of side 0 streets and causes a serious lack of redundancy`` 0 � ncy for fire protection and for '� continuing normal service Xn case of a planned or unplanned line closure. "i 1* co 1 ,, 7. Preliminary plans for supply to the area are based on land use districts F. y shown on the Bull Mountain Community Plan ado ted b y p y Washington County in 1984. Land use is entirely residential@ ''L''..fi `' r+A tf '' '----- ------, ",- - „_,t,-z:. .tk' .,,.-.... 4 .,,? 4.,a { (1 9 — nd, .w 1:�„ n -,1 u r.15""4 �n � i 7'i'. t'ria,i. rp _ 4' '-'- V1-- A ,,"" • ,..`,.. * ,.. , • 1 4 , ' ", •, ;',..--A ' I, • . .- ..■,1 8. Density of past and proposed development and estimates of household size within the Urban Growth Boundary lead to the conclusion that, when full I ..„ "s‘s ,- fS 1 ,.. -," *".* - !,1 , .....,,,-, . development has occurred, about 20,700 persons will be served by supply .., --, -.4''s systems to this 2,140 acre portion of the study area. I '4- ',4* . 4 9. The 640 acres beyond the Urban Growth Boundary are now in rural use; the ,4`,,:s s '-,-, ss ,t '4.'!-=ss,,!, , next planned rezoning is expected in year 2000. For this study it is 1 ss4 s ,1 s , , -, - s " assumed that the area has a capacity for 6,500 persons. ,, ,4.4, -s~.- .4 s,..',..'s- rt.' „.:.■■ 10. The specific sites for most of the population increase are not known, so s, - ' ,.-: ,, -„,,, , ,- --",,, ° , plans for expansion of the supply system must be formulated to enable ,,,•4, i-,s'r 4 s., ,- 4- .,:., ' s, response to specific needs and opportunities, as they arise. 441 11. Water use for the total 2,140 acres during a peak-use day is forecast at 6.4 1-s'- '1 ''',. ' - mgd at full development. Pumped supply is 4.5 mgd, and 1.9 rngd will come -1 44,s, -,,,,,*''' ., ■ ''' 4..';.` ;:'':. directly from reservoirs at Stations 10 2, 3 and 4. It will be necessary to 4 ,, 4 I s .1 ,1 .'.' '',j4.,, I add additional pumping facilities, supply mains, and reservoirs throughout 1 , , -"s- ,m s - ,..“.,'S the area. ..I 4 >t • ,` ,•It 41: 12. Plan A Is the first of two alternate supply methods considered. It assumes i ., that all supply to land above the base will, in effect, be pumped to the '4 .., , 1 summit. Land below the base will be served from Stations 1, 2, 3 and 4. (1 i 1 Plan A is thus an enlarged version of the present supply system, although I s ..,,s 41 the distribution plan includes reservoirs placed between the summit and base, ..II . ..... 'I I .1 13. Plan B assumes that land above elevation 450 south of Bull Mountain Road 1 I it. and that the R-9 zoning district south of Scholls Ferry Road will be served '1 ., by pumping from mains fed by Stations 1, 2, 3 and 4. The remainder of - , 11 . , land above the base will be served from the summit. Service to land below :II *t, ''1'" •' 4: , ,, m'' 4 k ' i*.'.. * ., ,,'' .4" ''.';',,,,,' ',.....„'" .• '',;', , 04 Ar L " , - s a, r w ,„ f,r: the base wall continue from Stations 1, 2, 3, and 4, as in Plan A. Thus, r r y ' " , Plan B reduces the total pumping energy requirements and adds diversity to i � t t%--- 4: the supply system. a �; a 'I.4,,-,i.....,..,* r rti r r.;. v M :` " ' 14. Construction,scheduling is proposed on these general concepts: } LUt' _H a µf (a) Phase One 1'� N + c Individual projects all of which will be parts of both Plan A and Plan B, u 'y `�., and which will be scheduled for construction within the next 10 years. ;;; 'h L Projects are: ',4, ,MI,.;1 �'r, ''' (1) Increase capacity of Station No. 2 to deliver 2.0 mgd to High Tor "} y �, !',�l (2) Install auxiliary power supply at Station Jo. 2; u � J 1: a A x (3) Initiate land acquisition for fotir new reservoirs; z � y i , vrrrj '' '' (4) Install a 16-inch main along the Murray Road.-Gaarde Street ,1+� S, 7'.it:' : Na, ''Fry '".■"; � extension and incre cse the capacity of the 132nd Avenue pump Y y station to deliver 0.86 mgd to High Tor Drive; and " µ1 (5) Construct a 1.0 mg reservoir at High Tor. 4 i, t4 � 4(li Lr. W , ' 1,., .,' (b) Phase Two A. 4, Individual projects, some of which will be common to Plan A and Plan B 14; and some of which will be exclusive to Plan A or to Plan Ian `these Ft projects may not be needed within the next decade. r � A (1) Alain extensions within the 410 level to a new reservoir on S.W. ;a 150th for either Plan A or B; 150th at water surface elevation 4 r; � �; Y (2) A 2�5 mg reservoir on S.W.S.wa 150�t ace a 10 for either Plan A or B; 4 level(3) Main extensions within the 410 el from S. N11. Fern Street to a new reservoir south Scholls Fern y ,�4 „ �ulk�., � oath �?f Ferry R.oad for either Plan A or B; 411 Vy* .; �SV+ , ul I Ntl1 it k , y 3 L.,. .., w.,, -,.)4 y.., .. r:, r, . ,+ ,,,, i. pt r _A , ,w 1 !u ;' , :� ` w v',,, � , �S,- :...i w. .ti .r r .,. . .. ! "�._ . . .. ..... «,:.. .-.N..4.i, ,,:,,,.St ., ,.. � ,�.. a xa.. .t,h .1:r, r ,_. , ,, „ .....,{,..-, .y i...:t .. _., ��.. ....._.z. L �`�,1� .:...� ., t.r. ti .t .,. ...1,_ y+ f, � b:.... r.� t c .::vr,�r,. .�.. ...,.. e ,_ .1, .. .- .•is,.. .` ,�:.�.. . .', , Ix "r r:4,: ...r`` (4) A 2.5 mg reservoir south of Scholls Ferry Road at water surface �' , elevation 410 for either Plan A or l�; ,• i,r w, r �tflwi_ Via.', a9' b f.,-.4,.,,' (5) A 2.5 mg reservoir between Bull Mountain Road and Beef Bend ` ``-. _V(, �'; Road at water surface elevation 550 for either Plan A or B; 4 2 . '„;(:;•-•4 .•.4.-,,',-,;',% � � � � � "-t t* � � (6) Main extensions to fill the reservoir at elevation 550 from the High 1„' °,'4~.,4' , Tor reservoirs for Plan Al : .7 '. ;''', (7) Alternatively, a pumping station and pipeline to .fill the reservoir at , r '7. elevation 550 from the main extensions named in (1) above for It ttc*'w, ,.- .',,.�„ YShit, Yi ^4: .!t ,,, ,...,. . , Plan B; R t!' p Lei ly' y�•, A} ` (8) A 1.0 mg reservoir south of Scholls Ferry Road at water surface 7 ”" 470 for either Plan A or B; A pw 7j,y ' , ;iM, (9) Main extensions of a minor nature to fill the reservoir at elevation �r t; 470 from the High Tor reservoirs for Plan A; 4,, , (10) Alternatively, a pumping station and pipeline to fill the reservoir at te y'N« � i' }w k elevation 470 from the main extensions named n (3) above for m i y+ Plan B; u ,, . ,. ;1 (11) A pump station at the 10 mg reservoir on S.W. 125th and Bull ,,, 1 _�. a ' ' Mountain Road to supply the reservoirs at High Tor for Plan A; and , -t",...',.,'4.,,� $ A; ', _ ,'r'° (12) A transmission line from the 10 mg reservoir to High Tor for Plan A. • ';r, R F' L (c) Phase Three ill 4 a a� r ` • Individual projects to complete service to the stud y area, especially to ,`' the 640 acres beyond the present Urban Growth Boundary. These,� t, 3 4`u; projects may not be needed until after the year 2000 scheduled review °i 1 11 w, of the Boundary. a ' ll (1) Main to encircle the Western are t �a � V,4 �' extensions�Within the � level . a t�� area r ���f 1 If, jllp 3 iYl I y f r w (t 'i'G p i i it { 1 a'• a,1- '-. ! . . .r- --. t' I 1« ,Y•.{i,A t t _ tk, 04,' 4}4 --- } f .k1 tyd 7I.0 t4...p4 «,k it l';._ 4 W.�t'"a---c ° 21'ai�a X w' ! t•. d*' r r'; n+' "Y '.4 i 4 „ t° �:, � above Beef Bend and Scholls Ferry Roads for either Plan A or ri 4, ,. 4 �° j xt ..., t .4 '.4.. Plan B; f' c r rz,�>,w4: (2) A pipeline from 125th Avenue and Bull Mountain Road to Reservoir ` :l w ' No. for either Plan A or Plan B; ,` YYr L. (3) A pump station at the 10 mg reservoir to serve the pipeline of (2) ,i (Ate h . t i w r ,� ,, above when warranted by the need for supplemental supply to ��.:' 4 Reservoir No. 4 for either Plan A or B; and ` F (4) A main extension on S.W. 130th from Bu11 Mountain Road to Hawkridge Road for Plan A. ` r. r�rr. . - r M' 150 Construction costs are estimated to total: a e t'hX, rT y. R y " a r w - + ", r.$;, Phase Plan A Plan B r` L N,.�w.h:t `..: wdrrwnw....s n.arrrr.r:r�.•r a.Mken...•.rra+a..0 - _` r + �xr r=, r,,,,� First $1,047,000 $1,047,000 ,,; „, ).r pp�- Second 4,787,000 4,484,000 4 4✓,W 1 rM 4Y N`t Third 1,104,000 1,001,000 1 v -;� `,rt r J °oral $6,938,000 $ x532,000 M A' M! t 4tr.A 1 5-,-. .,.t..