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SUB1990-00002POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. 1a2nd ? S. of Beno YView Tent. PD 2S1 46CO3 5 0 VAR 90-0004 October 18, 1991 David Bentz OTAK Inc. 17355 SW 13oonea Ferry Road Lake Oswego, Oregon 97205 C 4 .' OREGON RE: Extension of Approval Period for PDR 90 -03 /SUB 90 -02 (Benchviewr Estates II) Dear David: You have submitted a request for an extension of the approval period for the k3enchview Estates U planned development/= ubdivision. The extension has been requested in order to hllow additional time to record the final plat for this development. The decision on this = application was issued on April 20, 1990 and became a final decision on May 1, 1990. The original 18 month approval period will expire on November 1, 1991. CommUtnity Development Code Section 18.80.030 allows the Planning Division to extend the approval period for a planned development application for one year subject to the Divia .dn determining ning 'Tat $ 1) there have been no changes made to the original conceptual plan approved by the Commission; 2) the applicant intends to submit a final plat during the extended approv =;1 period; and 3) there have been no changes in the facts or ordinance provisions on which the original decision was based. Similarly, Code Section 18.160.040 allows the Planning Divi =ion to extend a subdivision approval period if the ame extension approval standards listed above can be satisfied and if the extension of time will not preclude development of abutting properties. The Planning Division finds that these conditions for approval of an extension exist. No revisions to the approved conceptual, plan /preliminary subdivision plat have been made at this time Your letter indicates an intention to record the plat for the planned development /subdiviai.on within the extended approval period. We are unaware of any changes in the facts applicable to the decision such as a substantial change in the ability of service providing agencies to provide necessary public services to the proposed development or substantial changes to the roads which would provide access to the site. No substantive changes in the Plan or ordinances on which the decision was based have occurred since the original approval, with the exception of the adoption of solar access requirements that apply to the creation of new single - family lots (Code Section :1.8 88.040) However, Code Section 18.88.050 also provided solar access F standards b ion on individaaal lots, regardless whether the lots applied t were created prior o to or cafter the effective date of the solar access atandarde. Although staff is unable to find specific mention of whether the City Council intended for approved but a yet un- created lots to be required to be re- reviewed for solar accessibility of the subdivision layout it is believed that the Cotnncil intended only for these lots to be subject to the solar access standards that apply to home construction on these lots. y approved . As you lr of f an extension wouldd not preclude development on any abutting property. development on an approximately twenty acre parcel abutting the subject property on its eastern boundary (Mountain Highlands subdivision) That subdivision is not necessarily dependent on the + 9 ... ... ch�rie�r �state� II project for accrilss or utility extensions, of the Sen 132nd y tenslone, atltYiou 1'! it will be y. i y � n�H.►e��alr for SVV through two the Mountain that .'.. .. .. _ ... a tCV ,�d I:a serve T understand the :�: the boners of these .o s�rcels which have agp11�!'�ds sate. p to be constructs q of ,y developers of the Avenue been approved ,. for subdzva.e>+ond have an agreement that the. r�... � Box 23397, Tigard, Or or )223 0 03 '�3`�2� Hall Blvd, P�(�� ) 639- 4179 Mountain Highlands subdivision are aware of their reaponaibility to develop this r•.ad and utility extensions if there facilities are not already in place. It was made clear at the haring on the Mountain Highlands subdivision that a request for an extension of the approval period for the ,Benchvieetz Estates II development ws a forthcoming. The prospective developer of Mountain Righlandla subdivision had no comment with regard to the needed extension. The Planning Division therefore concludes u for extension of the � , X88 that , the request the approval period for application PDR 90-02/SUB 90-02 consistent with t � planned developments and subdivisions. The approval period A odfor recording r ing the final platf the initial phase is hereby extended to November 1, 1992. No further extensions beyond that time are permitted. Please contact me if you have further questions. sincerei , 'Ter Off e .. °.eview Planner a: FLl SUB 90u02/PDR 90 -02 Herman ' Porter, HPO #3 Carol Boyle. CPO 48 Chris Davis, Engineering Dept. JO: extra. its Y I i M. Jerry Offer City of Tim Community Development 13125 SW Han l3lvd, Tigard, OR 97223 Ret Bencch i.ew Project Number 2553 Dear Jerry: As the applicant for the proposed Ben aview II Project (PDR90 -0003 and SUJB90- �' requests a one-year tension for the submittal of detailed Oail2�y arms., Inc., req �' development plans, The requested extension is provided for in Section 18.80.030 and /8.160.040 of the Tigard Community Development Code. The extension is requested due to unfavorable economic conditions associated with the single family residential market for the area. It is anticipated that detailed development plans will be' submitted during the 1992 construction season. No Changes have been made to F. the original concept for the development, and not aware of any changes to we are the applicable comprehensive plan pAcies and ordinance provisions on which the In { approval was based. n addition, the requested extension not preclude the development of abutting properties. ti Jerry, thank you for your continued help. Y Sincerely, David L. Betz Planner AFFIDAVIT OF HAILING STATE OF OREGON County of Washington ) ea. City of Tigard I, 7 o lNearV- depose and say: (Please print) That I am a a, 5 a AC^ for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC HEARING OR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director ,...Tigard Planning Co scion Tigard Bearings Officer Tigard City Council A copy (Public Hearing Notice /Notice of Decision) of which is attached (Marled Exhibit "A ") was mailed to each named persons at th address shown on the attached list marked exhibit "R" on the : ±1 day of 1947D , said notice NOTICE OF DECISION as hereto attached, was sted on an appropriate 20+- day, of 1'9 i'7) • and deposited bulletin board on the y' ,� _ ®,� - ----�8 ► in the United States Nail on the day of c , postage prepaid. p ®� red Notice /Posted For Decision Only" el son who de1ivere 1' to POST OFFICE Subscribed and sworn/affirm to me on the day of 19 If�: y sty E - - _ tJ%4 - i5 i 7s� •` : b i -`�' _-- s - R 9 r Rr� — � i .` - o c .7 •' st a • ` x•k ' c _ i -t` ;t a,.F i r- : r . i k ,.. t - -t � t w - ' *r s '7 ; Dx h k,s s . t . •; LEGIBILITY TRIP .- r. ., of t o � r F k � = .ni F�tS C' F,Y i - s 1 --,g :� s . _ _ 4 s . CITY OF TIGARD Washington County, Oregon bICTICE OF mum am BY PLANNING COMMISSION 1. Concerning Case Number(s):_pUB222=20a/g12 90-0002 VAR 90-0004 2. Name of Owner: MEP International, Name of Applicant: OTAK, Inc. 3. Address 17355 SW Boones Feram211. City Lake °Emma State OR Zip 97205 4. Address of Property: SW 132nd Avenue south of Benchview Terrace Tax Map and Lot No(s).: 2S1 4DC tax lot 5700 vommanowninulogaroagemarmasaam 5. Request: Subdivision 2LminarLpLnned Demelopatnitsoriaaligan review to divide 18.06 acres into 46 lots and a 4.2 cre common smni_epggsLtract. Also emmageltEl_ere Variances to Communitj Development Code standards to 1 allow a 2S foot tzialLmetlIst street within a 34 footElght=of-wa whereas a_34 foot street in a 50 fgpts&ght=c2f=mELAR no_Lrin,a_1.1zrj;e_mgeta_gt'Xlow street oradientEJRLAR.12_15-2.9VaargiVbSEIRE12M22a-le the maximum rig_jc,k_erAllowed b Code standards and 3 to allow sidewalk on one side of the street only whereas sidewalk is normall re ublic streets. ZONE: it4.5 IResidentia1,4.5 units/acre) 6. Action: • ired on both sides of X Approval es requested Approval wlth conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall, and mailed to: The applicant and owner(0) Owners of record within the required distance The affected Neighborhood Planning Organization Affected governmental agencies 8. Final Decision: THE DECISION SHALL BE FINAL cm MAXLAJ 1990 UNLESS 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 SU Hall, P.O. Box 23397, Tigard, Oregon 97223. 9. A2peal: Any. party to the decision may appeal this decieion in accordance with 18.32,290(B) and Section 18.32.370 which provides that a written appeal may be filed within 10 days after notice is given and sent. The appeal may be submitted on City fOrmS and must be accompanied by the appeal fee ($315.00) aad transcript costs, (varies up to a maximum of $500.00). The deadline for filing o an appeal 15 3:30 p.0. MAY 11 1990 10. 5?jas-jo If you have any questions, plearte call the City of Tigard Planning Department, 639-4/71. CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 90-08 PC A FINAL ORDER INCLUDING FACTS, FINDINGS, AND CONCLUSIONS WHICH APPROVES A PLANNED DEVELOPMENT, SUBDIVISION, AND VARIANCE (PUR 90-0003/SUB 0-0002/VAR 90- 0004) REQUESTED BY MFK INTERNATIONAL (OTAK, INC.). IIIMMEMIIIMMOOMMINIS.■10111..WIMOSMISIIIINAIIMM.11.1.MPPMOICIMMMIO The Planning Commission reviewed this application at a public hearing on April 170 1990. The Commission's decision is based upon the facts, findings, and conclusions noted below: A. FACTS 1. General Information CASE: Planned Development PDR 90-0003, Subdivision SUB 90-0002, and Variance VAR 90-0004. REQUEST: For preliminary subdivision plat and planned development conceptual plan approval to divide 18.06 acres into 46 lots and a 4.2 acre common open space tract. Also requested are variances to the Community Development Code standards to: 1) Allow a 28 foot wide public street within a 30 foot right-of-way whereas a 34 foot street and a 50 foot right-of-way is normally required; 2) To allow street grades of up to 15 percent whereas 12 percent is the Maxima grade allowed buy the Code standards; and 3) To allow a sidewalk on one side of the street only where a sidewalk is normally required on both sides of public streets. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential ZONING DESIGNATION: R-4.5 PD (Residential, 4.5 unit/acre) APPLICANT: MAX Inc. OWNER: NM Intl., Oregon Partnership 17355 SW Boones Ferry 1201 SW 12th # 320 Lake Oswego, OR 97035 Portland, OR 97205 LOCATION: SW 132nd Avenue South of Benchview Terrace (WCTM 281 4DC tax lot 5700). 2. Background Information The subject property was annexed to the Ctty of Tigard in 1986 (CPA 16-85/ 2C 15-85). The County's zone designatimt of A-6 was changed to R-4.5 in conjunction with the annexation. The City then approved a 52 lot subdiviSion and planned development for BenChview Estates which occupieet the northwest portion of the original property. Portions of the proposed Bull Mountain Transportation Study have recently been approved by the City Council. This amendment to the Tig,,rd Comprehensive Plan includes the southerly extension of 132nd Avenue through the southeast portion of this property to Bull mountain noad. PINAL ORDER NO 90-08 PC - REED/BURTON MitilatIONMENIammulualeseneemee 3. Viciniemeenformation With the exception of Benchview Estates located to the northwest and Three Mountains Subdivision to the southweet, the property is surrounded by large parcels generally ranging between 3 ad 40 acres in size. Properties to the west and northwest have recently been annexed into the City of Tigard and are presently designated for medium density residential development and are zoned R-7 PD (Residential, 7 units/acre, Planned Development). Properties to the northeast have yet to be annexed into the City and are designated for low density residential development in the Tigard Comprehensive Plan. Property to the east is within the City limits and it is also zoned R-4.5 PD. Directly south lie a number o acreage homesites that are still within the County. 40 Site 3*Jtlf0t1------iC)r --Poi and Pr° sal DeE5101.120A The property is located t the southern terminus of 132nd Avenue. It lopes generally from the southwest down to the north and east. The steepest slopes occur adjacent to the drainageway between Benchview Estates and the proposed development. The entire site is wooded with the majority of the larger trees being located near the drainageway. Smeler trees and brush are located in the north central portion of the property. The preliminTry plat indic2tes that 46 lots will be created, ranging in size from 8,600 to 14,300 square feet. Th first phase of the subdivision will include lots 1 through 42 and the second phase of lots 43 through 46 will be platted when sanitary sewer service can be made available. 132nd Avenue will be extended, first to the.eoutheast then turning directly south along the eastern property line to continue towards Bull Mountain Road. In the northeast corner of the property, a SO foot wide local street right-of-way is shown to extend east to serve the second phass of this subdivision as well as future deeelopment on the adjoining property. The. street system for the remainder of the development consists of local streets within a 34 foot wide right -of -wey with a reduced pavement width of 28 fe.t. In addition, the applicant is also requesting that sidewalks be provided on only one side of these local streets. The preliminary grading plan shows that excavation will be necessary in several areas of the development to accommodate streets and some of the homeeites. This is especially true in the northeast portion of the property and at the end of each of the cul -de -sace. Street grades will, in come areas, exceed. the Commanity Development Code maximum street grade standard of 12 percent. The applicant indicates that front yard setbacks for the residence5 may be reduced to 10 feet and side yard setbacks may also be reduced in order to keep building sites away from the steepest grade.. The front yard setback of 20 feet for garages will be maintained. The Bull Kountain Community Plan indicates that this property is within en area of special concern for wetland and wildlife habitat. One Of the proposed methods for preserving this habitat iS to preserve at least SO percent of the trees when Wooded sites are developed. The applicant has not prow d any information regardlng how this policy will be met. FINAL ORDER NO. 90-08 PC - REED/BURTON • • • • .•..' • 5. enments A�encv end ��® ca The Engineering Division has the following commented The a p pl icant proposes to subdivide a 18. pi site into 46 lots including a 4.2 acre common tract with an existing p lanned d .vslopment overlay. n one variance is requested to allow 28 foot wide otreets h sid ide time o ®Done aide and street gradients up to 15% . This development p of Eenchview Estates which was completed in 1988 and included interim improvements of 132nd Avenue to Walnut Street. Inc., The applicant's has submitted a brief report engineer, OTAK, the variance. A preliminary summarizing the development and justifying i e�. plat and a circulation plan of the proposed development has also been submitted. jE'i3n �1 E The proposed development is within the study area of the Northeast 1» p The reeommea�ded e~+�tenai�,n of Bull Mountain Transportation Study. 132nd Avenue to the south from Eencheeiw Terrace 73 l l No City Road as a minor collector street has been approved y Council. The street is to be designed to accommodate a 25 mph City design scud The it is speed. The proposed alignment meets �Cit design criteria a furt�ier also consistent with alignment contained in the y extension of 132nd beyond this site has been on should be made to adjacent, property own r. Additional coordination ensure the vertical profile is agreeable to both patties. proposed The rop osed alignment of 132nd Avenue parallels the property line, 15 feet on the L3enchview side and 45 feet on the east side. This width is not adequate to construct the street improvements, therefore the improvements should be delayed until the adjacenn op signed by site develops to the east. An agreement has reportedly een the owners /develers of both sites concerning construction of this portion of 132nd Avenue. Grading should be profile easements reserved to performed a. t roadway. or slope ease allow construction of t future adway. The internal sheets are proposed to be constructed to reduced standards in order to limit the amount of grading required for full width streets The existing slopes are generally 15% to 20% and the site is woo Reducing the width to 28 feet, one sidewalk land allowing a 15% maximum street grade eliminating will substantially reduce the amount of grading and removal of the natural vegetation and is recommended. The proposed reduced right-of-way width of 34 feet does not allow an area for signing utilities or increased sidewalk width needed a around d nailbore an d de ramps. foot easement should be � novided al og thefrontage of all streets to allow for s g ing, utilities and sidewalk widening, FINAL ORDER NO. 90 08 PC RED /BURTON . . . 4. Phase 2 of the subdivision shows a street extending to the northeast from 132nd Avenue with a private roadway to serve 4 lots and to provide access for the future development of the adiaccnt property. A grade of 18% has been requested for this street, exceeding the 12% standard. A variance has been requested for 15% grades for the major portion of the subdivision and is recommended. Grades in excess of 15% are generally not allowed by the Fire District. 5. The site is relatively steep and includes a natural drainage channel. Most of the developed site will drain to this swale. The remaining portion will drain to the east. The development should provide for drainage of lots which do net dkain to the street. A major portion of phase 2 is within this drainage swale. Storm drainage lines outside the right-of-way should be accompanied by a 15 foot wide easement. Protection frem erosion and sedimentation should be provided at all discharge locations. 6. Sanitary sewer service is Provided from 132nd Avenue to phase 1. Phase 2, the 4 lots east of 132nd, are not serviceable by this line. Future extensions from the east must occur befor.