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SUB1990-00005POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. StIll Mt. Rd. & 139th S. & 135th �; 2S1 9, 102, 103, 104.200/, 2S1 40 900, 1000, • STATE Of OREGON ) County of Washington ) ss , City of Tigard ) 1, a, ,.�'1e Y'r AFFIDAVIT OF MAILIWG That 1 am a 1 &C-4..Dr hereby certify: (Please Print) for the City of Tigard, Oregon: That ., Council 1 t t served notice of the Tigard City Counc t- IMF (sUiS go- 0695— e1-6--- Z2L„L-711 a Or of which the attached is a copy (Marked Exhibit A) upon each of the following 1990, by mailing toe each named persons on theC2 day of C� of them at the address shown on the attached list (Marked Exhibit S), said notice is hereto attached, and desposi ued in the united States Mail on the (day of ��� 00ttfffltl,11.f,�, Sys t X114 t 1 D 4( 1 a . 0 ' w t '41,4;41' 6*F%) oss ,g70 postage prepaid 0016i epared Notice to before me this, day of •ary Public of Oregon �� My Commission Expires" al Mailed Notice/Oe1ifered to Pcisi Office Subscribed and sworn to before me this 2 tday of , i �,,�,s,654. yac d n p y ip ' o ta.ry Public of Oregon My Commission Expires: CITY OP TIGARD Washington County, Oregon E-•?c-AJ NOTICE OF Film ORDER - ST CITY COUNCIL 1. Concerning Case Number(s) SUB 90-0005 PDR 90-0005 SLR 90-0002 nia2110=202/M/S 90-00(94 2. Name of Owner: Seivu Xnternatnal Ltd. Name of Applicants Thomas S. Burton__ 3. Address 11945 SW Pacific City Mimi State CR Zip 4. Address of Property: Bull Mountain Road and SW 139th Avenue at south and SW 135th Avenue at north. Tax Map and Lot Nols).: 2S1 9 tax lots 102 03 04 2e0 and 281 4 lots .900 1000,_& 1100 Request: Almm,1■est for 1 subdivision_ADWAVALMLJWLML.17.-REEPe to bq divided into 276 lots betweena4.reximatel 8 000 and 32 000 neni4E2-14MILL---111_211.011M.CAME1.9,21112nt aR2MaYAL-JL-04.92....AR ratio of 2.521 is normall, re ired 3 a sengitim_lwats_permit to allow deISIEREMITILALJELJALJari21202M-glat exceed 25% and 4 two lot line *ad ustments 'ONE: R- PD Re id ntial 7 units acre Planned Develo 6. Action: J. Approval as requested (Planning Commission decision was Anproval with conditions upheld.) Denial 7. Notice: Notice was published in th mailed to: newpaper, posted at City Nall, and X The applicant and owner(0) X Own re of record within the required distance X The affected Neighborhood Planning Organization X Affected governmental agencies S. Final DeciSion: THE DECISION WAS SIGNED ON June 18 1990 BECOMES EFFECTIVE ON JUne 18, 1990 The adopted findings of fact, decision, and statement Of conditions can be, obtained from the Planning Department., Tigard city Hall, 13125 SW Hall, P.O. Box 23397, Tigard, Oregen 97223. A review of this deciaion may he obtained by filing a notice of intent with the Oregon Land USe Board of Appeals( (LUBA) according to their procedures. O. QUESTIONS If you have any questions, please call the Tigard City Recorder at 639-4171. CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL OMEN - BY CITY CI 1. Concerning Case Number (e) : S 90- 00050D 0005 SLR 1(171222aL VAR 90-4202/MIS 90-0004 2. Name of Owner: _ lite a _ International Ltd. _ Name of Applicant: _ Thoma H. Burton 3. Address 12945 SW Pacific Hwy. . City Tigard State OR Zip 97223 4. Address of Property: Bull mountain Road a>tad _ 1391 n v►easuuee at h and SW /35th Avenue at north. 5.0 Tax Map and Lot No().: 281 9 . tax lots 102 103 , lo44 200 and 2S1 4 tax lat®, g00 1000 & 1100 Request: A re est fo>r swbe�ivriai.e n royal t allacv w ' scree to divided. into 276 lots _ betw.een,_, ... iaaatel4.r _&Q and 32 000 c ,re feet„ 2 ), plan s eyelo a►en moyal to allow an increased lot length to wide ratio on certain Lots where a ratio of 2.5:1 iiI r finally x, equi 4 _11,_ a ensitive lands Wit'. to allow develotr enti��ol 84 1.ot on ye exc and 4 two lot _ line ad uetmento. units acres Planned Beve]10 e= 6. Action: Approval as requested (Planning Commission decision was Approval with conditions upheld.) Denial 7. Notice: Notice was published in the new :paper, posted at . City Hal, and mailed to: X _ The applicant and owner ( s ) Owners of record within the required distanCe _...X The affected Neighborhood Planning Organisation X Affected governmental agenuiea S. : TIE DECISION WAS SIGNED ON b2 iS 1990 AND B CC S EFFECTIVE � 18, 1990 . The adopted findings of fact, decision, and Statement of condition,, : can be obtained from the Planning Department,, Tigard City Hal,, 13125 SW Nall, P.O. Box 23397, Tigard, Oregon 97223. A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. 42 STI DIMS ; If you have any q0estioris, please call the Tigard Ci t Recorder at 639- 4171:. CITY OF TIG : OREGON ROVING AN APPLICATION FOR A SUBDIVISION, PLANNED DEVELOPMENT LOP NT SENSITA IVE RESOLUTION PERMIT, AND LOT LINE ADJUSTNT 02/MIS 90-04) SUBJECT TO CONDITIONS, AS REQUESTED BY $EfYU INTERNATIONAL, INC.. WHEREAS, the Planning Commission reviewed the application at a public hearing on May 8, 1990 and approves the proposal ;abject to conditions; and AREAS an appeal of the Co mis ion decision was filed in ac cordance With Cemrunit y Development Code procedures: and City application and the appeal at a p h1i w , c WHEREAS, that OaLt Ca�unoi]. reviewed th ®8 liayst hearing on June '� 8 1990. Planning THEREFORE, IS RESOLVED that the appeal of this application is denied and the Commission decision 'in 1 Order No. .. � '�� 1® pO) is Upheld based Ripon ° g ' l order (Exhibit the �aa�te' findings, and conc�.0 ®ions contained in that Dina 1990► City of Tig ATTEST: Council President City Recorder City o Tigard s90 -.05 . RES/k . CITY OF TICARD PLANNING COMMISSION! FINAL ORDER NO. 90 -10 PC A FINAL ORDER INCLUDING FACTS, FINDINGS, AND CONCLUSIONS WHICH APPROVES A SUBDIVISIO N, PLANNED DEVELOPMENT, LOT LINE ADJUSTMENT, AND SENSITIVE LANDS (SUB 90-05/PDR 90 -05 /MIS 90-04 /SLR 90 -02) REQUESTED BY SEIp INT' L. /I URTON. The Planning Oemmlosion reviewed this application at a public hearing on May 8, 1990. The Commission's decision is based upon the facts, findings and conclusions noted below: A. FACTS 1. General Information CASE: Sobdivi = ion SUB 90 -05, Planned Development PDE 90-05, Lot Line Adjustment MIS 90.04, and Ben = Rive Lands SLR 90.02. BEQUEST: For preliminary plat approval, detailed t planned and developmOnt approval to divide a 97 acre property into 276 lots between the sires of 8,000 and 32,000 square feet. Also requested is planned development approval to allow an increa ed lot length to width ratio on certain lots where a ration of 2.S 'to 1 g: normally required a sensitive lands approval to allow conaitruction on slopes over 25 percent, and two lot lines adjustments COMPREBENSTVE PLAN DESIGNATION: Medium Denai t/ Residential ZONING DESIGNATION: R-7 (PD) (Residential 7 units per acre, planned developatent) APPLICANT' Burton Engineering 302 Tigard Plaza Tigard, OR 97223 OWNERS: Seiyu International Ltd. 1070 NW Murray Road Portland, OR 97229 LOCATION: North of Bull Mountain Road near 139th Ave. (WC= 251 4 tax lots 900, 1000, and 1100; and WCTI( 281 9, tax lots 102, 103, 104, and 200). 2. Background Information On December 4, 1909, the Wigard City Council approved a request for annexation of the subject. property and forwarded Resolution Number 89- 90 (ZCA 89 -10) to the Metropolitan Area Boundary Commission 'for i to consideration. The Boundary Commission approved the annexation on FINAL ORDER 90-10 PC - SUB 90 -04 SEIYU INT' L. /BURTOM - Page 1 iftiVielaKtiltilaiMalinimossrsw January 16, 1990 (Boundary Change Proposal No. 2725) . Oft December 4, 1989, the City Counzil adopted a change in zoning of the subject property f W ouia Waehington County d dew o City of Tigard R-7 PEA ere, planned elo • nt . The Urban Planning (Re ®i.+s�entia]. `� units per r p B � Area Agreement, between the City and Washington County, requires the City to adopt the zone which most closely reseMbleo th existing WashiLngton. County zone for a period of at least one year. This change in zoning was consistent with the agreement. Both the Washington County R -5 and the City of Tigard R -7 totes allow oww for a 5,000 square foot minimum lot s,Lie for single family residences. 30 vicinf .3L,, I rmatioon Along the property's northern border two 40 acr tracts. The eastern parcel is within ain tae City and a 120 lot subdivision was recently y • app roved (Case No. SUB 90 -01) and the western prosy i undeveloped and within Washington County. Bencheiew Estates sdbdivisLon lies to the northeast and Three Mountaing subdivision is immediately southeast. These subdivisions are primarily._ wi.thi n the City of Tigard. The surrounding ' properties wi tte; n WastIngton • County are preeea7 tl y zoned R-6 and the parcels within the City of Tigard are zoned R-4. . (' eeidenti :. l 4.5 unite per acre) and R--' (Residential, 7 units per are) . , 4. Site 1nfoiemati,on a.r►e�!' al Deeeriebtioa The subject property is presently vacant, with the exception of one residence and several acrese'pry buildings, and is situated on the upper portion of . lull. Mountain *a northern elope. ion � e f the �. 'entirely o and the �ni. lower e nt of ' the property is almost wooded 9 property is in .' faarm use. Three largeeravinee, which run downhill to the north and northeast are located in the lower wooded portion 'of the props' rt:y The applicant proposes to divide the property into 276 single fancaily residential lots in two •phas 'es.' Access for the first phase will only he provided by a southerly extension. of 135th Avenue through Bull Mountain Summit View Estates (SUM 90 -01) which was recently- approved by the Planning Commission nd Le under construction. This extension is intended to be a minor collector street which will connect with S.W. Bull. Mountain Road when the second and southern phase of'• this subdivision is constructed. ether local streets within the subdivision proposed • properties. Ren�chviea will pro �de accees3 totthwi.11.® provide t%e® e�xtenei ®n�oft S� �%. w Also, this development Terrace from Benchview Estates which is a minor collector that connects with S.W. Walnut Street to the north. A Sensitive Lands rain installation of review i m rov'emen which because will occur n on - lopes; in utility lines and other p excess of 25 percent. The majority of the property has slopes `' less than 25 percent, • however some public facility and reaa►idential construction Will °ccme on slopes steeper than 2S percent. FINAL ORDER 9 0 -10 PC - SUB 90 -04 SEIYU INV L, / 3 RTCN - Page 2 r r ■ ilinaitaineXIMENNEUMENSUMISSIEWA255911BRESCIEWN A Lot Line Adjustment is also requested to add a 50 foot strip to the east side of an adjoining three acre parcel to the southeast and to add 15 feet to Lot 1 of High Tor subdivision which is immediately to the southwest (see site map, Exhibit "III"). 5. hgeneyeepd NPO Comments The Engineering Division has the following comments: The applicant proposes to develop 97 acres with an existing Planned Development overlay into 276 lote. The Sensitive Lands and Lot Line Adjustment requests ewe for a portion of the individual lots within the subdivision. The applicant's engineer, "Burton Engineering"' has submitted a narrative report discussing the various , aspects of the development. A preliminary plat, off-site map, contour map and utilities Map have also been provided. The proposed subdivision abuts the existing Benchview Estates Subdivision, Three Mountain Subdivigiog, High Tor .area and the recently approved Bull Mountain Summit Estates. The project bas be.n divided into two phaees, 2A and 2B, in order to resolve the Bull Mountain acc;ias location and necessary improvements. Thie application includes phase 2A only. Development of phase 2B should be reviewed separately. Phase 2B generally included the lots south of the Benchview Terrace exteneion.to Bull Mountain Read. Findings: 1. The entire site is within the study area of the Northeast Bull Mountain Transportation Study and includes two minor collector streets; the exteneion pf Benchview Terrace to the west and 135th Avenue feom Walnut to Ball Mountain Road, which have recently been adopted by the Council tO be incorporated into the. .Comprehensive Plan. The proposed development has provided for these streets with an acceptable alignment and street standaeds. 2. The proposed subdiviAion will access onto three collector routes, Bull Mountain Road, a Washington County Major Collector street, and Denchview Terrace and the proposed 135th Avenue, which arse City minor collector streets. Bull Mountain Road Lea two lane paved street. Zt is designated by the County as a major collector street within a 66 foot wide right-of-way at ultimate developMent. At a minimum half street improvements should be provided by this development along its Bull Mountain ro4d frontage to provide for a safe intersection. The County has commented that a traffic study should be submitted to determine the safest location of the access and the necessary improvements. The access location to Bull Mountain goad and the improvements to Bull Mountain Road should be encluded as condition for phase 2B of this development. The access should be required before occupancy of any lee in phase 2A of this application. In order to allow public input a separate Planning Cemmisioe hearing should be held to cover phase 2e. Ffl'!AL ORDER 90-10 PC - SUB 90-04 SEIM INT'L./BURTON - Page 3 ewe WeeeTeeee- The school D .atrict has requested that a bus turnout be provided at the Bull mountain Road intersection. The turn out woaald allow vehicles room to go past the bus after loading. A Traffic Study should be provided to determine the required left turn storage to 139th Avenue from the east and for vehicles turning into the pao ava ® f ®r �a =e�hicAes turning in po.ed intersection from the wemt to determine if the intersection spacing is adequate. e. The future traffic volumes projected in the Northeeet Bull Mountain Transportation"' study should be used to determine the storage lengths, Bight distarn a for the intersection ehGuld be provided for a distance of 4S0 feet in both' directions for vehicles entering and exiting the site. �, t east of Renchview Terrace is a fully improved or collector. street this proposal. 135th Avenue le required to be improved to Walnut Street by th adjoining joining subdivision to interim standards ' lnternal , local street stubs are proposed to connect .tea Three Mountains; Subdivision, to High Tor Lane, to the proposed ,subdivision to the north and to undeveloped properties to the west and northwea't. .Due to the ex ..8t ng ' steep t train and ravines, the logatign of street stubs; to , the undeveloped property ' is limited. 'he propoaed , +stews appear, to sati .. f the need floc circulation to adjacent future dev ' elolx rte... The conceptua . ' circulation plan submitted prOvides adequate access to all adjoining properties. 3. Development of this' „a9rge site will increaSe - the total. ,runoff off ,from the sit while decreasing thee amOunt of time for this water , , discharge downStrem. Thin natural drainageways andewill regaaire evaluation Of flows and velocity to determine what downr tr -aim improvements may be neceosary. Energy dissipaters and erosion control will most likely be mired to reduce the impaote. DOwestream citalverte which are not capable of h'asdling the .concentration of runoff should be upgr aded. Provisions should ' alao be made to allow properties above this development to drain into the proposed system. 4. ' Sanitary viewer Service must be extended •e zieting s yateme in 139th Avenue, Benchview, and Three Mountain Subdivieionnss, the proposed .,yr !tem in the subdivision to the north and from Scholia Petty Road to the northwe t. Thie is due to the steepness of the terrain and the ravines creating separate drainage as � t basins. The which exist on the � A line inrSc aolle Ferry Road w shovel. 4, tiara connect ion'i tea the ,� of this coanne ctton should be /approved by 'USA Development of army portion l the sanitary rtion of the mite should not be allowed to occur until sewer service can be provided. o th ., .,,. on extending the g " area b �xt sewer along a�rai4- sewer service is� shown to be provided to the d�jacent l the north. edge e�f the High Tor + �" g ,- ,.... a►�.e�s and g just north of the common property line. Access to select manholes by FINAL ORDER 90-10 PC - SUB 00 -04 SBtYU INT°L./BURTON a Page : ^a City maintenance equipment should be provided prior to High Tor lots. 5. All public sanitary sewer and storm _'drainage lines which will be outside the right - of-way should be accompanied by a public easement and provided access. Scott King, a Transportation Planner with the Washington County Land Use and Transportation Department, states th,s t the County requires a development, generates more which g than 200 trips per day and acce sea a County road, to submit a traffic study for County review. The trip generation for this development is 2760 ADT based upon ITE category 210. County staff has erious concerns with the location of the proposed public street access to S.W. Bull Mountain Road. • Adequacy of this access must be addres ed in the applicant's traffic study. Review o''; the traffic study may necessitate moving this access to another location along the site's frontage thereby requiring a redesign of the street layout on the southern portion of the site. Because of the uncertainty _of the safest location of this site's S.W. Bull Mountain Road access, the County recotanenda withholding approval of this proposal ' until an adequate review of this eito' a access and impact on the ,County road s y = 'tern can be assessed and warranted improvementa conditionaad® Mr. King also has the following recommendations* A. Prior to final approval and I. suanoe •• of building permit 1. Submit a .traffic study pursuant to County resolution and Order 83-- .213. CONTACT* Daryl Steffen, County Traffic Analyst at 648 -8761 for questions regarding thimr study. 2. Dedicate additional' right -of -r ay to provide 33 feet frog centerline of S.W. Bull Mountain Road frontage, including adequate; corner radius. 3. Sign a waiver not to remonstrate against the formation of a Local Improvement District or other mechanism to i.mpro'e and maintain S.W. Bull Mountain Read to County standards ndards between Highway 99W and S.W. Beef Bend Road. 4 Establish a one -foot non- accedd reserve strip along Mountain Road frontage, except at the approved access sal. Bull The documents required for completion of recommended condition 0 2. shall be prepared by the Washington :au City Survey Division and recorded in th e Wadhington County Records Department. Sukmit plans, obtain financial assurance, and public improvements; En g ineering Division approval, provide obtain a facility permit for the following FINAL ORDER 90-10 PC SUB 90 -04 SE]GYB l;N' ' L o iDD Et' ONE = peg rl •'_yw'.M+ a. Half-street improvement on S.W. Bull Mountain Rossi frontage, including curb, sidewalk, and stoma drainage. b. All improvements required by the County review woof the required traffic study (see recommended condition ) These improvements shall be constructed in acceedance with the requirements of the Washington County Uniform road Improvement Design Standards., 6. Assure that the -r -abli c street access; on S.W. Bull mountain Road is adequately i11uaaia ted through measures approved by the Was'%$ngton County Engineering Division and the City of Tigard. - Prior to gccupancy, all road improvements; required by conditions A. S. a. and accepted to the County and the access on S.W. Bull $Moun in completed ad eball beilluminated as required by A.6. above. The . Tigard W ter' District comments• are contained in a letter which is part of the Planning Commission record. The Tigard Building Division indicates that private storm drain line k, must be installed to serve all iota which do not drain towards. the street or a public etoria lin . Aleo, the ravines will - be used to receive concentrated water runoff fro • the public streets and the impervious surfaces on e eh of the lots. It is- reco ended that storm drain,: ge easements be provided to protects these • water courses from encroachment and to allow for any neceeea y maintenance. The Tualatin Valley Fire and Reecue Dietrict: indicate® that. l.. Uydrant" placement will. be coordinated through the Tigard Water District and plane. should be submitted for r ®view and, approval to the District. 2. Deadend streets: over 1,50, feet lone will require turnarounds; that comply with the Fire Code. Temporary turnarounds will be acceptable where, streets will be extended. 3, Street grade shall not exc ='eat 1.a 'percent. The Tigard School Di trice indicates that the projected eato11iuent resulting from this subdivision i.e 81 students at Mary Woodward Elementary and 33 students at Fowler Junior High School. This d ,velopment along with other projecte file result in a total projected enrollment increase of 214 atudente at Mary Woodward and 133 students at Fowler. This increase exceeds our facility design capacity to serve this and other developmenitE .' The district cannot guarantee that the open c 2 eerve these devolo eras at our current 1r ® �nev+, echooli� a which wh11. as n i ni. abate will have the design capacity to 1� of enrollment increaeee. Prospective home bu ere /ocean P ante should be advised that students May have to be bused to other echools er pladed in portable claserooma. FINAL 90 �Q /� C Sq. ,. 0 0p spp. 't /'BUR ON S .B.A�I[Y.i� �� V�� -� 7 V1°'�iN.06 PC ��i SUB �i��"V't 4'1Sl:iM IL R� �69 $ iR d �Y.F$i�/ Finally, the District believes the development ohould not be approved without a bus pullout located on Bull Mountain Road or 139th Avenue. The Park Board indicates that access to the proposed pedestrian/bicycle trail within the B.P.A. right-of-way to the west should be provided. P.O.E. has no objection to the propos11. No other comment have been received. B. 4FINDINGS AND CONCLUSIONS The relevant approval critegla e.re Comprehensive Plan Policies 2.1.1, 3.1.1, 3.4.2, 3.5.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1, 8.1.2, and 8.1.3; the Bull Mountain Community Plan; and community Development Code Sections 18.54, 18.86, 18.84, 18.92, 18.150, 18.1a, 18.162, and 18.164. Since these plans have been acknowlelged, the statewide goal. no longer, have to be addrecsed for non-legislative land use applications. The Planning Commission concludes that the proposal, with modifications, is consistent with the appLicable portions of the Tigard Comprehensive Plan based upon the findings noted below. • • 1. . Policy,2.1.1 is satisfied because the Neighborhood Planning Organization Number 3, Community Planning Org nization Number 48, and the ourrounding property owner ,. were given notice of ,the hearing and an opportunity tc comment on the .applicant's. proposal., . . • 2. Policy 3.1.1 can be satisfied because the Code allows deielopment. of • hillsides that are steeper than 25 percent when engineering information i provided which shows that -dverse environmental, erosion or sloile instability will not result. The applicant has submitted 4 general description of the site but the technique 4 for mitigating any potential problems, related to steep slopes lave not been inclUd.d. The CommissiOnf doe not anticipate any difficulties, provided that the appropriate construction and erosion ontrol measures are employed. Since many issues regarding alopest are site specific, the staff recommends that methods for maintenance of slope stability and erosion 'control be submitted for the approval in conjunction with the public improvement plans and building permits with particular attention being paid to grades over 25 percent. 3. Policy 3.4.2 , among other issues, calls for the protection of wildlife habitat, control of erosion, and the maintenance of trees and natural vegetation along stream courses to the maximum extent possible. The applicant correctly indicates that many of the lots Within the ravine areas havo depths which will allow the land near th streams to rem in ukulelm0..orm!d. 4. Policy 3.5.1 indicates that the City will encourage private interests to FINAL ORDER 90-10 PC - SUB 90-04 SEIYU INT'L./BURTON - Page • AL&KAiA7: provide open space, recreation lands, facilities, and preserve , natural, scenic, and histories areas. The site grading and tree removal playas required in p the conditions g approval v al below shall be rev (ewed with the intention preserving the natural features of the site to ti*e, m %i extent possible. 5. Policies 7.1.2, 7.3.1, 7.4.4, and 7.6.1 are satisfied because ad ate well as fire protection servicese�6are or �beeide available facilities, to as th ,. } • be provided within the development,. The has indicated that these facilities sill. n the subdivision as regpired by City standards,' 'At the hearing,' the apPlic�nt proposed to plat Lots l' through 36 ald 276 as a separate and Ater phase when the necessary facilities and a rvtc 0 can be provided to this portion of tho ' development. 6. Policy 6n1.i calla for a eaf0 and efficient 'treat system that meets current and • proi ected need. The proposed internal street oyster -r atisf Lea all applicable Code and Plan street . ntandards is well as *,al4 provisions of the Northeast Bull ' untain Transportation Study whiah have been ado pt ed b y the C.clf Calf s an element of the 'Tf ard COmpreherisive. Plan. c9ne. issue ' that is currently unresolved Based u location-and tflne a: ea design raised, by currentl aacces onto S.W. Bull Mountain Lam' the Engineering Division and Washington county, ' further study gn ' . In orders to4ceeP the see r ®a�i,ra`si befare a final deli c be detereei.�ned project on schedule while this Lions is resolved, the 'applicant proposes to divide. the /development into two phases with the northern po io f u 'o.. the subdivision to be reviewed by the Commission can May' 8th and the soptherrn ' psan. di.ona which includes t, ' ;S as to S.W. W. .7,1u11 Mou twin' to be revieWed at a later date". For this second hearing, . . the Pertinent traffic information will be available. 7. Policy 8.1.2 and 8.1.3 will be satisfied beCau ®e: the City of ¶'i' /aid and Washington County havre and will be working together to reaalv®n street: improvement and location lames involved in this case and the greater Hull l Mountain area. A gg standards dsp improvements Will The pn:opa ®E�a � aulodivi; iron street 3amp be constructed to City or County constructi o pp ica b1e and will be inert lied at the developer's expense. Sufficient ci et it pUbbi c right-icaf-wyay will be dedicated to the public within the subdivision for these streets. The Planning commission concludes that the proposal with modifications is consistent with the Bull Mountain Community Plan balled u ... n the following findings y division' is within the limits l.. The density � the Pla�.n�roA].l�lotai. contemplated y 11 be well above the 5,000 square foot minimum lot size of the former 0-6 County P1 n designation 2. The p MPo the preservation of trees is viewed ass an infix rtant component of ttn Bull: Mountain P; .an- a Strategy for preserving Wildlife habitat and FINAL ORDER 90-10 PC - SUB 90.04 S t!U X ' L. / WRTO ' . -+ Page 3 related aesthetic benefits. The northern, wooded portion of the property is entirely within a eignificant natural area as identified in the plan. These areas are considered to be important due to their natural condition as well as ecologic, ncientific, and educational value. Based upon past experience with the develoemeet of subdivisions on wooded parcels that do not have any common open space, it appears that preservation of more than SO percent of the trees will be difficult. The applicant indicates that the Plan allows the harvesting ok Umber in accordance with the Oregon Forest Practices Act and that the 50 percent preservation policy does not .pply. The Washington County Department of Land Use and Transportation staff informed the City staff that the 50 *percent prenervation applies when tree removal i proposed in conjunction with a development application. The proposed preliminary plat application doe d not include a plan for the preservation of :trees OA the property. Such a plan provided by a quelified arborist must b submitted and approved prior to removal of tree.: on the property or the appeoval of the final plat. This plau mu..t indicate how a minimum of 50 percent of the trees on the site will be protected. 3 The property is ploo within Area of Special Concern N. 3.. This designatien has been applied because of the County's .expressed desire to evaluate significant natugal areas on the north slope of Bull Mountain and to consider the possible acquisition of land as permanent open space. This study has not been conducted by the County 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 provieioes. 