„-.,- r +r .`t: ft ' 'a. r,: ',' 1, 16. Assuming that the district finances pump stations, reservoirs, pressure %rl4 "' `' r r•,''' .. reducing valves, the Murray-Gaarde pipeline, and new pipelines connecting f • " 0 pumping stations to reservoirs, the total capital and annual costs of the N It =� �1 Y r ArW' w •. F', it first two phases are: ...I,- F a rvace 1 Total Annual Cost 40; � �26 A 4490,200 ' $36,100 ,.a'• ,3 0C1 � 460,500 24,100 484,600 i: '` ;, rN the new pump stations and associated new pipelines of either Plan L . 17. When th t anA or Plan B must be designed, their financial feasibility should be r. . . Yp. ' � r firs �` reviewed in ;," t a $. A r• • terms of the district's installed system at that time. 4; r.� S u a, ' ti y ftt_ .____•.__- .. t �.,.M xx�. •4' w„i'�,. f r '. � Jk,x + 4, �,.. ..1 r, y ,. b ' .. � , �a W�u.,.,r..' u 't ,r, . Cr '� t;! �* w � t r '''..P.,, e r rr i x.__� A.Y , .., ,• y ,= i��. rw= r�,r _,,�� ty�ry l{ r��:,,� ,rr�, ���t � � r :it•rW ,r ,4 �? u, 1 44.4.'../4 + � _9���ah r .�,k i.,a Yc i A. . r�� �,, a.,rt t`J 'E +rr' J - K. ,, rt wy; v7iir J r r ,{ it y. J Ir i i w , q Recommendations e 't .." % r? l• The district shald plan to implement the first phase of construction as soon 1 r, Y ' as funds are raised , ; f „,- a y+ Ai 2. The second and third p hases should be implemented in response to more �. "t ,t' �, distant future needs and opportunities for construction. , ,. Mz, a, r 14:. it '' if 3. Preference should be given to Plan B because it diversifies the supply, 4. J t ,r - ,. 1' ' reduces exposure to high pressures, and is eventually less costly to +..I F J 4 J,h , construct and operate than Plan A. 4 1'� J(.i y4 M;4 ✓ir r °A' , .wry ' '1 M ,q tY III'{!t<Y'J 1- ., tl�ly; r' ,'. o 41 frj' '''f Yo/-a 5 4,Y ak r: � ttt Y I t 4 1' 'J 4f Y♦y }a fill ,i4 IMO A ., - 7 it tt 4 ,..,I . -_--. , t..—,.l,-.- pc,.'v e. a "JJt h ; a 8..!� ,...+..,* . �_.'� t,..-.: t IJ, Ii. -iw j t w. <.,J. -t F. .. C .s ? eL t. M p% 7+,+l , .. 1_„,ZU 1,r a ; .,,.� P x1 x �, ! t a 4)H i. e� � ti 1iN fY �1 ke' a �t ''''� ':',.,-;I--. ,',1;.: M- k a'S 'rt S 5 t. :- ,1, i h d w 'hl A : .' ,.� a WATER SUPPLY PLAN FOR BULL MOUNTAIN AREA �t i,J�'' ;" Introduction 'w 4. ;'°w,„` , r ; Now that sanitary sewers are in place on the southern flank of Bull ' ,. ' Mountain east of 150th Avenue and sewer a tensions are soon possible on the R ,, '. northern and eastern flanks, land development on an urban scale may be �� r yy yG l',' ' t� : imminent throughout the Bull Mountain area. An adequate supply of water to 4, ' w:' 4 r; " the area must be provided by Tigard Water District to support this density of LLB nA .+,^.,..„,.,. ', A'Ji ,",, '” r " '* land use, as private wells will not suffice and fire protection will be needed. a“, <r. Y + ' a , � ”` The District now supplies the { ' pp summit and developing land along the ridge ' `Tai t 07, 7,'' • `• '4' * „ traversed by Bull Mountain Road as well as land at the base of the mountain -., q ` along Fern Street and above King City. Between the higher and lower land, '.414 14 ,i 1.`.. , f'�1r ' . there are now comparatively few customers or district facilities. Figure 1 is an .p.t ,0,1"' aerial photo covering much of the Bull Mountain area. A ?�'; r `t 4 + . The purposes of the investigations covered by this report are to ,. determine: � w 1. The supply facilities needed to provide water distribution systems �' throughout the study area, d 2e A schedule for construction, and ,� : ," 3• The costs to construct and operate these facilities. is preliminary in nature is intended study a an �' The work involved in this and solel y as a guide for any more serious undertakings with reference to wste ' 3 '�Mr�I- *cwt q ..'trjl a ,,"r; �' +91 M1 4.'4 '‘ ' 44 441 `1h t 4'4.1 + L t . = nu ,';Jar -,,., y4 ,4S1 �.. .2 4" ,' e, t F�y 'A'•:d k"j,� t �l+ '• ', iT pi y r li• .ji+ S J. 7 ,.r y'4 P}."„-4•1 r,r„e``f».r ,,+J,a.'ae I+t •,.a✓,,+x;,+r,i•,♦.,'.v I,.r.'f,,,, 6 4}S,:o..Il p,.:.'r✓,•,r,.y 1��'�.� •a, , ;•. l,.�cr�r ri'..�',',r,4l pt y. I--•.�i:Y^�'�,'.G,r'r r'';rj..' ,a�_ir r,,.';4 U'''•t"'w.Kr y,.e r vI,'e_ "' °a:." •.Y. y r .•' ,� , u r N 4' ,S a” .a w1 a i t is1F io i '. . "r^r. Y6c.1 ' .tt W:, ,,A-„,.",:,,,..:d, J. 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I.. • i 3 •• • a:.S�f. .a ....+.i...- ..V Mrs. .... ... r.., , .. ___ y u L,,F./'4 ;',.t' !fr a Y `. t "Wa rt; h'w�F rj u .�il P•r''�•j..' _,' " .^.byµ-d, p;. n 3' 3'11 ICI L .W`' � n ' 5 supply to the Bull Mountain area. The data and drawings included are for the .{ i^ ! Mme. c .. p 1 rs purpose of general information and contain physical estimates essential to the '`; ,N f design of the proposed facilities. Cost estimates . are based on current r ' ,. �. construction and power costs with a reasonable allowance for contingencies. Pt F lR.1 N "1 tir. Vr6 A S R • � L!�, L'I� i tr�ft� l h'fi�� y �' a The Problem 'w t . The Bull Mountain area of the Tigard Water District includes 2,780 acres • .,� 1 ' . - .r sn a. 7 of residential and agricultural land lying between elevations 200 to 700. Of this, s (11 .T about 2,140 acres are zoned for residential use and the balance of 640 acres ,'j °I 9 F t 7' k -+ lies beyond the Urban Growth Boundary but within the district's planning area. ' .■"1 ;e ,w. Figure 2 shows the Bull Mountain areas land use, and topography. sr 7 :� r a.` Water service is now provided to most of the Bull Mountain area from ! MMf�'TT.L 1 '' ,a,. F i. J) ,' H r-' . reservoirs at the summit in the HIGH TOR Subdivision. A small part is served rid `: `-" ,` ' from reservoirs near the base of the mountain. .` Y , 1 Recent installation of sanitary sewers has, up until July 1, 1986, led to r� M �'t 1 a+ 1 �,- _• 'v!'!j',£. proposals for 420 new single-family connections between Bull Mountain Road +i !'x k;!• .`% `I t < and Beef Bend Road, east of 150th Avenue. The Unified Sewerage Agency of y;J a ± Washington County (USA) very recently installed trunk sewers for this and � ;` ";' F '�` adjacent areas totalling about 335 acres. USA also proposes eventually to , r a F 1 1.-I•nti:a-ia;; "ld +,`+ Sd extend the Weir Trunk along Scholls Ferry Road to Old Scholls Ferry Road. In the northeastern sector, the City of Tigard is annexing land, extending roads '1 L; ' and sewers, and this encourages urbanization. { I, 03 ', The regional transportation plan shows a potential bypass road from r •Aloha to Sherwood along the north-south leg of Beef Bend Road. Were this road '! s. �� efforts will be made to be construc�ed� it is reasonable to a��surne t hat t o s�f�ift and that the district would�: the Urban growth Boundary westward , d arovia�e , to It { service out to the new boundary, Mn ! 4:J rr y ". PY 1 F 'I '1' N�r ' ` .* is au x' 11 -_ _-____ . ._-a. .x ,-..._M..,;. �,.3 „y..,, n...�. .�,,.. , '�i' I�� y t•, 1 }.. y., w,r1,4..,.� .t• x + - 'M Irl r• .. --____ . -. t.. LL .F! 'A., 6 { t Iiµ �r� fta lla 'i "_i ,.- t k yl 7 ',., +u ��` I _!rr g"__-I I___ _'__ + -__ a�✓;ri:. n!{�g, $,m I�H . •�I a R [Page Too Large for OCR Processing] '"'' b •�' There appears to be no deficiency with the present water supply to :t,. .-: existing developments. Many facilities are relatively new and all are well-maintained. As of 3une 1986, 609 meters were supplied by the Bull t- :" Mountain system and used an average amount of 0.25 rn d (millions of gallons ? w •-.`T.. per day). Of these, 208, or about one-third, received water that had passed through district-owned pressure reducing valves:, These are needed because of k. the elevation differences between the reservoirs at the summit and the location " - of these 208 services below it. The area to be served from reservoirs above the base of the mountain has, however, the ultimate cap acit for more than 13,000 persons and an "4:w. '' average demand of about, 2.0 mgd, an eight-fold increase of usage. To continue 't.;.: 1 the present supply by pumping all system demand to the summit would lead to ru• 1 .