= this phase can be developed. The eewer needs to be extended tO the south in 132nd Avenue for future development. Sanitary sewer service to the lots which slope away from the street must be served from the back. The proposed sewer line which is paralleling the ravine outside of the street right -of -may should be accompanied by a 15 foot wide easement. Access should also be provided for maintenance equipment. A major. portion Of the line could be cleaned from the manhole in 132nd Avenue ProVided no drops or grade breaks occur across the manholes. Access should also be provided to the 2 manholes behind lots 18 and 19 to maintain the remainder of the line. The Metropolitan Area Communications Commission has the following recommendations: a. Request that 2 - 2 inch PVC schedule 40 pipe at each utility crossing; b. That a minimum 48 hour notice be provided prior to digging any joint trenches for utilities; and c. That a plat map showing or stating that PUE dimensions be provided. The Building Division has the following comments: a. The project must be provided with private storm drain lines when storm water cannot be directed toward a public facility. b. The developer must be made responsible for keeping the streets clean during the construction of homes in the subdivision and be responsible for installing and maintaining catch basin protection for as long as there are lots to be built upon; PXNAL OgDER NO 90-08 PC - REED/BURTON • aaaaaaaaaaaseeeeeeeeeeeeeeaeaaaess eree=:2iAa4I'e'eM.45e 4 /1.711.1W.111.1KM14.41.44. c. The developer must provide an erosion control plan for the construction of the aubdivision; d. The developer must be made responsible to provide the Building Departmeet with soils reports for any fill placed upon building lots; and e. No slope is allowed to be over two to one The Tualatin Valley Fire a. Hydrants shall be requirements and District; and Rescue Department has the fol ow ng c provided as outlined by the Uniform Fire Code located in coordination with the Tigard Water b. Street grades shall not xceed 15 percent; and c. If possible, the subdivision shoule be redesigned to eliminate long dead end cul-de-sacs and provide better street. circulation. Portland General Electric and the Tigard Water District have no objections to the proposal. No other comments have been received. S. FINDINGS AND CONCLUSIONS The relevant approval in this case are Compreheneive Plan Policies 2.1.1, 3.1.1, 3.4.2, 3.5,1, 7.1.2, 7.3.1, 7.4.4., 7.6.1, 8.1.1, 8.1.2, and 8.1.3; the Bull Mountain Community Plan and Community Developeent Code Sections 18.50, 18.800 18.84, 18.92, 18.150, 18.160, and 18.164. eince the two plans have been acknowledged, the Statewide Planning Goals no longer have to be addressed for non-legislative land use applications. The Plauning Commission concludes that the proposal with Modifications is consistent with the applicable portions of the Tigard Comprehensive Plan based upon the finding noted below: 1. geeliste_111,11 is satisfied because the Neighborhood Planning Organization number 3, Community Planning Organization number 4B, and the surrounding property owners where given notice Of the hearing and an opportunity to comment upon the applicant's proposal. 2. kpllsyeelelel, can be eatisfied because the Code allows development of hillsides that are steeper than 25 percent when engineering information ie provided which shows that adverse envitonmental erosion or elope instability will not result. The applicant has submitted a general description of the a4e, however the specific techniques for mitigating any potential problems related to steep slopes have not been included. The Preening Commi 'Sion does not anticipate any difficulties provided the appropriate construction and erosion control Meaenren are employed and monitored by the sta“. Page 5 FINAL ORDER NO. 90-08 PC - REED/BURTON • Since many issues regarding slopes are site specific, the Commission conclude that methods for maintenance of slopes stability and erosion control shouLd be submitted for approval im conjunction with the public improvement plans and building permits with particular attention being paid to grades over 25 percent. 3. Rolitm 3.4.3 is satisfied because the large ravine along the western boundary of the development will remain in it natural state by being platted as a common open space tract. The Buil Mountain Community Plan identifies the wildlife habitat value of this property and those adjoining it. The plan calls for the preeervation of streams watercourses end tree' whenever poseibl:l. The staff concludes that this pxopeeal ts consistent with this policy. 4. Rs31),..aylektl indicates that the City will encourage private interests to .provide *pen space .recreation lands or facilities and preserve natural scenic and .historic areas. This plat does provide for common open space along the western boundary of this development. In addition, the site grading and tree removal ple,ns required in the conditions of approval below shall be reviewed with the intention of preserving the natural features of the site to the maximum extent possible. In addition to tract A, .which is the large common open space parcel within the western ravine area, a second tract (tract B) of 2,025 square feet is shown on the east side of 132nd Avenue. The purpose of this tract has not been made apparent in the information submitted by the applicant. This tract should not be platted in conjunction with phase 1 of the subdivision. Ideally, it shoal be combiAed with the parcel to the east and developed at some time in the future. 5. Policitta,iigese2A414...114.4, 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 these facilities will be provided within the subdivision as required by city standards. 6. polAie.ctiejeee..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 Variance requests discussed below regarding the requirements in Chapter 18.160 of the Community Development Code. Although the Fire District indicates that a system of interconnecting local streets would be preferable, the proposed street design does meet City standards. Also, the Use of a looped street syetem would require some street e to traverse along side slopes resulting in additional excavation and potential lose of trees. The driveway to lots 43 through 46 in phabe 2 stcUld be a private street. The dimensioes of the hammerhead turnaround for this att=et should be approved by the Fire District. 7. Policies 8.1.2 and 8.1.3 will be satisfied because the City of Tigard and Washington County have and will be workiaq together to resolve FXNAL ORDER NO. 90-08 PC - REED/BURTON Page 6 • 9 ^ , street improvement and location issues involved in this case and the greater Bull Mountain area The proposed subdivision street improvements will be constructed to City standards and will be installed at the developers expense. Sufficient public right -of --way will be dedicated to the public within the subdivision for these streets, including the extension of 132nd Avenue to Bull Mountain Road. The Planning Commission concludes th.= t the proposal with modifications is consistent with the Bull Mountain Community Plan based upon the following findings. 1. The preservation of trees is used as an important component of the Bell Mountain Community Plan strategy for preserving wildlife habitat and related aesthetic benefits. This property is entirely within a significant natural area as identified in the Plan. Theme areas are considered to be important due to their natural condition as well as ecologic, scientific, and educational value. The Plan goes on to indicate that a minimum of 50 percent of the tree e located on the property should be preserved during the course of coevatruction. The proposed preliminary plat application does not include a plan for the preservation of trees on the property. Such a plan provided by a qualified arborist must be submitted and approved prior to removal of trees over six inches in diameter on the . property or the approval of the final plat. An assessment of the impact of the development upon the western ravine, as well as the remainder of the property, should be accomplished prior to approval of the plat or the commencement of any construction on the site It appears that with careful planning the 50 percent tree preservation criteria can be Met for the developwent of this subdivision. 2. The property is also within the Area of Speciaa Concern number 3 in the Bull. Mountain Community Plan. This designation as been applied feacause of the County's expressed desire to evaluate significant natural areas on the north slope of bull Mountain and toe consider the possible acquisition of land as permanent open apace. Tiflis study has not been conducted by the County or the City. The Plan text does indicate that in the interim, development may occur in a manner consistent with the Plan and applicable Code provisions 3. General deeis 3 elements of the Plan include the design es: collector streets which will not encourage thraaugh traffic, minimise the amount of land disturbance, limit the removal of trees over six inches in diameter not to exceed 50 percent, and the protection of stream corridors. As discussed above in the Engineering Division comments, the Ainor collector street system is being designed primarily to serve the 1Future development on Bull Mountain rather than through traffic. Detailed g ie plans shall be required ae a condition of approval. to show how a Minimum of 50 percent of the trees will be preserved and that land disturbance, particularly in the ravine area, will be kept to a minimum. FINAL ORDER NO. 9O-Q PC - REED/ BURTON i The Planning Commission concludes that the proposal with modifications is consistent with applicable portions of the Ticjard Community Development Code based upon the findings noted below. 1. Chanter 15.5. of the Code is satisfied because the proposal does meet the density requirement of the R -4.5 zone. . 2. giLapttapaa is satisfied because the proposed density is consistent with Code requirements. 3. Chant er 18.80 is satisfied because the proposal is consistent with the purpose and requirements of this Ch.- peer' pertaining to Planned Developments. Planned Developments are intended to be used in undeveloped areas such as this to better protect the amenities' on the site. The creation of tract A along the western ravine area along with the preservation of at least 50 percent of the trees over six inches in diameter will help protect these amenities. The buildine3 setbacks proposed by the applicant are consistent with Section 18.8c.080 of this Chapter. The reduction of front yard setbacks to 10 feet is appropriate if the garage setback of 20 feet is retained. In Order to avoid conflicts with the Uniform Building Code, side yard setbacks should not be reduced to less than 3 feet. r�agewaya and 4. Chapter 18.84 covers sensitive lands issues � withi.nrlra, slopes over 25 percent. Although slopes of over 25 percent will generally be avoided by this project, it is possible that some of the homesitts or other construction will be located on such slopes Providing that grading, construction, and and erosion ns Inspection a3. approved and monitored by the Engineering an g p s . for this development, the provisions of this Chapter will be met. 5. Chapter 18.160 of the Code is satisfied because the proposal does meet the requirements tent forth for the submission and approval of a preliminary subdivision plat. Section 18 160.120 of this Chapter contains the criteria which must be satisfied in order to allow the reduction in street right-of-way and pavement d e p o i sidewalks on one side of the street, an street grades is in excess of 12 percent as proposed by the applicant. These variances may be approver if it is determined that special and unique circumstances exist, the variOnce is necessary for the proper design or function of the subdivision, it will detrimental in any way, necessar y because strict compliance Hanbe with the Code would cause ahardship. As noted in the applicant's submittal, the primary purpose for the City s t aiamis the deviation from the normal water street standards is to mi'.� site. p9 or slope has amount of ground disturbance on the atential for Tide rcoact� h corresponding benefits of reduced potential e instability and the preservation areas with the slops of trees. The instability City significant dtknse forest C�.t does not include Pe property respect, the eili uati.on is unique to encountered on a► and other parcels. g The d unique he subdivision -cowl AL ORDER NO. .'i - REED EI r1� � C1�08 PG � .fDR'ity1N Page 8 function properly and a hardship would not result without the Variance, but the additional grading and clearing would severely damage the aesthetic and wildlife value of the property. This unnecessary destruction is contrary to the purpose and intent of the Bull Mountain Community Plan, the Tigard Comprehensive Plan, and the Tigard Community Development Code as reviewed in this r"eport <. The Variance request is therefore justified as conditioned below. 6. Chapter 18.150 of the Code pronibtte the unnecessary removal of trees ov0r six inches in diameter. As noted above, a tree preservation resort prepared tial, a qualified arhorist •hall be required prior to commencement of any construction on the site 7. Chanter 18.16±4 of . the Code will be dur,4lag the approval process for the final plat. C. DECISION Based upon the above findings the Planning Commission recommends approves Planned Development POR 90 -0003, Subdivia.on SUB 90 -0002, and Variance VAR 900004 subject to the following conditions UNLESS OTHERWISE INDICATED, ' THE FOLLOWING CONDITIONS SHALL DE SATISFIED` PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY: 1. Right-of-way shall be dedicated to the public conforming to the alignment shown on the submitted preliminary plat for the internal streets and 12,2nd Avenue. Five foot easements shall be provided along both sides of the internal streets. STAFF CONTACT:Ton Feigion 2. Full width street improvements Shall be constructed to the alignment shown on the submitted plan consisting of 40 foot wide minpr collector street standards for 132nd Avenue and 28 foot wide local streets standards for the internal; streets. Five foot sidewalks Shall be constructed on both sides of 132nd Avenue and on one side of the internal streets. Improvements shall also consist of streetlights and underground utilities. 132nd Avenue shall be improved tnere the full 60 foot wide r.ght- of-way is available. STAFF CONTACT: Gary Alfson 3. Streets grades up to 15% shall be allowed for the internal streets. Grades in excess of 15% shall require approval of the Fire District. STAFF CONTACT :Gary A.1 f soi 4. An agreement shall be executed by the ap:l.icant, 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 132nd Avenue to the south limits of the property. STAFF CONTACT: Jon Feigion, Engineering Division (639 -4/71) Grading shall be performed or Slope asements reserved to allow construction to the future grade of 132nd Avenue. STAFF CONTACT a Gary Alfson FINAL ORDER NO, 90 -08 PC REED /BURTON 6. Lots 1 -6, 41, 42, and 7 shall not be permitted to access directly onto 132nd Avenue. STAFF CONTACT. John Hagman, Engineering Division (639 4171)• 7. The applicant shall provide for roof and pavement rain drainage to the public etormwater drainage system or by an on -site system designed to prevent runoff onto the adjacent property. STAFF CONTACT: Brad Rosati, Building Division (639 -4171) • 8. The applicant shall demonstrate that stoma drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Division (639-4171) 9 Sanitary sewer and storm drainage details shall be provided as part of the public improvement plane. topographic map of the basin and sanitary , lcsewer� service area ,hall be provided as�� drain�g ®b at p public improvement plane. Calculations shall be a supplement to the � mprovemas�n based on full development of the serviceable area The location and capacity of existing, proposed, eed, and feature lines hall be addre eaed STAFF CONTACT: Gr =g berry, Engineering Division (639-4171). 10. • Permanent utility easements shall be provided for all storm drainage and sani a shall be monumented before the City accepts da street improvement The following centerline monuments shall be seta A) All centerline- centerline intersection points. B) All cul- de -4sec center points. C) Curve points, beginning; and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points and cul -de -sac center points. The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: Jon Feigion, Engineering Division (639 -4171) 13. A grading plan shall be submitted showing the existing and proposed contours. A soil s report shall provided detailing the soil compaction requirements. STAFF CONTACT: O� 9 Berry, Engineering Division (639 -4171) . 14. An erosion control plan shall be provided as part of the public: improvement drawings. The plan shall conform to '"Erosion Control Plans - Technical Guidance Handbook, November 1989." STAFF CONTACT :Greg Berry 15. Private storm drainage easements shall be n «pr vide onNTA T final plat ns g deemed necessary by the Building D Brad Roast, Building Division (639-4171). 16. A tree removal re an p l prepared ared b. a qualified arborist shall be submitted p °� p public for City approval. storm drainage ®afacilities, e site grading, and their y P improvements, private effect upon the trees to be preser Ped . The plan shall identify the _ .. be used to assure that preservation atione through h the construction of the subdivision and residences. Ate�a minimum, trees to be retained shall exceed 50 percent of the be platted over six inches in diameter amete number at four feet above rade �'e Trees to be preserved shall be protected throughout the subdivision and home construction by a six foot high chain link or Similar means approved by the arborist and the Planning Division. STAFlo CONTACT: Keith l,iden, Planning Division 639 - 4171) . 17. Phase 2 of the propoded plat (lots 43 through Tract hall be laLted within three years of the appr of this development. en STAFF CONTACT: Keith Lid en, Planning Division (639 - 4171) FINAL ORDER NO. 96) -08 PC REED/BURTON 18. Lots 43 through 46 shall be served by a private driveway. The design of y g Lid en, the this dx�3.vewa, shall be approved by the Planning Division _ Tualatin Valley Fire District. STAFF CONTACT: Keith Liden, tinning Division, 63 41710 19. The applicant shall plat Tract "A" as a common open spaoe tract for the is subdivision to be maintained privately by the hom e sin in Fen h e Subdivision. The manner by Which this trad� -E by the homeowners shall be approved by the Planning Division. " "raOt "8" Shall also be mai nt&ined by this home owners association, sociation, how everd it May be combined with the propertit to the east in future for the purposes of development. STAFF CONTACT: �ACT. Keith Liden Planning Division 639-4171. 20. The minimum building aetbaeks for this subdivision Shall he: a. Front yard and corner yard - 10 feet 3d Front yard (garage) -4 20 feet c. Side yard 3 feet d. Rear yard 15 feet THIS APPROVAL IS VALID IF EXRUCISED WI F 1N 18 HOgEMS OF THE FINAL APPROVAL DATE- It. is further ordered that ppp notified of the entry of this t the. a lidant be n order. PASSED: This 7,011:' y., day of April, 1990, by the Planning Commission of the City of Tigard. /7// A01511 t P. Fyr A F t _e esident Ticg rd Plannia Omm salon 8YJE90 -02 , PFO/k]. ._..