4. General design elements of the plan include the, derign of minor collector streets which will discourage through traffic, minimize the amount of land and vegetation disterbance, limit the removal of trees over six ,inches in diameter to no more than 50 percent, and the protect stream corridors. The minor collector street system is being designed primarily to serve the future development on Bull Mountain rather than through traffic. Detailed plans shall be required as a condition of approval to show that minimum of 50 percent of the tree will be preserved and that and disturbance: particularly tn the ravine areas, will be kept to a minimum. The Planning Commission concludes that the propo3=1, with modifications is consistent wilh applicable portions of the Tigard Community Development code based upon the findings aoted b-low 1. Chapter 18.52 of the Code is satisfied because the proposal does meet the density requirement of the R-7 zoee. 2. Chapter 18.92 is satisfied because the proposed density is ‘onsistent FINAL ORDER, 90-10 PC - SUB 90-0 SEXYU INT'L./BUitkOrf e Page, 9 with Code requirements- 3. Chapter 18.80 is satisfied because the proposal to consistent: with the requirements of this chapter pertaining to planned developments. Planned developments are intended to be used in undeveloped areas such a tat® to better p rotect amenities on the cite. Although th0 section of the Code encourages the provision of common open space .areaE3 through the application of flexible development standards, common areas are not required by the Code. 4. Chapter 18.84 cover., sensitive lands ireues within drainageways and slopes over 25 percent. The drainageways on the property will be all be within subdivision lots, but it appears that the majority of the construction activity will .:void these areas. Although sloped of over 25 percent will generally be avoided by thi project, it i.e poe ible that acme of the homesi t eu will be loe~uated on slopes , over . 25. percent. Provided that grading, constructions and erosion controls are approved and monitored by the Engineering and • uuildi ng Inspection Divisions for this development, the provtci enns of this chapter will be met. 5 , Chapter , 18 150 of • the Code prohibits the unneces =iary removal of trees over ram inches in. diameter. As noted ' above, ;a tree preservation 'report .prepared by a .qualified arboriet ,shall be required prior to the commencement of any con - truction on the site. ,. Chapter. 18.160 of the Code is satisfied because the proposal does meet the •requaresnts set forth for the submission and approval of a preliminary subdivision plat. 7 a Chapter t8. 162 of the Code is satisfied because. the lot line adjustment proposals are 'consistent with the applicable criteria, for .modifying property boundaries. Since the smaller properties which. are recipients of additional 'land are in Washington County, approval of these adjuutmeI is must be received from the County* Department of Land Use and Transpe tation prior to recording the adjustments. These resulting Weeder parcels will be partially within the City. Chapter 18.164 of the Code will be satisfied during the ,approval process for the final. plat. C. DECISION basted upon the above f indinge the Pleading dommisston approve 2 A do . .l.. preliminary plat lat for Planned Develop :onto PD 90 -01 I is Su division�eS��90 0 Sean tive Ldnda SL L 90 -01 subject to the following r, ditiona- UNLESS A'. "S RWISE NOTED, THE CONDITIONS S OF AFPBOVAL BELOW SHALL SE SATISFIED PRIOR TO ; EODRDING THE FINAL PLAT WITH WASHINGTON COUNTY FINAL ORDER 90.10 edC SIPS 90-44 S, t`lfu INTi' L. /J3URTON s Page 1. Two (2) sets of detailed public improvement plane and profile construction drawings shall be submitted for preliminary' review to the Engineering Division. Seven (7) nets of approved drawings and one (1) itemized construction cost estimate, all prepared by a , Professional Engineer, shall be submitted for final review and approval. STAFF CONTACT. John Hagman,, Engineering Division (639-4171). 2. Permits shall not be issued and construction of proposed public Improvements shall not commence until after the Eng Yneex i.nag , Diviei on has reviewed and approved the public improvement plans and a construction compliance agreement has been executed. A 100 percent perforce assurance or letter of commitment, a developer- engine r agreement, the payment of a 'permit t fee and a sign. instal1ationf otr :etlight lee are required. STAFF ACT. John Hagman, Engineering Division (639-4171). Prior to ' .aeuance of Building Pernnite, bonding. for the' (Bull MOuntain Road access ehall,; be required. Prior to Occupancy of "any Iota in phase 2A this access ythall .be provided. 'STAFF CoNTACTic ' John Hagman, Engineering Division (639- 4171) 4. Af erosion control plan shall be provided as 'part ©f ' the public improvement drawings. The plan shall conform to , "Erosion Control. Plans - Technical Guidance Handbook,. November 1989.* • 'STAFF . CONTACT: John Hagman, Eng'inee ing ' Division (639 -4171) . Full width street improvements,' including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary ®ewers, storm dr _ inage, streetlights, and underground utilities shall be instilled within 'the, sa xdiv'is .on. Improvei ente shall . be designed and constructed to lodil street and minor collector street standards to the alignment shown on the submitted plants. STLFF CONTACT: Gary Alison, j Engineering Divi.-•ion (639-4171). 6. Lots obeli not be permitted vehicular awNceee directly onto the . nninor collector Street from its intersection with Bull Mountain Road to its intersection with Benchview Terrace. STAFF CONTACT: John Hagman, Engineering Division (639- 4171) T1ae applicant ehal/ provide for roof and pavement raid drainage for each lot to the public otormwater drainage system ar by an approved private storm drainage system deb i+gned to prevent runoff f onto the adjacent property. STAFF CONTACT. Brad Roast, Building Division (639 - 417`1) 8 The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainagewaye without significantly impacting properties downstream. STAFF CONTACT: Eerry, Engineering Division (639- -4171) 9 Sanitary sewer and storm drainage details shall be p+rovieed ac pagt of the public improvement plans. Calculations and a topographic trap of the FINAL ORDER 90-10 PC - SUB 90 -04 SETYU ]CN'.!:' +b. /BIIRTO sanitary sewer service area shall be provided asbasupplement�to� then public £ rovement plans. Calculations shall l be supplement P p based on full development of the serviceable area The location and capacity of existing, proposed, and future lines " shall be addressed. All lines outside, the public right-of-way shall be accompanied by a 15 foot wide public easement. Access shall be provided as necessary by an all weather surface road or similar unobs'M. ucted • route within a 15 foot wide easement. All drainage swabs hall be accompanied by a drainage maintenance easement 25 feet either side ' of the centerline of the stream and accessible from a public right-of -way. STAFFS INTACT: Oseg Berry, Engineering Division (639- 4171) 10. Street centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) , 2.060, 'subsection b g? , pthe centerline of Oregon street and Statutes, rights-of-way t �► shall be manunaented 'before the City accepts a street improvement: 2) The following ,centerline monuments sht ll be sets A) All centerline = centerline • intersecJtion Points. E) All cul-de-sac center points. C) Curve points, beginning =:nd ending points (PC's and PT's). Monument Boxes Required 1) conforming to City standards` will be required 1 around all boxes centerline • intersection pedants and cul -de -sac center' points. 2 i The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Engineering Division (639 - 4111). 11. A grading plan small, be submitted showing the existin g and proposed contours. A soils report shall be provided detailing the soil compaction requirements STAFF, CONTACT; Greg Berry* Engineering Division (639- 4171) . . ,. Orist, shall be a�Y'b 12 submitte removal iplan, approv This plan. shall evaluate the plans for cilities, site grading, public . p �' p� P " �n iaA rovemercnta, private stk drainage and their affect upon the trees to be } r revved. , The plan Shall identify the trees _ , preserved and the. methods subdivision ssuurre a to D; , g rase ' their preservation through the construction of the and the residences. At a miniMum, the trees to be retained shall emceed. SO FINAL C. )ER 90 -10 P( -� SUS 90 -04 SEI!U I L AURTON Page 12 percent of the existing number of trees (within the area to be platted) over six inches in diameter at four feet above grade. Tree to be preserved shall be protected throughout the Subdivision Bind home construction by six foot high chainlirnk fence or similar means approved by the arborist and the Planning Division. STAFF CONTACT Keith Liden, Planning Division (639 -4171) 13. The lots located in the northwest portion of the .nbdivision (Lots 1 through 36 and 274c 275, and 276) shall not be platted until appropriate services and facilities are available to serve these lots. This ` area may be platted as a separate phtbe of the - •ubdiviaion. STAFF CONTACT: Keith Liden, Planning Division (639-4171). 14. This appiroval is valid 11 exercised within 18 months of the final approval late. 15. 9. separate approval from the Planning Commission- will be necessary prior to c mime ,icing with construction of Pha _ e 2 B. STAFF CONTACT: Keith Liden, Planning Division (639.4171) Based upon the above findings and conclusions, the Planing- Commission approves Lot Line Adjustment, (MIS 90 -04) subject to the fol1o7ing conditions 1. PRIOR TO RECORDING WITH WASHINGTON COUNTY, the applicant shall submit a lot .line adjustment survey showing the existing and proposed lot lines, and legal descriptions of the parcels for review and approval by the Engineering Division. STAFF CONTACT: John gagman:, Engineering Division (639 -4171 2. The applicant shall receive all necessary approvals from Washington County prior to recording the lot line adjustment. STAFF CONTACT. Keith, Liden, Planning Division (639 - 4171). This approval is valid if exercised months of the' final 3. €net within 18 approval date. It is further ordered that the applicant be notified of the entry► of this order. PASSED This day of May, 1990, by the Planning Commissio • : : e City of Tigard s 9O--O5 . PV /ki FINAL ORDER 90-10 P. SUB 90- 04 SSIYu IN C r L. /BURTON Pa e 1 M& GARY STEELE 12645 SW .135TH TIGARD OR 97223 TED MAGNUSON 14405 SW HIGH TOR DRIVE TIGARD OR 97224 BEVERLY FRi}t3DEd 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97223 aAi HCHEK 14130 w FERN TIGARD OR 97223 AFFIDAVIT OF MPAII./NO STATE OF OREGON County of Washington City of Tigard X, 1 � - �_ o being first duly sworn /affirm, on oath depose and says (Please Print) 4k C.R. I4'S�� < for That I am a �� The City of Tigard, Orcgan. That I served . NOTICE OF PuPL!C HEARING OR That 1 served NOTICE ` OF DECI "ION FOR City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer p.-Tigard City Council A copy (Public Hearing Notice /Notice of Decision) of Which i® attached A" , was (Marked Exhibit Exhibit " mailed to each named persons at the address shshown � attached list marked exh ,bit "D" on the day of hk.- _ 191'111_, said notice NOTICE OF DECISION as hereto attached, was pcated on an appropriate bull: tin board on the day of 0 , 19, and deposited l� in the United States Mail On the s day of °-.--.j postage prepaid rn ribad and eworn /affirm to me on t .1r 6 Per® ttit whd de 'ivered to POST OFFICE Sub, cribed and sworn/affirm to me on the 19;/. OT'. 'y PUBLIC: of ©REGOI My Commission Expires MI I N O T I C E O F P U B L I C H E A R I N G NOTICE IS HVREBY GIVEN THAT THE TIGARD CITY COUNCIL, AT ITS MEETING ON MONDAY, June 1B. 1990, AT 7 :30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW MALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: SUB 90-0005/PDR 90 -0005 /SLR 90 -0002 /VAR 90- =0009 /LLA 90 -0004 Seiyu Int../Burton Engineering NPO NO: 3 FILE NO.: FILE TITLE: APOLICANT: Thomas H. Burton 11945 SW Pacific, Hwy #302 Tigard, OR 97223 OWNER: Seiyu international, LTD. 1070 NW Murray Road Portland, OR 97229 REQUEST: SUBDIVISION SUB 9 -0005 LINE ADJUSTMENT OPMENT PDR 90 -0005 SENSITIVE LANDS SLR 90 MIS 90 -0004 VARIANCE VAR 90 -0009 A request for 1) subdivision approv 1 to allow 97 acres to be div,';.ded into 276 lots between approximately 8,000 and 32,000 square feet, 2) planned development approval to allow an increased lot length to width ratio on certain lots where a ratio of 2.5:1 is norMally required, 3) a sensitive land permit to allow development of 54 lots on elopes th - t exceed 25%, and 4) two last line adjustments. ZONE: R -7 (PD) (Residential, 7 units/acre, Planned Development) LOCATION; Bull Mount,- in Road and SW 139th Avenue at south, and SW 135th Avenue at north. (WCTM 2S1 9, tax lots 102, 103, 104, 200, and 281 4, Fa lots 900, 1000, & 1100) (See Map On Reverse Side) .. . ON _.. D r , . ANC WITH THE RULES 18.32 OF THE COMMUNITY DEVELOPMENT CODE RULE THE PUBLIC NEARING pN THIS MATTER �7I�,%� BE CONDUCTED IN ACCORDANCE or PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AVAILABLE AT !. RULES OF . OUNCIL AM1TT� %Vii T CITY H�iLTe, �R' .RUT PROCEDURE SET FORTH IN CHAPTER 150. ° ANY PERSONS HAVING INTEREST IN THIS MATTER MAY ATT END AND BE HEARD, OR TES 1?IMONY MAY SE SUBMITTED IN WRITING TO SE ENTERED INTO THE RECORD. FOR FURTHER INFO PLEASE CONTACT Tg�E CITY RECORDER OR PLANNING G7 EP iii�MAT�ON PLEAS fide DEPARTMENT AST 639 - 4171., TIGARD CITY HALL, 13125 SW HALL atvp. , TIGARD, OP' . 2S109Bi — 07000 • ♦ • • r .:• • .:o ■ • r • .� FERGUSON,, WILLXA R /DIANA 5005 SW MURRAY BLVD *309 ry pry BEAVERTON - OR 97005 2$104O0-0050'. ......................... !LUDLUM, ROBERT , S JOANN I14065 SW ,SEEN TIGARD 2510400 -00100 e•owd •• d•e♦ .•r SAITO, PUMIO AND KOUZAI, VASUHIRO BY 'TAIRA CLAUS CORP }: 1070 NW MURRAY RD STE A PORTLAND OR 97229 THOMAS H. BURTON 11945 SW PACIFIC HWY #302 TIGARD, CSR 1/4,7)7223 25.10400- -008Q0 •v•r. wiH a..:. 'n♦W7 •.•re•' 0GB RU,, PHILLIP N INGRM , PATSY G 6310 132ND ST N WHITE SEAN. LAKE MN 55110 CALVIN WQOLBRY 12356 SW 132ND CT TIGARD, OR 97223 JOHN' _ ME IFI� 'f" 14205 SW I1 TIGARD, OR 5 , ,,- HERMAN ]PORTER 11875 SW GAARDE 3ST TIGARD, OR 97223 DAIS DERBY BLAZER HOMES, INC 5950 SW JEAN ROAD LAKE OSWEGO OR 97035 GARY STEEL ,12G45 8W 135TH GARD OR 97223 2S109A0 -01 400 ..... . • G PMENT CO INC IEYERITA�E ®F,V'�uLO 16850 SW UPPER BOONES FY RD' TIGARD OR 97224 281098E- 00200 .. • .... •', .. DAY_', LA VELLE AND MARIE N. 5311 SW CHILDS RD ti LAKE OSWEGO +SIR 97035 2S109BB- 00100 BECK, JAMES V BARBARA 1) 14005 SW HIGH TIGA D 2S1093B -00400 • • .. • , d . . ROSEBRAUGH, FRED E MARILY 14155 SW HIGH TOR DRIVE TIGARD OR 97223 2S109B8 -- •00500 . O • . • • • A • • i a MERRIFIELD, JOHN T VIRGINIA E 14205 SW HIGH TOR DRIB. TIGARD OR 97223 2S109908 -01600 GOFF Y L 14400 SW 141ST AVE TIGARD OR 97223 25109138 -01700 iib•.ieoiiq KAUFMAN, LANCE AND RAN BALL ' MOORE, ODA 14425 SW MCtIeARLAMD TIGARD i e , O a. O • OR 97223 2S1098B -00900 ee.. s..•r•i••.•.e•s NICOLII, DAVID P c REBECCA L 14130 SW 141ST TIGARD OR 97223 2S109 BB • o i i a e i m•• e so • g i• i d d PIERCE, ROBERT A DEANNA M 14'5i0 SW HIGH TOR DRIVE TXGARID OR 97223 2S1O9BB -00800 ...... l .............. PHILXCI3I, DARROLD M HE60 SW LAarrE 141ST TIGARD 231098B -02900 TIGARD WATER DISTRICT 8a41 SW COIRCT1 TIGARD OR 97223 . • .. ooeso.- aaeoxaS TOIB2IG nSTAW WAIT aA/DRAmmoo wa D88 OR 97223 2S109B8-02903 •diirn••dr•d......iid HERMANN, ROBERT M MARION W 14305 SW HIGH TOR DRIVE TIGARD OR 97223 28109013- -02904 04P00.4oestioilimaeowo4ob ERLSHXDE, CLYDE W/RITA •A 14355 SW IIGH TOR DR VIGARD OR 97224 me OL1 2S1098B- 02905 d• e a il" • •'• • e •. l i i d i M GNLUSON THEODORE W AND NANCY E 4405 SW HIGH TOR DRIVE rIGABD OR 97223 2S109BB •e_. -- 0291:9 HAUNS'PERGER, JOHN T EILIZABETH E 14260 SW HIGE Told DR TIGARD 2S109188-02918 •i. -dsai: 44.4ii•i.•ei.4 iLSERG, ROBERT ..D AND LEONA L 14329 SW HIGH TOR DR 'TIGARD' C)R 9224 2S109BB- 01400 4•4444I44 b.eiiaei GASSER.$ ROBERT A DOLORES 14220 SW 1415T TX0ARD OR 1122 OR 97223 2510BB -01510 . d i •. O• a i i O r e i �' .... CLARK, ANDREW R H HELEN` 11301 SE PARDEE ST PORTLAND 2S 109f3B- 01100 .. ANDERSON ROBERT, L NI11NOT A 14220 S6 141ST TIGARD 2S104D'C -05104 • a • BENCHVIEW ESTATES 8875 SW SLAV D PORTLAND HWY OR 97225 2S104DC- 05200 ..•••.•. BENCHVIEW ESTATES ;8875 SW BEWW —HLSD PORTLAND / 2S104DC -05300 . .•.e " , 8ENCHVIEW ESTATES HOMEOWNERS ASSN BY L A DEVELOP °C '8875 SW BVTNyI S iL HWY PORTLAND OR 97225 2S104DC- 05600 •e..•...e••e••e.• 4ENCHVIEW ESTATES HOMEOWNERS kSSN BY L A DEVELOPMT 8875 SW 8VTNagicSDL HWY :PORTLAND p� OR 97225 2S1O8Ad'1. -0 100 • e i. r • o o • w • • 6 w •. • s'.e s • BISSETT, JANET 9449 SW LAKESIDE DR TIGARD OR 97224 1 2S104DC -05500 •.. •.w• ♦s•••.w••••�' 'I BENCHVIEW ESTATES HOMEOWNERS ASSN BY L A DEVELO Nf- 1 8875 SW BVTN =iiLS HWY (2S104DC-0501 PORTLAND. OR. 97225 r".- ..e••ea••........ HERTMAGE DEVELOPMENT CO INC 10450 SW UPPER SCONES FY RD TIGARD °' OR 9722.4 • 2S1O5DA -0O5OO s M • .. n • • a . -.wale •..sae • a BOATMAN, HARRY D 14705 SW SUNRISE LANZ TIGARD OR 97224 !S109BC-00200 ....... SNYDER, GAIL V 14480 SW 141ST "IGM D • •• ... • • e • is e • 2S109HC...003.00 .................. s .. HAHN, ]ROBERT A HELEN G `1 14520' SW 141ST "�IPORTLAND OR 97224 2 S109BC-0O400 w .. • • • . ... • .... • • a . . e :CGILLIVRAY, LARRY tC AND JODY M 14540 SW 141ST AVENUE TIGARD OR 97224 2S109BD -00400 ..................... LAMB, ROBERT A AND PATSY 13890 SW BULL MTN ROAD TIGARD OR 97223 '28109E0-00100 . ... Colt, pkAN 13580 SW BULL MOUNTAIN ROAD TIGARD OR 91221 1 PHILLIPS, ROBERT F • SR &y BEATRICE 2680 NE CORNET L RD PORTLAND OR 97210 2S109BD- 01600 �•e ••.so. DN4ON, HELVIN LARRY Emil) KAREN E 13970 SW BULL MT RD TIGARD 2S109BD- 02000 .100»S . is We.•.• ••. CAPRI, MICHAEL a & JANE A 14480 SW PEACHTREE DRIVE TIGARD OR 97223 r QOfl TTa3 IAOM 8H yJI 2rH.�iCi�.'t�UB�MOEX ti3'3,J►%t� W8 00m)1 IloTgaVAaE aoove no 28109E0- 06400 •••••••••••••••••■ HERB 4ORXSSETTE HONEBUILDERS, 'N 10400 SW ALLEtf BL BEAVERTON OR 01005 000x0 -7 i8e0185. 2S1O9BD -06500 w••- .io.w••w. «.•e.ss•f HOL.i(BERG, JON S / P I`'t 14484 80 ScARL$1T PLACE OR -97224 2SI O9BD -06900 ... i . m • ..... d « • . '. • V, • SHE EttOOD, ROBERT A 4 ALECK+ H 14405 SO P.ACHTREE DR 1'IGARD OR 97224 2S109BB -01200 •. ••• ••c•• • WRIGHT, HARRY J RACHEL MAE 14280 SW 14IST AVE TIGARD OR 97224 sve AO L 'Y$IJIAII %THDIR : AM AZADAR SVJ TBI11.1 w8,08gA$ VAAOIT 2S105DD -02100 .. , SPEZZAr BUD 4735 5W SUNRISE LANE :IGARD OR 97223 2 S 105DD -02200 .... .. . . . BURKCE, MAURICE W NAM' ANN A 294 GIL BLAS RD DAN ILLE s • n • • • • •. to w. b o e u• e• u i r ••• o ii a• a CA 94526 • s • •,i • • .......... • •:• • o1wls° ac 2OX8S 2S105DD- 02.400 • • e • • 0 0 6 6 • s O s e • r • s • ri. • GMA URANUS i3T1N3i , amItI13Of ROBBINS a KEITH EDWARD AND �,jrr, D IT ISEO CHRISTI C • 3i[ �caa�a, wa asaPI 14625 SW SUNRISE LANE r •.. .: dl.. w e•RN nvb �r,i1 A'flf.Re'1Y/7M1 ._._. -_ 2S104k)C- 00600 ......Y••••.•........ BENIEW ESTATES 8875 SW BEAV- HLSDL I3W PORTLAND OR 97225 OR 97224 00a00 — 04 01as 4dTOi B7dYCMI1 yp. vgJan-IFyp araa e g Sr C no GMAITROS �1�uNtr. �. r1. H�.{,+, I�r{:.:.::.•. +.,.r.i.�ti�r�itia,+ .....+ . ...r.....:.. p.... ...! f��( tr\(! frl .!�trer'��rPPn,s�. + ............ ..�r•..: 1 + +r +., r r... , •.;. .;rrt • ;.+ ,t '.i +. , ;i +•i}.'. t,r + .',r +r i.' .x,,._,13 i. r�. l-i+r�-rf.,� 'i'�j { 'iir.ry'r, .i {r+�(��,j�.a.,t�.�,r. tt)r ri.tj,..f�F, ` tr:r +..��if� "�i�iy +,,''�'"r'� :1rr� }•ir�r�,r} • { i r'i { i { } i:� �+ �. }' • t rri }�i +�„ ft 54� {'magad„*v iiai�a i{.i4C iti40$4 .n•. .'' gOCYpOyRp. w,•...:••`'^ . ,. 7 ••• •••••• ••fwNnwvw•••••• ++..•r+1•iM.«sr. •••..w••gw.• Y: i.w•r.:•••• •••••••w• ••∎••• ■∎••• ••••∎• •••••..., •...» w+ r.+ M�.. 1.. q•«r. �x..+•..+ rw+.r►q.rr++r••:^r1r•+.1•+•�t.r �y+rw«^^r...+.w«+r` �'r. . . Y'T:t•r•7R•Y!1'•Y',Y•Y . ,.. + . .•. r,•,w,r 4 x • AFFIDAVIT OF HAILING STATE OF OREGON County of Washington City of Tigard 6n,, , being first duly sworn/affirm, on oath depose and say (Please print) That I am a h 5 for The City of Tig,\rd, Oregon. That I served NOTICE OF PUBLIC NEARING FORA V That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard Planning Commiosion Tigard Hearings Otfioea: Tigard City Council A copy (public Hearing Notice/Notice of Decision) of which i attached (Marked Exhibit "PO) was Mailed to each named persons at the address shorn on the attache t �1 d list marked exhibit n " on the w day of 19,, said notice ti.ce N ®TICiti C�:� DECISION as hereto attached, was past_. on an appropriate a _..n 19 d and 1 C deposited bulletin board on the �„_,. day of _ �� in the United States Hail on the day of ," w. .- -�.- -- postage prepaid. Prepared Notice/Posted (Vow Dec aionl Su's 1 rscrn who delivered to POST OFFICE Subgoribed and sworn/affirm to me on the ARY PuRLIC OREGom My CommiSaion Etpires CITY OF TIGARD Washington County, Oregon X NOTICE OF YMML ORDER - BY PLANNING COMMISSION 1. Concerning Case Number(s): SUB 90- 0005/]PDR 90--0P 15LSLR 90 -0O0 !-'VAR 9Q 0 ®009 MIS 90 -000 2. Name of Owner: Seivu 1nkeriiatf onal o Ltd. Name of Applicant: Thomas H. Burton 3. Address 1194:5 SW Pacific Hwy. #302 City ! %curd, State OP Zip 972a2___ 4. Address of Property: Bull Mountain Road and, SW 139th Avenue at south and SW 135th Avenue at _ north. T>ctivai) ft- Tax Map and Lot No (s) .: 2S1 9 tart _ lots 102 104 . 200, and 2S1 4 tax lots 900 1000 & 1100 5. Request: Are est for, 1) m:bdivision anmroval to allow 97 _acres to be divided into 2 6 lets between a rcximatel 8 000 and 32 000 square feet, 2,L planned _ develo_prment. poroval a1..ow an increassas.e lot - length to __ width ra'ilp on certain lots where a ratio of 2.5:1 is normally regglicse'd,_ 31. a sensitive ?lands ue snit to allow development of 54 Zeds on slopes that exceed 25% and 4 two lot line ad ustmerts. ZONE: 1t -7 (.Pm1; _ dResid©ntial, 7 uara3.te/As ;fanned T eveloyst ejA 6. Action Approval as requested Approval with conditions Denial 7. Notice: Notice was polished in the newspaper, posted at City Hall, and mailed ' to : The applicant a PP l icant and owaer ( s ) x Owners of record within the required distance X The affected Neighborhood Planning Organization. X Affected governmental agencies Final Decision: THE DECISI' N SHALL BE FINAL ON �►Y 22, 1990 BNLEss hN APPEAL;, IS FILED. ,Thee adopted findings of fact, decision, and statement of condit.`one can be obtained from the Planning Department, Tigard City Hall, 13125 •SW Hall, P.A. Box 23397, Tigard, Oregon 97223. 9. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290(B) and Section 18.32.370 which provides that a written appeal may ;oe 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) and transcript costa, (varies up to a itakimad of $500.00). the deadline for ;filing of an Ewleal is 3:30 p. 10. asst ions If you have any questions, please call the City Of 'Tigard CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 90 -10 PC A FINAL ORDER INCLUDING FACTS, FINDINGS, AND CONCLUSIONS WHICH APPROVES A SUBDIVISION, PLANNED DEVELOPMENT, LOT LINE ADJUSTMENT, AND SENSITIVE LANDS (SUB 90 -05 /PAP 90-05 /MIS 9U.,04/SLR 90-02) REQUESTED BY SEIYO INT'L. /BURTON, The Planning Commission reviewed this application at a public hearing on May 8, 1990. The Commission's decision is based upon the facts, findings and conclusions noted below: A.. FACTS 1. General iuformetirsa CASE: Subdivision SUB 90 -05, Planned Development PDR 90 -05, Lot Line Adjustment MIS 90 -04, and Sensitive Lands SLR 90 -02. REQUEST: prelie.ina y plat approval, detailed planned and Foss ' development approval to divide .a 97 acre property into 276 lots between the sizes of 8,000 and 32,000 square feet. Also requested iii planned development approval to allow an increased lot length to width ratio on certain lots where a ration of 2 .5 . to. .1 is normally required, a sensitive lands approval to allow construction on slopes over 25 percent, and two lot line adjustments COMPREHENSIVE PLAN DESIGNATION:, Medium Density Residential ZONING DESIGNATION: R -7 (PD) (Residential 7 units per acre, planned development) APPLICANT; .Burton Engineering 302 Tigard Plaza 7',t,.gard, OR 97222 2 9 a OWNERS: Seiyu International Ltd. 1070 NW Murray Road Portland, OR 97229 LOCATION: t ain Road n = ar 139th Ave. (WCTM 281 4 tax .. . North of Bull Mountain lots 900, 1000, and 1100; and WCTM 281 90 tax lots 102; iiJ; 104, and 200). Rackoround Information On December 4, 1989, the Tigard City Council approved a request for g y annexation of the subject property and forwarded Resolution Number 89 ) Metropolitan Area Ro the annexation to 9a (ZCA 89-1 0 to the � and Co,aa�i ®s�.a�n for consideration. The Boundary Commission approved FINA ► ORDER 90 -10 PC SUB 90 -04 SEI U INT' L. /DDRt O • January 18, 1990 _ (Boundary Change Proposal No. 2725) . On December 4, 1989, the City Council adopted a change ink zoning of the subject property from Washington County R -6 to City of Tigard R-7 PD (Residential 7 units per acre, planned development) The Urban Planning Area Agreement, between the City and Washington County, requires th City to adopt the zone which mo - t closely resembles the existing Washington Ccenty zone for period of at least one year This change in zoning was . 7neistent with the agreement. loth the Washington County R -6 and the City of Tigard R-7 zones allow for a 5,000 square fob: minimum lot size for single family residences. ip ion ioini`" 7[t nforrnat �, Along the property's northern border lie two 40 acre trecte. The eastern parcel is within the City and a 120 lot subdiviesioe wa0 recently approved (Case No SUB 90 -01) and the western property 3.e undeveloped and within Washington County. Benchview Estates subdivision lies to the northeast and Three Mountaine subdivision in immediately southeaDt These subdivisions are primarily within the City of Tigard. the surrounding ' properties within Washington • County are presently zoned R -5 and the parcels within the City of Tigard are zoned R-4.5 (Residential 4e5 units per acre) and R -7 (Residential, 7 units per acre). 4. Si orrilation and Pros gee Te a.eeTi The subj ect pro p ert y is presently tl y vacant, with the exception of One residence and several accessory buildings, and i6 eLLMated on the tipper portion of Bull Mountain's northern slope. The lower segment of the property is almost entirely wooded and the nigher section .of the property. is in farm use Three large ravines, which run downhill to the north and northeast are located in th , : lower wooded portion of the property. • The applicant proposes to divide the property into 275 single family residential lots in two .phases. Access for the first phase will only be provided by a southerly extensic � of 135th Avenue through Bull Mountain S southerly 90-01) Summit View Estates (SUB is under hCOn ®t �ctionentl This the Planning Commission and on is - phase of this when the second and southern p ended to be a minor nor collector street which will connect with S.W. . intended Mountain Road _ is ,ubd thin the subdivision isidi� is constructed. g eubdiv Other local streets w will provide access to the proposed lots as well as abutting prop rtiee. .also, this development will provide the extension of S.W. Benchview Terrace from Benchview Estates which :'•- a minor collector that connecte with S.W. Walnut Street to the north. A Sensitive Lands review ie necessary b -cauee of the installation of improvements w ... -.. less e® an ilss a the ro rt, has elopes s than of �5 ercent. This mso ority ®f which Will o cur on s�Ro excess 7 utility and other percent, however some public facility and residential i.on 2 5 p 1 t;�ar!nstruct will occur one slopes steeper than 25 peeeent. FINAL OPt R 90 -10 PC - BOB 90-04 SEIY 1NT' . /BuRToN • A Lot Line Adjustment is also requested to add a 50 foot strip to the east side of an adjoining three are parcel to the southeast and to add 15 feet to Lot 1 of High Tor subdivision which is immediately eo the southwest (see site map, Exhibit "B") 5. Agency anal NPO Comment e The Engineering Division has the following commeeta The applicant proposes to develop 97 acres with an existing Planned p. overlay Sensitive Lands and Lot Line Development ov®rla into 215 lots. The Adjustment requests are for a portion of the individual lots within the 'eubdivision. The applicant' c ;engineer, "Berton Engineering" has submitted a narrative .report discussing the various aspects of the development. At preliminary plate off -site map, contour map and utilities Map have also been provided. The propueed subdivision abuts the existing Benchview Estates Su k divisia n, Three Mountain Subdivision, High Tor .area and the recently approved Bull Mountain summit estates. The project has been divided into two phases, 2A and 2B; In ors e r to resolve the Bull Mountain access location and necessary improvements. This application includes phase 2A only Development of phase 2B should be reviewed separately. Phase 23 generally includes the lots south of the Benchview Terrace e pension . to Null Mountain Road. Findi a The entire site is within the stt dy area of the Northeast Bill Mountain Transportation Study and includes two minor collector Streets; the extension of Benchview Terrace to the west and 135th Avenue from Walnut to Bull Mountain Road, which have recently been adopted by the Council to be incorporated into the • Camprehe;isive Plan. . The proposed development has provided • for these streets with an acceptable alignment and street standards. The proposed subdivision will access onto three collector routes, Bull Mountain Road, a Washington County Major Collector street, and Benchview Terrace and the proposed la15th Avenue, which are City minor collector streets. Bull Mountain Road is a two lane paved street. It ie designated by the County as a major collector &crest within a 66 foot wide right - of-way at ultimate development. At a minimum half street improvements should be provided by this development along its Bull fountain road frontage to provide for a safe intersection. The County hale commented that a traffic study should be submitted to determine the safest location of the access and the necessary improvements. The accede location to Bull Mountain Road and the improvements to Bull Mountain Road should be included as conditions for phase 25 of this development. The access should be required before occupancy Of anj lot in phase 2A of this application. In order to allow public input a separate Planning Commission hearing should be held to corer phase 2B. FINAL ORbEJ 90-10 Pd - sus 90_04 531Y3 TNT'L. /k3U3To i Page 3 • The School District has requested that a bus turnout be provided at the Bull . Mountain Road intersection. The turn out would allow vehicles room to go past the bus after loading. A Traffic Study should be provided to determine the required left turn storage for vehicles turning into 139th Avenue from the east ar.a for vehicles turning into the proposed intersection from the west to determine if the intersection spacing is adequate. The future traffic projected Bull Mountain Transiiort� , :ion study volumes �® ®cte+d �.n the Northeaet � should be used to determine the storage lengths. Sight distance for the intersection should be provided for a distance of 450 feet in both directions for vehicles entering and exiting the site Benchview Terrace is a fully improved minor collector street east of thy, proposal. 