•4 w' energy inefficiencies if large areas are to be served gy g subsequently through pressure reducers. Further, the space available for more storage at the summit � .. is limited. On the other hand, a different scheme of supplying the areas between ° the base and the summit would have different capital and operating costs and 1. _ will be more complex to operate because reservoirs N °r erv®irs at mid-elevation would :. /`' � require new pumping stations even though pumping ener gy requirements would N* be lessened. Thus, it is now appropriate to estimate the future needs and prepare a ` . � " that water system construction� � � � � �� long-range g plan for supply sot r ys that could soon " � p a wa +•: -.e ea , .. . begin within an su� ivi5i®n s n be coordinated d into plan that will eventuall provide throughout sites revile cost-effective water service thr®u bout the area and so that s` s for new reservoirs. .s and pumping stations may be acquired while the land is yet raw. N a 12 - 6•i Y - - M ` :- a . - .. xistinYs#erns The major pipelines and all reservoirs, pumping stations and pressure reducing valves that are involved with the Bull Mountain area are shown on Figure 3. Areas generally below elevation 300 are served from distribution reservoirs at Stations No. , 2, 3 and 4 at reservoir hydraulic level of 410 feet, -l'': 1 and these provide pressures on the order of 45 to 50 psi. These reservoirs are, primarily filled by water pumped from the Clackamas River via the City of Lake Oswego. The balance (4% of the total volume) comes from a City of Portland (Bull Run) pipeline at Bradley Corner. • This study has assumed that the district supply will be sufficient to fill these reservoirs. At Fell Mountain Road and 125th Avenue, the district maintains a 10 mg (million gallon) reservoir at elevation 470, approximately 60 feet above the lower reservoirs. This facility serves as a termina l reservoir for the distri ct's cfi s ., supply system and can backfeed the lower reservoirs through the distribution • y i. filled 'b. a 3.0 and supply pipelines. At present , the 10 mg reservoir i5 fil by mgd -p.• pump at Station No. 2 eventually it will be filled via a 36-inch p 2; eventually • line at Gaarde and 121st Avenue b y pumping from the City of Lake Oswego and/or by gravity from the City of Portland. j High Mountain, elevation I Adjacent to Wi h 'Y'or Drive on the summit of Bull � g mg. They by gd pump 713, are two reservoirs storing 1.3 im m The are filled b a 1.3 err at 4 Station No. 2 and/or a 0.57 mgd pump station on 132nd Avenue,- south' of ., I provided with standby power. There is space on Walnut Street; neither is provided y district property on High Tar Drive' for an additional 1.0 mg tank; otherwise the summit is completely occupied p ied by single family residences. the area - 13 ? r Y :....,; .,. -."• - i,. `'...-. • . -j.-,-„,:.. . :•:=.• ---- • .'. .:'.--..., • ...-. .---...-,. .. ..• . / - .. ., ../..-,•': • . . . . :17... _ 1,,ti,,,,„, ,„., 407 ZIN •,; LEGEND T ,i,„,. 11 ' , 16" 4,,, !i, „,,„„,st ,.. .x ;41 toppoix-- • .. . 12" ot, ..i.. 44. t. OE- ' , ...........WATER MAiN A WELL 1 -c. v ov, ,,, , 5'..,..---- ' SR" -"'MOE - Tr ,.. . • 1 AND SIZE , . g I ; sik :*‘. v I , 0 VALVE . '..l• _,,,,••••- p, , e' 001 . • .4Y sS4,, -.4). gt,.4 ' s, 54),,,/ t. 4., , ' • '110 PUMP STATION . 1 f:t3 .r in 1,..„,, S'.' ' ore).■,4% 4‘,/.. , 44.itt• '''',47,)4' in—'. ' ,i 4-600-\CONTOUR , .. ,, "44. ,,,,/ , 12" ..) .....:TL.,...,4,-)'''''' t.3 • '., .„„,t i,41 T le ...1t c,..t, ' • 1211 . ,' ...t.' . . •.• ' .44,,.•"'" ,..,______:_l , s:#4 '''' '2 4",r. • '„)....,.."0` .." Afe-', /1 .. •... . 0 RESERVOIR , 12 . •K S.,.. ALSEftTA gT, ARME/4 . ..... c ..S:e.:.,. 44, 9". -•• ' .• ', al,', ,,. ____.______„./Z*NIS, Nsv*.i.......2.S,,Wa_401.1..$ lki,,,.,_, 74,,,-4j20.$0,,,......-,-.' aock„,> . . • it 4 ' 44' ,, / W •. . g - .........,...,______,.....„---- 1 : "----- '' " ../'-----tv-- ' ' '00,\;' v; , , " I 0 --"--1. \ .., / 11i ' 7.1 ...0,,,,,t (7-;:vi .ffP1- ,,,,,OR 144;" .tc...„, ‹,,6,„,., A2., „„,/,7••,,,,,,,, s Ty,. foim,-A: OFSITTY "...„00, • ., ,,, A ... ;'.. 1; 11 let 0° 0 ''.--- •./,..,'"". 001, - 1 \ t , 1211 AO ,:42" ..: !c___ .. , 132nd 4V !1rst '14k ,L4MES RD 0, ).(3,f.4A4 .,.,, _... ,,,, \s„,,,,,„,v„ ,„;,,,,,,,, , „„ 1 , „ ,.1,w*e/,-) tr:._ --P4i . ..1 ..,--(--/I-_,./..,..,PU11/1PING STt,C7.5,,14. ,,_,__* 0 It ,, e„,,,,,, „,„ , • 4 '41' Od li''''';':7";:t'',..-",/,,,, ,,.r PALM. 1 ST 'N,4 ■O'' k, 'k '" w Y,I., N.,,,,,,,,, . 't, ../ \ '' V 'N, " :' • ! ;' ,•- ‘ , I 0.8 NIG • t. • 200 GPM EA, . , .. 43° . ,0 ,i'.. , (!AO,t, 40, ' ‘,' F-1 ,•.;;Id 1, ON , ...•. . -,,,,, RESERVOIR a P.VVALVE . 8 4• _ et SS' 4' f 4.4i. d' IgIt,,,,, A.! '-* Eli .,1,,,A, ,, ...,..\ - - • • 2.5 M6 RESERVOIR * 4. . ., 0 t.' it 1;;;' 4ick, .r.,•„ •,,,' •,- 1%-1 :-T.,*(r *47' il , ,e,,'''‘,e.,„C.,IL ILV,44.,P 6,,, ' el / tu/ 1 WELL No.3 I.!_A; n z k 1,10- ;ze, ,z LEV.4121 44, 1), ,..vi-fi : 2;;2.,.......7rj_iv' 1‘,:', 12...., / gii i ) . , ' , ' Its , 0 12 ' 24 , ) 40,4 ,,:te,\41'0!•0. 1,4 0. r\ 00 ec• ,, , / no LIk4i14,VEN 2., :,,f t.). \....et , L ------- el" ,•-•', Vkl 4 i ei k 4, te xt', . \I .. ..., .. .. ... • ' 0 07). '(,,C. „„ 0, f' • DA,I4E1ILN ,ii VICWMOut,f7 kii, Hull ,..t., ' ., Tc,..r•-sli, - ... , .. ..„.,..,,...„, 4..,,- %,., , ,.:.,.: r ,, N„ :.., ....,..,...„., BULL. MTN. . (.000, 0.17.1t0 li k's eR v IR 1... I , ,.., S W ;in ii AK ROAD `.".,,:.. '1' .,1i.. .i 4 , ELEV. 713 51 , tik bi• , . 4 Z/-,...- I.- - ..ii •. ....-;7_.------ -----''-r, r.......=7----' g t,':1/4 iro ,„sir NISH rof! ovt. 8"? 0.28 IIIIG RiGERVOIR ': ' i r- GAARDE,,;,,,../12°I,_,.. PAM(PL ''''• • 16 ii-,-..1„d•1.,5,0577:_____ ,e2 A"';<-;rE'0, EG11101.L ,. . . ------Th 4%'' N II (7 741 . 36 ''') -.• . 'ittjt,:d. -1 ra I—I 44 t... !..:.. • \...) i", 1....c) ,•,, COLONY In. I.,) tit - "14-14§14 TOR PUMPING STA. a WELL No.2 • ,,,,, 8, .,.. , 8' k y,,„ , ,,,, , ,„ 1.. , r", ,;,9 .r--. , _,. ... PR VALVE:;1,-; 3-25HP 800 GPM EA ) I , 'a / 411); c„p:12 ...../6 efJ '0 6" L,!? )'tfil a IA MG RESERVOIR i moo, . • t,, ,.., f..,., ,, ,. ' \-,----, .' 0 4 ELEV.713' Du mu-1.116T;., :p.r...umwal126 .12"161.i s.‘----\ikcivo. :1, 12:. , , 1:-1! /./ 12" ..... - , ' 74 _,,z, , '4 ig 4 '' t ' . ■ 36 i ril " .a 12" ,,,v,j,[12" .. ! , ,0,4' ' coLo,10 .'5 'I- " , i tr ,1 no.p.„,' l',,,, , .,..• ',____..-,..i- 6.1 1 ' f.. conk HP 2000 6Prvl i, I,0 G .:, ir`d\ 1211 u. 1 , . .., , e li iii ,i, 1-2-" . ''... -.--, 4 ii, tt arg,t4 ----"---'1Y1 "-- 0, ';, ' • . . SW DULL iii MOUN tAIN 6'RP i le 12 .,,.....,, -,., ....-1....-.......,44.44,... ti.. il,'t . - — . 'svlix ., ., v(4 r mre,* ,,,*214,,:,.....-..;1.2-11 Firer _ L , , . .. 12..,,,,, PR VALVE 3! :Te, ' i „.a,:.,9 1 ,' PI, t% CrOertr4T,01 .■ 0" .,.. , '112" LL ... \■..1 .1 , ti , r's 300..., ,,,er,)" at,/ : - I 4 4 ,....,z.;.......1......::.,..._:„,:...... ...;____.;....in "' .' 7„.....,..._#'"..T2,0.4_0( .r...;._.....1.101t 1. ta9.2 a' AC) ......,'"I'')"0,....'" '''.1 ..„,2.1 ;GiMi'l r,,a7-750,11,_ :, ,,,,,;:, 4 e . 1 „ 10 MG RESERVOIR /2 7,.:0' RESERVOIRS---...7. J424,144-61 Er.--m's;19,85:7L4-47i1 i *:. *4' o ELEV.410' -rt- 12 — . ---\,•., . to 2 / ,gli r ELEV. 4/01 V . , WELL No.1 a ,,,,. . - \ ) 1 PUMPING S Il ( 5 '', \ ni, r 11 r"- 1•!‘zi•i•- , ... •'.. iei, 600 k ..0, • •si 12 , ''••• 1; '' ---' as.‘,NS.NN.S.,"'S.V14.N.N.NN.N.NANNONNN.N.N.'‘Vtk.N.N.NN.N.N.N."%, i \ \-/ . el 0 I 1VIG RESERVOIR''' 4 1,4 2-50 HP :;;;;:a, 1 r 1000 GPMEA. 'tT,100.1 'f.`7"C,..• ',. ' ' //-".. URBAN GROWTH BOUNOARY 1 1.3.1 t, ''''''-.7--- . :.4). \.. .1. ,. 1 C '‘_,a . . . . WELL No. 4 1 1 ::::: .....,. , I ., :i ,--,. ----) ,-,,,ori, ,i, . i \'•--.!-.---4,„,e. e.4 % , .. ,,,,,,,p,,,,..„.,,,. ,,,,,c,_,J(I"k..,...1 L.f...1 ., . f., ."' ‘,..'''...4' .,.......... : .. .. t,t3e0 5 '''''\„....,,,t,„ °) / . .. rio e-'-',N,,,,,,..1L-,1' K!..y 0 il ',, --Lr-----4 ir- -' . V.