� FINAL ORDER NO3 90-08 PC - ED%BURTOM FINAL ORDER 90 --08PC MAK, INC. DAVID BANTZ 17355 SW BOWES FERRY RD LAKE OSWEGO, OR 97035 MKF INTERNATIONAL OREGON PARTNERSHIP (FAROUK AL -HADI) 1201 SW 12TH #320 PORTLAND, OR 97205 V 11 N :............ A 4 ' h+t'.�1"�'Y STATE OF OREGON County of Washington City of Tigard I e ,15` ,. depose and say: AFFIDAVIT OF MAILING ) es. ) _,ir ' - -, being first duly, sworn /affirm, on oath (Please print) That I aii a VI .0 c a t--- for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OP DECISION FOR: C`-ty of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council • A copy (Public Hearing Notice /Notice of Decision) of which is attached (Marked Exhibit "A ") was mailed to each named persons at tho address shown on the attached list marked exhibit "B" on the 744" .,day of , d, c, 19.2Q said notice NOTICE OF'DECISION as heret Iattached, was posted on an appropriate bulletin board on the day of L , 19,i , and deposited in the United States Mail on the day of --, 19°!e? postage prepaid. 1‘ P r®on1 who delivered to POST OFFICE Subs c;ribed and sworn/affirm to me on the 19 Person who posted on Bulletin Board (For Decision Only) -A c+ Teti uq b 61 ti My' t Aires: •ar���t�titfl bkm /AFFIDAV o' BKM NOTAR)r PUDLIC OF OREGON LEGIBILITY STRIP `[ • RESCHEDULED HEARING NOTICE OF EL11 L I C HEARING NOTICE IS REREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON TUESDAY, AsT41_17A1990, AT 7:30 Pplo IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO.: SUB 90-0002/FD 90-0003/VAR 90-0004 NPO NO: 3 FILE TITLE: Benchview II APPLICANT: OTAR, Inc. David Brants 17355 SW Booues Ferry Rd. Lake Osw.go, OR 97035 OWNER: MP International, Oregon Partnetsip (Farouk Al-Hadi) 1201 SW 12th #320 Portland, OR 97205 REQUEST: SUBDIVISION 90-0002 PLANNED DEVELOPMENT PD 90-0003 VARIANCE 90-0004 BENCEVIEW II NPO d3 Subdivision preliminary plat/Planned Development conceptual plan review •to divide 18.06 acres into 46 lots and a 4.2 acre common open apace tract. Also requested are Variances to CoMmunity Development Code standards to 1) allow a 28 foot wide public street within a 34 foot right-of-way whereas a 34 foot street in a 50 foot tight-of-way is normally required; 2) to allow Otreet gradients of up to 15 percent whereas 12 percent is the Maximum grade allowed by Code standards; and 3) to llow sidewalk on one side of the street only whereas sidewalk is normally required on both sides of public streets. ZONE: R-4.5 (Residcatial 4.5 units/acre) LOCATION: SW 132nd Avenue, south of Benchview Terrace (WCTM 251 4DC, tax lot 5700) (See Map On Reverse Side) THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ANY PERSONS HAVING INTEREST IN THIS MATTER MAY ATTEND AND BE HEARD, OR TESTIMONY MAY HE SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD OF THE HEARING. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL BASED ON THAT CRITERION. FOR FURTHER INFORMATION PLEASE CONTACT TIGARD CITY HALL, 13125 8W HALL BLVD., ORGANIZATION (NPO) # CHAIRPERSON t JIAmisayarter bkm/SUB90-,02.B2M THE PLANNING DEPARTMENT AT 639,4171, OR CONTACT YOUR NEIGHBORHOOD PLANNING PHONE NUMBER: 639-0895 „ ,4P cr • .;;:o 28104DO -03400 9e.. s.•••,.tl .0 4, EENOHVIEW ESTATES 8875 SW BEAV —HLSDL HWY :N:.,. .1 PORTLANi? OR 97225 2810400 -04200 .a....G....00saOOtlmetl NOOGEWERFF, A B .JS ° A aT. & LOUISE 851 It HIGBLA .VIEW DR BOISE ID 83702 251041X- 04100'.` e, eeVoao'aioe«o poses so•.o G RRIT; ENTERPRISES INC 8925 8W SW,BVTN—HLSOL HWY t: p PORTLAND ' OR, 97225 2S1O44DO- 041400 a? a 6 6 .. 0 0 0 0 0 0 0 0. o JOHN GERRITZ ENTERPRISES 1950 HUNTER WADI WEST LINE OR 97068 4. =f' a,. 251000 -05800 aa. .e...e....e PAULL DAVID P BEVERLY 13277 SW BULL Cr ROAD T11ARD 4B 97223 • • 2S104DG -05901 .. " ∎aeeea "saeomee.oe.. • I• i STAGE DEVELOPMENT CO INC ;6850 SW UPPER BOONES FY RD ,, AUD CIS 97224 2810400- 01800 aaorim eo.emomoo.... BEMMLBR, WHIN P AND SHARON i 7059 SW BARBARA LANE TIGARD OR 97223 ,4400-00300 .•00 .. a r o u'o . e o. o 0000e OR 97223 `2510400 -01400 OOO OO. s00.R Gi+...s..•.6 111-5 DEVELOP.BENTe INC 1200741B MARX ST BOX 30179 PORTLAND OR 97230 OTAK/ INC. 17355 SW BOCNES FERRY RD LAKE OSWEGO, OR 97035 Nom' INTERNATIONAL, OREGON PA T !e . (J'ARWK AL -WADI ) 1201 SW 12TH #320 PORTLAND, OR 97205 HERMAN PORTER 11875 SW GCE ST TIGARD, DR 97223 STATE OF OREGON County of Washington City of Tigard ■ being first duly sworn/affirm, on oath depose and say: (Please print) ��.,,� or That I a a \4"- .-g-- y _ O9 The city of Tigard, �. a corn. ghat I served NOTICE 07 Ft.''BLIC HEARING FOR That 'I served NOTICE OF DECXS.ON FOR City of Tigard Planning Director ", Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice /Notice of Decision) of which is attached (Marked Exhibit A) was wailed to each named peons at the addre s shown on the attached list marked exhibit "B" on the _122.-- day of 1 r said notice NOTICE a ►F D',t':CISXON as hereto .. t ed, was posted on ' an a appropriate . r e 'bulletin hoard on the , day of , 19 . - ; and Po sited in the Unite States Nail on the day of 1�%�, .. 1'9 postage prepaid 1►+lJ�� IV � 1.0-- S PersoSignature at��e esson �,asted O Bulletin Board (For Decision Only) ..erson who delivered to T OFFICE _Sub, ,riled and sWorn/affirm to me on the 19 (" • day of ta • NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON TUESDAY, Aggllag1990, AT 2:30 PM, IN THE TOWN HALL OP THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIaARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO.: SUB 90-0002/PD 90-0003/VAR 90-0004 NPO NO: 3 FILE TITLE: Benchview Zr APPLICANT: OTAK, Inc. David Bantz 17355 SW Boones Perry Rd. Lake Oswego, OR 97035 OWNER: HEW International, Oregon Partnersip (Farouk Al-Uadill 1201 SW 12th #320 Portland, OR 97205 REQUEST: SUBDIVISION 90-0002 PLANNED DEVELOPMENT PD 90-0003 VARIANCE 90-0004 BENCHVIEW II NPO #3 Subdivision preliminary plat/Planned Development conceptual plan review to divide 18.06 acres into 46 lots and a 4.2 acre common open space tract. Also requested are Variances to Community Development. Code standards to 1) allow ;- 28 foot wide public street within a 34 foot right-of-way wherea0 a 34 foot street in a 50 foot right-of-way LS norEally required, 2) to allow street gradients of up to 15 percent whereas 12 percent is the maximum grade allowed by Code standards; and 3) to allow sidewalk on one side of the etreet only whereas sidewalk is normally required on both sides of public streets. ZONE: R-4.5 (Reaidential 4.5 units/acre) LOCATION: SW 132nd Avenue, south of Benchview Terrace (WCTM 2S1 4DC, tax lot 5700) (See Map on Reverse Side) THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY TUE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ANY PERSONS HAVING INTEREST IN THIS MATTER MAY ATTEND AND BE NEARD, OR TESTIMONY MAY BE SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD OF THE HEARING. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION PROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL BASED ON THAT CRITERION. FOR FURTHER INFORMATION PLEASE CONTACT THE tISANNING DEPARTMENT AV 619,-4171, TIGARD CITY HALL, 13125 SW HALL BLVD., OA CONTACT YOUR NEIGHBORHOOD PLANNING ORGANIZATION (NPO) # 3 CHAIRPERSON: Herman P1ktet PHONE NUMPAR: 630-0895 bkm/SICS90 -02.8KM LEGIBILITY STRIP 2WAO4DC -03400 olkods4letboreaboosetteelieoee . BENCHVIE4,ESTATg8 887,1 SW B V-'NLSDL HWY PORTLAND OR . 97225 22104110441000,e e, e e « . w e o o o o e 0 e. a e o d o 0 PERRITS 3051.13PR ES INC 8925 70 -ULoS DL i - , /ORmiaN ,.. 25100D0 -04200 oam deaao06e••aeeooa H i , MARI13S "A 3. p LODISE 851 B HIGHLANDITIEW DR BOISE ' ID 83702 2E/104D044400 acF0eoe.a,00,oaeos00eo0 JOHN GERRIT2 ENTERPRISES nit.' 1950 HUNTER WA WEST LIB 2s1o4Dc*O5800 aomaa ®0eowa0w0oeueoe PAULL, DAVID P Biw 13277 SW BULL If2 ROAD TIGARD OR 977223 2S1O411C O59O1 ao,•o.000600bNeloae ebob• ..1g1RITMS DEVELOPMENT CO INC 16850 SW: UPPER BOWES fl RD- TIGARD OR ' 97224 2$04D06-01800 o a00.0e0do 0b0oo s HUEVOR, EDWIN P AND SHARON 7059 SW BMIERARA LANE TIGARD , ` OR 97223 2810400 - '00300 , e e o .4404. o• 00100400000/ ZOOM a GORDON, EELAI 13535 SW 121ST AVE TIGARD ''aaS10400- »01400 t, •OOO••O •.O TO.••000••O. r8 DEVELOPMENT 1 2007.14E I4ARX ST BOX 30179 VtoitTLAND OR 47230 F4KF INTERNATIONAL, OREGON PART. (FARoIJX AL -114D1) 1201 SW 12TH #320 PORTLAND, OR 97205 a PITY F • .• MAR OREGON CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 1. GENERAL INFORMATION PROPERTY ADDRESS /LOCATION SW 132nd Avenue, South of Benchview Terrace TAX MAP AND TAX LOT NO. 2 S 1 4 DC TAX LOT 5700 SITE SIZE 18.06 Acres PROPERTY OWNER/DEED HOLDER* Farouk Al-Hacli International, Oregon Partnership ADDRESS 1201 SW 12th, #320 CITY Portland, OR APPLICANT* OTAK Inc. ADDRESS 17355 SW Boones Ferry PHONE 635-3618 for KO' PHONE 222-5040 ZIP 97205 CITY LakeQOOR ZIP 97035 *When the owner and the applicant are different people, the applicant must be the purchaser of record or a leasee in possession with written authorization from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or submit a written authorization with this application. 2 PROPOSAL SUMMARY The owners of record of the subject property .111.0.1..•11....11■■•■•••21.•■•■•■• request permission to divide a 1806 tTotal Area) lots between parcel into 46 8500 (number of lots) and 16,125 square feet in size. •2) /VC V Weld ft" FOR P ' 4 STAq E ONLY / CASE NO. p 45_12.1/11 0 OTHER CASE NO's: _ RECEIPT NO APPLICATION ACCEPTED BY: DATE: ....filL2214.11212__ Application elements submitted: A) Application form (1) B) Owner's signature/written /authorization (C) Title transfer instrument (1) (D)/Assessor's map (1) E) Preliminary Plat (pre-app checklist) 0 Applicant's statement P-ael (pre-app checklist) (G) List of property owners and addresses within 250 feet (1) 7(11) Piling fee (t4.15 plus $5 ---- per lot) 4016-05-0` DATE DETERMINED TO BE COMPLETE e6244c/i0K44 FINAL DECISION DEADLINE: COMP. PLAN/ZONE DESiGNATION: YONISNOIMMIIIMINIMMINYWOROMil, 3 4/ e"°/942 N.P.O. Number: ' Preliminaty Plat ApproVal Date: Final APProval Date: Planning Engineering Recording Date and Number: 0520P/13P 3/88 • List any variance, Planned part of this as p p Dever ment, Sensitive Lands, or other land use actions to be considered ia Planned De�e ent with � variance from street standards. o • Applicants To have a complete application you Fill need to submit attachments described in the attached information sheet mt the time you submit this application. • THE APPLICANT(S) SHALL CERTIFY THAT AW The above re uest does not violate an deed restrictions that may be attached to br imposed upon the €"kiR9 opert !_ 2. If the application is granted, the applicant will 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, attachments, and exhib4 is transmitted here frith, are based and this applicants so acknowledge that any permit issued, application, may be revoked if it is ' found that any such statements are false. a p contents of the application, including D. The �� licant has read the entire co the poll.icies and criteria, and understands the requirements for approving or denying the application. DATED this SIGNATURES of each owner (eg « husband and wife) of the subject property. (KSL:pm /0520P) 25104DC..03400 eo ♦aPa e0• o•oo,;� 8ENCHVIEW ESTATES 8875 SW SEAV-4ILSDL HWY PORTLAND OR 97225 2S1O 1DCM.041 h,.'r e P• e a 1/ s e o e i s e,'a GRRRITZ ENTERPRISES INC 8925 SW EVTNn- HLSDL<,' PORTLAND OR 97225 25104DC.-- 64230 . o•.MPeee•o •Pio. HOOGEWERFF, MAR/US A 6,7 & LOUISE 851 E HIGULANDVIHW UR BOISE ID 83702 2S104D0- 05800 e•ooep•eaecs'e•i•e•••• PAULL, DAVID P BEVERLY 13277 SW BULL MT ` ROAD TIOA 1 OR 97223 2810400 -04400 •ooro•ne�aooaea•ePa•e JOHN GERRITZ ENTERPRISES INC 1950 HUNTER WA WEST LINN 2 S1O4DC 01800 0...........4. 1► 01104001, MUELLER, EDWIN P AND SHARON 7059 SW BARBARA TIGARD OR 97223 2810400 -01400 •ieroeei•••ss•bcVse•aop- M88 DEVELOPMENT, INC 12007 NE MARX SW BOX 30179 PORTLAND OR 97230 2S104D0-05901 •eo co ieeebe••••eoe HERITAGE DEVELOPMENT CO INC 15850 SW UPPER HOONES FY RD TIGARD OR 97224 2S10400.40300 O•• O• P e, • O O O O O O O �I • O O I/ MOORE, GORDON ELAX B 13535 SW 121ST AVE CARD OR 97223 A t) -004-0 taa,04,4 'Im'OiY Wi 'I >+n.- :n „4�Ia>•!YNhei...�z/rnM , a:NW fwafY. �Y?�1V:« Aap;:MW«..W «cTgalN:rorMkwttpga.W r. #uw,H :.w_ >W �# GZVI et,':.c'.'n .x,K�rtiA%t,:Ex;LL': F.XY4wt'>'J�Y:M btViR.".Pa:S ".w'.':.a`u"x11p Nµ{uW,A na. 3NwY: J,/. W, Y¢ IYC. a(. 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U #ar:+Y'k4amlupllK'.>M+M.bMt.'W r:s4mN.`�+x`- r<'" -1 'ni Iai4WWw:NW= IN wed w+W?q I I'M1'.w:Y'vJU:s IMCit#n_ .. - -.:x4 �dw44 -yY.ps I.: ^,:4" YMkbbn'd.NuaX- wiaPw..axw+[u�nxa ,rHH'.aa.Y +x wr.ti =�SMVr Vv,.0 nYusWkN.:t:N W(V...0 µyrcuvla+;; �4uw11 Kan;yrawv:MlkRY: =AMirKYa.+1 W 4�s.�:F�K.S.vaf414Yx u�.b4cWA.., IM[LttlHlw.tYa " AIN�YA•* iI:WUYd/uAneivxu+esrgM1 *iyt #p��: r4W 4Yna::r:un I,M �Y>rbWx3l'�+r:viau vM:Wl�klt4l:. I'.AiVCYlaylr51.4V 4EFpYI1 ,Yl.rx.4ti4'Mx'ryi1;nNMItM11N111 .. xis ... iicx_ nnA•Y{ WM& ..M+t K1:�a7A:rA'b bN aa. f fro 0 TO: r-�-- =WEST FOR COMM= DATE: ra„ r►1a. r 2° 1 of FROM: Tigard Planning Department RED SUB 90 -0002 BENCV]EW II Subdivision preliminary plat /Planned Development conceptual plan review to divide 18.06 acres into 46 lots and a 4.2 acre common open space tract. Also requested are t wide oes to Rhin a 34 foot right-of-way andarsis to 1) allow �, 28 foot P at etiwi henrel ©pment code standards whereas a 34 foot Street in a 50 foot right -of -way is normally required; 2) to allow street gradients of up to er 15 percent whereas 12 percent is the maximum grade allowed by code standards; and 3) to allow sidewalk on one side of the street only whereas sidewalks is normally required on both sides of public street ZONE: R -4.5 (Residential 4.5 units /acre) LOCATION: SW 132nd Avenue, south of Benchview Terrace (WCTM 2151 4b0, tax lot) Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and a from other . - , our staff, a�®report and recommendation will be information available to r P 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 Mar. 9, 1990. You may use the space provided below of attach a separate letter to return your comments. I are _ unable to red and b the above date . please P hone the staff contact noted with s and � oonf irm your comments in writing as soon asP a ®ibl ®f you have any s e questions regarding this matter, contact the Tigard Planning De partment, PO Box 23397, 13125 SW Sall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Farr Offer ,,_.._. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have raviatzed the proposal and have no objections tc it Please contact of our office. Pease refer to the enclosed letter. Written Comments: Name of Person Commenting: Phone Neer bkm/SUF,90 --02 . BI •s 1. NOTIFICATI ON LIST.FOR ALL APPLICATIONS `+' 'CPO No . I �•' NPO No. "� (2 copies) 2. CITY DEPARTMENTS <' Building Inspector/Brad R. City Recorder ✓'. Engineering /Gary A. 3. SPECIAL DISTRICTS 4- Fire District (pick -up box bldg.) ///Tigard W.D. 8841 SW Commercial Tigard, OR. 97223 Metzger W.D. 6501 SW Taylors Ferry Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wash. Co. Land Use & Prandp• 150 N First Ave. Hi boas), OR 97124 Brent Curtis Kevin Martin _.._..__. Joann Rice Cott King V! ,Fred Eberle Mike Borreson N) City of Beaverton % Jim Mendryx PO Box 4755 - 4755 SW Griffith Beaverton, OR 97076 State figh+ay Division Lee Gunderson PO Box 565 Beaverton, OR 97075 7. SPZOIAL AGENCIES General l,elephone Mike !1cSherry/Beavertof 4155 SWoCedar klille Blvd.,97005 Bob o1 12460 SW Main 97223 Parke & Recreation Board _ Police 1 then School Diet. No. 48 (Beaverton) Joy Paid PO Box 200 Beaverton,', OR 97075 School Dint, Nov 23J (Tigard) 13137 SW Pacific Hwy. Tigard, OR 97223 Boundary Commission 320 SW Stark Room 530 Hillsboro, OR 97124 METRO 2100 SW tat Ave. Portland, OR 97201 -5398 Other . Northw ®el t Natural Gad Ronald D. Polvi PE, PLS 220 NW Second Ave. Portland, OR 97209 TCI Cablevisi8n of 0regan, 3500 SW Bond b0.11A14,10, D/ '`7261 01114 = ►ai k C (i do cX. Inca Portland General Electric Briars Mvore Portland General Electric 14655 SW Old Scholia; Fermi' Bzzaav rton, OR 91007 . .. ions' t�ieta�o po 1�.tan Area unions Harlan Cook Twi n Oaks Technology Center 1815 NW 169th Pace, S -»6020 BeaVerton OR 97006 -4886 Pacfic 'Northwest tell . STATE AGENCIES Aeronautics )iv. ' (ODOT' DOGAMI , Engineer ,Division of State Lands Board of Health ,.... Commerce Dept. - M.H. Park Pi h & Wildlife Parks & Necrea. Dior. (000T) _ . LC Dc Subdivision Supervisor Pii1C Dept. of Energy Fire e Marahali, Dept. of Environe Quality Other, . FEDERAL AGENCIES ,. ,,.... Corps of Engineers ,,. Post Office other Southern ?acifio Transportation Company Duane H. Forney, PLS - Project Engineer 800 NW 6th Avenue, RCom 324, Union Station Portland, OR 97209 Motif . MST "„ Oro44u i PJa+++Wr tytWr M" nw „r TY O T I G?`KkD "" R CE 1 PT OF E'AVMCh' _ �' � Ct AMOUNT 0 d l...s 1201 $4,W., 12Tip AV 1 4 : 3 l� DAT5# of;i:TL.. IND 4 0R PURPOSE PP PAYMENT Mw.u«hn�llfNrhl„r rW I�u.,��w14f'r�"'i.a ""'••+J�udx.N.. W *�i+�, +n4 M+w. LAN u3E "APPL I CAT [ ON P +T) 9-O:3 90-0 2.) V 90-04) 4 ...1M�MW rLi WVWW 1114441N:k40. W.rM „qi' w+W+wYNMf1'�1MW NMN*M. 0:�'i�'I Mh�fW Irx ENi r.r,w FOR1 a 0i. (WENU � SOUTH FO ENCHV 1 W T RF C H iNK- au F Mr-4RD W Hail Blvd. ox 23397 regon 97223 — 07 600241N1 RETURN NO FARING NABLE 04/02/90 TO SENDER ORDER ON FILE TO FORWARD 2S10400-01400 r c • M -B MT/MOMENT, INC X 2001 E S T BOX 30179 PbRTLAND OR 97230 2S10400-01400 o -• -s e • ;e ,o ,cye.,• ,• • a • ,• o •o_ ro • • _.. M—B D p .oj�''T INC 12007--NEIGIRX ST BOX 30179 12-ORTLAMD OR `.97230 'A TI 00 00i4JD4i . '-ATTEMPTED I' OT KNOWN RETURN TO AEI NOT DELIVERABLE AS Pi TUALATIN VALLEY RESCUE AND DEPARTMENT 4755 S.W. Griffith Drive ® P.D. Box 4755 a Beaverton, OR 97076 s (503) 526 -2469. FAX S26 -2538 September 9, 1991. J.D. Smith Otak 17355 S.W. Boones Ferry Road Lake Oswego, Oregon 97035 Re: Royal View Estates Washington County Case File #90-364 Benchview Estates City of Tigard Case Number(s): SUB 90°0002 /JPD 90-0002/VAR 90 -0004 Dear Mr. Smith This is a Fire and Life Safety Plan Review and is based on the 1988 editions of the Uniform Fire Code (UPC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulation. Fire code and standard operating rocedures for this district are very spocific as to maximum grade of streets, i.e., 15% for not greater than 200 foot lengths. Where these grades cannot be met, this eist ^ict would recommend that _ - buildings i l d ings constructed i z these areas be provided with automatic c s .,:.p r s g%le protection in accordance with National Fire Protection Association Standard protection and reducing fire catastrophes, and that a statement be put in CC's and R's advising buyers of residences that during adverse weather ° that em ency medical aid may not be able to conditions th ergs res and due to excessive evade characteristics of access roadways. ,iworkiiijo inoke betdetctg Save 1Liv s If I can be of any further asst stance to you, please feel free to contact me at 526-2502. Sincerely,. Deputy Fire Marshal. GB cc' Washington County tax..ld ng Department Tigard Building Department STAFF REPORT TO THE PLANNING COMMISSION HEARING DATE; April 17, 1990 7:30 PM HEARING LOCATION: Tigard City Hall - Town Hall 13125 SW Hall Blvd. Tigard, OR 97223 A. FACTS 1;. General Information CASE: AGENDA ITEM 5.3 Planned Development PDR 90-0003, Subdivision SUB 90 -0002, and Variance VAR 90-0004. REQUEST: For prelimiiary subdivision plat and planned development conceptual plan approval to divide 18.06 acres into 46 lots and a 4.2 acre common open space tract. Also ieque .ted are variances to the Community Development Code standards to 1) Allow a 28 • -way whereas a Soot foot street and a 50 foot ,• right- of- way �ish normally required; 04 foot M p 2) g up percent andards • and 3) percent 2 To allow �stre grade xalS.owed buy the Code standards; whereas 12 e To is the maximum g allow a sidewalk on one side of the street only where a sidewalk is normally required on both sides of public streets. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential. ZONING DESIGNATION R -4.5 PD (Residential, 4.5 unite /acre) APPLICANT: OTAK Inc. OWNER: M F K intl., Oregon Partnership 17355 SW Boones Ferry 1201 SW 12th # 320 Like Oswego, OR 97035 Portland, OR 97205 LOCATION: SW 132nd Avenue south of Benchview Terrace (WCTM 251 4DC tax lot 5700). 2. Background information _ . .. y Tigard ( -16 -85/ The subject property was annexed to the city of Ti and in 1986 CPA ZC 15 -85) . The County's zone designation of R -6 was changed to R-4.5 in conjunction with the annexation. The Cily then approved a 52 lot subdivision and planned development for Benchview Estates which occupies the northwest portion of the original property. Portions of the proposed Bull Mountain Transportation study have recently been approved by the City . Ci • This amendment to Tigard Comprehensive Plan includes the southerly extension of 132nd Avenue through the southeast portion of this property to Bull Mountain Road. STAFF REPORT - OTAX /MFK INTL. - PDR 90 /0003/SUB 90 0002 /VAR 90 -0004 PAGE 1 • 3- nsialtm_IntarmAtican With the exception of Benehview Estates located to the northwest and Three Mountains Subdivision to the eouthwest, the property is surrounded by large parcels generally rang;',ng between 3 and 40 area in size. Properties to the west and northwest 11051w: vetaently been annexed into the City of Tigard and are presently design aaee 'bate medium denoity residential development and are zoned R-7 PD (Resi4eueial, 7 uniteleere, Pleeteed Development). Properties to the northeast have yet to be annexed into the City and are designated for low density residential development in the Tigard Comprehensive Plan. Property to the east is within the City limits and it is also zoned R-4.5 PD. Directly south lie a number og acreage homeiltee that are still within the County. 4. gletejnefteettettlea.onemorle-Deeori The property is located at the southern terminus of 132nd Avenue. It slopes generally from the southwest down to the north and east. The steepest elopes occur adjacent to the drainageway between Benchview Estates and tho propoeed development. The entire site is wooded with the majority of the larger trees being located near the drainageway. Smaller trees and brush are located in the north central portion of the property. The preliminary plat indicates that 46 lots will be created, ranging in size from 80600 to 14,300 square feet. The first phase of the subdivision will include lots 1 through 42 and the second phase of lots 43 through 46 will be platted when sanitary sewer oervice can be made available. 132nd Avenue will be extended, first to the soUtheast then turning directly south along the eastern property line to continue towards Bull Mountain Road. In the northeast corner of the property, a 50 foot wide local street right-of- way is shown to extend east to serve the second phase of this Subdivision as well as future development on the adjoining property. The street system for the remainder of the development consists of local streets within a 34 foot wide right-of-way with a reduced pavement width of 28 feet. In addition, the applicant is also requesting that sidewalks be provided on only one side of these local streets. The preliminary gradieg plan shows that excavation will be necessary in several areas of the development to accommodate streets and some of the homesitee. This is especially true in the northeast portion of the property and at the end of each of the cul-de-sacs. Street grades will, in some areas, exceed the Community Development Code maximum street grade standard of 12 percent. The applicant indicatest that front yard setbacks for the eesidences may be reduced to 10 feef and side yard setbacks may aiee foe reduced in ordet to keep building site away from the steepest grades. The front yard setbaek of 20 feet for garages will be maintained. The Bull Mountain Community Plan indicates that this property is within an area of Special concern for wetland and wildlife habitat, One of the proposed mc.:-.11catil for preserving this habitat is to preserve at least 50 STAFF REPORT - OTAK/MFK INTL. - PDR 90/0003/SUB 90-0002/VAR 90-0004 PAGE 2 4 a ■1i • . 4 not provided any information regarding how thicvelo�:ed. The applicant has percent of the trees wl'en wooded sites are d p y g this policy will be meta o ASEBEY_Ang_NEL commet ® The Engineering Division has the following comments: The applicant proposes to subdivide a 18.06 site into 46 lots including a 4.2 acre common tract with an existing planned development overlay. A variance is requested to allow 29 foot wide ot.reets with sidewalk on one side and street e�ieta�es op which was d This l.et,edefn�198 is the second phase of Benchvi a and included interim improvements of 132nd Avenue to Walnut Street. The applicant's engineer, °TA , Inc., has submitted a brief report summarizing the development and justifying the variance. A preliminary plat and a circulation plan of the proposed development ent has also been submitted. h"i.nding . a 1. The proposed development i.e within the etude area of the Northeast Bull Mountain Transportation Study. The recommended extension of 132nd Avenue to the south from- Bencbveiw Terrace to Bull Mountain Road as a minor collector street has been approved by the city Council. The street is to b designed to accommodate a 25 mph speed. The proposed alignment meets City design criteria and it is also consistent with alignment contained in the etucY further x of beyond thisxte hest been coordin ated with :h e adjacent property 'Additional coordination should be made to ensere the vertival profile is agreeable to both parties. 2. The proposed c,ignment of 132nd Avenue parallels the property tine, 15 feet on the Eenchview side and 45 feet on the east side:. This width is not adequate to construct the street improvem ntae therefore the improvements should be delayed until, the adjacent site develops to the east. An agreement has reportedly been e 1 of both sites eoncernint t the construction of this�ds portion 1�, p rs o ` of 132nd Avenue. Grading shoBld be performed to the future profile or slope easements reserved to allow construction of the roadway. 3 The internal streets are proposed to be constructed to reduced Standards in order to limit the amount of grading required for full width streets. The existing slopes are generally 15% to 20% and the site is wooded. Reducing the width to ` 28 ' fe®ta eliminating one sidewalk and allowing a 1t' +% maximum street grade will s& stantiaily reduce the amount of grading and removal of the natural vegetation and :s recommended. The proposed reduced right',of -V ay width of 3e STAFF REPORT - OTAK /M 'K INTL. -- P iR 90 /d 003 /SUB 90 -0002 /VAR 90 -0004 4i.� • .. .. k..... . .... . 4. an area for signing, utilities or increased sidewalk width needed around mailboxes and wheelchair ramps. A 5 foot easement should p;, along for be provided alo � and sidewalk widening. 1 streets to allow �, signing, utiliti Phase 2 of the subdivision •ehowe a street extending to the northeast from 132nd Avenue with a private roadway to serve 4 lots end to provide mcce M s for the :facture development of the ad jaceet property. A grade 18% has been requested for this street, exceeding the 12% standard. A variance has been requested for 15% grades for the major portion of the subdivision and is recommended. Grades in excess of 15% are generally not allowed by the Fire District. 5. The site is relatively steep and includes a natural drainage channel. Most of the developed site will drain to this °wale. The remaining ,portion will drain to the east. The develalpment should provide for drainage of lots which do not drain to th street. A major portion of phase 2 ass within drainage ;wale. Storm . drainage lines outside the right-of-way should be accompanied by a 15 foot wide easement. Protection from ero = ion and sedimentation should be provided at all discharge locations. 6. 'Sanitary sewer service is provided from 132nd Avenue to phase 1.. Phase 2, , the 4 lots east, of 132nd, are not serviceable by this line. Future extensions from the east must occur before this Phase can be developed. The sewer needs to be extended to the south in 132nd Avenue for future development. Sanitary sewer service to . the lots which slope away from the street must be served from the back. The proposed � er line i which is paralleling rallelin the ravine outside of the streetr right-of-way ay should be ccompan3ed by a 15 foot wide easement. Accer)s should also be provided for maintenance equipment. A major ,portion of the line could be cleaned from the manholw in 132nd Avenue provided no drops► or grade breaks occur across the manholes. Access should also be provided to the 2 manholes behind lots 18 and 19 to maintain the remainder of the line. The Metropolitan recommendations: a Re eat that 2 pipe p utility 2 inch. PVC schedule 40 i e at each u croaei1ig b. That a Minimum 48 hour notice be provided prior to dig trenches for utilities; and c. That a plat map showing or stating that PUB The Building Division has the following comments: Area Communications Commission has the following ing' anyone . The project must be provided with private STAFF REPORT a OTAK/M%'I INTL. -- PDR 9 9�0- 0002 /VAR 90-0004 00/000a/ sus ' t , 4.• • ',. water cannot be directed toward a public facility. b. Tha developer must be made responsible for keeping the streets clean during the construction of homes in the subdivision and be responsible for installing and maintaining catch basin protection for as long as there are lots to be built upon; c. The developer must provide an erosion control plan for the construction of the subdivision; d. The 04eveloper must be made responsible to provide the Building Department with soils reports for any fill placed upon building lotep and e. No slope is allowed to be over two to one The Tualatin Valloy Fire and Rescue Department has the following comments: a. Hydrants shall be provided as outlined by the requirements and located in coordination with District; b. Street grades shall rot exceed 15 percent; and Uniform Fire Code the Tigard Water C. If possible, the subdivision should be redesigned to eliminate long dead end cul-de-sacs and pXovide better street circulation. Portland General Electric and the Tigard Water District have no objections to the proposal. No other comments have been ved. B. FINDINGS AND CONCLUSIONS The relevant approval in this Lava are Comprehensive Plan Policies 2.1.1, 3.1.1, 3.4.2, 3.5.1, 7.1.2, 7.3.1, 7.6,1, 8.1.1, 8.1.2, and 8.1.3; the Bull Mountain Community P/an and Community Development Code Sections 18.50, 18.80, 18.84, 18.92, 18.150, 18.160, and 18.164. Since the two plans have been acknowledged, the Statewide Planning Goals no longer have to be addressed for non-legislative land Use applications. The Planning staff Concludes that the proposal with modifications is consistent with the applicable yortions of the Tigard Comprehensive Plan based upon the findings noted below: gsjm__2.1 is satisfied because the Neighborhood Planning Organization number 3, Community Planning Organization number 480 and the surrounding property owners where given notice of the hearing and an opportunity to comment upon the applicant's proposal. 2. Policy 3.1.1 can be Oatidfied because the Code allows development of hillSides that are Steeper than 25 percent when engineering STAFF REPORT - OTAK/MFK INTL. - PDR 90/0003/SUB 90-0002/VAR 96-0004 MOE 5 information is provided which shows that adverse environmental erosion . or slope instability will not result. The applicant has aubmitted a general description of the site, however the specific techniques for mitigating any potential problems related to steep slopes have not been included. The Planning staff does not anticipate any difficulties provided the appropriate construction and erosion control measures are employed and monitored by the staff. Since many issues regarding slopes ar site specific, the staff recommends that methods for maintenance of slopes gtabil.ity and erosion central be submitted for approval in conjunction with the public improvement plans and building permits with particular attention being paid to grades over 25 percent. 3. Pcal cy 3* .? is satisfied because the large ravine along the western boundary of the development will remain in its natural state by being platted as a common open space tract. The Bull Mountain Community Plan identifies the wildlife habitat value of this property and those adjoining it The plan calls for the preseuvation of streams watercourses and trees whenever possible. The staff concludes that this proposal is coneietent with this poll y. 4. Pol that the City will ,en��fourage private interests to provide lopeni space trecreation lands or facilities and preserve provide scenic and historic areas. This plat does provide for common open space along the western boundary of this development. In addition, the site grading and tree removal plans required in the conditions of approval below shall be reviewed with the intention of preserving the natural features of the site to the maximum xtex t possibly:. In addition to tract A, which is the large common open space parcel within the western ravine area, a second tract (tract B) of 2,025 square feet is shown on the eaet side of 132nd Avenue. The ur ose of P P. this tract has not been made apparent in the information submitted by the applicant. Staff recommends that this tract not be platted in . conjunction with phase'1 of the subdivision. Ideally, it should be combined with the parcel to the east and developed at some time in the future. L ▪ Policies 7.1.2 7.3.1 ' 7.4.4m and 7. 6.1 sf ied because adequate and storm drainage facilities as well as fire protection 5. are satisfied sewer, n g services are or will be made available t� the development. The applicant has indicated these facilities will be provided within the subdivision as required by City standards. • p li yy el. calls fee a Safe and efficien t street system that meets current and Pr applicable f a c a proposed al Street system satisfies all Code and Plan street standards with the exception of � the '�ari.ance requester Community below elop�ient Code. t � 9 Chapter 18.160 of the y the Although the Flee District indicates that a system of intereortnecting STAFF � r R.1CPO)FtT FJTAiC /NICK INTL. - PIM 90,,I0003 /SiiB 90•y0002 ',1AR 90 -000 • local streets would be preferable, the proposed street design does meet City standards. Also, the use of a :hooped street system would require some streets to traverse along side slopes resulting in additional excavation and potential loss of trees. The driveway to lots 43 through 46 in phase 2 should be a private street. The dimensions of the hammerhead turnaround for this street should be approved by the Fire District. 7. Policies 8.1.2_ and 8.1.3 will be satisfied because the City of Tigard and Washington County have and will be working together to resolve street improvement and location issues involved in this case and the greater Bull Mountain area The proposed subdivision street improvements will be constructed to City standards and will be installed at the developers expense. Sufficient public right-of-way will be dedicated to the public within the subdivision for these streets, including the extension of 132nd Avenue to Bull Mountain Road. The Planning staff concludes that the proposal with modifications in consistent with the ;bull Mountain Community Plan based upon the following findings. 1. The preservation of trees is used as an imps rtent component of the Bull Mountain Community Plan strategy for preserving wildlife habitat and related aesthetic benefits. This property icy entirely within a significant natural area as identified in the Plan. These areas are considered to be important due to their natural condition aB well as ecologic, scientific, and educational value. The Plan goes on to indicate that a minimum of 50 percent of the trees located on the property should be preserved during the °nurse of construction. The proposed preliminary plat application does not include a plan for the preservation of trees on the property. Such a plan provided by a submitted and prior © a removal o f qualified rees over o era six inches in diameter on the property or the pp rava�l of t the final plat. An assessment of the impact of the development upon the western ravine, as well as the remainder of the property, should be accomplished prior to approval of the plat or the commencement of any construction on the Bite. It appears that with careful Planning the 50 percent tree preservation criteria can be met for the development of this subdivision. 2. The p ro p a t is also within � the Area rea o f Special Concern n number 3 in the l Mountai Community Plan. This nau s been applied because of the County's expressed desire to evaluate significant natural areas on the north elope of Bull Mountain and to conBider the possible acquisition of land as tperQ�n late open ors "'The: Plan text ydcaeB not been conducted by interim, development ly, Y Y.. indicate that in the , pment may occur in a manner consistent with the Plan and applicable Code provisions° STAFF REPORT OTAt /1KFK INTL. - PDR 90/0003/BIJB 90e0002J MR 90-0004 nneral_ design elements of the Plan include the design of minor s',ollector streets which will not encourage through traffic, minimize the .amount of land disturbance, limit the remo'eal of trees over six inches in diameter not to exceed 50 percent, and the protection of stream corridors. As discussed above in the Engineering Division comments, the minor collector street system is being designed primarily to serve the future development on Bull nountain rather than through traffic. Detailed plans shall be required as a condition of approval to show P preserved and that how a minimum of 51� percent disturbance, particularly inh the rravine area, will be kept to a minimum. The .Planning staff staf d the proposal modifications is consistent ' with applicable por, ions of the Tigard Community Development Code based upon the findings noted below. 