135th sAvenu- is required to be improved to Walnut Streets by the, adjoining subdivision to interim atandaSds o ' internal , local street stubs are proposed to connect to Three Mountains Subdivision, to high Tor Lane, to the proposed , subdivision to the north and to undeveloped properties to the west and northwest. Due to the existing steep terrain and ravines, the location of street stubs to.the undeveloped property is limited. The proposed stubs appe i'a to satisfy the need for circulation to adjacent future deelopp.Dents. The conceptual circulation plan submitted provides adequate access to all adjoining properties. 3. Development of this large site will increase the total• runoff from the site while decreasing ' the amount of tige for' this water to d$sch -:rge downstream. Thi will natural c raiaa ewa a and, wild require evaluation of impact o�� •grd vel�cit y to determine whkt downstream improvements may be necessary. Energy dissipaters and erosion control will most likely be required to reduce the impacts. Downstream culverts which are not capable of handling the concentration of runoff should be upgraded. Provisions should also be made to allow properties a`ove this development to drain into the proposed system. 4•. ' Sanitary sewer Service must be extended from • existing systems in 139th Avenue, Uexnchview, and Three Mountain SuubdiviNiontis, the proposed system in the subdivision to the north and from Scholia Ferry Road to the northwest. This is due to the steepness of the terrain and the ravines which exist on the site creating separate drainage basins. The connection to the USA line in Scholia Perry Road was not shown. A plan of this connection should be approved by USA. Development of any port, ,on of the site should not be allowed to occur until the Sanitary sewer service can be providedh Sanitary sewer service is Shown to be provided to the adjacent lots on the north edge of the High or srea by extending the sewer along and just north of the common property line. Access to select manholes by FINAL ORDER 90-10 PC SUB 90 04 SEi tI INT'I;. /SURT0N s Page 4 City maintenance equipment should be provided prior to connecting these, High Tor lots All public sanitary sewer and storm drainage lines which will be outside the aright -of -way should be accompanied by a public easement and provided access. Scott King, a ,Transportation Planner with the Washington County tend Use and Transportation Department, states that the County requires a development, which generates more t ;an 200 trips per day ` and accesses a County road, to submit a traffic stt 4y for County review. The trip g neration for this development is 2760 ADT 'based upon ITE category 210. County staff has serious concerns with the location of the proposed public street access to S.W. Bull Mountain Road. Adequacy of this access must be addressed in the applicant's traffic study. Review of the traffic study may necessitate !Moving this access to another location along the site's frontage thereby requiring a redesign of the street layout on the southern portion of the site. Because of the uncertainty of the safest location of this -its's S.W. Bull Mountain Road access, the County recommends withholding approval of this proposal'until an adequate review of this site's access and impact on the County road system can be assessed and warranted improvements conditioned, Mr. Xing also h a the following recommendations: A. Prior to final approv%il and issuance of building permit: 1. Submit a traffsto, study pursuarst to County resolution and order S3- 213. CONTACT: Daryl Steffen, County Traffic Analyst at 648-8761 for questions regarding this study Dedicate additional' right -of -way to provide :13 feet fgom centerline of S.W. Bull Mountain Road frontage, including adequate corner radius. 3. Sign a waiver not to remonstrate against the formation of a Local Improvement District or other mechanism to improve and maintain LW e Bull Mountain Road to County standards between Highway 99W and S.W. Beef Bend 1mad. 4. Establish a one -foot aaons,acoess reserve strip along S.W; Mount =: in Road frontage, elecept at the approved acceee 4 The documents requited for completion of recommended condition A 2. Shall be prepared by the Washington County survey Di'v'ision and recorded in the Washington County Records Department. 5. Submit planet, obtain Engineering Division approval, provide financial assurance, and obtain a facility permit For the following public improvements; Dull. FINAL ORDER 90-10 PC SUB 90. -04, SE/ "U XNT th. /BURTOf page 5 a. calf- street improvement on C.W. Dull Mountain Road frontage, including curb,t sidewalk, and storm drainacl. be All improvements required by the County review of the required traffic study (see recommended condition Al above). These improvements uhall be constructed in accordance with the requirements of the Washington County Uniform road Improvement Design Standards. f Assure that the public street access on S.W. Bull Mountain Road is adequately illuminated through measures approved by the Washington County Engineering Division and the City of Tigard. B. Prior to occupancy, all road improvements required by conditions A.5.a.. and b. shall be completed and accepted to the County and the access on S.W. W. Du l Mountain road shall be illuminated as required by A.6. above. The "igard Water District comments. are contained in a letter which ie part of the Planning Commission record. The ¶ eigard Building Division indicates that private storm drain lines must be i',1ata,►.1ed to serve all lots which do not drain towards, tine street or a public ©term line. Also, the ravines will be used to receive concentrated water runoff from .the public streets and the impervious surfaces on each of the lots., It is recommended that storm drainage easements be provided to protect these wat-r courses fr'am encroachment and to allow for any necessary maintenance. The Tualatin Valley Fire and Rescue District indicates that: 1. Hydrant placement will be coordinated through the Tigard Water District and pl = ne should be submitted for review and. app ova L to the District. 2. Deadend streets over 150 feet long will require turnarounds that comply with the Fire Cede. Temporary turnarounds Will be acceptable where streets will be extended. 3. Street grades shall not exceed 15 `percent. The Tigard School District indicates that the projected enrollment resulting M from this subdivision is 81 students at Mary Elementary and 33 students at Fowler Junior High School. Thie develoent along with other on file result in a total. projects projected enrollment increase of 219 *tidents at Mary Woodward an 133 students at Fowler. This increase exceeds our facility design capacity to serve this and other developments The di strict cannot guarantee that the new schools, which will open im 1992, will have the design capacity to serve these deve1opmente at our cirrent rate of enrollment increases. Prospective home buyerO /ocanpants should be adviecd that students may have to be bused to other schoole or placed in portable cl assroome o FIkA.L ORDER, 90 ®10 PC - SUS 90 -04 SE/ U 1WT e L. /5D] r OW e • Finally, the District believes the development eahould not be approved without a bus pullout, located oar Bull Mountain Road or 139th Avenue. The Park Board indicates that access to the Proposed pedestrian/bicycle trail within the B.P.A. right -of -way to the west should be provided. P.t.E, has no objection to the proposal. No other comments have been received. B. FINDINGS AND CONCLUSIONS The relevant approval criteria are Comprehensive Plan Policies 2.1.1, 3.1.1, 3.4.2, 3.5.1, 7 01.2, 7.3.1, 7.4.4, 7 6 1, 9 1, 8.1.2, Code Sections 3, the Bull 3 patent e� Mountain Community :Plan, and Community Development � 18.54, 18.80, 1.8.84, 18.92, 18.150, 18.160, 18.162, and 18.154. Since these plans have been acknowledged, the statewide goals no longer, have to be ac dressed for non - 1egLa1at2.We land use applications. The Planning that the proposal, modifications, is consistent with Commission applicable concludes portions of the Tigard Comprehensive with the a d Plan based upon. the. PP P fending© noted below. 1. Po1ia x.1.1 is satief,ted because the Neighborhood planning Organisation Number 34 Community Planning Organization Number 48, and the surrounding property owners were given notice of the hearing and an opportunity to comment on the•applicant'e proposal. 2. Policy 3.1.1 can be Eatiecfied because the Code allows development, of hillsides that are steeper than 25 percent when engineering information is provided which shows that adverse ro environmental, eion or lop - instability will not result. The applicant has submitted a general description of the site but the techniques for mitigating any potential problems related to steep slopes have not been included. The Commission€ does not anticipate any difficulties, provided that the appropriate construction and erosion tOntrol measures are employed. Since many issues regarding eicpee are P that methods for maintenance of erosion recommends site s ecifis;, the staff slope stability and eros re control be submitted for the approval in conjunction with the public improvement plans and building permits with particular attention being paid to grades over 25 percent. 3. Policy 3.4.2 , among other issues, calls for the protection of wildlife habitat, conntrol, of erosion, and the maintenance of trees and natural g � along .... ._. possible. The applicant cotrectl, indiietates that Many of the Iota within thee rav ve eeatiar�� alon stream ce�u�"sefi3 PP �� � remain areas have de the which will allow the land near the streams to , undeveloped: 4. Policy 3.5.1 indicates that th City will encourage private FINAL ORDER 90 -10 PC - SUB 90 -04 8E1 3E11 INT'L. /BURTON ntereete to Provide open space, recreation lands, facilities, and preserve natural, scenic, and historic areas. The site grading and tree removal planed required in the conditions of approval below shall be reviewed with the intention preserving the natural :features of the site to the maximum extent possible. , • Policies 7.1.2, 7.3.1, 7.4.4, and 7.6.1 are satisfied because adequate water, sew -ro and storm ,drainage facilities, as well aea fire protection services are or will be made available to the development. The applicant has indicated that these facilities will be provided within the subdivision as required by Oity atandarda.. At the hearing,' the applicant proposed to plat loots 1 through 36 and 2740 276, s and 276 as a separate and later phase when the necessary facilities and services can be provided to this portion of the development. • Policy 8.1.1 calls for a safe and efficient Street system that meets current and projected needs. The proposed internal street , system satisfies all. applicable Code and Plan Street standards as well as the provisions of the Northeast Bull 'Mountain Transportation Study which have been adopted by the City as an eleewent of the Agard Comprehensive' Plano One issue that is currently unresolved is the location and a iesign of the access onto B.W. Bull Mountain Road. Based 'upon the concerns raised by the Engineering Division and Washington County,' further Study is required before a final deign - can be determined. In order toiceep the project on achedua.e while this issue is reaolved, the applicant proposes to divide. the development into two phases with the northern portion ' of the subdivision to be reviewed by the Coiasion on May 8th and the southern 'pos ion which includes the access to B.W. Bull Mountain' to be reviewed a: °s a later date. For this second hearing, the pertinent traffic inQormatian will be available. 7. Policy 8.1.2 and 8.1.3 will be satisfied because the City of Tigard nd Washington county have and will be working together to re solve Street' improvement and location issues involved in this slase nd the greeeater BUll Mountain area. The proposed subdivision street improvements will he cn e►tr- ucteed to City or Bounty contstructf on standards as applicable and will be installed at the develop -r's expense,. Sufficient public rightmo£sway will be dedicated to the . public within the subdivision for these streets. The Planning Commission concludes that the proposal_ with modifications is ccsnsisteent With the Bull Mountain Community Plan based upon the following findings: 1. The density of the proposed subdivision is within the li.mit0 contemplated by the Plan. All lots will be well above the 60000 square foot minimum lot size of the former R -6 county Plan designation. ,� � viewed as an ing wildlife habitat of the is vi important coim on' • The preservation of trees ` Bull Mountain Plan's strategy for preserv� abitat and s �str FINAL ORDER 90-3.0 PS" - SUB 90-04 BBIYU INT. . /BURTON Page 1�1 • related aesthetic benefits. The northern, wooded portion of the property is entirely within a significant natural area as identified in the Plan. These areas are considered to be important due to their natural condition as well as ecologic, scientific, and educational value. Based upon past experience with the development of subdivisions on wooded us parcels that do not have any common op space, it appears that preservation of more than 50 percent of the t Lees will be difficult. The applicant indicates that the Pisan allows the harvesting of timber in accordance with the Oregon Forest Practices Act and that the 50 percent preservation policy does not apply. The Washington County Department of Land Use and Transportation staff informed the city staff that the 50 percent, preservation applies when tree removal ie proposed in con$uncti.nn with a development application. The proposed preliminary plat application does not include a plan for the preservation of trees on the property. Such a plan provided by a oris +, must be submitted and approved prior to removal of qualified of and :hep of the final plat. This plan must property or the A approval indicate how a minimum of 50 percent of the trees on the site will be protected. 3. The property is Also within Area of Special Concern to 3.. This applied ° a expressed desire to designation has been as lied becau ®e of the County north slope of Bull Mountain evaluate siq�raif,ie:ant natural areas on the. n and to cons i *er ' the possible acquisition of land as permanent open space. This 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. ,4s General design elements of the P1 n include the design of minor collector streets which will discourage through traffic, minimize the amount of land and vegetation disturbance, limit the removal of trees over six inches in diameter to no more than 5O percent, and the protect steam corridors. The minor collector street system is being designed primarily to serve the future development on Bull Mountain rather than through traffic. p r required of and that that Detailed plans eh� ;ll be re $r ®d as a conidi.tion of approval of 50 cent o the trees will be preserved s to show land minimum percent disturbance, particularly in the ravine areas, will be kept to minimum. The Planning Com a aaLon concludes that the sal, with modifications is consistent with applicable portions of the Tigard Community Development Code based upon the findings noted belowg chapter 18.52 of the Code a' a satisfied 'because the proposal does :, eet y q me e the density � re .a.rr_�►ent Of the R�'l zone 2. Chapter 18.92 is aati®fied because FINAL ORDER 90 -10 PC - SUB 90 Le. /BU INT 1 LT �OY�' . 04 SB1XId' A Page op • with Code requirements. 3 Chapter 18.80 is satisfied because the proposal is consisteet with the requirements of thie chapter pertaining to planned developments. Planned developeents are intended to be used in undeveloped areas ouch as this to better protect amenities on the site. Although this section of the Code encourages the provision of common open apace areas through the application of flexible development standards, common areas are not reqpir d by the Code. 4. Chapter 18.84 covers sensitive lands issue 0 within drainageways and elopes over 25 percent. The drainageways on the property will ler, all be within subdivision lots, but it aPpeare that the majority of the construction activity will avoid these areas. Although slopes of over 25 percent will generally br avoided by this Project, it is poe ible that some of the homesites will be located on slopes over 25. percent.. Provided that grading, construction, and erosion controls are approved and monitored by the Engineering and Building Inepection Divieions for thi development, the provisions of this chapter will be met. 6. Chapter 18.150 of the Code prohibits the unneceseary removal of trees over six inches in diameter noted above; a tree preservation report prepared by a qualified arboriat Shall be required prior to the Commencement of any construction on l'he site • - Chapter- 18.160 of the Code ie satisfied because the proposal does meet the requirements set forth for the submiseion and approval of A preliminary subdivision plat. 7. Chapter 18.162 of the Code is satisfied because the lot line adjustment Proposals are consistent with the applicable criteria for modifying property boendaries. Since the smaller propertiee which lee recipients of additional land are in Washington Cenntyo, approval of the-6e adjustments must be received from the County Department of Land Use and Transportation prior to recording the adjustMents. These r editing smaller parcels Will be partially Within the ditY. 8. 'Chapter 18.164.of the Code will be satisfied during the approval process for the final plat. C. DECISION Based upon the above findings the Platining Commiseion approves Pharege 2 /e are shown on the applicant's preliminary plat for Plateed Development PD 90-01, Subdivitsion S 90-01, Sensitive Lands SL 90-( subject to the following cond;Ctions: UNLESS OTHERWISE NOTED, THE CONDITIONS or APPROVAL BCLOW SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. FINAL ORDER 90-10 PC SUB 90-04 SEIYU INT'L./OURTON - Paige 10 • .• 1. Two (2) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary' review to the Engineering Division. Seven (7) sets of approved drawings and one (1) itemized construction coat estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval, STAFF CONTACT: John Hagman, Engineering Division (639.4171). 2. Permits shall not be i - sued and construction of proposed public improvements shall not commence until after -the Engineering Division has reviewed and approved the public improvement plans and a construction omriiance agreement has been executed. A 100 percent performance assurance or wetter of commitment, a developer- engineer agreement, tie' payment of a `permit fee and a sign installation /streetlight fee are required. STAFF CONTACT: John Bagman, Engineering Division (639 - 4171). 3.. Prior to ' issuance of Building Permits, bonding for the ' Bull Mountain Road access shall'be required. Prior to Occupancy of any lots' in phase 2A this access shall be provided. 'STAFF CONTACT: John Hagman, Engineering Division (639- 4171). 4. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to „'Erosion Control Plans - Technical Guidance Handbook, November 1989.° STAFF • CONTACT: John Hagman, Engineeing Division (639-4171). • 5 Full width street improvements, including traffic control 'devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities ' shall be installed within the subdivision. Improvements shall be designed and constructed to local street and minor collector street standards to the. alignment. shown on the submitted plane. STAFF CONTACT: 'Cary 2lfson, Engineering Division (639- 4171). Lots shall not be permitted vehicular access directly onto the minor collector street from its intersection with Bull Mountain Road to its intersection with Benchview Terrace. STAFF CONTACT: John Hagman, Engineering Division (639 -4171) 7' The applicant shall provide for roof and pavement rain drainage for each p.. g y by approved private lot to the public stormwater drainage s steamy or an a ro storm drainage system deli ned to prevent runoff f onto the adjacent property. STAFF CONTACT: Brad Roast, Building Division (639 - 4171). 8 The applicant shall demonstrate that storm drai n ag e runoff can be e dischar ged into the e xasti drai ys dt significantly impact ing properties downstream. STAFF �i� ��� C reg Herr Engineering Division (639 -4171) sanitary severer and storm drainage . details Shall p.. .. as part of y 9 11 be map M e the public improvement p1.an®. c�lculati�on� and a tt� o ra has raa of the FINAL ORDER 90 -10 PC - SUB 90E-04 SEXY"' INT' J ► /BURTON - Page 11. storm drainage basin and sanitary sewer service area shall be provided, as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lf.nes shall be addressed. All lines outside the public right-of-way shall be accompanied by a 15 foot wide public easement. Access shall be provided as necessary by an all weather surface road or similar unobstructed route within a 15 foot wide easement. All drainage swales shall be accompanied by a drainago maintenance easement 25 feet either side'of the centerline of the stream and accessible from a public right-of-way. STAFF CONTACT: Greg Berry, Engineering Division (639-4171). 10. Street centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subseCtion (2), the centerline of all street and roadway rights-of-way shall be monumented before the City adaepts 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) Curve points, beginning and ending points (PC'e and PT's). b) Monument Boxes Required 1) Monument boxeo conforming to City standards will be required around all centerlin4 intersection points and .cul-de-sac center points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Ungineering Division (639-4171). 11. A grading plan Shall be submitted showing the existing and proposed contour'. A soils repOrt Shall be provided detailing the soil compaction requirements. STAFF. CONTACT: Greg Berry, Eegineering Division (639-4171). AO. 12. A tree removal pan, prepared by a qualified arborist, shall be submitted for City approVal. This plan. shall eveluate the plane for Public improvements, Private storm drainage facilities, site grading, and their affect upon the trees to be preeterve The p1& shall identify the trees to be preserved and the methoda to be 118e:1 ttJ assure their preserVation through the doestruction of the OdbdiVisiod and the residences. At a minimuM, the trees to be retained shall exceed 50 FINAL ORDER 90-10 PC - SUE 90-04 SEIYU INT'L./50ATON - Page 12 ' 7 , ..; • , 4. • Percent of the existing nurber 4,Jf trees (w3 thin the area te'i' be platted) <. over six inches in diameter at four feet above grade- Trees to be preserved shall be protected throughout the subdiviaio, and home oenStruction by six foot high chainlink i�ence or similar means approved by r the Planning Division. : ` AIPP CONTACT: Keith Leiden, b the e�xbes..ist and th Planning Division (639-4171). 33. The lots'' located in . the nOrthweat portion of the odbdl vision (Lots 1 through 36 and 274, 275, and 275) shall not be platted until appropriate services and ` facilities are available to serve thee lots. This area may by platted as a separate phase of the subdivision. STAFF CONTACT: Keith Liden, Planning Division (639-4171). 14. This approval is val.id if exercised within 10 months of the final approval date. 1 s . A :yep : rate approval from the Plann ing Commission Will be necessary prior to commencing with constru',ation of Phase 2 N. STAPP CONTACT: Keith Liden, Planninry Division (639 - 4/71) Eas od upon the above findings and conclusions, the Planning Commission approves Lot Line Adjustment (HIS 90 -04) subject to the following conditions. 1, PRIOR TO RECORDING WITH WASHINGTON COUNTY; the applicant shall submit a lot line adjustment survey showing the existing and proposed lot lines, and legal descriptions of the parcels for review and approval by the Engineering Division. 6TAPIP CONTACT`: John Hagman, Engineering Diviaion (639.4171)s The Count prior to recording the lot line adjustment, ���/yovSTA�PP CONY ACT Keith applicant necessary piL Y P 9 ACT�s Keith Liden, Planning Division (639-4171). It le further Ordered that the applicant be notified of the entry ef this order. 1 day of Ma: 1990 by the Planning Cosa mieS PASSED: Thin � day �, � r �` '9 3.o,°eE* 1e City of �A Tigard. o s 9o_o5 pz'O t1 r INA]' ORDER 90 -04 SEX . ,,;� ... ".!i`U INS.' ° Ys. /ht1KTCN " Page 13 SEIYLI INTERNATIONAL LTD. 1070 NW MURRAY ROAD PORTLAND, OR 97229 CALVIN WOOLER 12356 SW 132ND CT TIGARD r OR 97223 JOHN MERRIFIELD 14205 SW HIGH T'`'it TIGARD; OR 97224 DENNIS L. DERBY BLAZER HCNiES o INC. 5950 SW JEAN ROAD LAXE OSWE'Y. o OR 97035 opt Is AFFIDAVIT OF MAILING STATE OF OREGON County of Washington City of Tigard �►V\ depose and {V VV4 , being first duly sworn /affirm, on oath say: (Please print) That I am a 561 s-kuA k for The City of Tigard, Oregon- e--"'fTha,t I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Publ >c Hearing Notice /Notice of Decision) of which ie attached (Marked Exhibit "A ") was mailed to each named persons at the addfeas shown On the attached list marked exhibit "B" on the ''Z -,.sue day of 19 ` O said notice NOTICE OF DECISION as hereto attached, was p ► ted on an appropriate' bulletin board on the , day of P , 19 �,.r and d- posited in the United States Maid On the 7, a day of Postage prepaid. Prepared Notice 7,r Subb9ribed and sworn /affirm to me on the -�' _...,, day of 19 JUp 0".m�� fir. t q'40 •�,� err J::` , NOTAR My C UBLIC OF OREGON ission ExpiLes3 r ff- 0 ce Person ' rihe l k 00.0ered to POST OFFICE 4fs �4i6 � J Subscrib find sworn/affirm to me on J�'ir y3 '� y�yfi JCidykpCy i�� AJa ,1 .11114 " V t thi 4'64:4 ,sir ,� �' ,n IV' .d, vb tit\ bkm/AFFIDAViBlai , o, NOTICE OF PUBLIC HEARING • NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON TUESDAY, lkitL.13,4. 1990, AT :7130 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION FILE NO.: SUB 90-0005/PDR 90-0005/SLR 90-0002/VAR 90-0009/LLA 90-0004 FILE TITLE: Seiyu Int'l/Burton Engineering NPO NO: 3 APPLICANT: Thomas H. Surton 11945 SW Pacific Hwy #302 Tigard, OR 97223 OWNER: Seiyu International, LTD. 1070 NW Murray Road Portland, OR 97229 REQUEST: SUBDIVISION SUB 90-0005 PLANNED DEVELOPMENT PDR 90-0005 SENSITVFE LANDS STA 90-0002 LOT LINE ADJUSTMENT MIS 90-0004 VARIANCE VAR 90-0009 A requemt for 1) subdivision approval to allow 97 acr s to bal divided into 276 lots between approximately 8,000 and 32,000 square feet, 2) planned development approval to allow an increased lot length to width ratio on certain lots where a ratio of 2.5:1 is normally required, 3) a sensitive lands permit to allow developMent of 54 lots on elopes that exceed 25%, and 4) two lot Line adjustments. ZONE: R-7 (PD) (Residential, 7 units/acre, Planned Development) LOCATION: Bull Mountain Road and SW 139th Avenue at south, and SW 135th Avenue at north. (WCTM 2S1 9, to: lots 102, 103, 104, 200, and 2S1 4, tax lots 900, 1000, & 1100) (See Map On Reverse Side) THE PUBLIC HEARING ON THIS MATTER WILL SE 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 BE SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD OF THE HEARING. FAILURE TO RAISE AN ISSUE IN PERSON OR BY UTTER 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 SW HALL BLVD., ORGANIZATION (NPO) 4 3 . CHAIRPERSON: Herman Porter Ar THE PLANNING DEPARTMENT AT 639-4171, OR CONTACT YOUR NEIGHBORHOOD PLANNING PHONE NUMBER: 639-0545 EschAibt-V ITh 25109q 7� /y �y ; n g 1➢ -0 { 000 0 0• s♦ i•• v•• a o• o w• r• 2510400.00500M • e w•• w o e e o I PERGUSON, WILLIAM R/DIANA LUDLUM, ROBERT S atOA 15005 SW MURRAY BLVD #309 14065 SW FERN ' BEAVERTON OR 97005 TIGARDD OR 97223 r 2S10400 —00700 • • w o 2S10400 -00800 ..... • • „ . • • .. w • .. • . . 1 SAITO, PUMIO AHD OGBURN, PHILLIP N KOUZA1, YASUBIRO INGRAM, PATSY BY TAIRA KLAUS CORP 631.0 132HD ST i?d 1070 NW MURRAY STE A WHITE BED LAKE MN 55110 \PORTLAND OR 97229 , THOMAS H • BURTON 11945 SW PACIFIC HWY 0302 TIGARD, OR 97223 SEIYU INTERNATIONAL, LTD. 1070 NW MURRAY RD PORTLAVi'ID, OR 97229 HERMAN PORTER 11875 SW GARDE 3ST TIGARD, OR 97223 2S109BB- 01200 a • r • lwRIGHT, HARRy 1RAcHEL mAE 14280 SW 141ST AVE, (TIGARD • eee a es • • •..