-'• ., z 0, , ,..,....,11 tA Ord iIilfii'll,Q1,11 i 147F11,; 'I' . o . OA"!.: 7 zr 8 „ (. , 4.; - .4. „.......,.;...11# i ,,.\. , al 173 V 0 , r. r," , e.. ./ A., +0 •it,, 0 U.. ..7'.'4 4,,,<Ir" i? .. I.*00' , c''''''+,,,, . •1,0P , 4., 8,1'1'' w 1,0'' 'rn.,,...."''''''''''3 u.„......., ...-•"12 ,,, ,•. .....-... , .$-- 1 i \S\ 1 12' ' 'es..., „A... -"I . ',Ill..' ', ...ir':',4-1-1)-- . •,------ , ,..„!,7„. .. • - „ 4.,:,,:g 4•.(r , . 0, • 0.4';''' 0 • i 1 '2 4`*, 9 0;` 1 twouriorVolt,i coor 411 44 1, u A ..•.- ■ 4160 1.. , , ›. ,,• PRINC_ ,, . 's..,,,....„./i ,,,,,, ' ,,,,t,i.--.0,-, -,----.40,,,,, ,,,,,,),,, ,t . ,,-,i ,,,,,, \ ii ,.."4..„,...., / ,1".,,i...."...-•, ,'""`' ' ,. 17 ........."------ BEEP) -i. ti •. •••--.-___./ ct, i 0 LaL . ..„,„.01.-------:,..-• - t, i ---1 , .. ..., i, 0 ,,,,, PL , I:" ---:**-1 ''' TIGARD WATER DISTRICT -..„„,„_,,,,,,,,,,..7, t'. tad t , 1*4,1%.**4,4" \ ■W 1 "1 1/1VE 2? C' ( `,h. ,f... A • , , . •Ni:. i I 4 eti S ° KING I'''s 12ES 17 BULL MOUNTAIN AREA _,,„,,,,,_,....-:,_-:- ,--_—_-_:Aziss-,s---..s.,..1/44,,,z", 1 1 C I TY ..,, lam, ,, •,- 104 '. ..... ,,.....-- ...,..-- %iiw g .1 l7 I, M FIGURE 3 , r /1014t, I I :02: , 2' f. ic4 . 4 S W ..) ."""'''''''a M M:::::::::::.';;;;.'-**.'*.** I 1 'PI 1U ...*...,*.,..* ,m....... / i il EXISTING FACILIT ES ,,,,,..._ _........ %.,-. -.7.-.::.- ) . 0■‘61•<'8';`4"—tt-i, 1' 1, cy 61;7 ) j , . .....__-...:-.:_------ 1 \,, Li .,...... ,,,, . , i , ,..,............. 1 , \ i , , . . n .. V v 17 1 ,t 14,O.- • 10 . imi, 1, i 14 , watir, Anirmiv ././A , • .4 W., I. il . 1r Ei E.: ?. .1'g ° 1.• ' 0 500 1000 2000 I ,S.1 iz i , el GRAPHIC SCALE - FEET • 1 .. . rr---` 12 s.w 1Pril , L . SW # : i,' , 0 Ili . 1 2 • : GILBERT R. MEWS- CONSULTING ENGINEER , s Vi . WA'°N ` , .,..i...,PW......,., . ' '44 th -,'„,,,''.e,''it OFIAV $ ST. .44PP' • ., • ......,,.......... 4,—, , 0.-- . sE:PTEMaER 1986 ,.. •, . O.W. le 1 1111 ovl 1 GoLott 1 1 ; 1 , 1 . 1 . ' 1 , • , , , . . . -.,:$ - • :•., . : ,,,,, -- .. ._ ,,^— • •:, , ,.*. ., • ,'" •"•..', .', t'.• - • ..= .. .•'••,••-....,•• - .• ' - . . . ,. . . '- .. -,.;; ,,, .• ' '. • ". ., './". surrounding the summit is served from a pumping station at the High Tor • , .. L , ' ■" . .' . property, and this system currently serves 127 meters. The station is ccnnected - - to a standby generator. -'• e :" The lines from the Station No 2 and the 132nd Avenue pumping stations • . .. ... . also serve as distribution lines and generally serve the side streets below ... . . . , elevation 600. There are 482 meters served from these sites, 208 of which are , _ . , . -1'4:7 served via pressure reducing valves. There is very little looping of the distribution pipe. It is found primarily • . ' -... . .. -.,, i•rp • , . , in the High Tor system and in the Colony Park area which actually is served •,.,E, ' .. ' ^' ' ' ; "'• ., from a single main on Bull Mountain Road. The remainder of the lines are .. .. . : - dead-end lines off the mains in Bull Mountain Road or on the eastern end of . ' .. . . Beef Bend Road and Fern Street. •• • - . _ .., There are no lower cross-streets to allow tying the branch lines together. This is a problem that requires concerned attention if only to provide 4• ■ redundancy for fire protection and for distribution system continuity In event of main closure. ,• Basis filLPlar Inill New Anstaillations . , .: "' - :e•... Two general plans have been prepared for supply to the area. In both cases it has been assumed that new distribution mains will be 8-inch or larger et , ,-. cfi in diameter whenever there is no reasonable expectation of looping. Each plan : is premised on phased construction timed as opportunities arise or as needs al - fa ' — , • 0 , develop. Because the growth rate within the area and the location of ill 4 . ..,ti . development cannot be accurately specified, the plans include facilities that .„. . can be added gradually in an orderly manner. „.. , . The required capacities of the proposed facilities will depend on the • • , growth of the area and the per capita consumption for domestic purposes. 1 - 1 , . . " I L.: •i. ,. .. /. •. �... 'M" .. ... ,. .. .. .N. ., .. .. deed,. - ■ w - 1 •YI Growth of the Area ` ,, The study area Is composed of land now zoned as follows by the Bull t `a.' °.-; Mountain Community Plan, which was prepared by Wa 'Aington County in 1984: a. • _ TABLE I Y t Land within Study Area ...Z.,p_am Estimate Acres R-5 30 acres w' R•-6 1,890 :" • w. R-9 80 . �. R-15 140 • y;''n• Rural 640 (beyond Urban Growth Bndry.) ; " Total 28780 acres , Although these zonings may allow from 5 to 14 dwellings per acre, it - appears that less-dense usage will be the pattern. The preliminary plans for 420 d this year �� � � �� � '•"� units that have been proposed � Y�� r involve densities��from 2.9 to ��1 � � � •t v..: dwellings per gross acre in the R-6 zone. The High Tor density is about 1.8 lots z � v per gross acre. The Unified Sewerage Agency used 5 to 6 dwellings per acre, a .• hi g her figure which is expectable with respect to the essentially fixed capacity • . of gravity sewer systems. N Further, the nature of the land to be developed on the north side dp e e of Bull • • wall lead per gross Mountain will usage g acre between elevation 300 and �►00 •• � '� to a low usa...e x due to several deep ravines-._ ,. ee p emanating from the summit. k e . of Tigard now esti •• As for household size, the City :g `mates 206 persons per ..f dwe •� . . d year persons per � . dwelling and expects that to cc►ntin g p ue until ear 2000. USA uses 3.2 dwelling deed d for sewer capacity planning. M • ..,•-.,.. .,... u..,..,. -deed'.. ... 1 (wa r _, . - Some neighborhoods within the study area are well established, and there is no reason to expect a change in development pattern. There are about 260 • L acres at the summit above the 600-foot contour that are used or appear will be eventually used on the basis of two dwellings per acre. The Hawkridge area on ``,:i'y, 150th Avenue in the R-5 zone consists of about 30 acres but is developed for .., about one dwelling per acre. . -, • :+-: From the foregoing, the following estimates of population at full .,, ;,;y4 { development have been prepared on the basis of present zoning, existing and known planned developments, and realistic projections of land use: , �.+ TABLE BLE II .-a L. oulation at dull lDeyeloonr:ent Within U.G.B. r a a 'f r' o r�wr,,LII! • ` Zone Acreage Dwellings/Acre Household Size Population , R-2 * 260 2 3 1,560 persons - .:; R-5 30 1 4 120 R-6 (S)** 770 3.2 3.2 7,880 R-6 (N)** 860 1.5 3.2 4,130 , n A 7 ;A R-9 80 9 205 1,800 R-15 140 15 2..5 5,250 '' Total 2,140 acres 20,740 persons Land above elevation 600 (S) indicates land south of Bull Mountain goad (N) indicates land north of Bull Mountain Road CO beyond th The 640 acres be; , . the Urban Growth Boundary are not to be�� zoned • for other than rural use until after the year 20006 For this study, an R-6 zone H . )µ♦ms .,. ...f - 17 • • has been assumed with 10.2 persons/acre� re densit and, therefore, a potential ntaal: population of 6,500 persons. Thus, the planning area population estimate is 27,240 persons at fall r ,.- development sometime after the year 2000. The USA master plan.is based on •.�' 85% development within the Urban Growth Boundary by year 2005. If that were to prove correct then the study area will hold 17,600 persons at that time. • There are now 609 meters In the area served from Bull Mountain plus an estimated 50 served from the low zone, or a population equivalent of about 2,000 persons. The City of Tigard growth rate expectation is 5.07% per year, straight lanes If that figure will apply to the study area, then about 4,000 " persons would dwell within it in 2005. This Is clearly too low when one recalls °Y the fact that 420 proposed dwelling units or about 1,300 persons may be added to the Bull Mountain area within two years. ��. The city population is now 22,000 and the Planning Department projects ,, a population of 33,400 in year 2000. This includes the Bull Mountain area within the Urban Growth Boundary. If the 33,400 figure increases by 5.07% per year, .