1. Chapter l8 ry 50 of the Code is satisfied because the proposal does meet the density requirement of the R -4 p 5 zone. . Chapter rd .92 is satisfied because the proposed density is consistent with Code requirements. Chapter 18.80 is satisfied because the proposal is consistent with the purpose and requirements of this' Chapter pertaining to Planned Developments. Planned Developments are intended to be used in undeveloped areas such as this ,to better protect the amenities on the site. The eWreation of tract it along the western ravine area along with the preservation of at least 54 percent of the trees over six inches in diameter will help protect these amenities. The building setbacks proposed by the applicant are consistent with Section 18.80.080 of this Chapter. The reduction of front yard setbacks to 10 feet i s appropriate if the garage setback of 20 feet is retained. . 1n order to avoid conflicts with the Uniform Building Code, side yard setbacks should not be reduced to less than 3 feet. 4. Chapter 18.84 covers sensitive lands idsues within drainageways and slopes over 25 percent. Although elopes of o,rer' 25 percent will generally be avoided by this project it is poseihle that same of the home Ltes or other construction will be located on such slopes. Providing that grading, construction, and erosion Controls are approved PP d and rrionitored by the Engineering and. Building Inspection Divisions for t .. this devel.op�tme� °tt, the Larovisions of this Chapter will be met is 5. Chapter ,18.16Q of the Cede is satisfied because the proposal does meet the requirements sent fo tk for the submission and approval of a preliminary subdivision plat. STAFF REPORT - CTAK /MFRS INTL. PDR o0' /0003 /SO'i 90-0002/VAR 90 0004 PAGE 8 Section 18.160.120 of this Chapter contains the criteria which must be satisfied in order to allow the reduction in street right -of -way and pavement width, the provision of sidewalks on one side of the street, and street grades is in excess of 12 percent as proposed by the applicant. These variances may be approved if it is determined that special and unique circumstances exist, the variance is necessary for the proper designs or function of of the subdi•visionp it will not be detrimental in any way, and it is necessary because strict compliance with the Code would cause a hardship. As noted in the applicant's submittal, the primary purpose for the deviation, from the normal City street standards is to minimize the amount of ground disturbance on the site This approach has correspond(Lng benefits of reduced potential for erosion or slope instability and the preservation of a greater number of trees. The City does not include significant areas with the slopes or dense forest encountered on this property and in this respect, the situation is unique to this and other neighboring parcels. The Subdivision could function properly and a hardship would not result without the Variance# but the additional grading and clearing would severely damage the aesthetic and wildlife value of the property. This unnecessary destruction is contrary to the purpose and intent of the Bull Mountain Community Plan, the Tigard Comprehensive Plan, and the Tigard Community Development Code as reviewed in this report. The Variance request is theregore justified as conditioned below. 6. Chepter 18.150 of the Code prohibits the unnecessary removal of treeas over six inches in diameter`. As noted above, a tree preservation report prepared by a qualified arborist shall be required priors to commencement of any construction on the site. . er 18 a 164 of the Code will be during the approval process for the final plat. C RECOMMENDATION Base upon the above findings the Planning staff recommends approval of Planned Development PDR 90-0003, Subdivision SUB 90 =0002, and Variance VAR 90-0004 subject to the following conditions UNLESS OTHERWISE INDICATED, THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY 1. Right -of -way shall be dedicated to the public conforming to the alignment Shown on the submitted preliminary plat for the internal streets and 132nd Avenge. Five foot easements shall be provided along both sides of the internal streets. STAFF CONTACT:Jon Peigion t improvements � g Full width �tree� r.is rc��emex�ts shall be constructed to the alignment shown on the submitted plan consisting of 40 foot wide minor collector street standards for 132nd Avenue and 28 foot wide local streets standards for the STAFF REPORT •- OTAK /,MFK INTL. PDR 90/0003 /SUB 90-- 0002 /VAR 90 -0004 PAGE 9 o " ."` • •t • internal streets. Five foot sidewalks ahall be constructed on both sides of 132nd Avenue and on one side of the internal streets. Improvements shall also consist of streetlights and underground utilities. 132nd Avenue shall be improved where the full 60 foot wide right-of-way is available. STAFF CONTACT: eery Alfoon 3. Streets grades up to 15% shall be allowed for the internal streets. Grades in excess of 15% shall require approval of the Fire District. STAFF CONTACT :Gary Alfson 4. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property ownerie right to oppose or remonstrate against a future Local Improvement Disteict formed to improve 132nd Avenue to the south limits of the property. STAFF CONTACT: Jon Feigion, Engineering Division (639-4171). 5. Grading shall be performed or slope easements reserved to allow construction to the future grade of 132nd Avery/6. STAFF CONTACT : Gary Alison 6. Lots 1-6,4142 and 7 shall not be permitted to access directly onto 132nd Avenue. STAFF CONTACT: John HagMan, Engineering Division (639-4171). 7. The applicant shall provide for roof and pavement rain drainage to the • public stormwater drainage system or by an on-site system , designed to prevent runoff onto the adjacent property. STAFF CONTACT: Brad Roast, Building Division (639-4171). S. The applicant shall demonsteate .that storm drainage runoff can be discharged into the existing drainagewaye without significantly impacting properties downotream. STAFF CONTACT: Greg Berry, Engineering Division (63)-4111). 9. Savitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographid map of the storm drainage basin and sanitary sewer service area shall be provided as a supplenent to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existiegn propesed, and future line shall be addredsed. STAPP CONTACT: Greg Berry, Engineering Division (639-4171). 10. Permaaent utility easements shall be provided for all storm drainage and sanitary sewer facilities outside the public right-of-way. Access shall be provided with a 10 foot wide all weather surface within a 15 foot easement to the 2 sanitary eewer manholes behind iota le and 19 and to any other manhole with a veraical change greater than 2 inches or a grade break greater than 5% . STAFF CONTACT : Gary Alfsion 11. Two (2) sets of detailed pUblic improvement plane and profile constructiofl drawings shall be aubmitted for preliminary review to the Engineering bivision. Seven (7) Bete of apprcved drawings and One (1) itemized construction cost eetiMate, all prepared by a Profeasional Engineer, shall 4,. STAFF REPOBT e ATAK/MFK INTL. - PDR 90/000J/50E 90i0002/VA B 90-0004 PAGE 10 be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Division (639-4171). 12. Building permits will not be issued and construction of proposed public improvements shall not comMence until after the Engineering Division has reviewed and approved the public improvement plans and an street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer -eagineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. STAFF CONTACT: John Hagman, Engineering Division (639 - 4171). 12. Street centerline monumentation shall be provided as follows: a) Centerline Monementation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all etreet and roadway rights-of-way shall be monuMeeted before the City accepts a street improvement. 2 The following centerline monuments shall be set: A) All centerline-Centerline intersection points. B) All cul-de-sac center points. C) Cure points, beginning and ending points 4t(e)C's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points and cul-de-sac denter point,3. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: Jon Feigion, Engineering Division (639-4171). 13. A grading plan shall be submitted shoeing the existing and proposed contours. A soils report shall be provided detailing the eoil compaction requirements. STAFF CONTACT: Greg Berey, Engineering Division (639-4171). 14. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989." STAFF CONTACT gareg Berry 15. Private storm drainage easements shall be provided on the final plat as deemed necessary by the Building Division. STAFF CONTACT: Brad Roaet, STAFF REPORT - OTAK/MFK INTL. - PDR 90/0003/SOE 90-0002/VAR 90-0004 PAGE 11 4. Building Division (639-4171). 16. A tree removal plan prepared by a qualified arborist shall be submitted for City approval. This plan shall evaluate the plans for public improvements, private storm drainage facilities, site grading, and their effect upon the trees to k a preserved. The plan shall identify the trees to be preserved and the method to be used to assure that preservation through the construction of the subdivision and residences. At a minimum, trees to be retFined shall exceed 50 percent of the existing number of trees within the area to be platted over six inches in diame:-..er at four feet above grade. Trees to be preserved shall be protected threughout the subdivision and heme construction by stAsix foot high chain link or similar means approved by the arboriot and the Planning Division. STAFF CONTACT: Keith Liden, Planning Division (639-4171). 17. Phase 2 of the proposed plat (lots 43 through 46 and Tract "B") shall be platted within three years of the approval of this development. STAFF CONTACT: Keith Liden, Planning Division (639-4171). 18. Lots 43 through 46 shall be served by a private driveway. The design of this driveway shall be approved by the Planning Division and the Tualatin Valley Fire DiStrict. STAFF CONTACT: Keith Liden, Planning Division, 639 - 4171. 19. The applicant shall plat Tract "A" as a common open ;apace tract for the subdivioion to be maintained privately by the homeowners in Benchview 2 Subdivision. The manner by which this tract is maintained by the homeowners shall he approved by the Planning Divielon. Tract "B" shall also be maintained by this homeowners association, however, it may be combined with the property to the east in the future for the purposes of development. STAFF CONTACT: Keith Liden, Planning Division, 639-4171. 20. The minimum building setbacks for this subdivision shall be a. Front yard and corner yard - 10 feet b. Front yard (garage) - 20 feet c. Side yard - 3 feet d. Rear yard - 15 feet THIS APPROVAL IS VALID IF HEERCISHD WITHIN 28 MONTHS OF THE FINAL AkPROVAL DATE. Prepared by: Keith S. Liden Date Senior Planner SUB90-02.KL/k1 STAFF REPORT - OTAK/MFK INTL. PDR 90/0003/S0E 90-0002/VAR 90-0004 PAGE 12 • , .!., • ' " ' JtuN+�:kacM�'✓•YYM'�� mud!1:nY ,>`++uuiR�p:•r4.xrN:Atia,'.t W t FYr.(w1u ia.Ma.»zr .� »7i t+ = *umw�"� ^h.Y a m_404.r141:11"Xw` . «z 444 v..Mr,. Y,:, t.14 A tlda'M::u- 1F..tti.e:t)u :Yis1x:N.':tl'itl.1 up nt'4Ma r:i'•S tititl tm •., Yvu l:4'IR.N; FcFt14 prC+ ?1Nk4Y3lml% abut4tY: M+ 1al. .Mkt'�%MS>fiAY+VMw/.4cYd#aF: +wW �OIi WIa It aKltww r wn, ..,-• 117 '14 A Nry:l �t*'m4:Y'd! 14 r 44411 : pai'Mw.NYi� FROM: Tigard Planning Department ff2Es SUB 90 -0002 BENCRVIEW x1 Subdivision preliminary plat /Planned Development conceptual plan review to divide 18.06 acre ®;into 46 lots and a 4.2 acre common open apace tract. Also requested are variances to community development cede Standards to 1) allow a 28 foot wide public street within a 34 foot rights -of -way whereas a 34 foot street in a 50 foot right -of -way is normally required; 2) to allow street gradients of up to is percent whereas 12 percent is the maximum grade allowed by code standards; ,rnd 3) to allow sidewalk on one side of the Street only whereas sidewalk is normally required on both sides of public .streets. ZONE: R -4.5 (Residential 4.5 unite /acre) LOCATION: SW 132nd Avenue, south of Benchview Terrace ( WCTM 2S1 4DC, tax lot) 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. y application, your comments by Mar. 9, If you wish to comment on this a lcat�.on, we need ova 199®. You may use the space provided below or attach a separate letter to return your comments. If you are unable a nd b y,the above data please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you hav= 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: Jerry Offer THE FOLLOWING ITEMS THAT APPLY We have reviewed the proposal and have no objections to it. ;ease contact of our of f iGE: Please refer to the enclosed letter. Written Comments: i aime of Person Commenting: Phone Number: bkm /SUB9b O2 El i CITY OF T3D a OREGON TO: Jerry Offer, Assistant Planner FROKa Gary Alfson, Transport RE: Sub 90 -0002 Benchview II Comments: The applicant proposes cre common tract with requested to allow 28 gradients up to 15 %. was completed in 1988 Walnut Street. April 10, 1990 to subdivide a /8.06 site into 46 lots including a 4.2 an existing planned development overlay. A variance is foot wide streets with sidewalk on one side and street This development is the second phase of Benchview which and included interim improvements of 132nd Avenue to The applicant's engineer "OTAK" has submitted a brief report summarizing the development -.nd justifying the variance. A preliminary plat and a circulation plan of the proposed development has also been submitted. Eindinaxs: 1. The proposed development is within the study area cif the Northeast Beall Mountain Transportation Study. The extension of 132nd Avenue to the south from Benchveiw Terrace to Bull Mountain Road as a minor collector Street has been approved by the City Council. Thtia street is to be designed to accommodate a 25 mph speed. The proposed alignment meets the design g adopted. further beyond this site has been alignment coordinated with the adjacent property owner. hAdditional coordination should be made to ensure the verticel profile is agreeable to both parties. 2. The proposed alignment pa This with line, 15 t of 132nd Avenuo parrallels the property l�n feet on the Benchview side and 45 feet on the east side. iss not adequate to co eta;uct the street improvements, therefor the improvements should be delayed until the adjacent site develops eo the east. An agreement has reportedly been signed by the owners /developers of both sites concerning the construction of this portion of 132nd Avenue. Grading Should be performed to the future profile or slope easements ts reserved to allow construction of the roadway. The internal streets re proposed to h constructed standards in order to limit the amount of grading required full width streets. The � 15% to 2 0% and one ®3.de and tr -tieing Reducing ate the ®w rd`ch�yto 28 feet, eliminating s e viants.in walk egad ENGINEERING COMMENTS HENCHVXEW II SUB 90x0002 PAGE 1 • allowing a 15% maximum street grade will substantially reduce the amount of grading and removal of the sutural vegetation and is recougmendeda The proposed reduced right--ray width of 34 feet does not allow an area for signing, utilities or incremsed sidewalk width needed around mailboxes and wheelchair ramps. A 5 foet easement ohould be provided along the frontage of all streets to allow for signing, utilities and sidewalk widening. 4. Phase 2 of the subdivision shows a street extending to the northeaut from 132nd Avenue with a private roadway to serve 4 lots and to provide access for the future develoement of the adjacent property. A qrade of 18% has been requested for this street, exceeding the 12% standard. A variance has been requested for 15% grades for the major portion of the subdivision and is recommended. Grades in excess of 15% are generally not allowed by the Fire District. S. The site is relatively steep and includes a natural drainage channel. Moat of the developed site will drain to this swale. The remaining portion will drain to the east. The development should provide for drainage of lots which do not drain to the street. A major portion of phase 2 includes the drainage swale. Storm drainage lines oatside the right-of-way should be accompanied by a 15 foot easment. Protection from erosion and sedimt,ntation should be provided at all discharge locations. 6. Sanitary sewer service is provided from 132nd Avenue to phase 1. Phase 2, the 4 lots east of 132nd, are not serviceable by this line. Future extensions from the east must occur before this phase can be developed. The sewer need e to be extended to the south in 132nd Avenue for futnrca development. Sanitary sewer service to the lots which slope away from the street must be served from the back. Sewer lines outside the street right- of-way should be l'ocompanied by a 15 foot easement. Access should also be provided for maintenance equipment. A major portion of the line could be cleaned from the manhole in /32nd Avenue provided no drops or grzde breaks occur across the manholes. Access should also be provided to the 2 manholes behind lots 16 and 19 to maietain the remainder of the line. Conditions: 1. Right-of-way shall be dedicated to the public conforming to the alignment shown on the submitted preliminary plat for the internal streets and 132nd Avenue. Five foot easements shall be proeided along both sides of the internal streetts. STAFF CONTACT Jon Feigion 2. Full width street improvements shall be constructed to the alignment !shown on the submitted plan consisting of 40 foot wide minor collector street etandards for 132nd Avenue and 28 foot wide local streets standards for the internal streete rive foot sidewalks shall be constructed on both sides of 132nd Avenue and on one side of the internal streets. emprovementS shall also consist of etreetlighte and underground utilities, 132nd Av.nne shall be improved where the full 60 foot wide right -Ofeway is available. STAFF CONTACT: Gary Alfson ENGINEERING COMMENTS BENCHVIEW 11 SUB 90-0002 1,4 WOOMMIKUMW • 3. Etre to grades up to 15* shall be allowed for the internal streets. grades in excesa of 15% shall require approval of the Vire District. STAFF CONTACT :Gary Alfsen 4. An agreement shall be exeented by the applicant, on forms provided by the City, which waives the property owneres right to oppose or remonstratz against a future Local Improvement District formed to improve 132n6 Avenue to the south limits of the property. STAFF CONTACT: on Feigion, Engineerieg Division (639-4171). a. Grading shall be performed or slope easeeents reserved to allow construction to the future grade of 132nd Avenue. STAFF CONTACT a Gary Alfeon 6. Lots 1-6,41,42,7 shall not be permitted to access direr onto 1e2nd Avenue. STAFF CONTACTg John Hagman, Engineering Division (639-4171). 