• ♦ r •.w o: •• e • • • • i• • . o oo xo- aaeoxas L Y5 ,H . Tu°I51 aAM 1E aV'A Ta, �I w8, Os�S 2s105DD -02100 egre•esoa SPEZZA, BUD 1 4735 SW SUNRISE LANZ .CXGAEA OR 9 223 2S105D8- 02200 ..................... BuRKEr Z4AURXC W MARY ANN A 294 GIL BLAS RD DANVILLE cA 94526 ••ee.•w..eonee OOASO-- cIO2OX2s �I anfiWug HTIEX , e HxEBon 0 'Talmo. andla SETS HHS W8 e5adq' WIAOIT 25104D0- -0060 b . r• m. d a s s• e b. e .. -• BENCHVIEW ESTATES 8875 SW B :A T - iL: DL Hwy PORTLAND' OR 97225 2S1O5DD -02400 i {abr•••.e ++ +•obb • ROBBXNSa KEITH EDWARD AND CHRISTI C 1465 SW sUNRTSE LANE TIGARD oR 97224 o�+ Y.'+ ro•. asb. D• YY•• roga� •y/�OO1ssor-- �ia�o.Laa��gq. ea'd.ATaa a idtiilFii:. ywH maaa -v as Ws. arca;' 2csrQ go fit' ix+. M./y; +:r4 alp {i... • e.e.„ ..... . 0oe0o- 0aoxaa agTATag WgxVHDY g ! YWF' 4t Ii -v xa 6►�c 8 r88 ywVy f Al tyrl �f y /.�1�1^ Rgve, go. ' F.. �'Fr Yoh w•. V,M�•e��V i1 i+Yt�1!�r ✓�, agTATa I/WSIVHONaa YWa is -v to Wa area 5SVe g amAuTgoq • 0 4I�00`q� Ola& RATA WaivHt gga srAiH. w a r�a : 8�, :6.1 V2 wli w9 D �•- �`i���rA�.y„nrrr•1r�id ^ - • 'ne'. -;,;, i� m o-. yr yl4.+r1�i".•..�M 00O/0 w•.wir & oxaC gT G�linTa tdag WSivHob'ig8 / a --Ards We eV88 UmAJTa0 BSS : '' 51 • a `.. • ooa10- Oumna.y aTATBS Wadi OVtSB 2JN -VASa we !V88 AaTHoq s e w e o 8 tal() -0 t,O18g agTATag. WaIVno '.•a 1.7-V `' a Wa 8'rse amAilergoq ag'fe adl 00810- DalloXeS civ• ic q i/zxwrn ,51 XJ ARAa AS Wye sects. EDIT b • • Y • . li b • r. + • r e . .. • a sorts -odPsolag aaTAaa waivsomas ' WH. aara -✓ASS Wa ?C88 2Ssre RO akAaTnoti i • : • 00050- oCt0xas- ra.gTAr'a+7 W3IVHf ©aaa --VA a We eras ai/iAdts3(sq ATes WaXV1i0Mga -VANS Wa 21.88 aktiatanoq . 00•s0- bCt0.tia5 a‘TATam.WaiViabMga �.�• "t1i�.1�e1T�sC�3 eie.eobeb b•b 0 tgo— ..iF.Y.AOItc ard. -Vs a a as 2S104DC -05100 ........b....e.o�...s BENCRVVXEW ESTATES !S875 SW BEAV —HL D HWY PORTLAND OR 97225 2S104DC -05300 ♦• .... e•♦ a•b bee•t BENCHVIEW ,ESTATES HOMEOWNERS ASSN ..;" BY L A DEVELOP T 8878 SW BVTN :j. - DL HWY ?O TLM W OR 97225 2S104DC -05600 sa.o.oe•.d•a..s.ss..mre BENCEXVIEW ESTATES HOMEOWNERS ASSN BY L A DEVELOP i' 8875 SW BVTN S61, UW yP0RLD y� OR 97225 2S108AR -00100 •. see.e•n•••.amaae. BISSETT, JANET 9449 SW LARESXDE DR TIGARD OR 97224 '2S1O4DC- 05200 ................ • BENCHVIEW ESTATES 8875 SW BEAV —lL.3D PORTLAND OR 97225 2S1O4DC- -05500 .....s.♦...!o....w. BENOFIVI '8 ESTATES HOMEOWNERS ASSN BY L A DEV EL 1 .. 18875 SW EV'TN iLS HWX PORTLAND OR 97225 r 2S104DC -05901 u. .................. HERITAGE DEVELOPMENT CO 12C 16850 SW UPPER BOONES FY RD TIGARD OR 97224 2S105DA- -00500 .d.••.•ea.oe•se•....d BOATMAN, BARRY D 14705 SW SUNRISE LANE TIGARD OR 97224 2S109BC-00200 .......e S1YDER, GAIL V 14460 SW 141ST T /GARD OR 97224 i2S109BC -00300 ..................... IHAHO, ROBERT A HELEN '14520 SW 141ST —1 PORTLAND OR 91224 2S1098C- 00400 ..................... MCGILLIVRAY, LARRY XC AND JODY 24 14540 SW 141ST AVENUE TIGARD OR 97224 2S1098D -)0400 .......6..0.......... LAMB, ROBERT A, AND PATSY W. 1389® . SW BULL MTN ROAD ,TIOARD OR 97223 (2810ten. �y q 9BD -00100 .4....•e .oe..••d..•e COY r D 13580 SW BTJLL MOUNTAIN ROAD TIGARD OR 97223 2S109BDy- 01600...... ♦..pe•o.o•eo•.d DAMON r IMELVIN LARRY AND KAREN E 13970 SW BULL MT RD 'TIGARD OR 91224 2S109BD -01900 PHILLIPS, ROBERT, F SR & BEATRICE 2630 NE CORNELL RD PORTLAND OR 97210 O e d . . . fix: 2S109BD- -02000 •a••swe.od.ino..e /d•.e CAPRI, MICHAEL J s 'AME A 14480 SW PEAL 3ITREE DRI' PE .TIGARD OR 97223 28109BD -- 06200 ....b.ee•....d.de.... BLAZER HOMES INC & DOUBLE D DEVELOMENT INC '' 5 950 SW JEAN RD ,LAKE OSWEGO OR 97034 251090D- 06400 .04444441444444e444444 }IERB MORIScSETTE BOMEBtILDERS, IN 10400 SW BEAVHR-01N OR 97005 `2S10OLMBERG, JON S / P 9BD -06500 ..r..o ."..•dde..••Q.b 1fi14484 SW SCAR "T PLACE :TIGARD - OR 97224 251098D- -05900 ii '.`mer...r.6iio.•de ' w.00 SHERWOOD, ROBERT A & ALECIAM 14485 SW PEACHTREE DR TIGARD OR 97224 25109A0 -01400 ..................... HERITAGE DEVELOPMENT CO INC 16850 SW UPPER BOONES FY RD TIGARD OR 97224 2S109BB- 00100 BECK, JAMES W BARJMy P 14005 SW HIGH TOR DRIVE \ TIGARD OR 97223 251.09188 - 100400 se• •be • +Ke••• •e•. ROSEBRAUGH, FRED E MA,RLLY 14155 SW HIGH TOR DRIVE TIGARD OR 97223 25109B8 -00200 . o • • • • • Y • . • r e •`• L • • • • • DAY, LA VELLE AND MARIE N 5311 SK CHILDS RD LAKE OSWEGO OR 97035 25109BB. -00500 • • O O • O O Y. • O P O. t1 • • O P 6 lG •' • . MERRIFIELD, JOHN T VIRG /NIA E 14205 SW HIGH TOR DIVE TIGARD OR 97223 2S109BB; -01600 ...........•.••••o•o0 GO1?F E, BARRY L 14400 SW 141ST AVE TIGARD OR 97223 25109BH...01700 OO••O4••. •O••••O•• •••• KAUFMAN, LANCE AND RANDA11L► IOORE, ODA 14425 SW MCFARLAND TIGARD OR 97223 2S109BB -00600 ••o.o•••..• PIERCE, ROBERT A D',ANNA H 14 010 SW HAGH TOR DRIVE TIGARD OR 97223 2510988 -00900 O•'•'•O•o•Y ••O•••••••. NICOLI, DAVID P et REBECCA L •y. i 14180 SW 141ST TIGARD OR 97223 2S109BA - 0080Cf • • • Y 1, 4 O • • PHILIZHI o DARROLD : J AND HEL INE C 14160 SW 141ST TIGARD OR 97223 2S109BE °02900 •• . TIGARD WATER DIST1IXCT 8841 SW CO RCII?IL ' TIGARD OR 97223 P • • d i1 • o ooeso—sac .ar7 TOI5ITSXU HSTAW aRA IT X I5BMMOO wt iLlts8 aRAOIT ssre RO 2S109BB -02903 •••4.0••••••so•••.•e• HERMANN, ROBERT H MARION W 14305 8W HIGH TOR DRIVE TIGARD OR 97223 2S109BB -02904 ..................... EBLSHIDE, CLYDE W /RITA A 14355 SW HIGH TOR DR ' TIGARD OR 97224 25109BB 02905 44444'1e•6464 ••e.00••• MAGNUSON, THEODORE W RI NANCYE i4405 VW HIGH TOR DRIVE 'I(ARD OR 97223 2S109BH- X02919 p• w •.• ii a• o w e e a• e a HAuNSPERGER JOHN T ELIZAE iTH B 14260 MI HIGH TOR DR TIGARD Ow . 97223 2S1O9BB • o • • o • . e • . tJLBERG d ROBERT D AND LEONA L 14320 SW HIGH TOR DR TI OA110 251.09B8 -01400 •ubelle• e•e.•ee. GAS ViER, ROBERT A DOLORES 14320 SW 141ST TISARD OR 97224 2 S 109'48 -01 50® h • 111 O • • e O . O • . O 0 ri • . • • O. • CLAM: ANDREW R B HELEN 11307 SE PARDEE ST PORTLAND 25109B8-01100 •::• •4a64.6644‘6e4444 ANDERSON, ROBERT L NANCY A 14220 HW 141ST Tx ,RD Oft 97223 4 1. ...1 ■ • '• r, CITY OF TIGARD, OREGON SUBDIVISION APPLICATION. kor 4,0,446. .09-43oS7M4i,o0r7 CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 1 GENERAL INFORMATION PROPERTY ADDRESS /LOCATIONMkftd_ljj&x TAX MAP AND TAX LOT NO. 0,5:zy; zpo 4) 3 FOR STAFF USE ONLY CASE OTHER CASE MO's: RECEIPT NO. .41:22810 APPLICATION ACCEPTED BY: DATE: :51/lidD Application elements submitted: (A) Application form (1) B) Owner's signature/written / a authorization Title transfer instrument (1) Assessor's map (1) Preliminary Plat (pre-app checklist) Applicant's statement (pre-app checklist) List of property owners and addresses within 250 feet (1) 2-5 / 1//) SITE SIZE /7 PROPERTY OWNER/DEED HOLDER* iTe4v _L(E) ADDRESS .41Z42/44-LYE4 CITY OP' , APPLICANT* ADDRESS //,5-5(4/thci CITY 4PAir- 4d, 4,PHOE 4/4-6600 (F) ZIP e- (G) PHONE (6:34.Vriel/3 4444.44.4444.4.04.4•44.1444444444.444 ZIP 700 Filing fee (f415 plus t5 A - *When the owner and the applicann are different per lot) t/(07 ....... people, the applicant must be tho purchaser of record or a leasee in possession with wvitten authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) mutlt 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 roperty request permission to divide a Iv/ 4...<0:1. Total Area Parcel into 7.---0(..0 lots between -,(number of lots) ( and) ?,400±"g2. square feet in 0520P/13P Revd: 3/88 FINAL DECISION DEADLINEt COMP. PLAN/ZONE DESIGNATION: a& Pb CPI) II .114.411MO011I41M.4.41 WAR 1 6 1990 CiTi OF TIGARD PLARAING Deno N.P.O. Number: Preliminary Plat Approval Date: Final Approval Date: Planning Engineering Recording Date and Number: . . ;JO.' 3. List any variance, Planned IDevelo;ment, Sensitive Lands, or other land use actions to be considered as part of this appl .cat:iont _16 *ar; i'lrexeet5;" ,"(=.- 24'4,AB 4. Applicants: To have application you will need to submit attachments pp a complete appl�t�at;i described in the attached information sheet at the time you submit this application- . THE APPLICANT(S) SHALL CERTIFY THAT: e t any that may be, A. The a�iove �v►est does notihe violate :sub ecta�r® es�ty. restrictions attached _ t.o ®g _im Posed uinn 3' E.„ If the application is granted, the applicant will exercise the rights granted in accordance wlth terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plane attachments, and exhibits transmitted herewith, are true; and aPP licants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. PP contents of the application, including D. read the entire coat The applicant has r the policies and criteria, and understands the requirements for approving or denying the application. DATED this E�' day of 19 SIGNATURES of each owner (ego husband and wife) of the subject property. 1 (KSL: pan /052OP') n 28109A0,41400 ib•a�o•a aa•sa ••• HERITAGE DEVELOPMENT CO INC 16850 SW UPPER SCONES FY RD TIGARD OR 97224 2S109EB4020O aO•• o••e•G......O DAY, LA VELLE AND MARIE N 5311 SW CH/LDS RD LAKE OSWEGO OR 97035 25109BH -00500 HERRIFIELD, JOHN T VIRGINIA 14205 SW HIGH TOR DRIVE TIGARD OR 97223 2S109BB.001 a00 BECK, JAMES W BARBARA D 14005 SW HIGH TOR DRIVE TIGARD OR 97223 • • e 0 0 • • v • . .1... 28109BB -00400 ......•••.e.o....... ROSEBRAUGU, FRED E Y4ARILY 14155. SW HIGH TOR DRIVE TIGARD OR 97223 28109B2- 01600 •e•ese•• ones a•e•.r,oeo GOFF, HARRY L 14400 SW 141ST AVE TIGARD OR 97223 28109BE -- 01700 ••••••O••O••......O•e KAUFMAN, LANCE AND RANDALL MOORS, ODA 14425 SW M C F. R L A? D TIGARD OR 9722i 2S109BB -00900 •.......•••••...... NICOLI, DAVID P & REBECCA L 14180 SW 141ST TIGARD OR 97223 281098B 40600 wee.... PIERCE, ROBERT A DEANNA M 14010 SW HIGH TOR DRIVE TIGARD OR 97223 28109BE -02900 .••e.•0. ..... •sob TIGARD WATER DISTRICT 8841 SW COMMERCIAL TIGARD OR 97223 2S109B1140800 • e . s .:..... b .... ?HITACHI, DARROLD J AND HELAME C 14160 #.31 141ST TIGARD OR 97223 2S109BB -02902 .•.cio•..•.....••0 00• TIGARD WATER DISTRIC 00000 Aw� 2S109BB42903 .l,...•boo..se.. eoo0 HERMANNN, ROBERT M MARION W 14305 SW HIGH TOR DRIVE TIGARD OR 97223 2S109BB- .02904 •.o.o•4e.•.o000•••I• EHLSHIDB, CLYDE W /RITA A 14355 SW HIGH TOR DR TIGARD OR 97224 2 S1O9BE- 02905 o •. e s 0 e O e e. e e M e• O••. • O MAGNUSON, THEODORE W AND NANCY E 14405 SW HIGH TOR DRIVE TIGARD OR 97223 2S109BB- 02919 e.4...• e.eiN.e•e . etl HAUNSPERGER, JOHNS T ELIZABETH E 14260 SW HIGH TOR DR TIGARD OR 97223 28109B8.02918 1..ee044964066e.046• C. ULBERG, ROBERT D kND LEONA L 14320 SW HIGH TOR DR TIGARD OR 97224 251098..01400 s•.•....•.b GASSER, ROBERT A DOLORES 14320 SW 141ST TIGARD 2910988 -01500 meebe0•eee•.•s.o.be.∎ CLARK, ANDREW R B HELEN 11307 SE PARDEE ST PORTLAND' OR 97266 2s109BB�01100 .0 .O.♦.00 @.♦a• •O•e0 NANCY A 14220 SW 141ST TIGARD 2S104DC °05100 1.... BENOHVILW ESTATES 8875 SW BEAU -AIL HWY PORTLAND OR 97225 2S104DC�05300 .... e. ...eel•ee . e BENOH'VZEW ESTATES HOMEOWNERS ASSN BY L A DEVELO - „yx. -T 887S SW BVTN "1 . DL HWY PORTLAND c / OR 97225 28104DC -05600 .os••eoe 0o. BENCHVIEW ESTATES HOMEOWNERS ASSN BY L A DEVELOP! ” L 8875 SW BVTN S:r HWY PORTLAND OR 97225 2S1O8AA°.0O100 seeeeeseee.ene..aoeeb BISSETT, JANET 9449 SW LAKESIDE DR TIGARD OR 97224 2810400,052 ..a.ra.a•o...o•ao'•aa BENCEVIEW ESTATES 8875 SW NEAT'-ST': F1RTLAND OR 97225 2S104DC.45500 .... � � . a .. • a e `a e BENCRVIEW ESTATES HOMEOWNERS ASSN BY L A DEVELO 8875 SW BVT -H S.c_. HWY PORTLAND OR 97225 2S104DC -05901 a..i...aae..a.a•aa . a HERITAGE DEVELOPMENT CO INC 16850 SW UPPER BOWES FY RD TIGARD /r OR 97224 2S109B3C- 00200 o...a....a......a. SNYDER, GAIL V 14460 SW 141ST TIGARD OR 97224 2S109ECp=00400 .n...mo.aaaa..... MCGILLIV i3AY, LARRY K AND JODY P+ 14540 SW 141ST AVENUE TIGARD OR 97224 2S1O9BD- 00400 0 4 ... a 0444.• ... . LAMS, ROBERT A AND PATSY 13890 SW BULL MTN ROAD TIGARD OR 97223 2S109BD- 01900 a . . e . e . • e. .•.aea. PHILLIPS, ROBERT F SR & BEATRICE 2630 NE CORNELL RD PORTLAND OR 97210 2810980 .46200 440444.4.4444.4.444.444%, BLAZER HOMES INC gg DOUBLE D DEVE OMENT INC 5950 SW JEAN RD LAKE OSWEGO 2S105DA 00500. a.a..e.. e p. e a p .. a ... BOATMAN, BARRY D 14705 SW SUNRISE LANE TIMID OR 97224 2S1O9BCa40300 HAHN, ROBERT A HELEN G 14520 SW 141ST PORTLAND OR 97224 2S109BD -00100 a..am0.0....o........ C01, DEAN 13580 SW BULL MOUNTAIN ROAD TIGARD OR 97223 2S109BD+ -01600 .a.adiee..ae.a.n.a.... DAMON, MELVIN LARRY AND KAREN E 13970 SW BULL MT RD TIGARD OR 97224 28109BD 02000 .d. ...4am a 5000.... 0 CAPRI, MICHAEL a & JANE A 14480 SW PEACHTREE DRIVE TIGARD OR 97223 281095D-06400 4. a i. c ti .......: a .. a. 4 e HERB MCRISSETTE HOM BUILDE S, IN 10400 8W ALLEN BLVD, BEAVERTON OR 97005 OR 97034 2S109SD...06500 406444.44440444464 6441. HOLMBERG, JON S ✓ P M 14434 SW SCARLETT PLACE. TIGARD OR 97224 SHERWOOD / ROBERT A & AtECTA Aff 14485 SW PEACITREE 3R TIGII D OR, 97224 2S109BB-01200 WRIGHT, HARRY J RACHEL MAE 14280 SW 141ST AVE TIGARD OR 97224 2S105DD-02100 . 000 ... SPEZZA, BUD 14735 SW SUNRISE LANE TIGARD OR 97223 28105DD —02300 ......... CHURCHILL, F 4 AND PATRICIA NAN 14675 SW1,. ."' /Sq, LANE TIGARD OR 97223 28104DC...00600 ...0. ....... BENCHVIEW ESTATES 8875 SW BaXV—HLSDL HWY PORTLAND OR 97225 28104DC-00800 ............... BENCHVIEW ESTATES 8875 SW DMA DL HWY PORTLAND OR 97225 28104DC-01000 0 . BENCHVIEW ESTATES 8875 SW SLAV— -0 L HWY PORTLAND OR 97225 2SIO4DC-01500 BENCHVIEW ESTATES 8875 SW BEAV—HL L'fiWY PORTLAND OR 97225 28104W-01700 L,4644Doecliiiiiiii• BENCMVIEW ESTATES 8875 8W BEAV..HLSL HWY PORTLAND OR 97225 28105DD-0200 SPEZZA, BUD EN 14735 SW SDI TIGARD • • 0 • 0 0 0 0 0 1 0 ..... S • • OR 97224 28105DD—02200 ... 00 • •••••0001000 0000 BURKE, MAURICE W MARY ANN A 294 0/L BIAS RD DANVILLE 28105DD-02400 ................... ROBBINS, KEITH EDWARD AND CHRISTI C 14625 SW SUNRISE LANE TIGARD OR 97224 CA 94526 2S104D0-00700 .. . ......... .. . BENCHVIEW ESTATES 8875 SW BEAVNL BVHNY PORTLAND OR 97225 28104DC-00900 sENcErViEw ESTATES 8875 SW BEAV—BIWY PORTLAND OA 97225 28104DC.-01100 Oloosiocroopo.Y•eio•oe••• BENCHVIEW ESTATES 8875 SW BEAV-4Th 4DL HWY PORTLAND OR 97225 2610400..01600 0 4•4606e6eeeo4004466. BENCHVINW ESTATES 8875 SW BEAV-RLS 4IWY PORTLAND O1 97225 2S104DC-01800 ......00...0......... MUELLER, EDWIN P AND SHARON L /059 SW BARBARA TIGARD 23104DC-01900 664�•lopeoife etooeio.,, BENOH•IEW ESTATES 8815 SW BEAV4ILSV40,-HWY POAtLANn 4-..\ OR 97225 OR 97223 201040d-02000 60644,406•06•40644146 BCNOHVIEW ESTATES 8675 SW BEAV4ILSD PORTLAND R.97225. 2S104DC —02100 BENCHVIEW ESTATES 8875 SW BEAV•thEL HWY PORTLAND OR 97225 iioireeesbeiie 2g104Pc-02206 6440664044,11.01olpeoe666 BEncatetRw ESTATES 8875 8W 8sAV-.111i PORTLAND 2S109EDs07000 • +4M•aus•�reaq• FERGUSON, WILLIPIS R /DIVA 5005 SW MURRAY ,BLVD #309 BEAVERTON OR 97005 2S1O400`'''005 •9.40 �•m••Y•••'•••••• LUDLUM, ROUT S , JOANW 14065 SW FERN TI% ARi3 OR 97223 2S10400HO00 00 ...... _• • /1 • e 0 • • • • • d o e s SAJ;TO, F'UMIO AND KOU ;ail YASU IRS BY TAIRA KLATLs3 CORD 1070 NW MURRAY RD UTE A PORTLAND OR 07229 251040G 00800 ........... BURN, PRILLIP N INGR , "illATSY 0310 132N) ST N CITE BEAR w.ni N T1 55210 sir 00 OG 1 )00 1/00 D /(2O 170x, ,: . ?PO ? 9. 00 agog 17 qe)4-2) zq'r? Z4et, krietro 157x vo / 406) ,S / ' r ° 0 j0 0) ;5-90/) 5-(q00 24100 svot3 ' c c , r' : 0) Soo 4100 ) „ o 00 i 4 0 0 / 1 OO ,,' i ' " /00 5 / b coo 1,5p leo goo clo 0 ) e2614 4:zoo 900) 000 au March 26, 1990 TO; FROM: Tigard Planning Division RE; SUB9O -0005 BURTON REQUEST FOR COMM 'S SUBDIVISION SUB 900005 PLANNED DEVELOPMENT PDR 90 -0005 SENSIT7LVE LANDS SLR 90 -0002 LOT LINE ADJUSTMENT LLA 90 -0004 BURTON ENGINEERING & SURVEY NPO #3 A request for 1) subdivision approval to allow 97 acres to be subdivided into 276 lets between approximately 8,000 and 32,000 square feet. Also requested is 2) planned development approval to allow an increased lot length to width ratio on certain lots where ratio of 2.5:1 is normally required, 3) a sense? tine l r rude permit to allow development of 54 lots on slopes that exceed 25 %, and 4) two lot line adjustments. ZONE: R-7 (PD) (Residential, 7 units /ace, Planned Development) LOCATION: Bull Mountain Road and SW 139th at south, and SW 135th Avenue at north. (WCTM 231 9, tax lots 102, 103, 104, 200, and 251 4, tax , 1000, & 1/00) Attached is the site plan and applicants statement for your review. From information suppled by various departments nd agencies and from other information available to our otaff, a report and recommendation will be prep red and a decizion will be rendered on the proposal in the near future. If wish to Comment on this application, we nee d your comments by 04/65/90- You may use the space provided below ar attach - separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comments in. an questions r. this matt r, writing i rd �+lmnsinin possible. you � �' regarding tl� contact the anngg Department, PO Box 23397, 131;25 SW Hall Blvd., � M Tigard, OR 97223. PHONE: 639p -4171. STAFF CONTACT: PLEASE CHECK THE FOLLOWING THAT APPLY: We have reviewed th proposal and have no objections to it Please cont act Please refer to the enclosed letter. emsenruire of our office. Comments: Name of person Commenting: .�,�,,,, Telephone number: .._; .. 1. ivu NPO NO. CATION LIST FOR ALL APPLICATI �►' Cr0 NO. 2.4. 2. CITY DEBARTMENTS . V' Buildin g Inspector /Brad R. . City Recorder Engineering /Gary A. 3. SPECIAL DISTRICTS Fire District (pick -up box blOg. ) Tigard Water District 8777 SW Burnham St. Tigard,;, OR 97223 Metzger Water District 6501 SW Taylors ferry Rd. Tigard, OR 97223 darks & Recreation Board 7.7 Other Police a b c OA)1 y School Dist. No. 48 (Beavr) Joy Pahl PO Box 200 Beaverton, OR 97075 School District 23J (Tig) 13137 SW Pacific Ham. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wash. Co,, Land Use & Transp. 150 N. First Ave. Hillsboro OR 97124 r„ Brent Curtis Kevin Martin Joann Rice Scott Xing Fred Eberle Mike Borreso Jim Mendryx City of Beaverton PO Box 4755 Beaverton, OR 97076 State Highway Division' Lee Gunderson PO Box 665 Beaverton, OR 97075 e e , > ... o a a• ear e e m e e. e.• •e a it e. o e SPECIAL AGENCIES Boundary Commission 320 SW Stark Room 530 Hillsboro, OR 97124 METRO 2000 SW lst Ave. portlard, OR 97201 -5398 DLCD (CP i, e e only) 1175 Court St. NE .Salem, OR 97310 -0590 Other .C. 4 ..•ue- eee iteb•000een i.,.e.e•eeo Portland General Electric Brian Moore 14655 SW Old Scholia Ferry Beaverton, OR 97007 a e General Telephone Mike Lutz .__.___.. 12460 SW Main St. Bed erton, OR 97007 1 NW Natural 'Sae Ronald D. Polvi, PB, PIGS 220 NW Second Ave. ortland, OR 97209 Metro Area Communications Harlan Cook Twin Oaks Technology" Cebtert 181'S NO 169th Place S -6020' Beaverton, OR 97006 -4886 rumaa■6. BS West Pete Nelson 421 SW Oak St. Vart,landy OR 97204 TCI C:ab1evisicn of Oregon, 3500 SW Bond Portland, OR 97201 Ino. , Mike Heal lock: STATE AGENCIES Aeronautics Div. Engineer Board of Healt ► Fish & Wildlife Paarke & Recrea. Div. Subdivision Supervisor Dept. of Energy Dept. of Environ. Quaff.- .ty (ODO) DOGII „ Division of State Lands Commerce DePt. -144H. Park Corps. of Engineers Post Office Southern Pacific Transportation Costpany' Duane H. Forney, PLS Project Engineer• 800 NW 6th Avenue, Rm. 324, Union Station Portland, OR 97209 NOT.LST CITY or TIGARD, i A ii t DOR "ON ENGRG & SURVEY ADDRES a 5O$ TU APi') PLAZA TtC3AiRt1 OR 9722.:-S RECEIPT OF PAYMENT REw Nat 00107E$ ;� Cl'itO ^'AMOUNT , 00 CASH AMOUNT r nO0 PAYMENT DA i`E 16-4.10 WO/ADDR i..:." ' F• "Ci E or PA`s' ' :Eri4 1 •AMOUNT P. -1 I,0 Pu1'aPOSE OF MI•�aww fµ /.r- Nw:�:+- -�:».W.ru.MW1,w Aa:.i�n+141,1 /'.w ww w..:: 11 hm lwk�lM'NNMi 4.4 4.4 MtM•wiV rr.44.4AwPWww wWti U MiA11•ni WN+N11 w/liWMrinNNi,.N.1.WrNW 0. 4116 :..LANP..OSE. APPLICATIONS' 2; ..5o7 LO`,Ile` 4IMilµ ��'i 'u `r'M<; N`f,. SUB •9t TE �# in••.MYW w+«n•a+.N+Y 44 W4 iu. lox 23397 regon 97223 6 ww -oo0 r,('I 2S104D, 0.00600 ..................... DENCBVII W ESTATES 8875 8W BEAV-HLSDL AWY PORTLAND OH 97225 {� AEt)titfg 2Si09rD -07000 .44.,066oOseedeo. ieea FERGUSON, WILLIAM R /DIANA 50055 SW MURRAY EL '1. #309 E r. 2S/09W-01000 'a • 4 ?. w w* • t a • b a •. • FERGUSON, WILLIR <.. t /DIANA 5005'8W *MANY B #1409 g.RVERVOI UNA Li "t 1ij Of.2.".',0...0....06:::‘• >S1U4A0 -00600 ..e d .:.:.a: . ►ENcRVIBW ES^TA.TES 3815 SW B AV-4 LSp] '}IWY` OR •97225 . 1, lit 0401. .00 July 2, 1990 Otis Jordan Mala,r Construction, Inc. 4470 S.W. Hall 1 lvd e , Suite 317 Beaverton OR 97005 RE: Tree Resnov 1 Bull fit. Summit t View Estate Pile No. SUB 90 -05 Dear Otis: X have reviewed the two submitted propoeale, d :.ted 6/21/90 and 6/22/90 for tr:.ze removal for the above subdivision. The clearing you propose is satisfactory with the following clarification: Trees sh t 11 be .°emov <; d wathin the building footprints with d iiii6no of 65 ft. width by 40 ft. depth for each lot as um agr ed ea; lien fan the f irs; t phase of this, aevelop rent. The 40 ft. depth will be ,measur d staaiting at the 20 ft. front yard building setback line. Trees which are on the boundary of th m as footprints should bd retained rather than remored® Also, trees in the front yards must be protected from trees being removed in the footprint areas as well ad soil a ompaotion, etc. from vehicles and egaaipment 2 The 70 foot clearing width for the streets is acceptable. 3. No trees shall be removed Lor aide or rear-yard utility lines taint 4.l the engineering plans have been approved. 4. Ro :fearing shall occur in Phase 3 of the project as shown on the attached asap. 5. The entire 98+ acre property LS Subject to a requirement to ret in at least 50% of the trees over 6 inches in dtamet 6.. Contact We when the areas h ve been cleared but with remaining so I may check th number removed Please contact if yoaa have any questions. Sincerely, the stumps Ica ith S. laden senior Planner c: Steve Goetz Larry Smith Tom Burton 13125 HaD B vc1� P Q fax 2 397 d Oregon 7 23 (60).0p7.4171:. ,1-1161 ye - r , w June 24, 1992 Mr. Mark Rockwell Benchmark Land Company (AG 614, CT( OF TG OREGON RE: Director's Interpretation of Timelines for Summit it at Bull Mountain Subdivision/Planned Development Dear Mar k: You have asked for an interpretation of the City of Tigard's . Q the various phases of imposed deadlines related to development of the Summit at Bull Mountain subdivision. The Planning Commission. and City Council have reviewed various aspects of this proposed development at several different times resulting in a number of different deadlines. I gree with you lenat it is Very important that we straighten out the timeframes applicable to this development in order to avoid -future confusion. Phase I: th3 Bull Mountain Sum it View Estates sa division, was approved the Planning Commission on March 7, 1990 with an eighteen month approval period for submittal of a final subdivision plat. The final plat for Phase I was submitted in November, 1990: within the eighteen month approval period. A,s you know signing of , the final plat by the City has been delayed by the developer's inability to construct improvements to SW 135th Avenue and to post a maintenance bond for the public improvements. Since the majority of the work is complete and the final plat was submitted in a timely manner, there is no pending approval expiration for Phase I. which was referred to as the Summit a�e►xs:sion on May Phase IY� at Bull Mountain subdivision, . .. __ ,,_... Planuing y 8 , was spot ®�ire�i by the . City Council on 199 0 e The Commission's decision eighteen month approval � period for appeal on a June t a I final 1990. An sigh submittal s l subdivision plat began with the Council's deoi.si.on on the appeal • That approval period was to run until December 18, 1992 Commission approved a Can September 2� � 1991, the Planning preliminary r for Phase . also approved awn III] the � Commission at Bull Mountain a plat fa . subdivision. On that date, rephasing schedL�le : ,, Phases for all of IPhase II effe�^ti.vel�` la► f a r the r� for all of �, uses Ili), � The �+ �P h �. as �n,.,� p reset the clock approval of .. � � . I with an eighteen month approval _.._ .. ]c for aj..� o� Phase z the final plat for P g . v 25, 1903. Therefore, period expiring ®n arch 25 at least one phase of Phase II m Y t be submitted for final approval 13125 SW Hall 81v+ P.0, Box 2330. 11gor a Oregon 0223 003) 639-4171 and the necessary City signatures b y thae t date. One ono-year extension of that approval period may be re qu ested.' The Commission's September 25# 19 91 final order repeated the Community Development. Code's directive that "the maximum tie for seven years." Since the only the ortions o. planned development is completion �'' R' � � portions the r� proposed development �' lP � p that were reviewed by the Commission as a single pa :kage or planned development were Phases ITS and IIB (i.e.: Summit at Bull deu�t�n ) r we interpret only apply to those . root this co�nd�.t,A.ca�, to phases and not Phase I. The City of Tigard Engine frinq Department, approved construction plans for Phaen X IA on February 21, 1991. Some construction has already begun on Phase IXA, although this activity has now ceased due to the difficulties that the developer has run into. Because construction activity for Phase is deemed plans must l.on have begun with, approval of those construct! on construction ►tan , p t be approved and all fees must be paid for the remainder of Phase X I no later than February 28: 19 9 8 . I hope that this clarif 3e any confusion that may exist regarding this development. Please contact Jerry Offer or Dick Be ersdorff, of the Planning Division if you have farther questions. Kurt VAnVolkenburgb, Seyi u International Chris L)avies, Engineering Department Herman Porter NPO 03 Pies Jun. 3 '92 a.6 3 6239 ooK P ROCKWELL TEL 5k7�:a -a12 40 Rune 3, 1992 Mr. Jerry Offer Community Development CITY OP TIGA P.O. Box 23397 Tigard, Oregon Ref: Summit at Bull Mountain Dear Jerry: BENCHMARK LAND COMPANY T This is in follow -up to the meting I had with you and Dick Bewersclorff at your office to discuss Benchmark Land Company's interest n the Summit at Bull Mountain. At that time, we discussed the duration of the existing approvals and when they would expire, and /or need to be extended. As an f4; ample, one of the summary paragraphs osia page 13 of the September 25, 1991 report states, " The max murn time for completion of all phases of the approved planned development 4 seven years." Question. From what date did the "seven yam" timeperrnd begin? The September 25, 1991 date? co Question. eQuestion. . What does 'completion of all phases" mean? perhaps the plans ,for the final phase have to be submitted and approved within seven years? We really need specific guidance regarding the existing approvals for the Summit at Bull Mountain. It would be very helpful, if the City Attorney would review these approvals and establi sh specific dates w hen extensions are required, an d /or approvals expire. This will a void future confusion, and possibly our interpreting the runcframe s in a manner that could eventually put the balance of the project in jeopardy. Sincerelye rel . " Mark Rockwell Partner TEL SS03- ,7122 P. of 1, • To: Jon Offer -- City of Tigard From: Mark llockweil - Benchmark Land Company Rot: Letter regarding Summit at Bull Mountain timelines Jerry: Thence for the "draft" copy of the letter. It looks fine to ene. Thought perhaps the letter should he addres cd to Kurt et Seiyu International in response to questions that I had asked Either way It will work, Q °1➢ be In and out of the office tod,,y, so I thought it might be quickest ta jut send you this fax. ►!",ark it f2 -* aR o.44C '. U dzietAti *A ,s,t, iudieday .44,100441,44con, �� 0l pA 60 d 7 9 /12431d duce. VVV bike 44 *114)/144:110/110:41±X:t1(/* - //. ("./0 104) 4114 ell gc teet14.". ,,41 ,71 ,,,*,.„0:4ial/t74.." /424 0 t 7 /1 re , — t fie r. .,,,, _7,47 ltli/ _ a. N. Y.W • . r 4�.a.�Y«u.v.r +. ,..« rerwwY. �w. �iwr. w'. w. w. �M +w.+�w+Lrr1.IV+wrr+.L.