- ,. ".' then In 2005 the city-wide population forecast is 41,900, or about 20,000 persons more than today's population. f _ Table III summarizes these forecasts or planning populations for the yea I + 2005. EL • TABLE a. . co e :: i P'o�ulatian 1FoaLesas�s .a1 2005 ', !To i I roe i Basis Area Population USA Study Area Only 17,60 r City of Tigard Study Area, zero 1 00 , - � � y dy �� 0 , , rowth elsewhere growth .4 i M S .V% :' Sewerage planning such as the USA's must be conservative because of the inflexibility of installed systems; clearly it is absurd to assume that all city growth will occur within the study area. For purposes of this study, it has been :. " assumed that the land above elevation 300 will be occupied by 10,000 persons .°`:, ... 10 years hence. •. ;Y The scope of this report does not permit further studies of population ,, . s. . growth rates, and the writer doubts their value for this report's purpose ''�•:' because location is as important as magnitude of the need for water within a planning for the study area should be .•'.F:�� distribution system. The water supply planer g y -. , based on total population; implementation of it should follow a long-range plan ": 7 but be accomplished as needs develop and opportunities arise. It is expected �'': that the needs will develop gradually and should be accomodated by normal �:• rates of waterworks construction. Land and right-of-way acquisition for all be thought-out ahead of the immediate need for •I facilities ought to g ` construction. ii 4 • s . Water Use For the district as a whole, during the last 10 years, the average per Y g i.'_ meter usage was 412 gallons per day within a range from 381 to 462 gallons per • tt ' 1 u g � P Y 8 day average. For this study, utilizing an average of 3.17 persons per meter, It is estimated that the residential use is thus 130 gpcd� � pcd gallons per capita pet . v elevation 600. A comparable figure�, � day) except in the area abo e p b used by the ict i 124 gpcd.y District gp � � Wolf Creek Highway Water i]istr .y, °°s In the present Bull Mountain system, water usage totaled 429 g allons p er the p pumped system day per meter in 19�,�-85. l�or t p" . P.. y rrt �;t the summit, usage is estimated at 140 gpcd. ` At present, the Bull Mountain system has an average monthly total r demand of 0.25 mgd and a peak two-month average demand of 0.41 mgd. - • Service meters are read bi-monthly; no pump discharge metering is installed. In terms of the district's monthly demand as a percentage of its annual -�-` average demand, the peak month is 84 6 greater than the annual average (1.84 times the average). No peak day data are available for Tigard, but the Wolf Creek district .• has used a factor of 2.25 times average month for the peak day. The City of Portland's peak supply day demand is about twice the average daily demand. _ For this study a peaking factor of 2.25 has been used for pipeline and pump :� station sizing. w By combining the foregoing estimate of population, per capita usage, peak factors amid then distributing them over the topography of Bull Mountain ;; according to present zones of distribution, this study estimates the full • rx a development demand flows as shown below: .x TABLE IV Water Demands at. Full Development Present Future Future Average Average Peak ,.. - Zone Demand Demand Demand } .Mtn Bull High I�� done 0a22 mgd OM mgd x (from High Tor F.S.) fag Bull Mtn. Gravity Zone 1.79 4.93 ` • (from reservoirs at El. 713) go Subtotal 0.25 mgd 2.0 4.53 4 iiii i I .,� Low Zone 0.84 L90 (from reservoirs at El. 410 II Total 2.83 rngd " 6.43 mgd - 20 - le 4 - Thus, the future average water demand at full development to be served from the Bull Mountain pumped system is 2 mgd with a peak demand of 4.5 mgd. The present pumping system can deliver about 1.9 mgd to the reservoirs 4 • on the summit. In order to continue the present method of service to the area, it will be necessary to install new pumping facilities and supply mains to the % summit. :. The present high zone is served by three 1®1 mgd pumps. This capacity - s s exceeds projected demands but is necessary for fire protection and redundancy to allow for maintenance. Proposed Systems Two plans with many common facilities have been prepared for the Bull ,w, Mountain area. Any plan for this mountainous area must include the capability to supply sufficient water to the the summit and thus will necessitate pumping because the district's total supply only feeds lower reservoirs. With large, 3• differentials in elevation, pressure control becomes an essential concern for k. • . . safety.. Pressure control also wastes energy and, thus, money.•,- .:*.; Y gY Means of `,' managing pressures and energy are thus the significant differences between the a: two plans. t Common Features Both plans propose that two distribution zones be o new intermediate i. constructed, one on th .� � - established and that accompanying reservoirs be , the south side at elevation I side n 5�0 and one on the north side at elevation �70� further, both Y plans call for two new reservoirs at the district's primary hydraulic elevation of r y, 410 feet Both plans include provisions to irr + all a major intertae between the intersection of 121st and Gaarde Street and the 132nd Street pump station, in ddiation to ,increased capacity of pumps located at 132nd Street and at Station ' boo. 2, which will improve flows to High for reservoirs. Also, a pipeline and r; transfer pump station should be installed at the 10 Ong reservoir to supplement water supply to No. 4 reservoir. Pipeline sizes and pumping heads were determined by computer network analyses which also determined reservoir operating levels. Portions of the • 4M, existing low level system were included in these analyses to sli iulate their .; effectiveness as a part of the supply system for the Bull Mountain, area. The 5 µ' analyses included all existing pump stations, reservoirs (except the 2 mg's storage located at Haines overpass on 1-5 freeway), and mains 8-Inch and larger that might serve the study area. These analyses showed that the proposed 12-inch line on the east side of :. Pacific highway from Canterbury Lane to Beef Bend Road as shown on the District's Master Water Plan of 3uly 1985 will not be needed to supply the . ,: area. This is due to the adequacy of existing 12-inch lines through the SUMMERFIELD Subdivision and on Durham Road. The final connecting link, a 12-inch main on Durham Road, between 108th and 113th, should be constructed. These analyses also showed that the proposed 12-inch line on Dull Mountain Road ...paralleling the existin • 10 inch line from 130th to 13 P y g g 136th is not essential. The planned 1.0 mg reservoir at the summit of Bull - a,. S ull �iountaan must be iso built in any case. 4. ears p be fitted with a stand generator Stata® s ,, � � �^ y,,�. y. �` .. capable of Station N®. 2 should b• b serving the Well (56 I(W) and the pump for High Tor (1 12 KW). Dual utilization makes this location more favorable an S.W. 132nd Avenue. e. `r Y' ,, - 22' O • • . %. ... : ... - .. ,... - No improvements or additions to specifically supply the high zone are . . , - required. A distribution network analysis confirmed that 6-inch distribution mains west of 144th Avenue and north of Bull Mountain Road will be adequate. , .'.;',t 1 If 139th Avenue north of Bull Mountain Road is improved, an 8-inch distribution 1:7 '-'1.:' .. . line should be installed. All new dead-end lines should, as a rule, be 8-inch. - - . . . - , .. -.. For the south side of the mountain, the main running the full length of • .. , 4'*. . the MOUNTAIN GATE Subdivision should be 12-inch so that it can be connected .