7. The applicant shall provide for roof and pavement rain drainage to the public stotevater drainage oystem or by an on-site system designed to prevent runoff onto the adjacent property. STAFF CONTACT: Brad Roe, Bending Division (639-4171). 3. The applic;nt shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg Berry,) Engineering Division (639-4171). 9. Paeitary oewer and storm drainage details shall be provided as part of the putllic 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 improvement plans. Caleulatione shall be based on full development of the serviceab,e area. The location and capacity of existing, proposed, and future lines shall be addreosed. STAPP CONTACT: Greg Berry, Engineering Division (639-4171). 10. Permanent utility easements shall be provided for all storm draieage and sanitary sewer facilities outside the public right-of-way. Access shall be provided with a 10 foot wide all weather surface within a 15 foot easement to the 2 sanitary sewer Manholes behind lots 18 and 19 :414 to any other manhole with a vertical change greater than 2 inchee or a grade break greater than 5% . STAF? CONTACT s Gary Alfson 11. Two (2) sets of detailed public impeoVement plane and profile construction drawings shall be submitted for preliminary review to the Engineering Division. Seven (7) seta of approved drawings and one (1) itemized construction cost estimate, all prepared by a Peofessioftal Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawingo required by the Buillieg Division and should only include sheets relevant to public improvements. STAFF ememe: John Hagman, Engineering Division (6J9-4171). 4'1;1 . I •: '41 ENGINEERING COMMENTS - BENCHVIEW II SUB 90e0002 PAGE 3 • ' • ,„.• • . • ee aeeeetteaee. 1191111ee.•.va....m.11EIVEZ..av7 • • 12. Building permits will not be it a ue6 and construction of ' proposed public improvements shall not commence until after the Engineering Division has improvement plans street opentng reviewed el 'construction a om lance agrement has bean and executed. A 100 ppe�i�'a�tit or � Percent performance developer-engineer �caant r�o�manc�� payment of a�® permit fee and �a sign �ineats�ll .ati ®n/r�tree�tl.igh agreement, the Zee are required. STAFF' CONTACT: John Ragman, Engineering Division (639 4171) 12 Street centerline m onun entation shall be provided as follows: Centerline Monumentation 1) In ccordance with Oregon Revised Statute 9:2.080, subsection (2), the centerline of all street and roadway rights -of --way ®hall be mcnumented before the City accepts a street improvement. The following centerline monuments shall be set: A) All centerline- centerline intersection points. B) All cul -de -sac center points. C) Curve points, beginning and ending points (PC's and PT's). Monument, Boxes Reeir.d 1 N Monument boxes conforming to City standards will be required around all centerline intersection palate and cul-de-sac, c enter points 2) The tope of all monument boxes shall be Set to finished pavement grade., STPIIILP CONTACT s Jon Peigion, Engineering Division (639 - 4171). 13, A gra ding plan p be . _. submitted g existing and proposed posed Contours. A soils report shall p rovided detailing the soil compaction requiteMents. STAFF CONTACT: Greg der rY0 Engineering Division (639-4171)- 417 1)- 14. An erosion control plan shall bao provided ado part of the publid peaohement drawings. The plan Shall conform to Erosion Control P Guidance Handbook, November 1989." STAPP CONTACT aGregg Berm APPROVED 1 Randall R. Wooley, d /CA eub9® -02 oG Engineer EN t ERX CO NTS °I:364441)160 't rAMS/L-Pr5' 49441/ 16.0.944- (:)-a-e-e-AS 33 6. 6,04.:Ge,) , CIL 4,9a4„4.44(-ct, eA)-6itti..0 /0(4 aziezo g (44.1.gi att... ,tie.,41 diet sak ekifraika_ /. o. . r.cvor.ibizWcut Please contact 3-c&- o P7o G- L-pp1 4-0 f2 ✓ (4; C...teS CG presreratalleiju to.e. `" ca55 +5 ric-t fteGart 444.4:° i got 0- T r a-4 3: \L- & J$6J At1L%di aides n.,444 44 AeMr vu iu <.4 Li.iltiJ Lc, LL.. of our office., Please refer to the enclosed letter. writtiksn cammentS di+�vt3 ramie of Per ®on comMentingj Phone Number: , ,••, 1'iki /SU"!9O -O2.8I S TO: REQUEST FOR COMMENTS DATE: Februa, 1990 FROM: Tigard Plannim; Department RE: SUB 90-0002 BlINCHVIEW XI Subdivision preliminary plat/Planned Development conceptual plan review to divide 18.06 acres into k6 lots and a 4.2 are common open space tract. Also requested are variances to community development code standards to 1) allow a 28 foot wide public street within a 34 foot right-of-way whereaa a 34 foot street in a.50 foot right-of-way is normally required; 2) to allow street gradients, of up to 15 percent whereas 12 percent is the maximum grade allowed by code standardsV and 11) to allow sidewalk on one side of the street only whereas sidewalk is normally required on both sides of public streets. ZONE; R-4.5 (Residential 4.5 units/acre) LOCATION SW 132nd Avenue, south of Benchview Terrace (WCTM 251 4DC, tax lot) 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 ataff, 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 Mar. 9, 1990. Vou may uce the space provided below or attach a separate letter to return your comments. If ou are unable to_nutpond bmtteAbove date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as poseible. 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: rOff PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY We have reviewed the proposal and have no objections to it. •■•••••■■••••■•■•■•••■■ NOIMMISIVINIMMIMOIMP Please contact of our office. Please refer to the enclosed letter. Written Comments: • • Name of Person Co Phone Number: bkm/SUBSU-02.BKM REWEST FOR COMMITS DATE= dry ? 1990 TO: FROM: Tigard Planning Department RE: SUB 90 -0002 BENCRVIEW II "ubdivision � preliminary Plat /Planned Development conceptual plan review to 1.2i idol 18.06 acres into 46 lots and a 4.2 acre common open space tract. Also requested are variances to community development code standards to 1) allow a 28 foot wide public .thin a 34 foot right-of-way whereas a 34 foot street ®f 50 foot street within to right - of-way is normally required, 2) to allow street gradients up 15 percent whereas 12 percent is the maximum grade allowed by code stands rd9 a and 3) to allow sidewalk on one side of the street only whereas sidewalk is normAll.y required on both sides of public r)treets. ZONE: R -4.5 (Residential 4e5 units /acre) LOCATION: SW 132nd Avenue, South of Benchview Terrace (WCTM 2S1 4DC, tax lot) Attached is the Site Plan and applicant's statement for your review. From information suppl,te departments and agencies and from other �l by various d® � � m� fort and recommendation will be information available to our staff, prepared and a decision will be rendered on the proposal in the near futute. application, we need your comments by Mar. , 9,, 19 you wish to c�� ee the ns t space provided below or attach a separate letter to return your comments. : f you are unable to _. red and bx " .he above date please may phone the staff contact noted below with your eommeOtd 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 Ball Blvd., Tigard, OR 97223. PHONE 639- 4171. STAFF CONTACT: e'erry Offer 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. Written Comments: , I1 4.41401641 '41 AO xmiserrows. re, lame of Person Com nentin ,..g : ---� -- Phone Number o b / tasged ®2. Oltii leMese MDR tatleellaNTS FROM; Tigard Planning Department SUB 90 -0002 BEIR CHVIEW IX Subdivision preliminary plat /Planned Development conceptual plan review to divide 18.06 acres into 46 lots and a 4e2 acre common open apace tract Also requested are variances to comMunity development . foot wide public etre t within e 34 foot right of -way whereas a 34 foot street in ,a 50 foot right-of-way is normally required; 2) to allow street gredienta of up to 15 percent whereas 12 percent is the maximum grade allowed by code standards; and 3) to allow sidewalk on one side of the street only whereas sidewalk ie not mal.ly required on both sides of public streets. SONE s Re4 s 5 (Residential 4.5 units! /acre) LOCATION: SW 132nd Avenue, south of Benc'Av *iew Terrace (WCTM 2S1 40C, tax lot) Vttached is the Site Plan and applicant's statement for your review.. From information sepplied by various departments and agencies and from other information available to our staf , a report and recommendation will be Prepared p posal .e the near future. lf you wish to comment on this application, we need ro y decision will be ����derec� on the your cents bit Mare 9, 1990. You may sae the space provided below or attach A - separate letter to return your comments. if you aro unable to reel ond. kr, the 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, Pa Box 23397, 13123. SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: geegy o 'er PLEASE CHECK THE FOLLOW. ING 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: Written Comments s ___" ,.. „ ""'.,''G'e,, Nate of Person CoarirnentLng Phone Number: blue /S B9O -02 a SIt 1. The ''j ro ect must be provided with private nto 0 drain line a as have drawn AA the plans. 2. The Oevelcper must be made reapansib a for keeping the ntreeta clean during the construction of homed in the subdivision, and be responsible ' fair installing and maintaining catch basin prJtection for as long as there are lots to be built upo v. Not just throu g h °:w he construction of the subdivision. p :. erosion control plan for the construction of �ra�i�l. -: an a��c�a�.0 be made responsible to provide the building deP, � �ar$ment for any fill placed on building lots. .t, t TO: R1 'ST FOR COMMITS DATE: February 27, _ 1990 FROM: Tigard Planning Department RE: SUB 9O -0002 BIENCHVIEW II Subdivision preliminary plat/Planned Development conceptual plan review to divide 18.06 acres into 46 lots and a 4.2 acre common open space tract. Also allow requested are foot wide variances to Community development code standards to 1) public street within a 34 foot right-of-way whereas a 34 foot street in a 50 foot right -of -way is normally required; 2) to allow street gradients of up to 15 percent whereas 12 pee cent is the maximum grade allowed by code standards; and 3) to allc'w sidewalk on one side of the street only whereas sidewalk is normally required on both sides of public streets. ZONE: R-4.5 (Residential 4.5 ,nits/acre) LOCATION: SW 132nd Avenue, lot) of Eenchview Terrace (WCTM 281 4DC, tax ) Attached is the Site Plan and applicant's state information supplied by various departments at information available to our staff, a report prepared and a decision will be rendered on the If you wish to comment on this application, we ic 1920. You may use the space provided below ox return your comments . , If you a able _ to reap phone the staff contact noted below with you comments in writing as soon aS possible. If you this matter, contact the Tigard Planning Depart Hall Blvd., Tigard, OR 97223. PHONE: 639- 4171. STAFF CONTACT r y,, 5 f fer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections Please contact of our office. Please refer to the enclosed letter. TUALATIN VALLEY FIRE & RESCUE AND BE.4VE RTON FIRE DEPARTMENT NT' di( Written Comments: GENE WRCHELL Deputy Fire Marshal/ Plans Examiner 503- 526 -2502 FAX 526.2538 4755 S.W, Griffith Drive a Beravett:?, Orego n 97005 to it. S31-- J ti yci ;a Scin 10 ><-e-i C-4=7 L/ ate; ► �;,. -; y4 4- Mame of Person Commenting: Phone »1uer bk /susgo -02 BKm C.,,ai i a" S TO: RAWEST FOR CCdelh5T8 Ara DATE: s Fe rue 2 6 0 1919 .r a. r. FROM: Tigard Planning Department: SUB 90 --0002 BENCHVIEW II Subdivision preiimin4,ry plat/Planned Development conceptual plan review to divide 18.06 acres into 46 lot 3 and a 4.2 acre cannon open space tract. Also requested are variances to community development code etandarde to 1) allow a 23 foot wide public street within a 34 foot right -of -way whereas a 34 foot street in a 50 foot right -of .-w y is normally required; 2) to allow Street gradients of up to 15 percent whereas 12 percent is the maximum grade allowed by code standards; and 3) to allow sidewalk on one side of the street only whereas sidewalk is normally required on both sides of public streets. ZONE: R-4.5 (Residential 4.5 unite /acre) LOCATION Sid' 132nd Avenue, south of Benchview Terrace (WCTM 281 40C, tax lot) Attached is the Site Plan and applicant's statement for your review. Prom information supplied by various departments and agencien and from other information available to our staff, a report and rerlommendation 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 Afar. 9, 1990. You may use the space provided below or attach a separate letter to return your comments. If you are unable to rsspond _by the clboye_sdater, please phone the staf k contact noted aelow 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 Departs =nt, PO Box 23397, 13125 SW Hall Blvd„ Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Jerry Oi f er PLEASE CHECK THE FOLLOWING XTEHS THAT APPLY. We have reviewed the prOOoeal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written dotmentsi: Name of Person Commenting: �� . Phone Number: ._ r... b . /SYrFi90-CD2 FiKiK FROM: Tigarc Planning Department RE: SUB 90 -0002 BENCHVIEW XI Subdivision preliminary plat/Planned Development conceptual pl n review to divide 18.06 acres into 46 lots and a 4.2 acre common open Space tract Also requested are variances to community development code standards to: 1) allow a 28 moot wide public street within a 34 foot right-of-way whereas a 34 foot street in a 50 foot right-of-way is normally required; 2) to allow street gradients of up to 15 percent whereas 12 percent is the maximum grade allowed by code . standards; and 3) to allow sidewalk On one tide of the street only whereas sidewalk is normally required on both sides of public streets. ZONE: R -4.5 (Residential 4.5 units /acre) . Avenue, 2S1 4iD4C.° tax lot) SW 132nd �,v® south of Benchview Tertace (WCTM � ) Attached is the 6a.te Plan and applicant's statement for your teview. From information supplied by vas:.ous departments and agencies and from other recommendation will be information available report proposal . eparedi and as adecision will our rendered on the a in the near f'�tore • prepared Pp separate lefts: g,. y a If you wish to comment on this ace application, r.�edtachr comments by r to 1990. You may use the space provided return your comMenta. If 21 are unable to . r espoe, by the above datilL 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 sox 23397, 13125 SW Hall Blvd., Tigard, OR 9223 . PHONE: 639 -4171. STAFF CONTACT: hers v ..Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: , proposal j to it We have reviewed the ro oeal. and have no ob ' ��etx.ons Please contact of our off''ice. Please refer to the enclosed letter. Written Comments: ._.. 1,194766{Ti ®f Pea. raW1fi$ Comcrlenting O .. Mille Admi 1�hone Wunulera ,. � �, .: ! nl.ttrat0 bkm /SUB9O -02 . BX • kROPOSAL DESCRIPTION FILE NO.: SUB 90-0002/PD 99 3002/V 90-0004 FILE TITLE: Eonchview II APPLICANT: OTAK, Inc. 17355 SW Boone° Ferry Rd. Lake Oswe,a, OR 97035 OWNER: MK? laLeenational Oregon Part. (Fare)uk Al -Hadi) 1201 SW 12th #320 Portland, OR 97205 REQUEST: Subdivision preliminary plat/Planned Development conceptual plan review to divide 18.06 acres into 46 lots and a 4.2 acre Common open space tract. Also requested are variances to community development code standards to: 1) allow a 28 ,foot wide public street within a 34 foot right-of-way whereas a 34 foot street in a 50 foot ight-of-way i normally r.quired: 2) to allow Street gradients of up to 15 Percent whereas 12 percent is the maximuM grade allowed by code standards; and 3) to allow sidewalk on one side of the street only whereas sidewalk is normally required on both sides of public streets. ZONE: R-4.5 (Residential 4.5 units/acre) LOCRTION: 811 132nd Avenue, south of Benchview Terrace (WCTN 281 40C, taN lot 5700) NPO NO.: 3 NPO CHAIRPERSON Herman porter PHONE NUMBER: 639-0895 CHEM ALL WHICH APPLY? 11.11■121•MINMOr./ZI1 STAFF DECISION COMMENTS ARE DUE 1.§1g...K.MSIZIFF ON 1989. X PLANNING COMMISSION DATE OF HEARING: ALAL22 TIME 21101.2.21R HEARINGS OFFICER DATE OF HEARING TIME CITY COUNCIL DATE OF HEARING: TIME: ATTACHMENTS VICINITY MA! X NARRATrM& SITE PLAN STAFF CONTAC: bkm/sus90 -02.Bick LANDSCAPING PLAN -- ARCHITECTURAL PLAN X OTHER PreliminAEM-gLitcliZikeia • A.,t e'A.%:04.;+';') PROPOSAL DESCRL TION FILE NO SUB99 -OOi 2 FILE; TIT 1 s BENCHVIEW II APPLICANTS o AK, INC. 17355 SW BOONES FERRY Pte. LAKE OSWE O, OR 97035 OWNER: MCP INTERNATIONAL, OREGON PART. (FAROUK —HADI) I 1201 OW 12TH #320 PORTLAND OR 97205 REQUESTS SU tVISION PRELIMINARY PLAT /PLANNED DEVELOPMENT CONCEPTUAL PLAN REVIEW TO DIVI A 18.06 ACREB`1 TO 41S AND A 4.2 ACRE COMMON OPEN, ALO REQUESTED ARE COMMUNITY E■ 1LO�PM NT SPACE TRACT. a �. � gr�Cil�4VS7�i..Y..i DEVELOPMENT TOW A 28 FOOT WIDE PUBLIC STREET WI CODE STANDARDS TS) S � � ..e � � A 34 FOOT RIGHT—OF—WAY WHEREAS A 34 FOOT aSTREET�IN A 50 FOOT • TO -5 W IS OW STREET GRADIENTS PERCENT NORMALLY REQUIRED; 2) � ALLOW _. WHEREAS 12 PERCENT IS THE MAX/MUM GRADE ALL(_.,, . D BY CODE Sl;MNDARDS, ANAND 3) TO ALLOW ID yA K: ON O��,.y,, SIDE OF Ts E STREET ONi.►B WHEREAS rTN� 3) TO .�2�W ®W �•6•�+'L:Di�i7i.&CF6 ON 4A7:•1 SIDEWALK IS NORMALLY REQUIRED ON S T}II SIDES Or PUBLIC • NPO NO.1 CHAIRPERSON: Herman Porter 639 -0895 elk .tit ATTACHMENTS: LANDSCAPING PLAN ,ARCMITECTURAL PLAN V OTHER 4 k PPNI !WepP MWrm R p.Wr. n . apt. � .k. ,.,. ,„�� u,,,a,..�kbm�.��.. w.. �. �; r�k •,�R.,r�.,.W�..bW..�A,�„~YW,!� ,�.,k�R.,Y.i1mW1,�: nMl . k. F�- tW! rta' i' r:. rttYtuw4C+- '+v:'+t111sisurar_r, mkalif- orsti =sr uns+v';R.r.n. ■Nror +Nt« r•st..x,:+e ° view orgoarYki,' 0-A493 ++xau� 'n�u•...Rrµ- «wts :nzV,RnWw -r ar.+RaW: 1mi�,.{�{/1FxxF MMytryu;yk ?YAW �bF'F6i�tdC,�Ne:".1:R:r ''W.�u.vt"YFrxgM�d�IYrVP� J.:1R rs�4.1,gY �*'r "teM:W "rsu:tlkNSM �1Y: w IWJi6- Ji3�mY�+ %!R,A,S +^�W�kW, tRN K'.bMMmYhSWJ!• ] gµsuK :i.�mrMRrt/tufX.'.Ym "€ltpRitY� tAIY��Flti +r •t X1,4- . n: iw' I: YnrH:- r..k.WMi.F+41:✓F.'...Y{.0 ‘-0,0040,4,111f, rRtr'n�.rW..11hllwSd.lt ewluNRtIAI;K.'.Y }Cratltx ,.au,.y: v rrnmwk,srw,+aw ewe: Au-. ++.wara.vciu;,waw�r.,:wzca.:rxr 4 v4lazs +oW414rWYar +m YY!:xmetk,YT'vr::uu. nlwi «wan: x;i'AW +SWr ,XSV i-+ W: iAefKXVIW .li)e4.nM1r_t:.�.- kD.:4t, try, .:',yY„rLht[f . kriRll�.l' .fA' a.Y,YC.PM1 >k - NIIi:A.- P/:Jk:4 J4. - rR�'.:rR u: 1ka, �, 4,:: mY: LL' tskWlaYAfruYG.AU41.4 .Y.?IkiYUi •H+%'Pi'- 'at:+,:r, iY.wRM:.R41it/ sxr+la ;i:aaraH+c�xwuxt! ?Rrx+'+: ASat�'R.ur�Px':�'++d / a!- aru ,af,iativa:�Y�'R�'= ii:urarr'.a LEGOB UTY STRIP t- y3- [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] 02/21/90 16 :12 e503 684 7297 CITY OF T #CIARA RECEPTION OK TRANSACTION # 3822 CONNECTION TEL 1 503 635 5395 CONNECTION ID 03 START T I ME 02/21 16:10 USAGE TIME 01'32 PAGES 2 Fa 21 ' 9 15 54 OT%K INC, 503 635 5395 'P.1/2 Ina, Atahitacztr r P.C, Ardhka,ctute • QQui! Ennineering • Development 5grviaaa a Landscape A,rantcacture • Lana Mantling • Urn Cesar. urua.,rrc, ittal r i+:t'�. rw_ i. a.