�ri.ilra June-24„ 1992 ( CITY OF Ti \ OREGON M. Mark Rockwell Benchmark Land Company .110...011M1.1■•■■•••■•■••••••■••..0.1.0. BE .Director's Interpretation of Timelines for Summit at Bull Mountain Subdivision/Planned Development ..! ' Ma , Dear rki y - You have aiskedk, for an interpretation of the r: City of Tigard 'B 41,mposed*deadlinesrelated to development of the various phases of the'. Summit :.at Bull,:Mountain subdivision. The Planning Commission and City Council., have .reviewed va.5:ious aspects of this proposed development at ',several different times resulting ,. in a number of differnt deadlines. I agree, with you that it . is very important 1.,*that%:;t:,we4 straightew•f/1 out the timeframes.applicable to this developmerteiri'-order* to avoid 'future . . Phase:, I the Bull. Mountain Summit'',: View Estates! :subdivision, was approved 4r by'the.I'Planning, Commission .:.on:,'"March,.,.7i 1990 with ! au eighteen montivapproval period for submittal of a final subdivision plat..:, The final plat. for Phase I was subrkitted.,in,November r 1990, within the eighteen month approval period.1...As,,you 1 :know .:Signing of the * final plat by the City !, has been delayed by ithe .developer r s inability to construct improvements to Stim135th-Avenue-and 'to post a maintenance bond for the public improvements. . since the Majority of the work is complete and the final plat waEs submitted in a. timely manner, there is no pending approval eXpira.tion for Phase I. Phase IIA, which was referred to as the Suit at Bull Mountain Subdivision, as approved by the Planning Commission On May 80 1990. The CoimisEtionra decision was upheld by the City Council on appeal on June 18th, 1990. An eighteen Month approval period for Submittal of a final subdivision plat began with the Council'a decision on the appeal. That approval period Wag to run until December 18, 1992., On September 25, 19 91, the P1 arming Commission appreVed preliminary plat for Phase tIB of the Summit at Bull Mountain subdivision,, On that date # the Commis l,on also approved a rephasing schedule for all of Phases IIA and 118, The COMMissiOn's approval of the rephasing plan for all of Phase U effectively reset the clorat for all of Phase II with an eighteen month approval period expiring on March 25# 1993, Therefore, the final plat for at least one phage of Phase II must be submitted for final Kvproval 13125 SW Hal! Bid.. PO [lox 23397, ligc:Ird, Oregon 97228 (503) 639-4171 and the necessary City signatures by that .date. One one -year extension of that approval period may be reel*.nested . The Commission's September 25, 19 91 final order - repeated the Community Development Code's directive that the maximum time for p com letion of all phases of the approved planned development' is seven years." Since the only portions of the proposed development that were reviewed kry the Coamnission as a single package ryor planned development were Phases 1IA and IT'D (i.e. , Summit' at Bull Mountain) , we interpret this condition to only apply to those phases and not Phase 1. The City of Tigard Engineering Department p d Exa ° Phase February 21, 1991. approved construction plans for Phase 11A on Some construction has already begun on Phase 1IA, although this activity has now ceased due to the difficulties that the developer acts. 1� is deemed has run into. Because construction activity for Phase approval of those construction plans, to have begun with � app• .. ��.d for construction plans mutt be approved and all fees must be p' the remainder Of Phase 11 no later than February 28, 1998 hope that this clarifies any confusion that may exilst regarding this development. Please contact Jerry Of fer or Dick Bewersdorff g . . you guestiofs . of the Planning Division if ou ha'�re further c: Kurt vanVolkenbur h, Seyiu International Chris Davies, Engineering Department Herman Porter NPO Files Jun . ' 3 '92 16 39 6239 l 1 K P ROCKWELL TEL 503- -6 —3122 June 3, 1992 Mr. :Terry Offer Cormnunity Development CITY GP TIGARD P.O. Box 23397 Tigard, Oregon Ref: Summit at Bull Mountain Dear Jerry: P. 1/ 1 OENCHMARK LAND COMPANY T L C O P Y This is in follow -up the seeding Y had with you and Dick Bewersdorff at your office to discuss Benchmark Land Company's interest in the Summit at Bull Mountain. At that time, we discussed the duration of the existing approvals and when they would expire, and/or, need to be extended. As an example, one of the summary paragraphs on page 13 of the September 25, 1991 report states, " The maximum time for completion of all phases of the approved planned development is seven years." Question. From what date did the "seven year" timeperiod begin? The September 25, 1991 date? Question. What does "completion of all phases" mean? Perhaps the plans for the final phase have to be submitted and approved within seven years' We really need specific guidance regarzping the existing aipprovals for the Summit at Bull Mountain It would be very helpful, if the City Attorney would review these approvals and establish specific dates when extensions are required, and/or approvals expire. This will avoid future confusion, and possibly our interpreting the timeframes in a manner thpt could eventually put the balance of the project in jeopardy. Sincerely, Mark Rockwell Partner summit at Bull Mt 10-25 -90 o Who is going to be responsible for maintaining the drainage aawale between lots 145 -162 and 163-4c /G ' 1e this awale a public drainage system that these lots can daylight the private rain drains into? o how can the CitY Justify' daylighting public ins through the rear yards and side yards of lots (i.e, between lots 1�2�173 � 174.175, 346 -347, etc...) o Should there be a public c rainage easement recorded for the awale, and should it the easements for the storm drains such as between® late 172 - 173,,174- 74, 346 -347, etc... extend all the way to the public ,;4atem7 o A joint access and maintenance agreement shall be recorded with each lot accessing a private storm dratno pp building permits, gilt bar�;iera shall be o Prior to approval ng all curbs abutting private and public streets. The barriers i,ns�,aal,leci along abutting shall consist of hay bales or silt fences. If the lots have a slope of 6% or less, the barrier can be in the form of; excavating along the entire street frontage for top for five feet back, and placing six inr ,tea of clean ravel in six a�tx inches below the tm of the �excavation. Where "curb drops" occur, an approved silt barrier Shall be installed (i.e, wheel chair r amps unused driveway droops, etc...). Building Division. August 24, 1990 ,, L. Derby, President Double P l vet , Inc. 5950 Jean Road lake Oswego, OR 97035 RE: Appea3. Fee PLR 905 Denny: Dear 'Thank you for your letter of Jay 250 1990. After reviewing cironstances of wur appeal nth yoU personally„ and also with members of the City Counal, I recommended to the City Carroll that the awl fee be refunded as per y your City i.l agreed with ass sn nt, a' such a refund of $315, which is enclosed. It appears to tie that you did rely It extensively on the Mountain in Transportation Stay for your appeal. . It aka appears that you ere nbt told specifically staff that the slut/ was not really in effect at the time of the decision„ and therefore did my!: apply to :partic la jam. Since th e s y syy being e syy at the same time as the project reviewed: it was a reasmable assumption on your part that it wad be applied to this p je . The staff was trying to keep all interested parties informed about brIth the transportation study and the subdivision proposal. Apparentl , we were not as clear about the interrelationship .p l the two issues as We. shoald have I aproeciate your interest in Bull Mountain development and transportahon sues, and look forward to your continued involvement. If you have my questions or comments, ar`yts, please do not hesitate to call me. ]Pair: ck J. Reilly, City Adminialcitor /bye let He ffl Blvd,, P.0, Box 23397, Tigard, Oregon 97223 303) 639-41A EpP4/��IwO�O�J+�I�wD� Oyp�(yE @� '!�A��](J�/, OF ° LIG This form is a Multi-use Eder. Appropriate receipts .a c h . is important for all osses. Staple d t3On to fig,. VENDOR N9.+ MAME: W: 1.9,192 5ewe10 en s 5950 SW Jean Road Lace osweq OR 9iO3S ilOtiell m QO T J BY: APPraved necl st due Wednesday 10:00 A1,4 to A/P far checks by Frada3ra Refund of A • wei 1 aaar SUB' 0- 0005/]P1ag21700 VAR 90- 0009 /M1S 90 -0004 Per Council. Aut or t dated: $ 315.00 Mileage $0.255 ememassimmannessal APPROPRIATION MANCE: 315.00 AS OF ....A-° SIGVAY p ( $25.00) Section Manager ($25.01-2,500.00) Division Manager ($2,500.01-7,500,00) Dept. dead ($7,500.01-15„000.00) City Administrator . .. . ($15,00 0d01- ?) Local Contract Ievie d kk/1501 Purche Agent 4-- CPO 4B Bull Mt, Tigard, King City C/O Carol Boyle, Secretary- Treasurer 13640 SW Fern Street Tigard, OR 97223 City of Tigard Planning Commission Washington County Planning Commission To the Planning Commission At our July General Meeting, the members of CPO 4B heard a presentation by Tom Burton of Burton Engineering regarding the final 17 acre piece of Summit View EZtates (the former Zednik property) that abut .Bull Mt Road. Mr. Burton informed us of the results of the required traffic study requiring line-up with existing 139th, two travel lanes, a left turn lane and a bus tiro out at the entrance to the development. We concur with this new' road layout and road improvement plan for Bull Mt. Road and recommend that the TIF or System Development Charges collected from this development be used to fund the required improvements to Bull Mt. Road. Yours truly, Carol Boyle, Se" etary- Treasurer CPO 4B Lull Mt, Tigard, King City Bruce Warner, Washington County Keith Liden, city of Tigard hINELL, RAMIS, ELLIOTT & ATTORNEYS AT LAW 1727 N.W. HOYT STREET PORTLAND,, OREGON 97209 15031 222,4402 DATE TO FROM RE July 20, 1990 Mr. John Ragland, City of Tigard Ken Fox, City Attorney ° s Office ca,ua. ern t: -enna Ccm,td eta G>raany Attached please find draft language for a letter of guaranty and side letter of understanding to assure performance those condi tions of approval contained in the Tigard f Planning Conmmissian r s Final Order on the above- referenced project. As we . previously discussed, t City erne e s Office concludes have �e�lc�usl d�.scussed the �1't A.tt that this form of guaranty is appropriate under the circumstances of the present project. Please contact me if you have any questions Original Memorandum to: John Ragland, City of Tigard cc: Tigard/General File KHF:dd 7/20/90 Enclosures khf \t gard\Ltt- Gty.Me1 cc: Ed Murphy, w /encl. THE SUMITOMO BMX , LIMITED TO THE dry' OF TIGARD, OREGON, U a S . A b ATTENTION t CITY ENGINEER R2: LETTER OF GUARANTY MO. Pt. JULY,- a 1990 Dear Sirs: wc�. have issued At the request of and for th.e. account of Seiyu, .• �� ate �u� of our Letter of Guaranty in your favor for the aqg g -- ill ion -rive -H -Hundred -Thousand Dollars U.S.) ,W >. ® t� � � (brie �d :•_ being a Performance Bond of Sai u Imt rnational Co.- Ltd., , wit I. respect ecCommission to the , obl .gatxan under City of Tigard annin F i L �rd€r NO 90°06 PC, dated 7 rarch 1990 Carina' Order"), specifically those an Cenrtians of App roval contained in '• Final Order, under the followi FAX NCB, 5032480135 p, 01 Dear City Engineer: Seiytt Xnternaticnal C0.0 Ltd has presented a Letter of Guarantee from Sumitomo bank (Noy dated 3'u1y 18, 199 0) to satisfy tthe re uirettent of financial assurance relating tc Seiyu ]nterna�- 1 co. Ltd. � obligations under City of Tigard Planning commission Pinal Order 90-06 dated 7 March 1990 ( 'Guarantee"), By its terms, the Guarantee expires on July ;1�3 ' 1993 or sooner Prop de obligations. International Co., Ltd. has fulfilled its construc- tion g We understand that the City requires financial assurances to remain in place in the event construction counitments have not been co1pleted by July 180 199:1. We hereby y a�ec that �. ninety days prior to 'the.. e if, �' expiration of the Guarantee or any .Ye tension thereof, there remain to be fulfiller on' our 'part ob�ligati.aris under the above Final, Order, t 'e shah. y above Guarantee .� provide the City with i a continuing' .�&1f f icient to cover the do s of such remaining 0bl iga- tiers. I± thirty days prior to the p r atiori of the Guarantee �extension thereof, ... we have fa il ed to provide such continuing Gua tee, the City l be entitled to draw against t3e existing Guarantee a sum sufficient to cover such outstanding obligations Sincerely, a altA at.j-c4,474W10.'- r Se±yu •nterr at o a1 Co.,/ Ltd. PUtIC NEARING ' APPEAL PDtLIC.: I E ING ",- SUBDIVISION SETS- 000; 1.8 .PLED D VEL ?ENT - ?'DR 9Q 0005 SENSITIVE 'LANDS' S 000 ' ® LOT LINE ADJUSTMENT _ 10,8 90-0004 VARIANCE imit 90°°0009` EI'1U INTERNATIONAL/BURTON 'ENGINEERING; NPO °, 3 An appeal of a Planning Commission decision relating to a request for 1) subdivision approval to allow 97 acres to be divided in 276 lots between approximately 8,000 and 32,000 square feet, 2) panned development approval where an increase lot width ratio on certain lots �.lc�w as increase lot length to a ratio of 2.5 :1 is normally required, 3) a sensitive lands permit to allow development of lots on slopes that exceed 25 %, and 4) two lot line adjUstn"1g .nts. ZONE: R -7 (PD) (Residential, 7 units /acre, Planned Development) LOCATION: Bull Mountain Road and SW 139th Avenue at south, and SW 135th Avenue at north. (WCTM 281 9, Tax Lots 10:2, 103, 104, 200, and 281 4, Tax Lots 900, 1000, & 1100) a. c. Public hearing was opened. Declarations and challenges: contacted by citizens Councilor had r questions, et a but shereferx d the calls to , City staff and did not discuss this matter. She said there was no conflict. Councilor Johnson advised she is a personal friend of Dennis Derby of Blazer Homes, however, she said she has not discussed this development with him She ,advised that she would be impartial in hearing this appeal. Summation by Community Development Staff= Senior Planner Eiden reviewed the background leading to g Commission Maay 8, 1990, the Planning decision on approving the development subject to conditions. The relates transportation • and street appeal .�el.a�.es t© issues design. The appellant contends that the subdiviSion is not consistent with the transportation elements of the Comprehensive Plan (specifically policies 8.1.1, 8.1.2, and 8.1.3). Another issue rai ced involves compliance with the Bull Mountain Transportatio y. Senior with n Study. Sen��► Planner advised the Study was 1onsidered during the evaluation of this application; however, since the application was submitted before the Study, s effective date of May 23, 1990, it-, is not a document which can be applied, in a technical Sense, to this application. The final isslae concerns the lack of common open space shown on the subdiviu'ton proposal, Citing policy 3.5.1 CITY COUNCIL MEETTNC MINUTES °- JUNE 18, 1990 Contained in the Council packet was the following information Copy of vicinity map Resolution upholding the Planning Commission ssion decision Planning Commission Final Order Appeal letter -- Planning Commission Minutes Comprehensive Plan text for policies 8.1.1, 8.1.2, 8.1.3, and 3.5.1. s ..1. or Planner advised that staff recommends upholding the Planning Coission s decision. Public Testimony Proponent: ti Dennis Derby, 5950 S.W. Jean 'Road, Lake Oswego© is v op project �q s$r gull Mountain Road developer �e.d �r o� the �rP�/��.\sb� 4�.�i��. fi.PiA �Iud �i J. to the south of the subject property. He stated he is concerned with the traffic Impact onhe neighborhoods along Bull. Mountain Road. He suggested developing a desigf which win addd'ess the increased traffic needs, including acceptable road grades. There Vas discussion between Council and staf f clarifying the Bull Xouniain Transportation Study an acceptable traffic volumes on rinor collectors and major collectors Opponents U . S Larry Derr, 2300 Bancorp Tower, S.W. Fifth W, I 2300 U. 47 L7 ,lk enue Portland attorney represerntifg the ` with Tom Burton, the project engineer, co u� ap�a�.i.�ant � �� �e� the propased subdivision With the • Ubdlvi.sion Dennis Derby, noting developed by �e�a that the traffic routes for north /south travel are eo sUbdi.v�.sions He advised that identical for is in c mpliance with the Comprehensive the design Plan requirements. Tigard _ the project, IJJ Plaza, Tigard, engineer, Burton, stated therBull Mountain Transportation ..J study was one of the primary Considerations in the development J of this subdiVision. He said a great into g � _... deal , erin input from dg 1 caf e� f ort gent �ni o Bath residents in the area, NPO, and CPO, as Well as CITY COUNCIL MEETING MINUTES v JUNE 18 1990 - PAGE 5 J wa City staff. He noted the najor conoerns involved traffic speed control; ard the street plan is designed to limit speeds to favorable levels. Councilor Johnson questioned the need for so many ` curb cuts onto a minor collector street. Mr. Burton explained the design discourages through trc±ffic because of low speeds, and is in compliance with the Comprehensive Plan. Ted Magnuson, 14405 High Tor Drive, commented on traffic needs of the community. He also suggested seer stub to residents in the High Tor area at some future date. He was in favor of keeping power lines and tourers in back yards and garden plots as opposed to front yards. Gary Steele, 12635 S.W. 135th Avenue, said he participated in all the meetings gs during the de're1opment of the Bull Mountain TransportatLof Study. He requested Council to uphold the Planning Commission decision. Cal Woolery, 12356 S.W. 132nd Court, g , i is Chairman of CPO #4 He advised there � were three general meetings of CPO #4 during three different months to discuss the subject development. The meetings were widely advertised and well attended. He noted the appellant was on the mailing list and would have been welcome to participate at any of these meetings. Carol Boyle, 13640 S.W. Fern Street, Tigard, stated i she is active in the CPO and the Fern Street Neighborhood Association. She said the area residents were in favor of the well - thought -out street design, which will be an improvement to the areas traffic needs. Bull Mountain Road, �.y F'r�aucle a 12200 S.W. this v spoke about the significant impact this new development will have on the community. She favored retaining the plan for this development as it now stands because it was carefully researched and had sufficient input from community members. In answer to the concern Mr. Derby had about open space requirements, she stated that the lots in this development are large enough and additional open areas are not necessary CITY COUNCIL MEETING , MINUTES JUNE 18, 1990 .. PAGE 6 WARN Jay Hamachek, 14130 S.W. Fern Street, dihis concern about speed control on 135th, which ....narrow, steep road • He said � he are this developer sought in favor of this developmen since them° input and , designed the project with their needs in mind. e. Recommendation by Community Development Staff was to uphold the Planning Commission's decision based on findings contained in the Final Order (see packet). f. Council Comments: There was discussion concerning the 'Bull Mountain Transportation i Transporta pion Study. Tim Ram City advised the study, is not the criteria, although it may be evidence, one way, to meet the criteria. Boole...._ s... oke about the Bull Mountain coon unityt Plan n Randy Woo ley spoke in 1983. The connection between minor �oa�4.lectr�r to Bull Mt�\nts �.n Road. was designated as aocesas to the major �W providing serve the eighborho�ds through collector system rather than providing for traffic. g. Public hearing was closed. h. Motion by Councilor Eadon seconded by Councilor Schwartz, calling for the reading of the resolution: ,.0 r' M APPROVING THE RESOLUTION f$O . 90-36 A RESOLUTION . . APPLICATION FOR A SUBDIVISION, PLANNED DEVELOPMENT, SENSITIVE LANDS PERMIT, AND LOT LINE ADJUSTMENT: SUB 1i0- 0005, PDR 90 -0005, SLR 90 -0002, MIS 90- b0004; SUBJECT TO CONDITIONS AS REQUESTED BY SEIYU INTERNATIONAL Councilor Schwartz voiced his support for the resolution, design with and added that he favored encouraging few, if any, sites front.flg directly on the minor collector. supported the resolution noting the Councilor Kasten supp support of intense involvement of the community and their supp the plan on stated her belief that the plan +��t Councilor Eadon to With the Comprehensive flan requirements deign n road systems that are safe and efficient. She addressed the subject of open space in Plal'C;;ne developments, stating the policy is to _ encourage, not mandate, the use of open space where app COUNCIL MEETING MINUTES - t'UNE 18, 1'90 J 'AC � 7 MEETING CITY CITY OF TIGARD OREGON AGENDA PUBLIC NOTICE: Anyone wishing io speak on an agenda item should sign on the appropriate sign-up aheet(s). If no sheet is available, ask to be recognized by the Mayor at the beginning of that agenda item. Visitor's Agenda items are asked to be two minutes or less. Longer matters can be set for a future Agenda by contacting either the Mayor or the City Administrator. :30i) STUDY SESSION (5:30 p.m.) Discussion on Police Dispatch - Chief Goodpaster (5:30 p.m.) * • Workshop Discussion with Washington County Commissioner Roy Rogers (6:30 p.m) 7:301. BUSINESS MEETING (7:30p.m.) 1.1 Call to Order 1.2 Roll Call 1.3 Pledge of Allegiance 1.4 Cali to Coyncil and Staff for Non-Agenda Items 352,. VISITOR'S AGENDA (Two Minutes or Less, Please) 403. APPEAL PUBLIC HEARING -SUBDIVISION SUB 90-0005; PLANNED DEVELOPMENT PD 90-0005; SENSITIVE LANDS SLR 90-0002; LOT LINE ADJUSTMENT MIS 90-000.4;' VARIANCE VAR 90-0009 -SEIYU INTERNATIONAL/BURTON ENGINEERING; NPO #3 An appeal of a Planing Commission d6oision relating to a request for 1) subdivision approval to allow 97 acres to be divided in 276 lots between approXimately 8,000 and 32,000 square feet, 2) planned development approval to allow an increase lot length to a width ratio on certain lots where a ratio of 2.51 is normally required, 3) a sensitive lands permit to allow development of lots on slopes that exceed 25%, and 4) two lot line adjustments. ZONE: R-7 (PD) (Residential,. 7 units/acre, Planned Development) LOCATION: Bull Mountain roar and SW 139th Avenue at south, and SW 1:35th Avenue at north. (WCTM 2S1 0, Tax Lots 102: 103, 104, 200, and 2S1 4, Tax Lots 900, 1000, & 1100) o Public Hearing Opened o Declarations or Challenges o Summation by Community Deveiopment Staff o Public Testimony: Proponents, Opponents, Cross Examination o Recommendation by Community Development Staff o Council Questions or Comments o Public Hearing Closed o Consideration by Council COUNCIL AGENDA -JUNE 18, 1990 -PAGE 1 :004. PUBLIC HEARING -1990-91 91' ` USES OF STATE REVENUE SNARING o Public Hearing Opened o Declarations or Challenges o Summation by Budget Officer Proponents, o Public Testimony: Opponents, Cross Examlnataon o Recommendation by Budget o Council Questions or Comments o Public He grinq Closed o Consideration by Council RES0I UT'I DN IVt 9` A RESOLUT'0N CERTIFYING THE CITY OF TIGARD PROVIDES SERVICES QUALIFYING FOR STATE SHARED REVENUES ORDINANCE NC 96- _ AN ORDINANCE DECLARING THE CITY'S ELECTION TO RECEIVE STATE REVENUES :156. PUBLIC HEARING -.199041 FISCAL YEAR BUDGET o Public Hearing Opened o Declarations or Challenges o Summation by Budget Officer o Public Testimony: Proponents, Opponents, Cross Exa ninatibh o Recommendation by Budget o Council Questions or Comments o Public Hearing Closed o Consideration by Council: ; Resolution No. 90- NON -AGENDA ITEMS: From Council and Staff a EXECUTIVE SESSION: The Tigard City Council will go into cscutive Session under the . provisions of ORS 192.660 C (d), .e. , issues. 81. . h to discuss labor relations, real property transactions, current and pending liti, litigation n 9 p 9 g Col NOI ( ;.x NNW • 0.2I-Str....1MOLLAINMEMi COUNCIL AGENDA ITEM SUMMARY AGENDA OF: June 18 1990 TSSUE/AGENDA TITLE: bdivi ®lc�n _glammd Develo i 4. Lot Line__ _g hetn,_ent. £e _ve Lands SUB • o-05 PDEt _90 05 MIS 90-04 SLR 90-02 DEPT .HEAD 0 CITY ADMIN OK_ DATE SU SITTED: 6 LW 9Q PREVIOUS ACTION cst i�e9ian decision td* PREP R BY Keith Liden REQUESTED BY:_ POLICY _ ISSUE is the proposed subdivision consistent with the Tigard CompreheneiVe p Cation Study applicable? is the Mortheaat Bull uIL Mountain Tr =-ne ®r Plan and INFCOMATI0FF SUS MAR The Planning ComMission reviewed the proposal at a public hearing on May 8, 1990 and appro ed the development subject to conditions. This decision hbis been appealed for CitY Council review. The.aPPellant contends that the subdivision is not consistent with the Comprehensive Plan and the northeast Bull Mountain Ticaneportation Study. The Study was considered during the evaluation of this application, however since the application was Submitted before the Study's effective date of May 23, .1990e it .is not a document which. cai be applied, in a technical Sense, to thin application. Attached Le a copy, of the Planning Commission's final order approving the development (contained as Exhibit A in the attach ) the Commission minutes, the appeal, a e� h �d reB ®�.aation , pp j, a site maps th ®a livable Plan l�.cia� ®, and ALTERNATIVES CONSIDERED 1. Appro ve the attached resolutio n affirming the Planning CG isaio 's decision 2 Modify and approve the attack.•ad resolution 3. Approve ® appeal request and direct st _ ff to prepare a corresponding H ie ®o &ntaat 4. Remand the application to the PL$,. aning Commission for fth they Consideration Approve the attached resolution ,9® -- ®5 a SUM/kl SUGGESTED ANION tiWAir HINGT ILA ari. 101'5 sot. tri,ata.t.41 10/, •itS el. '.P CF `aGOO," OR N RESOLUTICN 'NO. EESOLUTION ZPP1tt4VING AN APPLICATION Vf�aO: 22�� R'A SUm DIVISIO 's PUNNED DEVELOPMENT SENSITIVE LIM AND LOT LT:gig �� 02/114/0. 90-04) S BOBC TO CONDITiONi Y P O� 1l� • ' Y SE ItU INTIPRIOstoggit, , I C. d Planning Comminnien veviewed the application a', 9° ltd a are ved the pro sal euhidat to candttienni and MRASE .an appeal ef the Comminaien d+a iaton. eras;, filed in accordance wi 44nity DeveloPment Cede Procedure ;; and the City Council t . heir z on Jtu a 10,E 1990. THEREFORE, IT IS RESOLVED that the appea3. of thi Plannix� � i�D��a decision 1 �n n ... _ 90-1 0 PC) Le upheld locoed ,u 3.t a the faote f indin a o and a�� x� in that final, crdet (112hEb, "A)b PASSED: This . a ATTEST: caby Recorder - City' a?f aig rd . S9®-05 . S/k RESOLUTION NO. ciTY or TIGARD PING COMMSSSION FINAL ORDER NO. 90-10 IV, A FINAL ° ORDER INCLUDING PACTS, FINDINGS, AND CMCLUSIONS WHICH APPROVES A SUBDMISMON, PLANNED DEVELOPMENT, LOT LINE ADJUSTMENT, AND SENSITIVE LANDS (SCE 0 90-05/PDR 90-05/MIS 90-04/SLR 90-t�2 ) T� BY 5EI 'MM ./BURTON. %BURTON. The Planing COmmission reviewed this ag lircat 4 ►n at a Public hearing on Pay 8, 1990. The Commission's decision is based upon the facts, findInga and conclusions ionss notes below: A., FACTS 1. General Information r ' Subdivision SUB 96 --05, Planned Development PDR 96 -05, Lot Lisa AdjustMent MIS 90-64, and Sensitive Lands SLR 90 -62. REQUEST: For paealiminary plat approval, detailed, planned and developme.nt approval to divide a 97 acre property into 276 lots between the sizes of _ 8,000 and 32,000 zqua re feet. Also, ratted La' planned dev %ent approval to allow an . inc eas lot length to width ratio on certain tots where a ration of 2,.8 .to-1 is normally requireed, a Sensitive lands approval to allow construction. on. on slopes over 25 percent, and t-o lot line adjustnta. CrAWBEHENSIVE PLAN DESIGNATION:. Medium Density Residential g0A1NG DESIGNATION: R--7 (PD) (Residential tial 7 units per acre,' planned development) a • APPLICANT; .Burton Eni4neerin9 302 Tigard Plaza ' Tigard, dl, OR 97223 OWNERS: seiyii International Ltd. 1070 NW Murray Road Portland, OR 97229 LOCATION: North of Bull MOuntain Road near 139th AVe. -VMUEK 231 4 tam lots 900, 1000, and 1100; and WCTN 231 9, tax lots 162, 103, 104, and 200). nd Information On December 4v 1989, the Tigard city Council approved a requeot for annexation of the subject . property and forwarded. Reaoluti ®an Number 89- 90 (Sca ,, 89 -10 to the s otropo1. � i.sai.on 'for its _ itannt Area � son; iderat�i,on. The Boundary Vii.^ aion aPProved the annexation on FINAL ORDER 90-10 PC Sun 90 -04 SEIYU INT `L. /BURTON January iete 1990 ( oundary Change Proposal No. 2725) . On 'December 4, 1989, the City Council adopted a change= in zoning of the subject property from Washington County R.- 6 to City of Tigard R-7 PD (Residential 7 units per acre, planned development) . The Urban Planning Area Agreement, between the City and Washington County, requires the City to adopt the zone which most cicaely resembles the existing Washington County zone for a period of at least one year. This change in zoning was consistent with the agreement. Both the Washington County R -6 and the City of Tigard R -7 zones allow for a 5,000 signore foot minimum lot Lie for single family residences. 3. Vici.nii � Xnformat %n Along the property's ' no ;hern borders lie two 40 Acre tracts. The eastern parcel is within the City and a 120 lot subdivision was recently approved (Case No. SUB 90 -- 01) and the western y is undeveloped and within Washington County. Benchview Estates eubdivi Lon lien to the ,northeast and. Three Mountains :.ubdivision is immediat - °ly southeast. These subdivisions are pri,tarily.. within the ,City . of Tigard. The martriund+ properties within Washington' County are presently zoned Rmi.6 and the panels within the City of Tigard are . zoned R-4.5 (Residential 4.5 it sits per acre) and R.7 (Residential, 7 unite per acre). 4. Site Inf ®rmation and P sal Descri 'ion presently resentl 'The subject property is vacant, with the exception of one residence and several accessory buildings, and is - ssituateas on the upper portion of null, 'fountain's northern sieve. The loner saint of ' the penverty.is almost entirely wooded and the higher' section of the property.ie in.farift use. Three large' ravines, es, which run downhill to the north and northeast are located in the - l r wooded portion of the. property.. • . ' property into 276 single family The a�.ppli.can, p . � to divide the p �' re = idential l *s in two hasess.' cess for the first phase .will only be applicant r® sea provided 'p T by a e+�uther,;:y extension, of 135th Avenue through Dean Mountain SuMmit which was fitly, approved, by the Plannningli.Commi sion and is under construction. extension .Ls ( ) Planning This ewe treat which will connect with S.W. Bull dMountain Road when collector the m second and southern phase of this subdi vi.ei on is constructed. Other local streets within the subdivision will provide aeeee: to the proposed lots as well as abutting pries. Also, this development will provide the extension on of S.W. Benchview Terrace from Benchview Rsastatess which is a minor collector that connects with S.W. Walnut Street to the north. A Seneiti.' a Londe review is necessary because of the installation of utility lines and other improvements which will occur on elopes in exce a of 25 pereennt. The majority of the property has slopes less: than b1i.c facility and residential cent] action 25 percent, h�rever some pru Y' will oc=cur on sloped steeper than 25 percent. FINAL ORDER 90-10 PC SUB 90-04 SEIYU .. _ T'L. /B R3T0N Page • • • • ed, • '44 Lot Line Adjustment it also requested to add a 50 foot strip to the enst side of an adjoining three acre parcel to the southeast and to add 15 feet to Lot 1 of High Tor subdivieion which is immediately to the southwest (see site map, Exhibit "B"). 