• to other proposed subdivisions at lower elevations, such as BARRINGTON PARK . , - ' .. -• ,.....,- . . and FOXGLOVE. . . . FI • It is assumed that certain 12-inch and 16-inch lines in the low zone on ---. -. 7 : Beef Bend Road, Scholls Ferry Road, Durham Road, 131st Avenue west of King ,. City, and a 36-inch line from Duchilly Court to Gaarde Street will eventually be constructed. These lines are component parts of the District's Master Water - .. - ■ • .1 Plan of July 1985. .. , - The first alternate plan assumes that the present method of service will , . continue. That is, all land above elevation 300 will receive water that has been pumped to the summit and distributed from the reservoirs at elevation 713 on -,.• .., High Tor Drive. All new pressure zones between the base and summit will be i•.4." "':' ',.,: , , , , supplied from the summit. Land below elevation 300 will continue to be ie Ar, . , supplied from Stations 1, 2, 3 and 4. at elevation 410. : Of The second alternate plan assumes that the same new distribution 2ones 2 . and reservoirs will be established but that much of the supply will be pumped ... . al only as high as necessary. Service from the summit may therefore be reduced. - 0 ILI • ., ....11 6 , One zone will cover land between elevation 300 and 4.50 forth of Beef Bend i Road. The other• will cover land between elevations 300 to 370 south of Scholls ,- --. Ferry Road and immediately east of the Urban Growth Boundary. Land below . , • elevation 300 will be served by the same facilities as in the first plan. - 23 - . . Ai .4 IA • I • Y ,8 y ] ' ,, • , A : • ., . . •4 y‘' A. . ' ' ....• a .. ' 0 ,. : . • ' , . . ,'t • 1..,A. ! .• :'.' ' ',,•1 it Plan A Plan A proposes to expand the present method of supply and is a, y illustrated in Yrigure 4. It is based on the assumption that all new distribution lines will generally be unlooped 8-inch pipes which will require pressure f � reducing valves between elevation 480 and 500 with water supplied from the summit. �. Referring to Figure 4, studies showed that the Bull Mountain gravity 'rA 4 .r • • ( ,• zone can be served by the expanded facilities at Station 2, a new pump station w ' ;: • .,..` drawing from the 10 mg reservoir, a 16-inch and 12-inch supply main from the :° F 10 mg reservoir to High Tor Drive, a 1.0 mg reservoir on the district property adjacent to the existi r• J• Gt� - .. ,r r ..,t ,.. ..., .... ,-. �« �t ..1... .v. .. .... r r - r s.a,. ..._ .. , .., ,. /' .. , �•,•.,nu... ^ .. . ... , r ^'.t . 11' 1�. •, :. c //^' �.,..•�^ �......✓'° -"""""`t�'( ,.4:�J,�,��ar;,+' 'r�A"�''fai hb i 7 •p � �+ : �" »'J p ✓„� � .w' M • M ,,/, : t / r..,•r.," / ✓� Uw1i+'';►rL.�'�'*a*✓GC s`/ •+�Ir, , I 7//::::-.77, `, 1' ' i 1..,17:--i-,-;// /%F 4 r�.J , !ir'/4 J « \,_•• i ,• '"'\p M,u r w• , ,. r i. / �/I r'� +� _'/' «M,t.'1�; rrr u4 4�4r�ez j1}.' v !1P , *Q w rr (' mow . r »• '. ' / .x..,40 '`" t,J'! 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Y,' 11 � r - 1� rl i�7'4 (/ 014"° .i r w !•. , ......,M. +w.w---,5 .;.;r•r•5,,1�, , ,„","_ },�.�.�.•, ( M / _n ..14,k,. `� / ,'-•..0..,, � ,�"'!:",:,,«.,n ,;--' f W f • �J 'tr. e�J .u,, r.w" fi' '� p M!► `I6,r.,• + r, <4 r C d u a HI ..,.t..,.!,:, t i r� .'•.I, . 2,414 i ",, ,�.—� ;, /r �0c) '1 l I�r ,.,,r �►' +/� I y�/ l ' } / rYr, �r i ra :.. v�"�'m ,.4" 14 R ..•"" :t / .V,. 2 ff'/ "iiA/�'' 1 Y , , ♦, 1�P Ir M!C O M rl. u....!,.....e_tt"r /f M1 ,,.. c»( 3'4y .�''" +Yd Mpa '!a lw • ':;: 1111-41 "^'--" h;r U r ' �:'"'r�` ' i I) 1 z r "�`� ;q w .» , ,�:/, r 600--` �`0 N i'G U R -, ,-''."—'""•r y i • r.. • 2.3 mg storage, about 1.2 days average demand at full development. This b the most disadvantageous non-cost feature of Plan A. New distribution reservoirsot +;' lower elevations will solve the volumetric part of the deficiency. These are shown at elevation 550 south of Bull Mountain Road and 470 south of Scholls Ferry Road. Both will be filled by distribution mains through pressure regulators. :-', When the Murray Road-Gaarde Street arterial is constructed, a 16-inch line should be installed between the intersection of 132nd and Walnut and 1121st and Gaarde and be connected to the 10 mg reservoir through the proposed n _M 36-inch line. The 16-inch line will provide 0.86 rngd to the 132nd Avenue pump station as well as a needed supply to Reservoir No. 3 through an 8-inch pressure reducing valve connected to a 12-inch line In 132nd Avenue. The .� : j`:..� 16-inch line should serve as a distribution main up to elevation 360. °"w ,•.'; The proposed loop of 16-inch pipe on Scholls Ferry Road and Beef Bend k ; Road will serve land below elevation 300. Two new reservoirs having overflows • at elevation 410 and side water depths of at least 30 feet should be connected • to this loop. One 2.5 mg reservoir will be south of Scholls Ferry Road and the other 2.5 mg reservoir will be located on 150th Avenue north of Beef Bend Road. The latter is shown on the current • mg tank; the Master Plan but as a 540 16-Inch loop is also shown on the Plan. The 150th Avenue reservoir in Plan A A►z I. and B is sized to serve all the study area south and west of it. A new pressure zone would be created on the southern flank of the mountain by means of a 2,5 mg reservoir having its overfl©w at elevation. g 550 . :. and at least a 30-foot side water depth. It would be filled through several 8-inch mains along 139th, 141st and 1 ���n Avenues. south Avenues, of dull Mountain Road and the 12 inch main in M per •p w - ;/6 -i • b , .� • - s • � :rn �. .. -a .. , ,,.+... •w ..k. ��� � :'y .w � �y.• � w iY4., -0 f... ,.� .,f ,., .�..4,. '� � « `.. ,• A smaller new pressure zone would be created above Scholls Ferry Road *" ° essentially to serve the R-9 area above the R-15 area shown on the Community , Plan. Facilities required include a 1.0 mg reservoir having its overflow at `' elevation 470. It would be filled through 8-inch mains on 150th Avenue and 6, to-- '� y .•F . • : . Sunrise Lane. 4%. % .` The final element is a connection from the 10 mg reservoir to Reservoir n y ,-- No. 4, which cannot be adequately filled from Beef Bend Road. This may be accomplished in several ways. A pressurized pipeline between the two reservoirs `.'� would be extremely difficult to install by normal methods because of "- intervening high ground. Gravity flow can be developed by a tunnel 45 feet e'. "` ° , beneath the intersection of 125th and Bull Mountain Road, but this appears to - be a rohibitivel expensive method. Gravity flow could also be developed b• P y expensive Gravity P by a ; '.. 'a..- 4,000 to 5,000 foot pipeline that would lay below the 430 foot contour on a route from the booster station at Reservoir No. 2 to Reservoir No. 4. This, also, is impracticable, especially across the land south of bull Mountain Road. A true siphon b y direct connection is P Y sicaAl y possible but should be ruled out ; ' •i ' ' 1 as a potentially unsanitary facility. When additional supply to Reservoir No. 4 is needed, it is proposed that g g. " "`/i`.^,.�....��:.�. a 12-inch line be installed off the new supply line going to High Tor Drive. This line would bleed-off t he higher pressure through a combination res s ur..e-sustain ink , • e valve.. A meter could be installed to determine when a separate 1.1 rn-_.:.d ' ; � altitud v e p g ,, pumping station is economically desirable for transferring water over the ridge pumping a between the two reservoirs, ral Plan B Plan B proposes to supply all land south of Bull Mountain Road above d"• :•.s... the r� Y elevation 450 and most of the land north of .. road above elevation 3 : t` A0 f o�n . ,i4 z a ,.: 27 Y..iN[d..1'... ....... ,,,•. .. .