•l, „ ���'� r. t� �.. ..AYrb !°,h. vi .'�',,.d H 'Y., S °.. k4 Pages-a.& Cover: Project: - t':r":^':'Y^fn.. '�-a.- ova...,,...« .•.- .y..,.r.i.- . «.^�^..- r,"+T�a ,..... �.. tA Name: Lake ilver � %� 101 Pti,+t 3t9 ,t& eet Va & e . Wosft 60(6t+ 9460ti a (2Q 895.036Y 3E t 9 liattaduver 6 Ofitce. 1738 S.WL t3aana a{ Nash Lake t�4w b O'2am 01635 50516' a•i Kit�Sf�tld (:)0l0,0l 26 Cortiral rAia>r 6306' + Kirkland Wiisrtir►gtd o 255::15 p t205 522.444E v;y1w lal 4 1Y j� , .,� Jr Pi. '. .1 ..,. :, 1,.l ,.. t�� �,r N w:? °. 1• "yk Ftr211 10' 3.ra` , i ds VritiK ZINC r 5'63 I ,3t 154 35 frs*". 1 t L/ 11t4I a Nam / 711 yi4-ty iiamotr D1QN. •9Felq ''' i,R 1,ogopotAD motto), i..d�1-.e...��gylem�l �.de-08���s� 11F .: _ .. maser. i1 Vs ••... 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Yi 11411 :1 i4FYii�.4{1r Aid/00k ,,//�� ��11��i1i1�.p� TTee �p And ..Y y� p. �1 . ,41 11141144' ®1141/i/1�4i1,1Y. ie41 id /00�+k 11,111/1}14, Jc o deli i4d{ bcoZ4 eeily luny �jyyg41y1y.I.�,.�riyi t�1i1.4.•,41 :rY..r444,1444....4tF�f1 p1.1 ��44f 4, 41114.1,.4 YY}�.,,�1i,,rl r{1fA 416 docti f0otie/ 71WV/r'4� / dn1�tiRR'I/f.4�.At 01- 144i•!•0ildd1 PoPI 4.••1: ....1......1.:4 Recoil of Detlidt of eesd doi4rgy, i itt ose my hand and seal di County aliked tde�4 114111 ti thatltae f® tOaiVO0to t4 ttf! !ee etaleeJ4304 6611 be soot to Ole tellowlne dddtett► 1111 *4111,. 41441 ►YY44►Viri1 {44.Y4Y44i11y141114 a 1.141 „ f. ,” Pjbkl� 1`t14C +'4441/444,:... „44. 4444414 *144444444.441...,.....1. 1114 a4. 4. 1... .,.i.1.4,4.1.11i44134YY.i.14.4. �r.1,44111111. 3 .143...i•S11iY 1144YY41Y44J41 'I 144.4......„/11444 . 1.. 1. boo •....s +Ii.i11 /41VYii.14..1.. 11414144 *41.1..4.. �. ... .114.1111 1 . 1111•...4 4441, 44. Y111...11444,,,+4i4445,.......7 4.i 4f +IrF „114.1 t' Mc. p1P,Yetmmit<r” 1. elf 1r�.lyiw. 1lli.4.1�....M 0o1k11) •1111Y4�7 .11 Yr14 :11�j..1 yam••��.y4 7. ..Y... ..: .i �... �WYW4: Y..I�...r.. �.... .p.y. .bYi.i.c.1..�.w.w ..114r1144.iC11.1. ..n ..�.�.� +�w4Yan1L.. w........�.. w7'... �.. A {..�.34tiiiii7?b1�w.�4..r�..r.W •YI ♦.4�....�..��..�. I 1 ....�ii.r�r...�w�... . 111.114414 *4'14 11 „11147 i1Y 44.44141444 •.•144..I, ,4tiolouRy. 13125 SW Hall Blvd. PO 'Box 23397 'Tigard, Oregon 97223 2S1O4nc -O34O0L C e. O 1389 STATES . B875 ; SW BEAV-IMSDL PORTLAND OR 97225 BEN j5 422129N1 03/21/90 RETURN TO SENDER O:., FORWARDING ORDER ON FILE UNABLE TOFORWARD CITY OF TICARD COMMUNITY DEVELOMENT DEPARTMENT APPLICATION CHECKLIST Tte atoms on the checklist below are required for the successful completion of Your application submission requirements. This checklist identifies what is required _ to be submitted with your application. This sheet MU be brought :end submitted with all other materials at the time you submit Your a Pplication. See Your applicp on for ' further explanation of these items or call. Planning at 639-4171. BASIC: MATERIALS A) 'Application form (1 copy ,O) Owner's s ignat re/wr'i tten• authorization C) Title ' `transfer instrument nt 0) Assessor•" s map E) plot or,site plan F) p (G) List ofnproperty' ners & a add saes within 2 feet 0 Filing', fee ($ ) p— p as e :- t p iA p o/c'®OAJ SPECXFIC , ATERIAL O �� � A l ,w ec,t14�.. A) Site Infos .tas ho ing. (No.. of copies -1 1) Vicinity Map 2) Site size & dimension 3). Contour /Ines (2 ft at O-4OP or '5 ft for grades ' i 4) Drainage patterns, courses, nd ponds a) Locations of tiatural hazard areas including: Floodplain areas " b) Slopes' in excess of. 25% c) Unstable ground d) Areas with high seasonal water table e) Areas with severe soil erosion potential.. f) Areas having severely *leak foundation soils Location of r source areas as shown an the Comprehensive Pap inventory inc .Asding a) Wildlife habitats b) Wetlands Other site feature: a) Rock outcroppings s b) Trees with G + caliper measured 4 feet from ground level g) Location of existing structures and their uses 9) Location and type of on and.,off -site noise sources 10) Location of existing utilities and easements 11) Location of existing ded a,o;od right-of-Ways 8) bite lffyela2EMent Plan xho►ainoi (No of eropies' _ �..,.._.) 1) The proposed site and sii,.rrounding properties 2) Contour lane intervals 3) The location, da,miensions and names of all a) Existing t platted streets £ other public as and easemcnts on the site ` and on adjoining properties ITEMS TO BE IlICLDDEO (._. • C C Cm tvi C 1] C3 D.3 t C3 tua C i.1" Page 1 .in,_? h � _ .�u '� +.�. r� �}1 "� , •:t`: a .5' ".7a t ,_ i s ,rr, ��,� �+ _' wfµ The ,. ` se, location, type and size 0 1 of the. • adjacent following (within and �d�acent tcc the � � subdivision): a) Public atiJ private eight-of-ways and easements C a b) Public and private sanitary and storm sewer lines [ c) Domestic water mains including fire hydrants [ d) major power telephone transmission lines (60,00 volts or greater) C 3 e) Watercourses C f) Deed reservati ons for parks, open space. pathway s and other land :encumbrances (61 10) ,Approximate plan a p�fales of proposed. sanitary and storm sewers with grades and pipe. sizes indicated Lae 11) Plaq f the. prippsed water distribution system, snowing pipe sizes and the location of valves and ♦ ,fire • hydrants.- .. [ es ding the fiished 12) Approximate centerline profiles n grade of all streets including street extensions for a reasonable distance. beyond the li its of the proposed subdivision. [ 13) Scaled cross' sections of proposed street right-of-way; wary; ( 14) The location of all areas subject to,inundation or storm water overflow C. ] 15) Location, width and direction of flow of all. water - courses and drainage ways E 16) The proposed lot nfigurations . . approx mate lot dimensions and lot numbers. ere to .s are to be used for purposes other than residentsal, it shall be indicated upon such lute •• C 17) The location of ..:11♦ trees with, a diadiameter 6 inches or ' '16 grater measured at 4 feet above ground level, and • the location of proposed tree plantings, if any C 18) The existing. uses of th property, including the location of all structures. and the present uses of the structures, and a statement of. which structures a re to remain after platting Else/ 19) Supplemental information including: a) Proposed deed restrictions (if any) [ b) Proof of property ownership C ] C) . A pr4posed plan for provision of subdivision improvements 20) features including rock out COI �) ��xstang natural croppings, wetlands and marsh areas.. 21) If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be iincorporaated into a narrative and submitted with the ;application. • Other Information. -Awn. mosinow (2362 P/0028P) APPLICATION CHECRLIST 4 IgNIFwes101mauenr. decks,. shel ws, p ; ay areas 3) Lout � ° ,: of terraces, . :a ; and ,..: , . �n open spaces y,. E e size and species of existing send 4) Location, type, proposed plant materials. � The landscape• plan shall include a narrative which addresses 1) Soil conditions. a 3 2) Erosion control measures that will, be used. Z Sic n Dr°aala_ Z gn drawings shall be submitted in accordance with or' Ili. 114 of the Code as part of Site Development Review prior to obtaining a Building Permit to construct the sign. G) Tr ffi egpration Q$t *; eat 11) limin^a. ..ttidtior p I t laAne adgaas es t. ®pe st (No. of Copies _.,,_._.,.._._) 1) The owner of the subject parcel ( 3 2) The •owner' s authorized agent 3) The map scale, (20450,100 or 200 feet =a1), inch north arrow and date 4), 'Description of parcel location and boundaries 5) Location, width and names of streets, easements and other public ways within and adjacent to the parcel C 3 buildings on and within 6) Location of all permanent buy 25 feet, of all property lines C 7) Location and width of all water courses (3 A) Location of any treee with 6° or greater caliper at 4 feet move ground level r 3 9 All slopes greater than 25% . 3 10) Loo atioD bf existing utilities and utility easements C 11) For major la 4 partition which creates a public street: a) The proposed right-of-may location and width ( 3 b) A scaled cross - section of the proposed street . plus any reserve strip- C 3 12) Any applicable deed restrictions 13) Evidence: that land partition will not preclude, efficient future land division where applicable ( 3 bd b i0 Pr ALd- Pla d a sha (No of Y copies' cI ): 64,5.4e . I. 1) Scale .?¢raaal.ang , :. , � .•�.� . at to the inch and UUmited to one phase per sheet E se 2) The prop, ..sed name of the subdivision C ` relat onship to 3) Vicinity map showing Property's _ arterial and collector streets E 4) .aa and telephone numbers of the owner /l i" .. . �A addresses .� _ .. . , . u. developer, enyoaraeer, s�br'va�yer', designer, �s app�.�.saable 5) Date of application 6) boundary lines of tract to be subdivided t 7) ' Names of adjacent subdivision or names of recorded s adjoining-parcels of unsubdiuided land y 8) Contour lines . related to a City _established bench- mark of a" �o�anavay- p ) mars at 2 -foot intervals for 0-4 grades greater than 10% (3 APPL!CATIO J CHECKLIST Page 3 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST ark Staff 4 2_,.. � . �''' Date 6 '"��. °� II The items on the checklist below are required for the successful completion of your application submission requirements This checklist identifies what is required to be submitted with your application. This s UST brought and submitted with all other materials at the time you submit your application. See your application for further explanation of these items or call Planning at 639-4171. BASIC MATERIALS A) 8) C) 0) E) F) (G) ' (H!) Filing fee ($ SPECIFIC MATERIALS ITEMS TO BE INCLUDED Application form (1 copy) Owner° s signature/written. authorization Title transfer instrument Assessor's map Pot or site plan Applicant's statement List of property owners & addrsses within 250 .feet 7g0 P rioted Pew ' I ,�" Srhoptvscow 0 ;eel' /071. A) Site Information shown.. (No. of copses ...L1112_): 1) Vicinity Map 2) Site size & dimensions 3), Contour lines (2 ft at 0-1O% or 5 ft for grades > 10%) 4) Drainage patterns, courses, and ponds 5) Locations of natural h zard areas including a) Floodplain areas b) Slopes in excess of 25% c) Unstable ground d) Areas with high seasonal water table e) Areas with severe, soil erosion potential f) Areas having severely 'weak foundation soils Location of r osoUrce areas as shown on the Comprehensive Map inuentooy including a) Wildlife habitats b) Wetlands 7) Other site features: a) Rock outcroppings b) Trees with 6° caliper measured from ground level 8 Location of existing structures a their uses 9 ) Location and type of an and off —site noise sources 10) Location of existing Utilities and easements 11) Location of existing dkld cited right- of —ways B) Site Deveigpment Plan hot ain_g (ism. of copies 1) The proposed site and surrotinding preperties 2) Contour line intervals 3) The location, dimensions and names of all: a) Eg asta. ng & M atted streets & other Public ways and easements on the site and on adjoining properties t ] ] (1 vIr C� EtA APPLICATION CHECKLIST - Page 1 b) PflObsed streets or other public w410& easements on the site. c) Alternative routes of dead end or proposed streets that require future extension The location and dimension o'F: a) Entrances and exits on the site b) Parking and circulation areas c) Loading and services areas d) Pedestrian and bicycle circulation ►.) Outdoor common areas, f) Above ground utilities The location, dimensions & setback distances of all: a) Existing permanent structures, improvements, utilities and casements which ewe located on the site and on adjacent property within 25 feet of the site b) Proposed structures, improvements,, utilities and easements on the site 6) Storrs drainage facilities and analysis of downstream conditions 7) Sanitary sewer facilities 8) The location of areas to be landscaped 9) The location and type of outdoor lighting considering crime prevention techniques 10) The location of mailboxes 11) The location of all structures and their orientation 12) Enistiny or proposed sewer reimbursement agreements C3 C3 3 C 3 C3 (3 C 3 ga ^ad i r�c� Plan; (No. of copies ) ) The site development plan shal1 include a grading plan at aril the same scale as the site anysiv drawings and shall the following information: 1) contain location and extent to which grading Will take place. indicating general contouo lines, slope ratios' and soil stabilization' proposals, and time of year it is proposed to be done. . A statement from a registered engineer supported by factual substantiating: a) Subsurface exploration and.geotechnical engineering report b) g y y uer• 'and storm b The. validity of sanitary se ,drainage service proposals c) That all problems will be rnti:gated and how they will be mitigated Architectural.. DraWin : (No, of copies .) • d Ar The site development plan proposal shall include: 1) Floor plans indicating the square footage of all structures proposed for use on -site; and 2) Typical elevation drawings of each structure. E) . �, of co'p i e s ,� ) Landscape Plan (No. t6 � The landscape plan shall be drawn at the same scale of the l . ry and shall site analysis Phan or' a iarcger �eMal.e of necessa indicate: 1) Deeeripaion of the irrigation systew where applicable 2) . g 2 Location and height of fenc es, btaffers and screenings C3 (3 3 C 3 E C3 C3 ( .3 (3 E C3 1 (3 C3 CHECKL7 ST - Paige 2 3) Local of terraces, decks, shelters lay areas and ommon open spaces 4) Location, type, size and species of existing and proposed plant materials. The landscape plan shall include a narrative which addresses: I) Soil conditions. ( 3 2) Erosion control measures that will be used. C 7. s .gn kagAincgs Sign drawings shall be submitted in accordance with Chapter 10.114 of the Code as part of Site Development Review or' prior to obtaining a Building Permit to construct the sign. ( 3 G) Traffic_eeneration estimate ] H) Preliminary _partition or• lot line adjustment_ maw s io inc (No. of Copies 1) The owner of the subject parcel C 3 2) The .owner's authorized agent 3) The map scale, (2a, 50, 100 or 200 feet=1), inch north arrow and date 3, 4) Description of parcel location and boundaries I j 5) Location, width and names of streets, easements and other public ways within and adjacent to the, parcel [ ] 6) Location of all permanent buildings on and within 25 feet of all property lines [ 3 7) Location and width of all water courses C 3 s) Location of any trees with 6/1 or greater caliper at 4 feet above ground level t ] 9). All slopes greater than 25% ( 10) Location of existing utilities and utility easements ( 3 11) For major land • ) � partition which creates a public street: a) The proposed right -of -way location and width t b) A scaled cross-section of the proposed street plus any reserve strip ( ] 12) Any applicable deed restrictions C ] 13) Evidence that land partition will not preclude efficient future land division where applicable C r Ij Si4kidivra sion Prelioninaa^ Plat LIE _ and__ data shows ... . (No. of Copies o Q ) : 4 1) Scale equaling �d3;- a -- O-4eet to the inch and limited to one phase per sheet 2) The proposed name of the subdivision 3) Vicinity map showing property's relationship to arterial and collector streets 4) Names, addresses and telephone numbers of the owner developer, engineer, surveyer, designer,, as applicable( 5) bate of application 6) Boundary lines of tract to be subdivided (+,' i') Names of adjacent subdivision or names of recorded owners of adjoining parcels of unsubdivided land 8) Contour lines related to a City - established bench -- mark at 2 -foot intervals for 0-10% grades greater than 10% APPLICATION CHECKLIST --- Page 3 The p se, location, type and size of following (within and adjacent to the p a) Public and private right -of -way and easements b) Public and private sanitary and storm sewer lines c) Domestic water mains including fire hydrapts' d) Major power telephone transmission lines (50,000 volts or greater) e) Watercourses f) Deed reservations for parks, open space, Pathways and other land encumbrances 10) Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe' sizes indicated 1:1) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. 12) Approximate centerline profiles showing the finished grade of all streets for a o�et� dthe limits of� the � prop ®Qed reasonable distance beyond sUbdavision. �- �+f�- tivaoJ,� � 13) Scaled cross sections of proposed street 14) The location ier of all areas subject to inundation loc of ior storm water overflow E. 3 15) Location, width and direction of flow of all waters courses and drainage ways yp�� �q y .� �} �y lot dimensions g � ` ap• Y oximate lY V lot configurations,' 16) The ions and lot numbers. Where to ..s are to be used for purposes other than residential, it shall be indicated upon such lots- 17) The location of all trees with a diameter 6 inches or ,greater ground level, measured at 4 feet above g v and the location of proposed tree plantings if any Ek0Tr 18) The existing uses of the property, including the a p. sent uses of location of all structures, and the pr = sen the structures, and a statement of which structures are to remain after platting 19) Supplemental information including: a) Proposed deed restrictions (if any) CA/ b) Proof of property ownership t 3 c) . A proposed plan for provision of subdivision 20) Existing natural features including rock out- croppings, improvements s .ob i,nfos^�atreas n 21) If of the foregoing information Lion cannot p icably 21) any practicably shown on the be he prea��n�ry plat it shall b incorporated into a narrative and submitted with the application. of the pnse6 PJ6 #6740 ... (262.p/0028P) APPLItAUON CHECKLIST - P Architecture Civil Engineering Development Services Landscape Architecture Land Planning, Urban Resign N C.0 R P 0 R A T D Surveying ARCHITECTS, P,Q 17355`5 W, Booties Ferry Rd, Luke oseIsy , OR 97035 (503) 635.3618 101 E, 8th Street, Vancouver, WA 98660 (206) 695 -0357 25 Central Way 11305, Kirkland WA 98038 (206) 822 -4446 TO: TRANSMITTAL BY: Mail © Courier 0 Will Call 0 GENTLEMEN: ,, t', 1CL, WE ARE SENDING YOU 0 Attached ❑ Under separate cover via, the following items: 0 Shop Cl Samples 0 Specifications hop drawings 0 Prints O Copy of letter ❑ Change order Cf THESE ARE TRANSMITTED as checked below: b For approval )(For your use Q As requested XFor revi6w' and comment COPIES Codes, Yellow — Origihator Pii7k — Project File Gold Numeric File It enclosures are'nol as noted, notlty us at once, SIGNED: Preliminary SubdMson and Planned Development Approval Tigard! Oregon Applicant: international 1201 SST, 1 2th Avenue„ Suite 320.. Portland, Oregon 91205 (503) 222.5040 I114C1) OP ORATEr 173St $ W. Soanes Pittgi Rd.... Lake moo,QR97o iO3) 7b Ateigtatot Ch'rit E ritei sevicos iindgcOpe Atdhitatille Litid kiwis* idrb to C}as i titstftet Statement of Intent On-Site Analysis Exhibit A - Preliminary Plat Exhibit D - Aerial/On Site Analysis Off. Site Analysis Exhibit C - Neighborhood Circulation Plan ` Jtilitiee Exhibit D - Preliminary Utility Plan Exhibit E - Preliminary Grading Plan Compliance with Applicable Development Code Provisions Variance Criteria Conclusion I. STATEMENT OF INTENT n q. preliminary approval ..r. d The intent of this request is to obtain reli�na a royal, of a 46 -lot Planned The site is described as tax lot 5700 in the southeast one- quarter of Section 4,T2S R.1W. The site is zoned R4.5 PD and contains 18.06 acres: A variance is being requested from section 18.164.030 E.la which specifies local public streets and cul -de -sacs have a minimum right-of-way of 50 feet and a . i y .64.030 M.1 which limits the minimum roadway width of 34 feet, and section l� � �' I� addition, a variance is being grade of collector streets and local streets t 9 grade from section 18.164.070 which requires the installation of sidewalks on both sides of all streets. 