5- AS2R2ZeNMAJFK0 comments. The Engineering Division has the following comments: The applicant proposes to develop 97 acres with an existing Planned Development overlay 4 into 276 lots. The Sensitive Lands and Lot Line Adjustment regueets are for a portion of the individual lots within the subdivision. The applicant's engineer, "Burton Engineering" has submitted a narrative eeport discussing the various ,aspects of the development. A preliminary plat, off-site map, contour map and utilities map have also been provided. The proposed subdivision abuts the existing Benchview Estates Subdivision, Three Mountain Subdivisiose, High Tor .area, and the recently approved Bull Mountain Summit Estates. The project has been divided into two phaseev, 2A and 28, in order to resolve the Bull Mountain access location and necessary improvements. This application includer phase 2A only. Development- of phase 211 should be reviewed separately. Phase 28 generally includes the lots south of the Benchview Terrace extension•to Bull Mountain Road. Findiegee • 1. The entire site Is within the study area of the Northeast Bull Mountain Transportation Study and includes two minor collector streets; the extereion of Benchview Terrace to the west and 135th Avenue from Walnut to Bull Mountain Road, which have recently been adopted by the Council to be incorporated into the 4Comprehensive; Plan. The proposed development has provided for the,te streets with an ..,cceptable alignmant . and streetstandarde. 2. The proposed subdivision will access onto three collector routes, Bull Mountain Road, a Weshington County Major Collector otreet, and Benchview Terrace and the proposed 13th Avenue, which are City minor collector streets. . • Bull Mountain Poad is a two lane paved street. It is designated by the County as a rdajor collector street within a 66 foot wide right-of-Way at ultimate development. At a minimum half street improvements should be provided by this development along in Bull Mouiltain road frontage to Provide for a safe intersection. The County he commented that a traffic study should be submitted to determine the safest location of the access and the necessary improvements. The access location to Bull Mountain Road and the improvements to Bull Mountain Road should be included as conditions for phase 2B of this development. The accegs should be tequired before occupancy of any lot in phase 2A of thirs application. In order to allow public input a separate Planning Commissien hearing should be held to cover phase 28. FINAL ORDER 90-10 PC - SUB 90-04 SEIYU INT'L./BURT3N - Page 3 4., TL-.o School District i`nas requested that a bus turnout be provided at the Bull mountain Road intersection. The turn out would allow vehicles room to go past the busy after loading. A Traffic Study should be provided to determine the required left turn storage for vehicles turning into 139th Avenue from the ea r t and for vehicles turning into the proposed Intersection from the west to determine if thy isteraection (spacing i3 adequate. The future traffic volumes pr +jetted in the Northeast Bull Mountain Transpo ation study should be used to determine the storage lengths. Should be provided f ®r a distance of 450 feet s in both direct ion s for vehicles entering and exciting the site. • • aenchvie r Terrace is a fully improved or collector street east of this ProPosa2L8 . to be wed to 'Walnut Street by the 135th A�venue� is rem adjoining subdivision to interim tandards ` Inter 1, local street stubs are propoOed to connect to Three Mountains , subdivision on to the north Subdivision, to High Tor Lane, to the proposed and to ustnaiei�relopes� . pra� ies t o • the w < at and northweet. Dane to the existing • steep terrain and ravines, the to ti on of street Stubs to . the • undeveloped property ' i.s limited. The proposed , stubs appear to satisfy the need isor circulation to adjacent future devei op1efts5. The conceptual t lation plan ubmitted provides adequate access to all adjoining Properties f f ,gam the. Development of this lame site will increase the total.• •moo, site while decace� sing • the,. t of tiMe ' for this water to discharge . downstream. This will the existing natural drainagewa(s to determine what downstream require evaluation 'of flews 'anal velocity t erosion control ipr' is may be necess dissipaters and ero Energy di ® ®�.pa ®+ Downstream culverts will most likely be required to reduce the which are not capable of Handling the concentration .of runoff should b' upgraded. previsions ahodlai al so be made to ale. ow prope rtie® above this development to drain into the proposed system. � � stems in 139th Sanitary sewer Service mast be extended ' f e i.sti ug car �_. Anna, the proposed system Avenue, Beactavi.�sm and Three Mountain in the subdivision to _ the north and from SCholle Ferry Road to the to due terrain and the ravines northwest. This to the steepness of the which exist on t; creating Y wn age basins. hay .silts e;re sc?�,gate drainage connection to the t A line in Scholl : ferry Road was not shown. A plan of this connection should be approved by Ugh. Development of any h - . not be allowed to occur until the sansiaitary ports ®n. of the its e�taov�iai sewer service can be provided. st - r eery/co is shown to be pride to the adjacent lots on sanitary d . g - .. ... :. ': .. g ef . the _ to select ole�ia by M area by extending the sewer along and the nm�rth of h common p?,�oi'��' line. Access FINAL ORDER 90 -10 P< - BUB 90 -04 mum INTIL./BUBTOM -- Page 4 City maintenance equipment High Tor lots - should be provided prior to connecting 5- All Public sanitary sewer and storm drainage lines which will be outside the right-of-way should be accompanied by a public easement and provided access. Scott King, a Transportation Planner with unty Land Use and n Department, = tates that the County requires a development, which generates more than 200 p' to trips da and accesses a �tuat road, � subMi t a traffic study for County review. o The trip generation for this development ent is 2760 T •based upon ITE category 210. County with � th the location of the proposed public street access to S.W.. l Mountain Road.. Adequacy of this access must be ssed ' in• the app'4 i+cassmt ° s traffic study. Re l r, ew of the traffic study may anncessil ata moving tip: acc as to another loci ", along the site° :. frontage thereby requiring a redesign of the street 1& : A2 the southern portion of the site, Because a of the uncertainty _of the safest _1ocati e If this sitecs S.W. Bull of this Road access, the County recommends withholding holding apps al. propo ;;al • until an adequate review of this site's access and impact on the County road yetem can be aansernsed and warranted improvements conditioned. Mr. Xing, also has the foliowing recommendationev A. Prior to • final approval and issuaa nce ° of building • t a. Submit a ,traffic study pursuant to County vesolution and order 83- :113. CONTACTS Daryl Steffen, County Traffic Analyst at 649 3761 'fair questions regarding this study. • Dedicate additional a i c ht �® ▪ f ky to Provide 33 feet from centerline of S.T. Bull Mountain Road frontage, nta e, including adequate corner radi ut . 3. Sign a waiver not to remonstrate a gains t th formation of a Local Improvement District or other mechanism to impro a and Maintain SW. Bull Mountain Road to Count y �tand�de bet ween Highway 99W and S.W. Beef Bend Road. 4. Establish _ one -foot non - access reserve strip along Mountain Road frontage, except at the approved aaccese. T he document ocument required for completion . o ef recommended cndition A.2. shall by the Wasttingto County AAvvOey Division and record ed in the Washington mount y R&cords Department. 5. Submit plans, obtain Engineering i ... approvai, provide financial assurance, and obtain a f acilit y pe t for the foll owi n g .w. Bull public improvements; FINAL ORDER 90-10 PC SUB 90-04 SEIVO IL'1T. L. /B ' N a. Half - street - improvement on S.W. Dull Mountain 'toad frontage, including curb, sidewalk, and store drainage. b. All improvements required by the County review of the required traffic study ( ee recommended conditic n Al above) . These improvements shall be constructed in accordance with the requirement cf the Washing tom County Uniform road Improvement Design Standards • Aceure that the public street =costa on S.W. Dull Mountain Road is adequately ills ted through measures approved by the Wag ragtoa County Engineering Division and the City of Tigard. • Prior to occupancy, all road improvements reqeired by conditions tioa ss A. 5 . a. and b. shall 'he completed and accepted to the County and the aoeee on S.W. Bull Mountain road shall be illuminated as r, q i. ed by A.6. above. ' The , Tiga Water' District trice nte: are contained in a letter which is part of the Planning C mmia Lon recoz d. The Tigard Building Division iudicat%ee that private storm drama lime amet be installed y to serve all late which do not drain tawar°ds � the street mr a publi c storms line. Also, the ravines will be used to receive concentrated muter runoff from • tY1e public streets And the ice' the storm drainage easements' be provided c protect Iota.. 1t 3.sa, remanded that ssta�� �' thee • water courses from encroachment and to allow for any necessary maintenance. Thei • Tualatin Valley Fires and Begone District indicates :that: a. • Hydrant-placement will, be coordinated through the Tigard Water District ' and plan , should be - Omitted for review and. approval to the DiatriCt. ' 2. Deaden etreete, `per 150, feet long will require turnarounds that comply with the Fire Cede Temporary turnarounds will be acceptable where street mill be extended. 3. Street grades 'shall not exceed 15 'percent. The., Tigard �d Schro l District indicates that the projected p . . resulting in from t his eubdtvi ion le 81 students at Mary Elementary and This development along with other etudentihis at Fowler Junior �ii.qh School. • projects . at Fowler. This increase of 214 le�eea�dward and 133 students enrollment increaee ergs on Vii. our �facility Mdesign capacity to serve this and °thee° developments. The district cannot guarantee that the new schools, which will open in 1992, will have the deign capacity to serve these developments at our current rate o f enrollment 1ncr�aa�e Prospective td **e buyers /ocCUpauts should be advised that students may have to be bused to other schools or placed in portable classrooms- FINAL ORDER 90 -10 PC - SUB 90-04 SEIYU 7CNT' L. /BURTON - Page 6 Finally, the District believes the development should not be approved without d bra® pullout located on Bull Mountain Road or 139th Avenue. The Para aoard indicates that access to the proposed pedestrian /bicycle trail with ;...n the R.P.A. right -of -way to the west should be provided. P.G.E. has no objection to the proposal. Na other nommoots have been received. B. lramnims AND CONCLUSIONS Thai relevant approval criteria e,ra Comprehensive Plan Policies 2.1.1, 3.1.1, 3 3.5.1, 1. 2 7.3.1, 7.4 ° 4, `�►,.6.1, 8.1.1, 8.1.2, and 8.1.3; the Bull s o , s e p ° w , it Devel. t Code sections 18.54, Mountain unity Plank and �t 18.8d, 18.84 , 1L92. 18.150, 18.1501, 18.162'0 '4nd 18.164.. Since thane plan . have been acinoldedged, the statewide goals no 10 ager, have to be addrea = ed for non - legislative iapd use applications? The Planning .eeion concludes sat the proposal, with modifications, is consistent _ with the applicable portions of the Tigard Comprehensive Plan based upon the findings noted below. Organization ' �► .1. 'oli cy <, 2 1.1 is vatiefied because the Neighborhood rhood Pi ai NU 3, Community Planning Organization Number 48e and the surrounding `property pwser } were given notice of ,tbe hearing and an opportunity to comment on th .applicant's. pra poaal. 2 3.1.1 can be satisfied because the Code allows developent, of. Policy , hillsides that are =: teeper than 25 percent when engineering information is provided which stows ,that adverse environmental 1 erosion or sloim instability will not result. The appLi cant has submitted a general description on of the cite but the techniques for mitigating any potential problems.tel ted to steep slopes have net been included. Th Commissionf does not anticipate any dif ficelti es provided that the appropriate construction' and erosion are employed. Since many issues regarding slopes are tee ic, . the staff .recommends that methods for maintenance of elope stability and erosion 'control be submitted for the approval. conjunction public plans building permits with particular? attsat ®n b� g pa des over 25 percent. 3. Policy 3.4.2 , amo g other u, calls for the protection of wildlife habitat, control of erosion, issue and the maintenance of trees and natural Vegetation along street co sea to the mariaan extent pose ible. The applicant: correctly c that any of the lots within the ravine ereas have de � which will all ow the land near the streams to remain ,uadeveloped 4. Policy 3.5 e 1 indicates that the City 1111: encourage psi vats FINAL ORDER 90-10 PC SUB 00-04 Sid ICU INT ° L. /BURTON Page 7 interests to Provide open apace, recreation lands, facilities, and preserve natural, scenic, and historic area The site grading and tree removal plans required in the conditions of approval below shall be r eviewed with the prr intention eeerving the natural features of the site to the maximum extent poesib.eQ 1 are auee adequate S. Policies 7.1.2, 7.3.1, 7'. a4.4, and 7.6.1 satisfied b water, surer, and i toa,n ,drainage facilities, as well sae fire Protection aervicee are or will be made available to applicant has indicated that these facilities' will be provided within n the subdivision as required by City et • s.' At the hearing,' the applicant proposed to !plat Lots I. through 36 and 214 275, ' and 276 as a separate and later ph ec when the necee ary g.::cilities and services can be provided to this portion . of the dev lcpuennt. Policy 6.1.1 calls for a safe and efficient street system that current and projected need®. The proposed internal str ae system satisfies all applicable, Code and Plan stmt•• standards as well as the ,provisions of the Northeast dull. '1 ountai n Transportation Study which have been adopted by the City ao an element of . the ' Tigard Comprehensive' ve' • Plan.- Gne, innue • that is currently unresolved in the location and design of the access onto S.W. • Null intninn Road. Based: upon the concerns rained Division and Washington County,' further study ii the Engineering Inn ®��+s7r tea � the ai d before a final design 'can be detersmined. project on schedule while this issue is resolved® the applicant proponen to divide • the development into two phases with 'the . northers portion ' of the nub. i tni on to be reviewed by the �aseion on !Wrath nth and the .� cludee the access to S.W. Bull Meta* t0 Le ea�a�.�aerra '�,�ion �ahicli 3.n reviewed at, a later date. For thin second hearing, the pertinent traffic information will be available. Policy 8.1.2 and 8.1.3 will be eatiefied bec the City of Tigard and ' ' au�ssr. th �, will be working together to resolve treat Washington C®utamt have and Sri i zprove meat and location Lentos involved in thin case and the greater Buil Mountain tam area The proposed t3ubd3.vi.ni. ®aa street improvats will be conattuctod to City or County construction standards as applicable and will he metalled d at tho developer' expense. Sufficient public. right f -away will be dedicaited to the public within the subdivision for these streets. the Planning . that . .. :fi tione in commission conclandee �Phe Planrni.n � �unbt Plan proposal baae�d with ug�tAn�� � ®llow3.rng consistent with the Bull Mountain . Y finndiangn e r; e Within . �, unfits Y p All _ lot° wilt be well above: -. � rr,� f90 ®c,�raare A. Then eieanaeit of the ed s�tbdi.vi.nie�n in p d the Plane y Plan c�tcnii. foot minimum lot size of the former 1t -6 �urtt � p .. - gnaatic,�ne the e�ont� 1a�.e by p d an an important component of e null. 1�ountai.n ®P3Lan n trees Viewed preserving wildlife habitat FXNAL ORDER 90-10 Fe - SW3 5O - 04 SEIYU INT ' L. /BURTON - Page U • relLted aesthetic benefits. The northern, wooded portion of the property y g rail area as identified in te 7 an.�® These �� yeas are considered to be important due to their the P' �, natural condition as well as ecologic, scientific, and educational value. Sawed upon pact experience with the development of subdivisions on ceded parcel that duo not have any coffin open space, it appears that preservation of more than 5O percent of the treed will be difficult. The appl.lcannt iandicatee that the Y l.an allows the harvesting of timber_ in accordance with the Oregon Pace t Practices Act and that tr°! J SO percent preservation policy does not apply. TI \e MAIlhington flaunty Department of Land U e acrd Tranaportatf o .: staff informe4 the City ctaff that the 8O percent p eserv►ati.ou applies when tree removal is posed &m contuntctiaan _wit$t:__. a development appA.ication.. 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 .real of This plan must trams on, the ,property or the � pprava�l. o � the plat. on the cite will indicate how a minimum percent 1protected � No � This 3. Tone, r y La .oleo within , Area of Special Concerns designation has been,. applied because of the County °E1 .expressed desire to evaluate significant cant natunaal area'A on the north slope of - Doll . Y ,nntain and ,to consider the vosaible acquisition of land as ` permanent open apace. This study has not been conducted .by the County or the city. Tkhelt erian, diopnt may , r is a Plan xt dl�s indicate that in the int ta er , co.ae etent with the Plan and applicable code provisions. General design elements of the Plan include the doeign of minor collector streets which will discourage through traffic, minimize the amount of land, and vegetation disturbance, limit the removal et trees over six • inches in diameter to no more than 5O percent, and the protect strew corridors The for collector- street the future development on Detailed plans shall be rem. minimum of 50 percent of disturbance, particularly minim. system is i ng designs primarily to serve 8U11 Mountain rather than through traffic lied as a condition of =;dal to chow_ that the trees will be preserved and that land . in the ravine areas, will be kept to a T Commission concludes that the proposal,' &n he . Planning 1.,, with tttodi:ficationsn is cone:latent with applicable portiosta of t� Tigard Community Development Cod based upon the findinga noted belowt ent of is sati.= fled because the proposal does 1. the density requirem code Chapter the Re-? zone. 2. Chapter 18.92 is sat i. dfi.. ed becaude the pro Posed sad density b_ s Coa ®cten t PENAL ORDER 90 -10 PC - SUB 90-04 SEIYU YNT' L. /BURTON - Page 9 with code requirements. proposal �.� consistent with the 3. �v1i4`.�ote7� 18.80 �.� ssati.nfied because the 'per to planned developments. ree itea eantB of this°, chapter pertaining Plannei developments }lire intended to be used in undeveloped areas suds better protect amenities .riff the =site. Although this section this s�n� space areas through �� tie to � of the Code encourages the provifion of common o pa the application of flexible development standards, common aeeaB are not s eaPaitad by the Code. � within drais{�aags�lnr .,y� and ' 4 . Chapter 3ff3. �34 �cov>�® sexa�►36ti� lands a on the property e,�i.bi. be all . lopes r 25 pent `%'�$® i.n�g y within aubdi viaion lots, bet it appears that the majority of the con r truction activity. will avoid theee areas. • avoided by the Although elopes of over 25 percent wi.]�l. generally possible that some oaf the ho eaitess- will be located on project, i is grading, cot;�setruct .onm and elopes over • 25. percent.. Provide4 that , and appx ed and monitored the Engineering e�ossiona controls the of lhal.d Inspection on Di viaions for this dev elo t , a� this chapter will be met. • Chapter 18.158 of • the P rohf bi to the de :necessary removal of tree 'r ®porgy over si inches hes in, dia eter. As no ed • abover a tree preservation 4Wepared by'. a •qualified arbori st snail regei sred prior to the construction on the site. commencement any nt a¢ ny • a]. do�a � ®t . '.C'odee is satisfied because. the propo c m t Chapter' 1�. ;��� of the a . the* ' i ent0 get forth for the submission and approval preliminary subdivision ion plat. 7. Chapter 18.162 of the code 1.s satisfied because the lot line adju tment calu are 'consistent with the applicable criteria for modifying pp y boundaries. Sint: the [timelier pry rt3.esa which are recipients of additional lan are in Washington County, approval of these from the County Department, of Land Use sand • ad juetsssenatn must b� • reoo.ved f _ � Tr sportati.oal prior to recording the adjustments. The�a reediting smaller l Gels will be partially within the City. 8. 'Chapter 18.164' of the Code will be satisfied during the approval process for the final plat. C. DECXSXON .. i - ssi.oscg �ppnco�es Phase 2 h as n the above findings the planning Coble a01., Based upe s3 q plat for P, aflaed Oevelo nt PD 90 shown On the appl.i dSia �. n prelithi nary p Subdi vieionn S 00-81, Sensitive Lands SL 90 -01 sdhject to the following conditioala DuS$ OTHERWISE ND 'THE CONDITIONS OF APPROVAL RLLOW agALL NG IME FINAL PLAT Wiwi 1NG N 000141T. PRIOR TO RECORDING FINAL ORDER 90 -16 - slag 90 -04 SSift/ !NT' L. /OUR' oN - Page 10 PC LEGIBILITY STRIP -:, �' 1. Two (2) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary' review to the Engineering Division. Seven (7) sets of approved drawings and ory fl) itemized construction cost estimate, all prepared by a Profesaioaa'!l Engineer, hall be submitted for final review and approval. STAFF CONTACT: John Bagman, Engineering Division (639 - 4171). 2. Permit shall. not be issued and construction of proposed 'poblid 4 improvements ents shall not comwance until after the Engineering • Division has reviewed and approved the public improvement plans and a constructio compliance agreement has been exxecuted. • • A 100 percent risnefOrmance assurance or let or of commitmentf commitment a developer - engineer agreement, th payment of a ' it fee and a sign . installation /otreetlight 'fee are required. STAFF CONTACT: John Hagman, Engineering Division (639 -4171) . Prior to 'issuance of Building Permits, , bon ding; for the Bull Mountain Road accede shall_ be required. Prior. to C °upanncy of " arty lots it phase 2A this acces ,,shall be provided. ' STANT' CONTACT:' John 'Hagman, Engineering Division (639-4171). 4. Aa erosion control' plan • .hail be previded as 'part of ' the public improvement ement drawings. The plan shall conform „ 9 rosion Control. Plans Technical Guidance Handbook, 'November 1989.'7 • CONTACT: John . 'flagman, Eugineea i ng' Division (G39 -4171).. Frill 9i dth ' street improvements,. including traffic control .. decries, mailbox cid = tors, concrete sidewalks, driveway aprons, curbs, aaph- anitio . concrete pavement, sanitary sewers, storm drain gel, streetlights, and underground utilities shall be installed within the ' sivi.elon nmprovements shall.be designed and constructed to local street and minor collector street standards to the alignment.showil on the submitted plan . STAFF CONTACT: 'Gary Alf son, Engineering Division ,(639 -4171) . • 6 Lots shall tot be permitted vehicular access directly on to the minor. collector street from itna intersection with Bull Mountain Road tie its inter' action with tenchview Terrace. STAFF CONTACT John Hagman, n, Engineering Division (639 - 4171) 7. The p'p. roof and pavement rain dr innage for each lot to th applicant public shall =.t ormwater- ®drainage system or by an approved private Storm drainage systi;ntn designed to prevent runoff onto the adjacent:. property. STAFF CONTACT: Brad Roast, Building Division (639-4171). $. T applicant r e drainage runoff can be discharged into the .sting drainage wry s without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Division (639-4171). Sanitary sewer and Storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographio map of the FINAL CSR 9(-3.. 0 PC - S. YB 9 0-04 SB]1fI INTy Y. / B?t TON - Pag? 11 ANIMIKILIIMessmemseseeeeleaneeeeeee- ;*s storm drainage basin and sanitary sewer service area shall be provided as a supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and ro sed, and future lines shrill be addressed. capacity of existing, P hall be accompanied a 15 All lines outside the public right -of -wad► by foot wide peblic easement. Acce s shall be provided as necessary by an all weather surface road or similar unobstructed • route within a 15 foot wide easement. All drainage swales shall be accompanied by a drainage maintenance ea ement 25 feet either side ' off:' the centerline of the stream and accessible from a public *right-of-way. STAFF CONTACT: Greg Berry, Engineering Division (639- 4171) . 10. stnst centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) Revised Statutes 92.060, 'su bs� ion ' 1n accordance with Oregon �,� (2) , the centerline of all street and roadway rights e Cf M way shall be monnmented 'before the City aeppts a street improvement. 2) The following centerline monument mentt , = hall be set: All centerline -centerline intersection ioints. Ab B) 'All cul -de -^ ®ago center points. C) Curve points, beginning and ending points (41,C °0 and • p )e 1). Monument Boxes Required 1) Monument boxes conforming to City standard( will be requir around • all centerline intersection ' po ..nts and . cul-de --sac center points. 2 i The to pet t of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Engineering Division (639 -4171) plan shall be submitted elbowing the existing and proposed 11 r grading ?p ~, .. r l CT.. Greg Derry, the soil contours. A soils report shall l provided detailing nginee.,. it compaction requirements. STAFF° Division (639-4171). 12. A tree CeiU/a plan, prepared by a qua.. lif i arborist, Shall be submitted for City approval. Thi plan, shall a a the plans for al improvements, Private storms drainage facilities, site grading, and theiiraf affect upon the trees to be pre erved. The plan shall identify the trees to be preserved and the methods to be Used v o , as are their preservation through the yonstrUction of the subdivision and the _ .- residences. At a minimum, the trees to be 2 etained shall exceed tO FINAL ORDER 90 -10 PC -- SUB 90 -04 SEX INT ° l,. /BURTON Page 12 Percent of the existing number of trees (within the area to lie platted) over oix inches in diameter at four feet above grade. Tees to be Preserved shall be protected thraughoui: the subdivision a, d hoar nst ction �y six foot high ohainli e approved o® Planning Division. once similar � i;�h Catalan, by the arborist and the Plann Planning Divi LAND USE DECISION APPEAL FILING FORM The City of Tigard supports the citizen's right to participate in local government. Tigard °s Land Use Code therefore sets out specific requirements for f Ali:' appeals on certainly land use decisions. The 'fo;'llowing form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine that filing fees will be required or to answer any questions you have regarding the appal process, please contact the Planning Division or the City Recorder at 639-4171. 1. APPLICATION BEING APPEALED : eo kea.50 - q fr L' 4, ,. 2. HOW DO YOU QUALIFY AS A PARTY: ° e'7" oce 3. SPECIFIC. GROUNDS FOR APPEAL OR 'REVIEW: .: . ��! �Y • Yw_MWrw�YS/oJlww�f�M�3F t:I 1 f l.w.'�� /.4.00/nr evio occe.e.0.