• r. ,., .... .. •,. ., 1. .. AA w'..,i .' pit' • the reservoir on the summit. Land below elevation 300 would be supplied from Reservoirs 1 2 3 and 4. Intervening land would be-„.Y. , 9 in new pressure zones • -Y+t' pumped from lines below. It is based on the same distribution line assumptions , ” �, as In Plan A. Please see Figure 5. Referring to Figure 5, studies showed that the high-head pump at Station --- \- "r.; No. 2 should be replaced with a 2.0 mgd unit and that the existing supply line ` 1 2:L : along Bull Mountain Road is adequate. The 132nd Avenue pump station should ` - : - rt be remodeled to pump 0.86 mgd, as in Plan A. A new large line on 150th ' . ". - /4 : ::r ,:yY Avenue to serve the rural land west of 1 50th and above elevation 450 does not 1 to,•..' {!-: appear necessary because much of this land can be served by a new pressure Y zone supplied from the 410 level. 1,' Additional storage at elevation 713 is needed, and Ideally it should total �. g 9 y about 3.5 mg. Again, as in Plan A, only 2.3 mg can be provided when 1.0 mg is : �' y added. Thus Plan B can provide about two days' average demand, at full ;y. development of the high zones and again this is the greatest non-cost 0 t • disadvantage of the alternate. r . 1 new pressure zone would be created on the southern flank of the •;,. mountain by means of a 2.5 mg reservoir having its overflow at elevation 550 ' and at least a 30-foot side water depth. It would be filled through a 12-inch 4 line by a L I mgd pumping station supplied from the main in Beef Bend, Road. The 12-inch line could be a part of the initial distribution system to serve the WARRINGTON and FOXGLOVE developments recently proposed north of Beef ' . Bend Road, west of 137th Avenue. . ; Early developments north of Beef Bend Road could be initially served from the summit and later transferred to this new zone. This new zone would %. 4 require rights-of-way between ween adA acent tracts either in the form of streets or Y ; .1 . dl.. - Y4 . I ., . ,••;-•:.• , , ,.. , • , ,•, , . ,./-.• .,... .... ._, ,_cv..,0AL4,;,:LEGEND.,T E....01 it J:iz.,e .. . , , . , . I2*' • • , ,.: . , .-. . -..-,, a a „ - - - ,....i, v A •, , ., i. *0. jk 1 sk\,_35.';"/ ''k"-'"b''4 '':" '.\‘'''------.7...'''-'21'./-/li t ,,, ----vats...g.riati'L;)41;'-':4. 0r;ifr' .1'7-: ,:,.;-:::,;(/•:5--7.-ji. :--"L2-.4.74.b‘354-s -.#Y.' 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' II 4, - ,p It, ) ' 1 ,..,,,,, . - .,_- ..,,.. --,..---" .,„ ,, /,.. , . , \ - = ..,,,. -, TA ),,s ,--:t...,'.''-".--;:"'"' -* ..2 1,,r--N,- \--------- ,:-D ii . . rfll illlia. -It' ' ' ** fl TT It' ,,,.......,, ',,r- ''''. 1 4.**.4 '''' * ''.""it't 1 *"‘" ''.'''Ciol; "._.,., ../7 ',/.' .1 li: ii g :,..::'.,14.• i-rai. .J TIGAR-D WATER DISTRICT • . , , ' .41,,,;;_,...,,.., ..,,,!..r, :At l'I.V.'. . e 1 *Ni , it , . ,. . . . ; . • -* •.1....« , r sr* ' 60' toll • - 9 ,i.,,. . , . -N.,,,s_ \s,,,_ 1.1 II' II 00.*".' "----'14 "-"1- _„11. -. "' ' ...r'''' '' '''' \........-i \ --r‘ II ,_ t. a:I E3ULL tviOUNTAIN AREA . . *I eel *'•: 'r, lif ---'7a461r' " ,-.,,,,,,t' ......„ : " - ' ,i. ••, ; t--'4 • '" -.4 . 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',*N.'', I •',,, 44, i a.* ' i,,,!:r.14-14:...-4--.-* r«.4a. •'',4 'r -,;' ".V.44* -..._''' "I-440'4'4'. r0;:;\k'It , .. . . -1 ; il 7'7"a"1•' . i\rir\ , \ . . ,„ _ - - - r ,,,,A1.4 , ., !0 ' ,, WATER SUPPLY PLAN "a" , , , , , , , ir22,emr , ..zz :2221' , . . , , , . ,, , , , , , , , „ , , , 0 ' 600 1000 2000 $ , , , ,, , ,,.. .: ,....„. , , , .,„ , , , , dNAPHIO tCALE • FT , , , , , ' , . , , , , , , , ,' , , ,, . , , ., , , , G LB ERT R. Ms- CON-SULTN-G ENGINEER. '.. , . . , , , H • . , • • 8813TEM8ER 10.86 , GOLDIE , , • , , . , , - . . ,_..-... , , , ,- . , . .. ,.., :-. ..., ;,* ,,., '. . ,,,.. -,-,..,,i., - ,:- ,,,. • ,., .,„ -.',,,„,,, --• . ;......;,,,., - ..t.,' . . ,,.., '.".,' ,,,,,-..;L ,4, '... '''.' . .. *.: _ ', ''',',. I `,' . " ..,L.,'.2 4,' .'.',., :• .,'" '. *.'.'4.4.,'. ..' .,''' .. ...,', , ",' *, : .„',.,, 1'-. • *:.14 '4.,' '• ' '-• .--• .... .-''.''`...-:°-'.j,.• ' , •.:' ,'. . 2 ;I. ''':''..':'-'.'" ;...A!'''' , " ."'A.- - _ .. . � utility easements. It would not be completely effective during the time that a ', patchwork development pattern is possible. . A smaller new pressure zone would be created above Scholls perry Road essentially to serve the R-9 area above the R-15 area shown on the Community Y .. "./7 ' Plana Facilities required include a 0.54 mgd pumping station and a 1.0 mg reservoir having its overflow at elevation 470. .-- The Murray Road-Gaarde Street connection, the Beef Bend-Scholls Ferry Road loop, and the reservoirs at elevation 410 are the same as in Plan B. The '..: connection from the 10 mg reservoir to Reservoir No. 4 is essentially the same r _ fJ . " as for Plan A except that the future transfer pump would move 2.3 mgd. ... Schedule r In either alternate for supply, a time table can only be created on the "'. basis of one's expectations of specific future events and the district's growth u:: ;.: - policies. Today, the Bull Mountain system has the capability to serve about " .�,, 1,500 to 1,600 residential meters and it now serves 609, with 420 known �=f. proposed additions. In the near future, one may expect that the supply system " . •� will be at about two-thirds of its capacity on a peak basis. , 'Y'... Common to each Plan is a new 1.0 mg reservoir at the summit and wa p 132nd Avenue pump station. .� a;. increased capacity at Station No. 2 and at the 19 re '. s initially.. would i'buy ..im " ..before a These could be constructed � and y some t . e b tnajdr o ,. Y w sup ly installation has to be chosen. The least cost for the work at the � 1 '' supply � 132nd pump • � Avenue um station can be realized if it is remodeled Murray . T �eled after the 'tNu Road-Gaarde Street extension because the pumps' motor size may be " . Minirnized ` due to reduced total pumping head. , t 4 q' Together, these additions would permit a total of 2,500 to 2,600 meters p • serving a population of about 9,000 persons. On a meter basis this is about 4.2 - times the present loading and 2.5 times the near-future loading of 1029 meters. a.: The Murray-Gaarde pipeline should be installed concurrently with the :e4' . roadway regardless of the Bull Mountain supply need. It is an element of both alternate plans. Construction time would be dependent on the road contract, ,:: - a w:, which the City of Tigard presently expects to be let in mid-1988. When this ` .t.:'': pipeline is completed, the 132nd Avenue pump station should be remodeled. . ,.. In summary, the first capital improvement phase recommended by this .�, report includes the following: '., :. ..'.; (1) Increase capacity of high head pump at Station No. 2 to 1400 gpm (2.0 .:.0,...‘1,:- 1 mgd). . "i' JW (2) Provide auxiliary power (156 running KW) at Station No. 2. 1# (3) Begin reconnaissance and study on the purchase of land sites for four new reservoirs. "'�..: ' ^ Subsequent phases of capital improvements would include: :t.-„::' 1 (4) 1988-90: Installation of 16-inch main along Murray Road Gaarde Street ',, extension and increase capacity of the 132nd Avenue pump station to 600 4' . v A: gpm (0.86 mgd). e_, . (5) 1990-95: Construct 1.0 mg reservoir at High Tor. '- The remainder of the work can be scheduled on the basis for increased . Ca -° water demand. None of the projects will require long duration construction x in periods and no very sudden needs for major volumes of additional supply will ” � probably occur. For purposes of this study it is assumed that new reservoirs, w i. stations and lines will :.. pumping stet to serve them �+n 1 be constructed in the late 1990s . M population persons first decade of the next �,-_. r to serve an added ulat�on of 10,000 ers�ns ire the fi century: , , . x x as +- '1- - -.+ .o '•. " - t _ __ - - - ,w. '+ ..v , iw " '. •. Gi y. W. w .p « ' .a ;,r;- . w.''