1 1 1 ON SITE ANALYSIS The property slopes generally from the south w to the north and east. The steepest slopes occur in the extreme southwe►�, �' drainageway. . .,neenerr are in the 15.a to. Grades in this area are pproximately 40 %. Gras, i generally 25% range. Vegetation is relatively consistent throughout the site A tree cover consisting of a mixture of evergreen and deciduous species is found over the entire site The vegetation is similar to other properties in the area with the exception of those parcels that have been cleared for agricultural usage. OFF -SITE ANALYSIS y j property' ` is 13enchview Estates I Immediately north. and west of the subject i the development of Benchview consisting of 52 single - family parcels: As part o p Estates I S.W. 132nd Avenue was improved from S.W. Walnut Street southward to the subject property. S.W. 132nd Avenue is designated a collector street by the City of Tigard. The streets within Benchview Estates are all private str ets with the exception of Benchview Terrace, which is a public street with a 60 -foot( right-of- way. The private streets are all constructed with a width of 28 feet in a 34 -foot right -of -way. Development has been approved to the southeast of the subject property radjace I to Bull Mountain Road. The first phase will bring a road north Mountain Road approximately 250 feet: Subsequent phases will extend the road to the north and eventually will connect to 132nd. When this occurs, a north/south linkage from Walnut to Bull Mountain Road will exist: The Off -Site Analysis/ Neighborhood Circulation Plan (Exhibit C) depicts this north -south connections. '. UTILITIES The subject property is served by Tigard Water District, which has a 12 -inch line • the City of Tigard which within S.W. 132nd: . � It is also provided sanitary drainage service by ,,tiviil be channeled t4, the has an existing 8 -inch line in SM. 132n � p �y drainageway that runs diagonally through the ro e s northwest boundary. .A 30-inch S.W. 132nd Avenue. c� culvert storm sts to ca ator water u [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] 1 1 1 1 1 1 1 e V. COMPLIANCE INTIM APPLICABLE TIGARD DEVELOPMVIE14T CODE PROVISIONS A) Dimensional. Recituirements The subject propel is zoned, R4 -6PD„ The PD (Planned Development) everlay exempts the lots from itteeLing the minimum lot size, depth and lot w cith standards, :however, all lots exceed the xnininum requirements for z requirementh of these standards. B) Setbacks Front yard setbacks for structures excluding garages may be less than 20 feet due to the steep grades but are not expected to be less than 1.�1 feet. All garage . front property lines. Interior setbacks may will be less than 5 feet as within properties with p p a PD overlay. C) Access, Egress and Circulation • 18.108.030 joint for joint access between two or more �.) Section ��. r0�0 property owners. Apjoint access is proposed for lots 23 and 24 along their rear property lines. Whi o these two lots, as well as all other proposed lots will abut public streets, 40oint driveway is proposed for these lots due to the steep grades that will exist along the front property lines. The .proposed joint; access will be . 10 feet wide within a 15 -foot easement as allowed by section 16.108070(D). 0(D). 2) Section 18.104.030 provides _.... a standards for the creation of streets and �0 site ,0 improvements within public right -of -way. Subsection 18.164.030(E) requires public right -of -way to be 50 feet wide for local streets and 60 feet for minor collectors. This section also requires cul -de -sacs to have a 50-foot radius for their turn- arounds Roadway widths the for local streets are required to be 34 feet and cul -de -sac to be constructed to a radius of 42 feet. The proposed Benchview Estates III development will meet the above standards with the exception p � that the local streets are proposed to ha\ve ha' ' roadway width of 28 feet within 34 -foot tight-of-ways, The justification for this variation will be discussed in, a later section. 3) Section 18.164.030( 'requires all cul -de -sacs to be as short as possible and not to exceed 400 feet: A11 streets within the development meet this standard. 4) Section 18.164.0300 requires all arterial streets to have grades of 10, percent or less And collectors or local streets to have grades of 12 percent The proposed subdivision provides + for a minor collector ercent or less. ° eLtor ^,.. ving a grade t)f 12 percent and local streets with grades of 15 percent There is also a private access proposed for the 4 lots north of the proposed collector street. This access is to have a grade 3f 18 percent, The justification for this variation will be discussed in a later, section. Section 18.164.030 also requires Minor collectors to have a minirau .. .. 350 . street a 7�iArxit��Zidl �00 .,�i ....... ...:...w 0 feet and local stx,.. a .; ,; .... the � centerline radii of 3 foot radii. The streets within the proposed subdivisio meet these standards. 4. 1 1 1 1 1 All other requirements of Section 13.164.030 will be met, Plane will be submitted for review prior to construction of all public improvements. 5) Section 15.164°070 contains provisions for the installation of sidewalks. This section requires sidewalks to be located on both sides of arterial and collector streets as well as local streets. The sidewalks for local individual y conjunction with the development of the streets may be installed _ in ' individual lots • proposed e Benchview Estates TI development will � meet the above standards 'with the exception that sidewalks twee for onl one e justification for this proposed y aide of all local streets. Th variation will be discussed in a later section. 1)) Sensitive Lands determined 34 Tigard Development Code deals with properties �Cb.apter 13. �f t%e. ° nsitive. This designation may be duo to floodplains, natul drat °na ewa�e steep slopes . g y , p pes or ground. The subject property and the due to the presence of a drainaieway contains stead determined to be sensitive d . ,per slopes associated with the drainageway. Section 18.34.015(A) lists the uses permitted and ' prohibited for sensitive lands. Among the uses permitted is "Public and private conservation areas for water , soil , open space, forest and ..wildlife resources," Tract A, a 42 -acre parcel, g proposed . p area for the purpose of a private eonsei�vationlaree�.�The only an open air �i. . � , ._ . y disturbances proposed within Tract will be approximately 150 feet of sanitary sewer construction including a manhole, ' i rung stork water to the and two short sections of storm lines that will b drains ewe y g y Plans will be submitted `� City and per,�its will be ubnaitted tci th obtained prior to any construction being comrr� awed within Tract A E) Planned Development J property ° g developed as a planned development and has The subject is bean de a planned development overlay designation. The purpose of the planned development overlay is to preserve to the greatest extent possible the existing landscape features and amenities. additional rp . . p ► . ° � planned ° An aLlditit�nal Ll ose is to provide a for creating lanned environments through the application of flexible standards. q planned development requests to have a prey Section 13 80.0200) requires wires lanned. de pre-application conference was held application conference �trith °y ' City staff A pre a�pplic on January 12. 1990 with City 1 i . staff to tliscuse the p T ro osal and get input to in the application. Section 13.30.080, Applicability i : .A li of the Base Zone I'rovdsione. provides allowable variations in lot size, depth and width as well as setbacl s As men tionsd previously, the only variationz from these standards are front yard and side yard setbacks, Tate front yard 4 e:.. tba c A4 .a . may ..... e as ten f eP t to the structures but will be twenty feet to , garage structures In order mer to allow a dequate off-street parking, d�: co 1 Section 18.80,100 provides for phased developments, The proposed Benchview Estates 11 development will be constructed in two phases with the four lots proposed north of S.V. 182nd being developed at a later date as ry , sanitary sewer service becomes available. Section 18.80.120 provides Approval Standards which are necessary to satisfy prior to receiving Planned Development approval.: These standards age: 1) Land Division Proviaionns Chapter 18.162 This chapter contains rules, relations and standards for the submittal of and divisions. The proposed preliminary plat has been prepared in compliance with this chapter and the final plat will be prepared in accordance with the provisions of this chapter. 2) Density Computati' n and Limitations - Chapter 18.92 This chapter provides a formula for determining the number of dwelling units permitted. The density calculations for the subject property are as follows: Gross Site 18.06 Acres minus 20% for a street dedication 3.61 Acres Sensitive Lands 4.22 Acres Net Site = 10.23 Acres (445,618 square feet) Net , q fib p. � Units 445,618 s q ft. ? �JO s . . per unit 69:4 Mel e5 The total number of units allowed is 59.4 while the total number of units proposed is 46 3) Accessory Structures - Chapter 18.144 This chapter provides criteria for the erla location and usage of accessory structures in residential zoning districts. No accessory structures are requested as part of this application. ruture accessory buildings contemplated by the individual lot owners will have to be reviewed as a separate applications. 4) _ Additional and Area. Requirements Chapte r 18.96 This cha provides for additional setbacks on lot adjacef�,it to streets . ,.tight ofway or where , light, .. ' vision p with. insufficient � � abetter 11 ht air and vision clearance may be needed. As the proposed) p e l im neai plat provides . .. :.. streets airs adequate , . ..c clearance is sufficient right-of-way for ali � cote vldion clear being provided - for all street intersections, no additional yard area requirements are needed. 6) Building Height Limitations Chapter 18.989 s vsioaa . ., height exceptions fr�r non- residential This chapter contains d for buildings located oti flag lots. Neither► of these i esidentlall zoia s gs ,.. �' provisions pP y .. e proposed. The building g _eight provisions a 1. to the iota ro o in of the R 4-5 Zoning District will apply to the lots within the proposed subdivision. 4' , " aal Clearance Areas Chapter 18.102 Visual This chapter provides standards to assure proper sight distance at intersections. All proposed street intersections will meet the required visual clearance provisions of this section. Landscaping and Screening Chapter 18.100 This chapter provides standards for the buffering, landscaping and screenings as well as specific standards for the location of street trees. The buffering and screening standards include a minimal level of screening and buffering along property lines between specific zoning districts. In the case of the subject prcperty all of the surrounding properties are of the same zoning. The buffer matrix found in subsection 18.100.130(a) does not require a buffer between R 4.5 zoned parcels. requirements and i ;; tandar. ds Subsections 18.100 and 18,100.085 contain requ for the installation of street trees. Street trees will be planned by the individual p roP e owners as construction proceeds. The standards of these sections will be followed during the planting of the street trees. Off-Street Parking and Loading N Chapter 18.106 No off-street parking or loading areas are proposed for the subdivision. Therefore this section does not apply. 9) 'Molts - Chapter 18.114. This sections does not apply. 10) Relationship to the Natural and Physical �� rn.ent i) The streets, buildings, and other site elements shale be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; The proposed layout of streets within the subdivision minimizes and thus minimizes tree removal grading an oval. by narrowing the right-of-way and street widths. The layout also does not provide any crossings of the drainageway except ter S.W. 132nd. Since the entire site is heavily . wooded, the street locations would disturb an equal amount of area, however, by . g widths we will be able to maximize the reducing the road g . while reasonable use retention of existing vegetation tail® ��lvad4.2 afire tract which . property. The site plan also provides of oontains the drairia eway and steeper slopes. This will assure the retention of vegetation in this area, In addition to the variance in the street widths we are requesting a variance to the minimum street grades. Approval cif this variance will allow us to follow the existing grades more closely which will also result in a lessening of the grading and the preservation of additional vegetation. 1 (v) Trees with a six inch caliper nteasur d at four feet in height from ground :level shall be saved where possible; All 'trees will be saved whenever possible. Approval of the variance request to reduce street width will allow additional retention: VI. JtSTYFICATION FOR VARIANCES As part of our submittal we are requesting variances from the following Development Code Standards Section 18.164.030(4)(1) which specifies that local public streets and cul.de sacs have a minimum right of way of 60 feet and a',min mum roadway width of 34 feet. Section 18.104.030(N1)(1) which limits the grades of local streets to 12 %. Section 18.164.070 which requires the installation of sidewalks on both sides of local streets. The purpose for each of the requested variances is to help reduce the impact on the natural vegetation ., a nd existing topography. Approval of the requested variances �r►.n �.. will 1 disruption ntion of vegetation will result in .ass of the site and the increased rate without changing the efficiency of the street system. �g p Section 18.134:00 Tigard establishes five criteria that �, of the �r � seed eve ce:��'liese criteria are stated anti discussed must be inet in order to grant a variance. below: (1) Mlle proposed variance will not be materially detrir#zental to the • purposes p f : policies of Comprehensive Plan, of this Code; be in conflict with the olic�es o the Ccm : - properties to any other applicable policies and standards; and to other prop in the same zoning district or viciniky. The proposed variances will a °.tot ' y i tal to the p p be Ynateriail detrimental Th P Comprehensive e purposes of the Tigard Development Code or the Com rehensiv al -. Approval will help protect the quality of water resources by minimizing erosion and maximizing retention of vegetation in close proximity to a drainageway. It will also conserve needed open space and help protect natural and scenic resources: All this while also providing a safe and economic transportation system and an orderly and efficient arrangement of public services: Al ll of these are u p rp ses found in the Purpose Chapter (18.02:010) of the Development Code, Approval will allow public streets to be constructed with a pavement r These . : .. , 12 ��rc�ai�_ grade and sidewalks of Ilehchvievv estates: width of 20 feed � a 1 standards are identical to those found in Ph (2) i s that exi y b P ' p .. l tie lit . � st urhaclz are ecr„ ia� to Tlter°e Sarre s ec.izil cir��rrnstass�e . .. p �p����' ...., ... .. : a to other applicant p p er lieo in he aerie zo ing district. •, As shown by Exhi' t B (Aerial Photo /On-Site Analysis) the site has a consistent tree cover. Also, Exhibit E (Preliminary Grading) shows the existing topography. Both of these exhibits give a good example of the special circumstances found on the site which justify the variance requests. The existing conditions have resulted in a reduction in the number of lots from the allowable 59 ± o the proposed 46. Denial of the requested variances would not result in fewer lots but would result in smaller lots and additional grading and vegetation removal. (3) The use proposed be p d will b the same as permitted under this Code aid City standards will be maintained to the greatest extent that is reasonably possible, while permitting some economic use on the land. pp requested not change the use of the Approval As mentionedt previously denial will result in smaller lots but praper�y. p �' not fewer lots. (4) Existing physical and natural systems, such as but not limited to, ff , drainage, forms parks not be adversely tra� c draxraa a dramatic would occur a tliie development were located as affected any more than w specified in the Code. The primary purpose of the variances requested is to minimize any adverse effects on the natural features found on the site. The only existing pubic street in the vicinity is S.W. 132nd Avenue which will not be affected by the requested variances. (5) The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardships mentioned are not self imposed but are a function of the natural topography and vegetation that exists on the subject prope The reductions in the standards that are being requested are the minimum that will alleviate the hardship while still allowing safe and efficient access and circulation. VIII. CONCLUSION The proposed 46-lot p 6 -lot Benchview Estates II development utilizes the 18.06 18.06-acre P efficient manner while �rovi parcel in an effic g maximum protection to the physical din maxi characteristics. The project will continue the street and utility improvements extended by Phase I of Benchview Estates. The street pattern proposed allows for i S.W.132nd Avenue to be extended to the south in a route that will connect to S.W. 131st an d ev e xtuall3 provide a north/south h/south collector street which ich will link Walnut Street to the north with Bull Mountain Road to the south. „ i. � allow the property to develop a vra that will The variances proposed will 1 .whit minimizing p an adverse effects. provide efficient use of the property y [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]