% e p vq0-ey ex_ 'O,e'.; 4. SCHEDULED DATE DECISION 15 TO DE FINAL . DATE NOTICE OF FINAL .DECISION WAS GIVEN: • SI lnTORE (S FOR OFFICE USE ONLY Approved As To Fora BY Denied As To Form By! 1w/4e46 a Date' Time: iJ Dates / /go Time l Date: Time tapeeed j1S!. 0 tr a- (4 421 "ND (° I 4, � s 13125 SW illi vd.. RC . Box 23397,119drd Oregon 97223 ( 3)1394171 • BLAZER HOMESg INC. BUILDER & DEVELOPER ingismosastemaimmisstagansommisszummw 5950 JEAN ROAD « LAKE OSWEGO, OREGON 97035 May 7, 1990 TO: Tigard Pl ar d ng Commission Tigard Civic Center Tigard, Oregon 97223 RE Comment on Case SUB 90 -05, PDR 90-05 (Seiyu Intel /Burton) Gentlemen and Ladies Please consider the following concerns and comments in your de- liberations on the above project and accept this written communication for the record in this herng It-is belief that the findings and conclusions presented in the staff may be in error with'respect to the following issues Comprehensive Plan policy 8 .1 a 1 is not being adequately addressed in the design of this project and the recommendations found in the Northeast Bull, Mountain Transportation Study (hereafter referred to as BMTS) have not been adequately incorporated. The BMTS includes tie following wrcommendations that pertain directly to this project: 1 There are three minor collectors from Bull Mountain Road to the north of which this project is provide the center connection to Walnut. These three collectors are expected to,ultimately handle up to 18,000 vehicle trips per day (Tigard Comprehens$ a Plan, Page 233). The BMTS recommendation for the 135th and 132nd Avenue extension is found on Page 41, Item 3, and suggests special concerns for this collector include restrictions on direct access, street widths, on-street parking, etc. 2. That "....132nd is not a suitable route for a collector roadway:" (Page 34) and that °"It was concluded, therefore, that plans should be made for a 135th Avenue connection as a minor collector street to accommodate the expected traffic higher trw volumes.'" Otherwise, the higher traffic g volumes will be occurring in the future on local streets area. in Improvements Will e _ be alonge135th Avenue south of i b� nee ded in the future Walnut Street and at the . intersection of 135th and Walnut Street:" (Page 33 ) 3 The intersection of 135th and walnut needs to be improved and one house removed: ''Most of the existing Letter to Tigard Planning Commission, May 7, 1990. -homes on 135th Avenue south of Walnut Street are set well back from the street, It appears that 135th can be improved in its existing alignment without major impacts to existing homes, except for removal of the house at the corner of Walnut Street." (Page 38) It would appear that the project plan being proposed and the staff report are de- emphasizing the role of 132nd and 135th to provide for a effi cei rat north route off the mountain. In addition, this plan routes traffic towards 132nd and allows direct access on 135th which is inconsistent with the ®MTS. The 135th th and Walnut intersection should be improved with the construction "i of this project as both through traffic and. project traffic will utilize this intersection. In fact, if project traffic at 10 trips a day for this and the adjacent project to the north can produce trips and through e over 4900C daily t traffic is just a ortion of 18,000 projected,. it is hard to understand how this col l ecter can remain• 10mi nor'° as that design, �p day in the o (Page designation has a 3,0001 try per da max as a standard city development code (p g 1 yIn add ti ors, it may be that Comprehensive Plan policies 8.1.2 and 8.1.3 are not 1Jeing satisfied in the current proposal for the reasons cited above. It is also doubtful that, Pol icy 3.5.1 is satisfied iith respect to the presevatlon of open a9 space and that a lot dimension var�. a nce would not be needed if open space was dedicated in the ravines. As a property owner on , Dull Mountain and as the developer ' of the Mountain Gate subdivision, I would request that the commission, not approve this project plan and require that a' better road design be submitted to accommodate the traffic that is certain to utilize this road system. Den is L. Derby President Accepted and received at the City o on 1990: Small parcels of u ldable land mini -parks or landscaped areas. A rl planned and managed system of open space and recreation lands Properly p • and se�rve the. leisure and aesthetic can reduce l� residents. The needs to r�ecogni zap the r�e l at i eensh i needs of all of the land and dral.nagec�ys. between urban uses and the natural char•ac A has indicated a desire for open space linkages which The community shopping ecenic routes and connect archools, playgrounds, other public sites, and residential t y A an adequate system of open space, recreation o � ,The City needs �+� develop of the com�aun�ty. • w • . lands, and facilities to retain and improve livability lanni for a park artd recreation system, it is In the process o f planning to classify the individual components ssuch as neighborhood system. r s and the greenway which will or could comprise the park addition, the establishment of a reasonable acquisition and o development program requires a listing of priorities and minimum • provided. The actual development of such a system requires relating be••p the provision of facilities and services served. the Particular needs and recreation desires of the residents to be resulting niz. tiof can provide follow areas,, . POLICIES . L ENCOURAGE PRIVATE INTERGOVERNMENTAL. � ,,5.1. fFia" CITY ��AL PROVIDE FO4d, ENTERPRISE RECREATION LAIN ®S ��E'1`�'9EFQ9TT"� WHICH. WILL R FACILITIES, AND PRESERVE NATURAL, SCENIC,' tl AND HISTORIC AREAS IN , A MANNER CONSISTENT WITH THE AVAILABILITY OF RESOURCES. 3.5 .2 THE CITY SHALL COORDINATE WITH RECREATIONAL F ACILITIES . CITY. SHALL DESTMA f'E THE 100-YEAR FLCODPLAIN OF FANNO CREEK, BE IT 5 THE RIVER AS GREEN WAY, WHICH WILL � ' OF, THE OPEN- A E SYSTEM. ��,C�' BACKBONE 3:5.4 THE CITY SHALL PROVIDE AN INTERCONNECTED THROUGHOUT THE CITY. IMPLE..MENTATIGN STRATEGIES .. _ .. Development Code shall require land divisions and �iv�s 1. The Tigard Community �eVe � pay a ��.e in lieu mria�or developments to set aside, dedicate land or p y.. of land aside based on r,tandaa^ds, and .the. standards shall provide fort which may prQtt do active �� and developable lands a An area cpo; recreation space; Adequate passive Open space to W;•ntect nsatur'a site and protect deeelopmeht for hazard area 411 410 May of the streets in Tigard are dead -ended which adds to the congestion on existing completed streets. Therefo•e, a number of stree t connections need to be constructed. A major concern of the community regarding residential is the need to d • 0 • e • ' '�f • requirements. �aCe ���.nta�re eared �mproere the livability of al aa^eas in the increasing population and transportation The City needs to develop a strategy to coordinate public street improvements with private sector improvements to achieve the most effective use of the limited dollars available for road development and improvement. The mayor residential growth du `ing the planning period is expected to souther/4y areal of Tigard. Both of these areas occur an .the improved traf f cway s lack adequate to :. t�Ar street A need : exists during the planning period to complete a collet system' between Scholls Ferry Road, Walnut Street, Gaarde Street, Bull y The location of these connections Mountain Road and Pacific Highway. State and the needs to be coordinated between the City, County, Metropolitan .Service District. A need exists to complete the collector street system within the Tigard Triangle area to make more of this area accetsib1e to developers, employers and employees. POLICIES 8.1..1 THE CITY SHALL PLAN FOR A SAFE AND EFFICIENT STREET AND ROADWAY SYSTEM THAT MEETS CURRENT NEEDS AND ANTICIPATED FUTURE GROWTH. AND . DEVEIJPMENT. 30.1.2. THE CITY SHALL PROVIDE FOR EFFICIENT MANAGEMENT OF,. THE TRANSPORTATION UGH PLANNING PROCESS WITHIN THE CITY AND THE METROPOLITAN AREA COOPERATION WITH OTHER FEDERAL, STATE, REGIONAL AND LOCAL JURISDICTIONS, R.A.3 THE CITY SHALL REQUIRE AS A PRECONDITION TO DEVELOPMENT APPROVAL THAT DEVELOPMENT ABUT A PUBLICLY DEDICtTED ' STREET OR HAVE ADEQUATE ACCESS P .. .. APPROVED BY THE (%PPROPRIATE APPROVAL A UTHORITY STREET RIGHT -OF -WAY BE DEDICATED WHERE THE STREET IS SUBSTANDARD IN WIDTH: THE DEVELOPER IT TO THE CONSTRUCTION OF THE STREETS. CURBS AND SIDEWALKS TO CITY STANDARDS WITHIN THE DEVELOPMENT; .. .: i Y.. � . ' .. .. EXISTING g��DIVTpUAL DEVELOPERS PARTICIPATE IN THE ' 1 4PRt9VEMErT OF, PMENT °S STREETS CURBS AND SIDEWALKS TO THE EXTENT OF THE DEVELO IMPACTS; ST SIGNS OR SIGNALS BE PROVIDED STREET IMPROVEMENTS BE MADE AND STREET WHEN THE DEVELOPMENT IS FOUND TO CREATE OR INTENSIFY A TRAFFIC HA .ARD; II - 56 e. TRANSIT STOPS, S TURNOUT LANES AND SHELTERS PROVIDED WHEN 1'HE PROPOSED USE OF A TYPE WHICH GENERATES TRANSIT RIDERSHIP; PARKING SPACES BE SET ASIDE AND MARKED FOR CARS OPERATED BY DISA'3LED PERSONS AND THAT THE SPACES BE LOCATED AS CLOSE AS POSSIBLE TO THE ENTRANCE DESIGNED FOR DISABLED PERSONS; AND LAND BE DEDICATED TO IMPLEMENT THE BICYCLE/PEDESTRIAN CORRIDOR IN ACCORDANCE WITH THE ADOPTED PLAN, IMPLEMENTATION STRATEGIES 1. T d City shall develop, adopt and implement a anticipates all needed trafficway improvements necessary available resources to develop these needed 2. The City shall develop, maintain and implement program which: a. Is consists.rt with the land use policies of the Comprehensive Plan; master street plan that so as to plan for the streets when they are a capital improvements Encourages a safe, convenient and economical transportation system; c. Furthers-the policies and implementation strategies of the City's Comprehensive Plan; d.- Consider a variety of transit modes within the rights -of —way; e. Meets laical needs for improved transportation services; f. Pursues and establishes other funding sources from the . federal, state, regional and /or local agencies; and g . Designates the timing of such projects to ensure their ire: 'al lation when those facilities are needed. 3. The City shall specify street design standards within the Tigerd Community Development Code. $ : The . City shall s aintai n the carrying capacity arterials erials LL and collectors by rs b re uei curb c uts and other means of direct access, and requiring adequate right-of-way and setback lines as part of t he deueiopment process. Community Development Code shall state the access for each " e^e�uiTeeeaeret The Com�u�treet classif icatiorti. �-� 5. The City's Tigard Community Development Code shall require developers of land to dedicate necessary rights -of -ways and install necessary etreet improvements City's ..., standards • neces4ar.. s have net been isopt^oVements to the City s standards when such improvements � s elopers proposals, ail. dedications ,.. These y may required upon approval ra be' n prior to the pdevval e►f any development proposal. The City shall control and limit the .. r access points and will a manner that n rr"o desffor�a consistent floc of traffic and trafficways in . !p . b . sngreali� therefore ens d and therefore minimizes nor eeduc .s ►ehicUlar eMissi II-5Y • Commissioner Barber felt that the development was well thought out. She liked the alleys and supported staff's r'- commendation. She asked . if etop signs could be considered? City Engineer Wooley stated that stop sign.e could be taken into consideration later, not as a part of the ,;approval. o Commi aioner Castile supported staff's recommendation. Commissioner Fesaler commenters that the Murray Boulevard extension is = 'till up in the air. She wanted everyone to be aware that ther ;: is a geological fault that goes through this site'. She felt double car gasragea are a must. She was concerned about m , ini:enance of the ewale and would like to Dee a Homeowners Association address the issue. Commissioner Fyre felt that this is a good and innovative proposal. He was not concerned about allowing ng narrower streets+ Hie big Concern waa the resolution and . thin isra Important dissue. He woould ;alts to hhaveothe ®iaaue go before the City Council. City Engineer W'oo.ey explained that City Council had been made aware of the proposal and that the City attorney had advised that the UPAA agreement, ie binding. The City is required to follow the CPA but does; not have to require more. Discussion followed. Commissioner Castile moved and Commis, Loner ,r Barber seconded to apestove Subdivi ®ion SUB 90-0004, Zone Change ZOh 90- 0004, Planned Bevela:Mpment PDR 90 ®0004, and Variance VAR 90-0008 . a recommended by ,staff with the addition that a all." -wale ®top be provided at the 135th intersection. Also, to encourage the developer to change the name of Murray Boulevard to , Nagnut Street. Motion carried by majority of Commia aionersa present. Commiesioner Saporta voted no. o Vice President Pyre stated that the Commiesion has concerns; regarding the UPAA agreement and would like a letter from the Commission advising the. Council of their concerns regarding the Murray Boulevard extension. 5.3 s IV SION SUB 90 -0005 PLANNED immommcga POR 90 -0005 SENSITIVE LANDS SLR 90 -0102 LOT LIME ADJUSTMENT MIS 90 -0004 VARIANCE 90-0009 SBA °L /BUNT N ENGINEERING 100 # 3 A rea e. t ger 1) subdivision approval to :allow 9y acres to be divided into 2/6 Late between approximately 5, 000 and 32, 000 sq. ft., 2) planned devl3lopsnent aat peeVel to allow an increaded ... length . _ of 2.5:1 is normally req iced, 3) a s e nsitivelands permit t h toaaiia v development of iota on elopes t exceed 25%, and 4) two let line adjustments. ZONE: Pe/ (PD) (Residential, 7 unite /acre, Planned Development) LOCATION: Bull Mountain Rd„ and SW 139th Ave. at eout3 , and SW 135th Ave at north. (WCTM 2S1 9, tax lots 102, 103, 104, 200, and 251 4e Lai tote 900, 1000, & 1100) PLANNING COMMISSION MINUTES MAY 8, 1990 r • Senior Planner Liden reviewed the proposal d dressed i eau � that Shave been raised which resulted in the development recommended approval with conditions APPLI A T' B PRESFNTATION 0 Tom Burton, 302 Tigard Plaza, stated that they have been working with staff, the NPO, CPO, and the neighborhoi:d residence to revolve issues concern. They will be preparing deed restriction, to prevent views from being blocked. Be explained that he is deeignatiuj a third phase (lots 1-• 36 and lots 274-276) as a result of a sewage drainage problem.4 Discussion followed regarding approval, tree pro ®ervvation° and open space. PUBLIC TES7IMONY 12356 CPO 4B read a letter from the CPO o Cal Wooley ° recommending approval with 132nd for a height restriction for lots r g adjacent to High Tor. o John Merrifield, 14205 SW High Tor, favored the proposal. His only concern was that there be a height restriction required for those lots abutting. High Tor. Also, he felt that it is unreasonable to include trees that tare only six inches in diameter in the requirement for a tree cutting L A ;letter with comments and concerns was received from Dennis Darby, President of Blazer Bom e, Inc., '5960 Jean Road, Lake Oswego, OR 97035 REBUTZAL Tom Burton stated th .t they are opposed to common open apses because there is a problem in thie area with motorcycle riders, that the Police do not ,;t open and anyone could enter the open space area. have access to the ® n space, man to gain access to homes without being seen, which would increase the potential Discussion followed regarding the time frame for the de��elop� rent ©rthe traffic study, and impact to the school district. PUBLIC BlEARIONG CLOSED Vice president Pyre stated that he would he abstaining from the vote an he has Mr. Burton under contract for his own ens: division e o The majority of the Cbmmiasionere f ,4ror -d the proposal.. Comminnioner Fessl er had concerns regarding erosion control and favored having common open space. pies i.one loner Castile seconded to approve r Planned Development m PD 90 0005, Sensitive Lands SLR 90 -00020 and Lot 1. a MIS ... SOB 90-0005, � � recommendation and S 90 04 based on staff s recc�aamend Engineering's approval. Motion line Adjustment MT a�� _.. . of Commissioners upon Present. coni�itionea including rgmi,sfili.onuar T+`esslmr voted cara:�ied &ay' aa.�;,iority no and CoMMissioner FJre abstained. PLANNING COMMISSION MINUTES W MAY 8, 1990 r•a WASHINGTON COUNTY, OREGON June 18, 1990 IMBED 'LANNING JUN 1 9 1990 Jerry Offer Tigard Planning Department P.Q. Box 23396' Tigard, OR 97223 Re: BULL MOUNTAIN SUMMIT VIEW ESTATES Washington County has completed its review of a t.raffic study for this proposal lAd submits the following comments and recommend4 i ons MENU 1. This site's impact area as defined in the required traffic study extends to the 135th /Scholls Ferry intersection on the north, and the 121st/Walnut . ' Priority g System hazard intersection to the east The County's Safety Indexing Sys (SPIS) identifies the :� 21st /Wa1 rout intersection as an existing � ng location. County policy requires new development to mitigate impacts at SPIS locations with withir a site's impact area The recommendations below reflect our analysis and implementation of this policy. 2, County staff is aware of negotiations between tfie developer, local citizen groups, property owners, and the City for improvements to SW 135th Avenue between the site and SW Walnut Street which exceed previously recommended improvements by the County. These improvements may include widening of SW 135th beyond 22 feet and sidewalks. The County supports any agreement for SW 135th Avenue which exceeds our recommendations subject to thosevimprovements meeting County road standards. RECOMMENDATIONS A PRIOR TO FINAL APPROVAL 1, Submit Plans, obtain Engineering Division approval, and obtain a facility permit for construction of the following public improvements: the 'u at 135th /Walnut intersection to County Improve �� a rad�u� � t �ntersect�o p a the applicant mush standard If this standard is not possible, submit and obtain approval of a modification to the County Road standards Install a flashing beacon at 121st /Walnut intersection. Department of Land Use an 'Tram ortatio pent Sen ices a v' s an #350 - 55 North First Avenue Hillsboro, ore gor 97124Phone: 133/648-8701 1- 503/693 =4412 4Ik BULL MOUNTAIN SUMMIT ESTATES June 18, 1990 Page 2 All other County recommend ed conditions u p oo rated into the City notice of decision continue to apply. a Q ( ®LCUPA The road improvements required by the original notice of`de^ sien and condition A.1.ao and b. shall be complete and accepted by the County. If you have any questions, ple6se contact me at 648 -0761. c: Tom Burton Engineering CP04 - Cal Wool pry Paul Ward Phil Healy Tracy Stone DATE TO FROM RE 'DONN ELL,,RAMIS, ELLIOTT at CREW A7 TORNEYS AT LAW 1727 N.W. HOYT 0TREE' PORTLAND, OREGON '9720 (503) 222-4402 June 5, 1990 Cathy Wheatley, City of Tigard Phillip E. Grillo, City Attorney's Office r Seiyu nter 2.4 4.3. [Butr.ton B Igir neg,x .MAP,,MAl or,"rrrw lue:iw aa+ rr r.�ww.wRw.wra aye ri(w wwlsw�e'aao Ye serer o.w.o. rtr +M� I agcy in receipt of your notice o notice. In order for t�e�G�:ty to ,,, r • c above should discuss this case and tip _ o have the benei t. of the so-called "raise it ' or waive it" rile set out in ORS 197.762, a new notice should be mailOd wh,ich includes a description of the applicable criteria that apply in this case. There are five separate approvals requested hers, and each of the criteria that apply to these approvals must be descrii)ed in general terms in the notice. I an not certain whether we have time under the' 120 -day rule to hearing. 1 will send! out a new notice and thereby reschedule the copy this memo to Keith Liden and the three of us should make a decision as to new notice as soon as pt..ssible Peg \ti9ard \seiyu iO.f) cc: -3 eith tide eorigi AVE 64.) FACSIMILE TRANSMITTAL NOTICE DiLTE: TO: CO./DEPT.: (") TWEE: w- ti ) .. n d )11 i .17-4:5 0)///c/o FAX PHONE : 63.9. -4.1 Y . _ a nu' 12440 v /614_417))---L SSAGE f ,- GZ _ _ a C1 C (�P�rt�i� �L) �� a ��-- P G GeJ,< eC Page 1 of l"ks /42t. Our facsimile telephone number is 6 ( ) 684 -7297 This number is to be used for business transmission °nil° and ig not availab,te for advertising purposes Should you have any diffiCuitiE s with this transmission; p1e Se call .e m e• ii o m w b d:a e a e 11 ti e w Lei e. e o s i a i it d o e di 6 w o u li d (503) 639 -4171. 17/141 400 ed-UVelb 114,47 f1,45 IrAikNio m:\offsvcs\fax 13125 SW HaH1 Bind, ' 0 Box 2339 1 Ti ord,Ore 0 r� 97223 (503) 639- 417' Keith Idden, Senior Planner S Seim Internationale Ltd. /Thomas H. Burton SOB 90- 0G05 /PDR 9O -OOO5/ 90- 0002/1 AR 90--0009 /CIS 0-19004 Attached please nd an app- which was filed today reference the above - captioned land Vise decision. The public hearing been scheduled for the alum 18, 1990, Council meet:. The City of Tigard supports the citi;:en's right to participate in local government. Tigard' s Land Use Code therefore sets out specific requirements for Piling appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal procfss, please contact the Planning Division or the City Recorder at 639-4171. 1. APPLICATION BEING APPEALED • �' P- 0047( /AMP' aen,2- .13(&_27,±',_:_,Pao /21_,Cete- fe> 0,Poc.(- 2. HOW DO YOU QUALIFY AS A PARTY _ =°4 c"a -mss! 4 `0 ' �'��" 0,td oZ" ' eSOt froc,6 3.'. SPECIFIC GROUNDS, FOR APPEAL, OR REVIEW +... Te**/ 4747C5' "'Le> 31P---at.-44,04,-, C.444,0041eg z 04-146 r- 4. SCHEDULED DATE DECISION IS TO BE FINAL:. 6. DATE NOTICE OF FINAL ,DECISION WAS GIVEN: 6° SIGNATURES Wit -H444 W00(449 0440 3444'Nrot-rFX*A` (4 of 40t'is 1(40ia41 -1410 'i t R-10(4)0000(.4 ',:t# - "R*g*too ' 0000tiot- 'at4i. FOR OFFICE ONLY: , R ,e�.ire�d By :a �,%�jQ�Q��� CDate :cam. � Tame : ; ° )�2 o%+^ F�'ICE � !I Approved As To !=orm By /- :j1, a �A.) 4.Q Date Time C' c = oN , Denied As T %ori By: wL�ate =. Time i1d4(414- ii#t i« �t341#YF#�St�t3��31k0�f 0 1 � Q 0440F4lt40l-A ^. #dt� 1 !i ii ra TJt4t7a0 4I )004"1Ci41i414 1w /4946A cd (-till" - rt 4'34 i wit,t-al 6ifk 4'di/e7c) c toh 13125 SW Hdll Blvd, P. O, BoX 23397, Tigard, Oregon 47223 (503)639-4171 =� May , 1990 VISMIDENENSMONEMMEMINABI BLAZER HOMES INC. BUILDER 8. DEVELOPER IMENEVE 5950 JEAN ROAD n LAKE OSWEGO, OREGON 97035 TO: Tigard Planning Commission Tigard Civic Center Tigard, Oregon 97223 RE: Comment on Case SUB 90 -05, POR 90-05 (Seiyu Int'l /Burton) Gentlemen and Ladies Please consider the following concerns and comments in your de- liberations on the above project and accept this written communication 1oi~ the record in this hearing. It is my belief that the findings and conclusions, presen €ed; in the staff report may be in error with respect to the following issues: Comprehensive Plan policy 8.1.1 is not being adequately dddressed in the design of this project and the recommendations found in the Northeast Bull Mountain Transportation Study (hereafter referred to as BMTS) have not been adequately incorporated. The BMTS includes the following recommendations that pertain directly to this project: 1. There are three minor collectors from Bull Mountain • Road to the north of which this project is to provide the center connection to Walnut. These three collectors are expected to ultimately handle up to 18,000 vehicle trips per day (Tigard Comprehensive Flan, Page 233). The BMTS recommendation fur the 135th and 132nd Avenue ex tension s found on Page 41, Ite m 3, and suggests special concerns for this collector include restrictions on direct access, street widths, on-street parking, etc. 2. That "..-132nd is not a suitable route for a collector roadway." (Page 34) and that ''It was concluded, therefore, that plans should be made for a 135th Avenue connection higher traffic volumes.'' Otherwise, ate the expected as a minor collector street to accommodate g the hi glder traffic volumes will be Occurring in the future on local streets in the area Improvements will be needed in the future along 135th Avenue south of Walnut Street and at the intersection of 135th and Walnut Street." (Page 33) 3. The intersection of 135th and Walnut needs to be improved "Most of the existing ni roved and one house rt�rnrveci . Letter to Tigard Planning Commission, May 7, 1990 -homes on 135th Avenue south of Walnut Street are set well back from the street. It appears that 135th .can be improved in its existing alignment without major mpacts to Rxisting homes, except for removal of the house at the corner of Walnut Street." (Page 38) It would appear that the project plan being proposed and the staff report are de- emphasizing the role of 132nd and 135th to �ovide for a efficeint north P � route off the mountain. In addition this plan routes traffic towards 132nd and allows direct access on 135th which is i nconsi stant With the DM`S. The 135th and Walnut intersection should be improved with the construction of this project as both through traffic and, project traffic traffic aill0utilize this intersection. In fact, if project to the 10 trips a day for this and the adjacent project • L p daily trips through he north can Produce over 4 000 da11 try s and throu�g traffic i s just a portion of 18,000 projected, . it is hard to understand how this col l ecter can remain, "minor °i as that designation has a 3,000 trip p 4 y day in the city devel opt�etut code (page per max a� a standard In it may be that Comprehensive ve addi ti ®n; � �` . p Plan policies 8.1.E and 8.1.3 are not being satisfied in the current proposal for the rreasons, cited above. It is also doubtful that Pol icy 3.5.1 is satisfied with respect to the presevation of open space 'and that a lot dimension variance would not be needed if open space was dedicated in the ravines. As a property owner on Bull Mountain &nd as the developer of the Mountain Gate subdivision, I rroul d request that the commission not approve this project plan and require that a better road design be submitted to accommodate the traffic that is certaino utilize this road system* Thank you for your consideration: Cord i a Den ihi is L. Derby an a President t! iss Accepted and received 990 at : the City of Tigard by on . 1 06/01/90 15 :03 '0503 241 8014 WEISS. DESCAMP 444 CFFY OF TIGARD LAWKENCE K . DEKI ATTORNEY AT LAW 2300 U S BANCORP TOWER L1i SAN FIFTH AVENUE PORTLAND, OREOO• 07204 TELERHONEtS03 243 -2300 TELECOPIER (303) 24( -c 14 June 1, 1990 • t?J002 Mr. Keith Liden Planning Department Tigard City Hall 13125 Sella Hall Tigard, OR 97223 R. Appeal of Final Order No. 90 10Pe Dear Mr. Liden represent International, Ltd. the owner of till ,propertyix��k�teabove-captioned ntional ptd .� • e matter. An appeal has ben filed against the Planning Commission approval order by Denn ,ll Derby. The notice of appeal defective City Code Section 18 .32 m 340 (a) (2) requires a statement in the notice of appeal as to how the petitioner qualifies as a party. The notice of appeal states " adj agent land owner resented testimony to Planning ComMission.0 Code Section 1832 .2 9 0 (b) provides two alternative grounds for standing to appeal. The first applies to persons p rsons entitled as of right to notice and hearing with respect to the decision. Although Derby alleges that he is an adjacent land owner, it is my understandin... that he does .. understanding not qualify as a person entitled as of right to notice r,.., �, that a persoia is aggrieved or has interests adversely it �. The second available basis ��a ®r stare affected the decision. Mr. Derby did not allege that he s .the these e tuts � � satisfies f ass e � �► then p i � airiing how he would satisfy them which is nor did he provide facts �.� the e�°�.t:i:c�n � � L Y further requirement established by caselalr. appeal .. defective .; � • reasons,, it appears that the notice of for the foregoing tease d xs defective • and since the appeal period has paged p the appeal must be dismissed na 119/1.1.11../UU, lb: U3 14503 Z41 8014 • Mr. Re:1th Liden June 1, 1990 Page 2 .7.1■77•■■■•■■•On....11.6.1mioonowft•WoorrOmeru,sem... WEISS. DESCAMP 444 Cfly OF 'rIGA,I,tttoi Seiyu International is prepared to proceed Surmiecili,ately with subdivision development and any delay will be costly. T41.11 you geese let me know immediately what position the City takes , . concerning the adequacy of the notice o appeal. Very truly yours, LEI.D/djr cc: Xt. Vern Moffat • Derr ■;. . • . • • ' • Li 003 • • • • •• LAWRENCE K. DERR. ATTORNEY AT LAW 2300 U S BAN CORP TOWER III S W FIFTH AVENUE PORTLAND, OREGON 97204 TELEPHONE (503) 243-2300 TELECOP1ER (503) 241-6014 June 1, •990 VIA TELECOPIER Mr. Keith Liden Planning Department Tigard City Hall 13125 S.W. Hall Tigard, OR 97223 • R2: Appeal of Final Order No. 90-10PC Dear Mr. Liden: RECEIVED MINING JUN 4 1990 I represent Seiyu International, Ltd. the owner of the property in the above-captioned matter. An appeal has been filed against the Planning Commission approval order by Dennis Derby. The notice of appeal is defective. City Code Section 18.32.340(a)(2) requires a statement in the notice of appeal as to how the petitioner qualifies as a party. The notice of appeal states "adjacent land owner presented testimony to Planning Commission." Code Section 18.32.290(b) provides two alternative grounds for standing to appeal. The first applieS to persons entitled as of right to notice and hearing with respect to the deciOiom Although Mr, Derby alleges that he is an adjacent land owner, it is mY understanding that he does not qualify aS a person entitled as of right to notice. The second available basis for standing is that a person is aggrieved or has interests adversely affected by the decision. Mr. Derby did not allege that he Satisfies either of these tet0 nor did he provide facts in the petition explaining how he would satisfy them which i8 a further requirement established by caselaw. For the foregoing reasonS it appears that the notice of appeal is defective and since the appeal period has passed, the appeal must be dismissed. • 4 Seiyu International is prepared to proceed immediately with subdiuision development and any delay will be costly. Will you please let me know Immediately what position the City takes concerning the adequacy of the notice of appeal. Very truly yours, aw ' ; Ce Derr LRD /dj r cc: Mr. Vern Moffat Civil Engineers Land Surveyors 302 Tigard Plaza -tall Blvd. & Pacific Hwy. Tigard, Oregon 97223 a 501.639 -G11G Malar Construction, 306 Tigard Plaza Tigard, Oregon 97223 Attn: Larry Smith. Herewith, map of "Bull Mountain Summit Estates, Phase I ", � containing approximately 40 Acres. This map shows the Tree Count for the entire site of all the trees that are six inches and larger. The total number of trees on this that are six s site inches . . e of trees taken on the and larger 7 s 4,630 trees The number stated our letter to trees dated first cutting a. s 629 as � ated ��n ou number of trees taken on April 30; 19900 We have counted the { •'; the second cutting as 574. This makes a total of 1,203 trees' cut on this project, for a total: of 26 percent of the trees on this site Ate' y . than 50 percent of the total trees mbe ,� you know no more th ► � ��: to be ow t must cut- However, any add of the City of Tigard a additional trees required t, explicit approval y g rd in have the QC coordination with Burton Engineering and the Arborist . dote ;y; Cc, k<eith Lden City of Tigard STAFF REPORT PLANNING COMMISSION TIGARD CITY HALL 13125 S.W. Haal l Blvd. MAY 8, 1990, 7 :30 PM A. FACTS . General Information CASE: AGENDA ITEM 5.3 Subdivision SUB 90 -05, Planer Development PDR 90-05, Lot Line Adjustment MIS 90-04, and Sensitive Lands MLR 90 -02. REQUEST: For preliminary plat approval, detailed planned and development approval to divide a 97 a+t:re property into 276 lots between the sizes of 8,000 and 32,000 square feet. Also requested is planned development approval to allow an increased lot length to width ratio on certain lots where a ration of 2.5 to 1 is normally required, a sensitive lands approval to allow construction on'elopea over 25 percent, and two lot line adjustments. COMPREHENSIVE PLAN DESIGNATION: Medium Deneity Residential ZONING DESIGNATION: R-7 (PD) (leaidenti =1 7 units per acre, planned development) APPLICANT: Burton Engineering 302 Tigard Plaza Tigard; OR 91223 OWNERS: Seiyu international Ltd. 1070, NW Murray Road Portland, OR 97229 139th Ave. tax ],eta 102, ltax LOCATION: near 13 (WCTM 2S1 4 tax of Bull Mountain Road lots 900, 1000, and 1100, and WCTM 281 9, 103, 104, and 200). ESQ agglIg ound information g y Counoi1 approved n request for Onrex t �n of ' , 1989; � teas pTi � rd Cit C der arA Metropolitan Area Boundary � �3eaolution N the gut sot property and forwa�rd Canaisai ►on fog Ltd ration: The the Sty (ZCA 8g 10' to Y >PP 4�ahsenation ®�► co��neid® .. (Boundary d CZq,�,Ce n. opc�0al allo�o 2725). the On December 4e January 18, 1990 9 y` City Council adopted a Change i.sn zoning of 7 J � c t 1989; the ��. 