., G+, ,,.4. a Construction Costs The estimates are based on the preliminary plans and estimated costs by • general contract. Allowances for pipeline work include valves, fittings, hydrants `,• I and pavement replacement where indicated as probable by reconnaisance of existing conditions. Reservoirs are assumed to be post-tensioned concrete in bedrock-free ground. Pumping stations are assumed to be factory-assembled and mounted on concrete slab footings. An allowance of 25% has been added to : cover the costs of engineering, legal, and administrative work and for ,�a contingencies, Costs are current at time of preparation. It is assumed that the district will incur all costs to construct reservoirs, . pump stations, and pressure-reducing valves. Developers and home owners will incur the cost of most pipeline extensions, although the district will probably pay for oversizing some, the exact amount of which cannot be determined at ‘. this time. This does not apply to main extensions which benefit a large portion of the district such as: Murray Road - Gaarde Street extension; 12-inch main between 10 mg reservoir and No. 4 reservoir, and paralleling existing mains on Bull Mountain Road and 150th Avenue. It is assumed that all of these costs will ,- be borne by the water district. it-° I4 (* - indicates a district expense)ed A or B Major Additions, L`irst Priority, P Total Item Estimated Cost 1,"! 1. Remodel No. 2 Pump Station 19,000 it- 2e Install auxiliary power at No. 2 Pump Stations 31,000 v., ,r 3. 16-inch Murray Road-Gaarde Avenue connection n 36 2 000 * and 36w inch Gaarde Avenue Duchilly Court connection P i a' ,> ' Major Additions, First Priority, Plan A or B (* - indicates a district expense) r (continued) ' Total Item Estimated Cost 0' 4. Remodel 132nd Avenue Pump Station 20,000 * 3. 1.0 mg reservoir on High Tor Drive 590,000 * 'M, • JO{rvlfl�}.11'" Total Cost $1,047,000 * .. . Major Additions, Second Priority, Plan A '- ' - '' (* - indicates a district expense) Total _, Item Estimated Cost °', ' 1. 12-inch line on Beef Bend Road � from 128th to 131st $37,000 +> 2. 16-inch line on Beef Bend Road from 414,000 131st to 2.5 mg reservoir on 150th K I 3. 2.5 mg reservoir on 150th 970,000 * 4. 2.5 mg reservoir at elevation 550 and 1,011,,000 * a 12-inch line from Barrington subdivision , rty 5. 12-inch line from `vest end of Fern Street 50,000 to Scholls Ferry Rd. .. 6. 16-inch line on Scholls Ferry Road to 336,000 2.5 mg reservoir south of Scholls Ferry Road 1 ''. al '"" 7. 2.5 mg reservoir south of Scholls Ferry Road 970,000 co ,'`. 8. 1.0 mg reservoir at elevation 470, south of 590,000 Scholls Ferry Road ,.- azi 000 9. Pump station at 10 mg reservoir for service 64,000 if _, to /.0 mg reservoir at High Tor Drive ' from r; 10. 16 inch and 12-inch line 1 0 mg reservoir 3459000 „ pumps to reservoir on High Tor Drive Total otal Cost $4,787,000 �' Total by,District $3,950,000 7 h :rW 33 - • Y ll .. t • � •x.11 ;w' " -..•.,t''i xN- i S,ri ,: 'i � �} * a , Y'. 'f Major Additions, Third Priority, Plan A 44. '. (41' - indicates a district expense) Total ., Item Estimated Cost 1. 16-i nch line on Scholls Ferry Road from S156,000 branch to 2.5 mg reservoir to Urban Growth Boundary , 2. 16-inch line on Beef Bend Road from Scholls 390,000 •J, A Ferry Road at Urban Growth Boundary to Bull Mountain Road • • i.. 3. 16-Inch line on Beef Bend Road from 324,000 Bull Mountain Road to 150th 4. 12-inch line on 150th from Bull Mountain 103,000 Road to Hawkridge ., : 5. 12-inch line from 125th and Bull Mountain 80,000 * .. road to Reservoir No. 4 i 6. Pump station at 10 mg reservoir for 51,000 service to Reservoir No. Total Cost $1,104,000 :!" Total by District $234,000 , .. • •:r 14 Major Additions, Second Priority, Plan B .' (* - indicates a district expense) .. Total 4 Item Estimated Cost 1. 12-inch line on Beef Bend Road $37,000 from 128th to 131st 2. 16-inch line on Beef Bend Road from 162,000 ., v ° 131st to Barrington Subdivision , and 1, . 3. 2.5 �g reservoir at elevation 5S® 011,000 � ;; 12-inch line from Barrington Subdivision 4. a Pump station to p serve reservoir at � � ' � ;� � � 51000 elevation 550 1" 34 . `� -`4:,, - -` - e - - --- ,�, � i 4 Y ',.v „l,. t. . lJ �44iy ♦ y . +' Yw x,,y`w 4. . w'w ,K J,y •,� M p. Yr Major Addition Seated. Priority, Plan B (* _ indicates a district expense) (continued) ' �; Total Item Estimated Cost .. ost ��:; 5. 16-inch line on Beef Bend Road from 252,000 �: -. Barrington Subdivision to 2.5 mg reservoir on 150th w , • 6. 2.5 mg reservoir on 150th 970,000 k •,' � 7. 12-inch line from west end of Fern Street 50,000 .. to Scholls Ferry Rd. y;Y • S. 16-inch line on Scholls Ferry Road 336,000 �" from Fern Street to 2.5 mg reservoir . • south of Scholls Ferry Road 9. 2.3 mg reservoir south of Scholls Ferry Road 970,000 `:a' 10. Pump station and 8-inch line to serve 55,000 * _ , 1.0 mg reservoir at elevation 470 11. 1.0 mg reservoir at elevation 470 590,000 * •' M �Y'1M south of Scholls Ferry Road ' service to Reservoir No. 4 r. Total Cost $4,484,000 Total by District $3,647,000 * v.., ps Major Additions, Third Priority, Plan r i (* - indicates a district expense) ` Ili Total r. Item Estimated Lost 1. 16-inch line on Scholls Ferry Road from 23 �Y, � y $156,000 L branch .5 mg reservoir to ' bran u� . Urban Growth Boundary 1g ii, Scholls 16 inch line on Beef Bend Road from 390,000 .` Scholls Ferry Road at Urban Growth Boundary , to Bull Mountain Road :gib, 35 ya r '. r . w r r s r. .. .. - - : f -' _._ .; w' x � Y .. Y .. • w4 �a, %d a 4l• + r . ", i ;"rt s NN .aL � „x +lr. � Major Additions, Third Priority, Plan B ,;.. (* - indicates a district expense) (continued) ii' *W,°p S ^ Item Estinlatvgd Cost 3. 16-inch line on Beef Bend Road from Bull 324,000 r' Mountain Road to 150th 4. 12-inch line from 125th and Bull Mountain 80,000 .• Road to Reservoir 4 r S. Pump station at 10 mg reservoir for service 51,000 r to Reservoir No. 4 .:a. Total Cost $1,001,000 Total by District $131,000 Table V summarizes the construction cost estimates and facilitates • comparison: -4• z.'t TABLE V f C i dRo9D a� L Phase Plan A Plan B Tirnin . First $1,047,000 « y $1,047,000 Near Future 0 Second 4,78/,000 4,484,000 Within 20 years Third 1 1045 00 . 1001,, 000_ After 2000 A.D. wa Total $69938,000 $6,532,000 .. Annual Costs +. etir tent is based . . bonds bearing an The annual cost of debt r � d on 20-year � ;w uniformly retired. Recurring costs effective interest rate of 7-1/2 percent, uni y for power are based on an average charge of 5.5 cents per kilowatt hour to cover jy 4•,• O V , - - - . .. . ... energy and demand. Power costs are applied to pumps supplying water to 10,000 . persons, or about 3,100 customers. '.., ..,-., Debt retirement of district expenses is calculated for pump stations, .- I reservoirs, pressure reducing valves, the Murray Road-Gaarde pipeline, and new : - , I pipelines connecting pumping stations to reservoirs. The third phase of priority are so distant in time that their annual costs are irrelevent, today. • Table VI summarizes the annual costs of Plan A and Plan 'B on the .1 foregoing bases. -, II ,.Y■ TABLE W ) Annual cost Data s . Plan Water DisAc_t_claiialCagla Debt Power Total First Phase Second Phase Total Service Annual Cost. WIIIINIM ' I ' ■ • A $1,047,000 $3,950,0U0 $4,997,000 $490,200 $34100 $526,300 .'.... 1 ...;-t B 1,047,000 3,647,000 4,694,000 460,500 24,100 484,600 a Plan B will have lower capital and annual costs. In either case, Plan A or , . ■ B, the management and policy issue would seem to be in the timing of irnprovements to match actual needs in response to specific land developments , 1talon in the context of growth within the total Bull Mountain area. For exa.mple, although Plan B is more economical than A, its financial feasibility , ,will depend on the amount of pipelines instailled around the base of the mountain when a decision must be made to construct the pump stations and associated pipelines of either Plan A or B. Plan B will always have lower power costs than Plan A simply because less water is pumped to the summit. $: 1 - 37 .. .,, - 1.-- [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] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]