9 et�t . n _ o cre op lane d developm nt) . of The tigaid Planning propert,, from Waebin pto (Res ... a�.`��rnit ®pare � P� ..y j..� Area Agree m and Washington Count Y0 requires cb City to adopt the Vhioh most y oting �� t cZoeel ree sables: the os� STAFF REPORT - SEIYU INT'L. /BURTON (SUS 90 05/PDR 90-04) PAdE Washington County zone for ,a period of at least one year. This change in zoning was consistent wits. the agreement. eement. Both the Washington County R -6 and the City ' of Tigard Re7 zones allow for a 5,000 squaree foot minimum lot nine for singe family reaidencea. a Vi.cinit Xnformatton Along the property's northern border lie two 40 acre tracts. The eastern parcel is within the City and a 120 lot aubdiviaion was recently approved (Case No SUB 90-01) ' and the western property is undeveloped and within W ohington County. Rgnchview Batistes subdivision Uses to the northeast and Three N,ount:, ins subdivision is immediately eoutheact. These subdivisions are primarily within the City of Tigard. The surrounding properties within Washington County are presently zoned R5 and the parcels within the City of Tigard are zoned R -4.5 (Residential 4.5 units per acre) and R-7 (Residential, 7 unite per acre) 4. Site . nformation and Propgsal Resoription The subject property is presently vacant, with the exception of one • residence and several . ac eaaory buildings, and is situated , on they upper po rtion of Bull ® northern, slope. The g ent of the . property is almost entirely and thhi her sec tion of the is in farm use. Three large , g ravines, whic h run downhill to t he north and northeast are located in the lower wooded portion of the property. .The applicant . proposes to divide the pro,Serty into 276 single family residenti 1 lots in two phases. A icesss foe 'he first phase will only be provided by 'a southerly extension °of 135t4 Ave owe through hull Mountain Summit view, Estates (SUB 90-01) which was recently approved by the Planning Commission and is under construction. This extension id intended . to be a minor collector oteeet. which, will. connect with S.W.: But:: Mountain Road when the second and southern' 'phase of this subdivision is constructed. rather local streets within the subdivision will provide scree to the proposed *Lots as well as abutting properties. Also, this development will provide the extension of S.W. Senchview Terrac, from Benchview Estates' which is a minor collector that connects with S.W. Walnut Street to the north. A Seneiti ve Lands review is risesssdry because of the installation of utility lines and other improvements which will occur on elopes in excess of 25 percent. The majority of the ProPeriSf has elopes leas than 25 percent, however some public facility and residential construction will occur on slopes steeper than 25 percent. A Lot Line Ad juetmeet is also requested to add a 5O foot strip to the Blast side of an adjoining three acre parcel to the southeast and to add I5 feet to Lot 1 oi° High Tor subdivision which is immediately to the southwest (see Site flap, Exhibit wirlt STAPP RgPORT SE% [U 1N " L. /BURT N (SUB 90- 05 /PbR 90--0 • 5. AMBILADAIETESPmmento The Engineering Division has the following comments: The applicant propo.es to develop 97 acres with an existing Planned Development overlay into 276 lots. The Sensitive Lands and Lot Line Adjustment requests are for A portion of the individual lot within the oubdivieion. The applicant'e engineer, "Burten Engineering" has submitted a narrat MD report discussing the various aspects of the development. A preliminary plat, off-site map, contour map and utilities map have also been provided. The proposed subdivision abut:3 the existing Benchview Estate Subdivision, Three Mountain Subdivision, High Tor area and the recently approved Bull Mountain Summit Estatee. The project has been divided into two phases, 2A and 28, in order to resolve the Bull Mountain access location and neceseary improvements. Thle. application includes phaeb 2A only. Development of phase 28 [should be reviewed separately. Phas.. 28 generally includes the lots south of th. Benchview Terrace extension to Bull Mountain Road. Elm_ _Reseal s: • 1. The entire site is within the study area of the Northeast Bull Mountain Transportation Study and includes two minor collector streets; the extension of Benchview Terrace to the west and 135th Avenue from Walnut to Bull Mountain Road, which have recently been adopted by the Council to be incorporated into the CoMpeehensive Plan. The proposed development hate provided for these stre.ts with an acceptable alignment and street standards. 2 The proposed eubdivision will access onto three collector routes, Bull Mouneain Road, a Washington County Major Collector street, and BendhvieW Terrace and the proposed 13th Avenue, which are City minor collecter streete. Bull Mountain Road is a two lane' paved etreet. It Es desigiiAted by the County as a major collector street within a 66 foot wide right-of-way at ultimate development. At a minimum half otreat improvements should be provided by this development along its Bull Mountain road frontage to provide for a safe intersection. The County has commented that a traffic study should be submitted to determine the safeat location of the acCese and the neceesary improvements. The access location to Bull Mountain Road and the improvements to gull Mountain toad should he included as conditions for phase 28 of this development. The access shodld be required before occupancy of aey lot in phase 2A of this application. In order to allow public input a separate Planning Commiesion hearing should be held to cover phase 28. The School. Dietrict has requested that a bus turnout be provided at the Bull Mountain Road intersection. The turn out would allow vehicle room to go past the bue after loading. Traffic Study Should be provided to determine the required left turn STAFF REPORT - SE/YU INT'le/BURVON (SUB 90 -05/PDg 90-04) PAG 3 • ' ••",,,: • „ • ; , • „ , , storage for vehicles turning into 139th Avenue fxom the east and for vehicles turning into the proposed inteysection from the west to determine if the intersection spacing is adequate. The future traffic volumes projected in the Northeast Bull _Mountain Transportation study should be used to determine the s torage lengths. Sight distance for the intersection should be provided for a distance of 450 feet in both directions for vehicles entering and exiting the site. Zenichview Terrace is a fully improved minor collector street seat of thin isroposal. 135th Avenue is required to be i.upreved to Walnut Street, by the adjoining subdivision to interim standards. Internal, local street stubs are proposed to connect to Three Mountains Ssbdtvision, to High Tor Lane to the propos`wd subdivision to the north and to e:3nc eve aped properties to the west and northwest. Due to the exieeing steep terrain and ravines, the ;c, see stubs a � stuns to the � � � Iodation o� street undeveloped property Is 1 to ! :ed . Tl.e pro satisfy a� to sit i.® the need for circulata.en to adjacent future developments. Who conceptual circulation p1an oubeitted provides adequate access to all adjoining properties. Development of this large site increase the total, runoff from s th site while decreasing the amount of time for this water to discharge downstream. will impact the existing natural draanageway�a and will � :r dissipaters and what downstream require eats may flews s� �velocity gY to determine A A y, improves ie y d erosion control will a.1oet likely be acquired to reduce the impacts. Downatwean culverts whish are not capable of handling the coecentr =, tion of runoff should be upgraded , .Provisions should also be made to allow properties above, this 4evelOPmSet to drain into the: proposed . syat emS. . 4. Sanitary newer service recast be extended from existing ai {stems in 139th Avenue,' SenchvJew, and Three Mountain Subdivisions, the proposed system in the subdivision to the north and from Scho1ls Ferry goad to the northwest. This is cue to the steep ,tea® of the terrain and the ravines which oxis st on the site creating separate dr inage basins. The c onner.tion t the USA line in Scholia Ferry Road was not shown6 A plan of this connection should be approved by USA` Development of any portion of the site ghould not be allowed to occur until the sanitary sewer service can be peovi,da d. ry �aew�ar service i.® shown to be provided to th j anent tote on Sanitary - .� a�„ extending the sewer along and the ust nnort edge the common High property o line. �iccess to select manholes by J p F y City maintenance equipment should be provided prior ta connecting these Hirsh Tor lots. All public sanitary sewer aced storm drainage lines which will be outside 9 ti p the right-of-way .. d�t�e.�d be ao�.�am arise.; by a p03l1c easement and ST 1V EgPORT SEIYU INT r t. /8UIT°O4 ISMS 05/PDA 99.414) PAIGE 4 provided access. Scott King, a Transportation Planner with the Oashington County Land. Une and Transpottaation Departnaeint, states that the County regvires a development, which generates more than 200 tips per day and accesses a County' roads to submit a traffic study for County review. The trip generation for this development is 2760 AD E based upon ITE category 210. County staff has serious concerns with the location of the proposed public street access to S.W. Bull Mountain Road. Adequacy of this access suet be addressed in the applicant's tr ffic study. Review of the traffic study may necessitate moving this access to another location along the site's frontage thereby requiring a redesign of the street, layout on the southern portion of the site. Ee tee of the uncertainty of the aa2eat location of this site's S.W. Bull Mountain Road access, the County redonimenda withholding approval of this proposal unttl an adequate review of this site's access and impact on the County road system can be assessed and warranted improvements conditioned. Mr. Ring also has the followisg ra cOm[tendationns: 1' Prior to final approval and issuance of building permit: 1. Submit a traffic study pursuant to County resolution and order 83- 213. CONTACT: Daryl Steffen, County Traffic Analyst at 648-8761 for questions regarding this Study. 2. Dedicate `additional right --of --way to provide 33 feat from Centerline of S.W. Bull Mountain Road frontages including adequate corner' radius • 3. 'Sign a ,waive: nbt to remonstrate against tone formation .of a Locai Improvement rt � t� improve and maintain S . Bull Mountain Road County between fighway 99W and S.W. Beef Bend toad] 4. Establish a one -foot loan - access reserve strip along S. W. Bull Mountain Road frontage, enrcept at, the : ppn`oved access. The documents required for completion of recommended condition A.2. prepared .. y Y y and shoal]: be h the Washington Cunt survey ��.`�;i.saion recorded in the Washington County Records DepartMeent. S Submit plans, obtain Rngineering Division approval, provide financial assurance, and obtain a facility permit , for the following public improvements; a. Half-street improvement On S Wa Bsill fountain Road frontage, including curiae sidewalk. and Iturm drainages All !.mprovements retuned by the County review of the required STAFF a. LET OBT SEI.- YU i,.. lf t L . /BURnrN (SUB 70 °C5%PDR 9®- 0 1) PAGTt 5 • • traffic study (see recommended condition Al above). These improvements shall be constructed in accordance with the requirements of the Washington County Uniform road Xmprovement De,ign Standards. 6. Assure that th . public street access on S.W. Bull Mountain Road is adequately illuminated through measures approved by the Washiegton County Engineering Division and the City of Tigard. B. Prior to occupancy, all road improvements required by conditions A.5 .a. nd b. shall be completed and accepted to the County and the access an S.W. Bull Mounteiln road shall be illuminated as required by A.6. above. The Tigard Water District commentS are contained in a letter which is attached to this report as Exhibit "A". The Tigard Building Division indicates that private storm drain lines must be installed to serve all lots which do not drain towards the street Or a public storm. lie. Also, the ravines will be used to receive coecenttated water runoff from the public streets and the impervious surfaces on each of the iota it is recommended that storm drainage easements be provided to protect these water .coutoee from encroachment and to allow for any neces ary maintenance. The Tualatin Valley Fite and Rescue District indicates that: 1. Hydrant placement will be coordinated through the Tigaii Water District end plans should be submitted for review and approval to the District. 2. Deadend streets over 150 feet long will require turnarounds that comply with the Fire scoolas!,, Temporary', turnarounds will. be acceptable Where streetR will be extended. , ,. , ,,, e , , .• , 4 l• • 4 • . 3. Street grades shall not exceed 15 pernent. The Tigard School Dietrict indicates that the projected enrollment resulting from this subdivision is Si students at Mary Woodwerd Elementary and 33 otudents at Fewler Junior High School. This development along with other projects on file result in a total projected enrollment increase o: 214 students at Mary Woodward and 133 students at Powier. This increase exceeds our facility design capacity to serve this aid other development8. The di.:trict cannot guarantee that the new Schools, which will open in 1492, will have the design capacity to serve thee developments at out current rate of enrollment incteaefle Prospective home bUyerb/occupants should be advised that students may have to be bused to other schools or placed in portable classrooms. Finally, the Diatriet believe lt the deV626pMent ehould not be approved without a bus pullout Iodated on Bull Mbentain Road or 130th Avenues STAFF REPORT SEIYU INT'L./BURTOW (SUB 9C -05/PDR 90-04) PAGE 6 • •4 • , • ed, • . The Park Board indicates that access tYne to providedah /bis�ycle within the S.P.A. right-of-way to P.G.E. has no objection to the proposal. No other counts have been received. FINDINGS AND CONCLUSIONS The relevant approval criteria are Coompreb ns,tve Plan Policies 2.1.1, 3.1.1E 3.4.2,, 3.5.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 6.1.1, 8,1.2, and 8.1.3; the Dual Mountain Community Plan; and Community Development , Code aections 18.54, 18.80, 18.84, 18.32, 18.150 18.160, 18.162, and 18.164. Since these plans have been acknowledged, the statewide goals no longer have to be addressed for non-legislative land use appl cationo. The Planning staff concludes that the proposal, with modifications, is consistent with the applicable portions of the Tigard Comprehensive Plan based upon the findings noted below. 1. Policy 2.1.1 is satisfied because the Neighborhood Planning ®rc�c ' ' �stion Number 3, Community Planning g g Number 48, and the ®u, :,and3.ng property owners were given notice of the hearing and an opportunity to comment on the applicant ° s proposal. 2. Policy 3.1.1 can be satisfied bermnee the Code allows development of hillsides that are steeper than 25 percent when engineering inform tion , is provided which shows that adverse ehvironmantal erosion or elope instability will not result. • The applicant has subm.tt =d a general description of the Site but the techniques for mitigating any potential, problems related to steep, elopes have not been included. Staff does not' anticipate any difficulties, provided that the apprOpriate conetructior and erosion control measures are employed. Since many issues re g arding elopes are Oita specific, the staff recommends that methods for maintenance of elope Stability any.: erosion control be submitted for the approval in conlunotion with the public improvement plans and building permits with particular attention being paid to gradoe over 25 pereent. 3. Policy 3.4.2 0 jimbfig other iaeue0, calla for the protection of wilt4life Maintenance habitat, control Of erosion, and the Maintenance of trees and natural vegetation along stream coureee tea the maximum extent poae3ble The appli . ec,tl indicatesi that many of the lots within ® he raVihe cant ccarr Y areas3 have dept he which will allow the land neat fending and other a the atreau in undeveloped, However, Eiec went ing the ee areas w g improvements will diminish the value oa their: value for habitat .. PM , corm► send Lands the Commtanity.. Develo� merit Code, the staff re Although not r�squired by the Planned Ueve�.� e �• . s of th P' ri or Sin , t ve a that chaptera Y common open apace area be provided within the ramie areas for the STAFF REPORT .. SEI tt TNT' L. /BURTON ( SUB 90- O5 /PP'3 90 04) PAGE 7 • • it& purpose of successfully implementing this policy. It is further recommended that if common open space areas are provided, they lee located adjacent to similar open space tracts in Benchview Estatss and Three Mountains subdivieions. 4. Policy 3.5.1 indicates that the City will encourage private intereata to provide open epac4v, recreation lands, facilities, And preserve natural, scenic, and historic are es. This plat does not provide for any common open space within the development. Although the lack of common open space in not necesearily in conflict with this policy, it uadoubtedly will be more difficult to preeerve the natural and scenic values of this property without it The site grading and tree removal plans required in the.conditiohs of approval below shall be reviewed with the intentiOn preeerving th natural features of the Elite to the maximum extent possible. .Also, access to these ravin e. areao for pedestrian travel is recommended. The storm drainage eaoements required by the Et ineering Division, in Condition 9. below, for the stream corridors could include pedestrian access to preserve a option for constructing a footpath in the future. 5. Pelicieis 7.1.2, 7.3.1, 7.4.4, and 7.4.1 are satisfied because adequate -water, sewer, and storm drainage facilities, ae well ae fire protection services are or will be made available to the development. The applicant ha Ss indicated that these facilities will be provided within the subdivieion as required by City standards. 6. Policy 8.1.1 calls for a safe and efficient' street system'that meets current and projected needa. The proposed internal street syatem satisfies all applicable Code and Plan street standards as well as the provisione of the Northeast Bull Mountain Transportation Study which have been adopted by the City As an -element of the Tigard .'Comprehensive Plan. One issue that is currently Uhreselved is tie location and design of the acCeed onto S.W. Bull, Mountain Road. Baeed Upon the concerne raised by the Engineering Division and Waehingtsn County, further Study is required before a final design can be determined. In order to keep the project on schedule While thie issue is resolved, the applicant proposes to divide the development into twe phases with the northern portion of the stbdivateion to be reviewed by the ComMieeioe on May 8th and the southern pertibh which includes the acs to S.W. BUll Mountain to be reviewed at 6 later dateo For thie second hearing* the pertinent traffid information will be available. 1. Policy 8.1.2 and 8,1.3 will be Betiefied because the City Of Tigard and Washington county have and Will be working togetheetia resolve street improvement and location issues involved in this ease and the greater Bull Mountain area The proposed OubdtVigion street imprOveMonte will b6 conetrueted to city or County 00hStreidtion standarde as applicable and will be installed at the developer'd dkpenee sufficient public right-of-way will be dedicated to the public within the giabdivieion for STAFF REPORT e SIYU INTito/SURTOM (SUB 90e05/PDA 90-04) PAk= 8 ' „ ' . • , ." • ' these streets. The Planning staff concludes+ that tieea proposal with modifications is consistent with the Bull Mountain Community Plan based upon the following findinget, 1. The density of the proposed subdivision is within the limits contemplated by the Plant. All loto will be well above the 5,000 square foot minimum lot size of the former R.-6 County Plan designation. The pr seevration of trees is viewed ae an important component of the Bull Mountain Plan's strategy for preserving wildlife habitat and related aesthetic benefits. The northern, wooded portion of the property in entirely within a significant natural aeea as identified in the Plan. These areas are ooasidered to be important due to their natural condition as well as ecologic, scientific, and educational value. Based upon pant experience with the development Of subdivisions on wooded pare le that do not have any common open apace, it appears that 'leas than 50 percent of the trees will be preserved. The applicant indicates that the Plan allows the harvesting of timber in accordance with ethe Oregoa'n Forest Practidee Act and that the 50 percent preservation policy do ee not apply. The Washington County Department of Land Use and Transportation : ataff ieforned the City staff that the 50 percent preeervat,ion applies when tee removal fo proposed inn coraiunction with a development application. The proposed preliminary plat application dcao not include a plan for the preservation of trees on the property. Such a plan provided bye ' a qualified arboriet must be submitted and approved prior to removal of trees on the property or the approval of the final plat. This plan must . indicate how a minimum of 50 percent of the trees on the site will be protected. • • The property it also within Area of Special Concern Na. 3.. This designation has been applied because of the County's expressed desire to evaluate significant natural areas on the north slope of Bull Mountain and to consider the possible acquisition of land as permanent open apace. This study has not been conducted by the County or the City. The Plan text does indicate that in the inters, development may occur in a manner consieten t with the plan and applicable code provisions 4. General design elements of the Plan include the design of minor collector streets which will discourage through t,raf .!ic p minimize the amount of land and vegetation disturbance, limit the rival of tr as over atilt inches in diameter to no more than 50 percent, and the protect stream corridors. The minor collector artreet system is being designed primarily to serve the future development on Bull Mountain rather than through traffic. Detailed plans skull be requited as a condition of approval to ;show that minimuni of p P -e � a dis rba cer 50 pair r cu1arly in the eravine areas, �s will be kept to a STAPP REPORT -. SEIYD 1NT' ]C4. /BD tTOM ( SUB 90- 05/PDR 00 04,) 6" an;n a .. as+, r minimum. The Planning staff concludes that the proposal, with modifications is consistent with applicable portioned. of the Tigard Community Development Code based upon the findings noted b lows 1. Chapter 18.52 of the Code is satisfied because the proposal does meet the density requirement of the R-7 zone. Chapter 18.92 is oatiafiOd because the proposed density is Consistent with Code requirements. - Chapter 18.80 to satin f icid because the prroposal is consistent with the requirements of this chapter pertaining to pla tined develepmente„ Planned developments are intended to be used in undeveloped areas such as this to better protect amenities on the si Yo Although this section of the Code enaOUragoe the provi!oion _o ' commo,Yn *pen apace areas trough the application of flexible development stand&rda, coon areas are not rewired by the Cade. 40 Chaptr. 18.84 .covers sensitive lands Labatt within drainaagewaays rt id elopes Over 25 percent. The dra nagewaay! on the .property will b all be within subdivision lots, but it appears that the majority of the construction activity will avoid these areas. Although slopes. of over 25 perc nt will generally be avoided by tote project, it is possible that some of the homeaites will be 1octted on alopee over 25 percent. Provided that grading, cnnstructton, and erosion controls are approved and monitored by the Engineering and .Building Inspection, DiViaione for thin development, the prevision of this chapter will be Met. • (ha :t er .1C. 50 of the Code err• p �, � p�ohi.bita 'the„ .t�nnocee® raoova.Z ,of .tre80 over six inches • in' dianneter. As noted above, a tree preservation report prepared by a qualified arboriat shall be required prior to the' commencement of any construction: on the it e. 6 Chapter 18.160 of the Code is satisfied bedause the proposal does meet the requirements set forth for the submission and, app oval of a preliminary subdivision plat. 7. Chapter 18.162 of the Code is satisfied becaus) the lot line ad julatment proposals are consistent with the applicable criteria for modifying property boundaries. Since the smaller properties which are reccipiettin of additional land are in Washington County, approval of these 3 y - ad Use and adjustments mnw ®t be sec ®iv ®�! from the Count �e�iartmsac3nt of La lid prior to r Fcording the adjustments. These resulting Smaller parcels will be partially within the City. Chapter 16.164 of the Code will be satisfied daring the approval proceda for the final plat. STAFF REPORT - s iyu I T . %Btr, TOi (SUB 90 .-O5 %ib 90-04) P .OR 10 C. RECOMMENDATION Based upon the above findings the Planning staff recommends approval of Phase 2 A as shown on the applicantYa preliminary plat for Planned Development PO 90 -01; Subdivision S 90-01, Sensitive Lands SL 90.01 subject to the following conditions UNLESS OTHERWISE NOTED, THE CONDITIONS OF APPROVAL, BELOW SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. 1. Two (2) sets of detailed public imprOvexment plane and profile construction drawings shall be submitted for preliminary r review to the Engineering Division. Sev' (7) sets of approved drawings and one (2 ) itemized construction coat estimate) all prepared, by a Proofeasiona1 Engineer, shah, be submitted for final review and approval. STAPP CONTACT John Gagman, Engineering Division (639 -4171) Permits shall ''not be issued and, cotnatruction of. proposed .public improvements shall net comMence until after the Engineering Division has revieried and approved the public ip provement plans and a construction compliance agreement has been escesvnted. A.100 percent performance assurance or letter of commitment, a developer - engineer agreement; the payment of a permit fee and a sign installation /streetlight fee are required. STAFF CONTACT: John Hagman, Engineering Division (639-4171). 3. Prior to issuance of Building Permits, bonding for the Bull Mountain Ro d access ehaL I be required. Prior to occupancy of any lots in phase 2A this acesed shall be provided. STAFF, CONTACT: John Hagman, Engia:neering Division (639-»4171) • • An ,erosion control' plain - shall be provided, as part of. the public improvement drawings . The plan shall conform to "Erosion Control Planet - Techn is*al Guidance Handbook, November 1989." STAFF CONTACT. John Hagman, Engineering Division (639 - 44171) Full, width street irprovrentd, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons ossrbs , asphaltic c ncaLete pavement, sanitary sewers, storm dicainage, streetlights, and un orground utilities shall be installed within the Subdivision.. Improvements shall be designed and construct ea to local street and minor collector street standards to t he alignment shown on the submitted plans. STAFF CONTACT: Gary Al son, Engineering Division (639- 4171) . Lots shall not be permitted vehicular access directly onto the minor collectors street from its intersection with Bull Mountain Read to its intersection with Eenc h vie� Tercace �T�RF CONTACT: �ohn Ragman, Engineering Division (639 -4171) Th applicant shall provide for roof and pavement rain dkainage tor each lot to the public atornwater drainage system or by n approved Private STAFF REPORT ST IYU INT . L... SURTOG (SUB 90 05 /PDR 90-04) PAGE 11 0 ,~storm drainage system designed to pr ►vrent runoff onto the adjacent property. STAFF CONTACT: gran Roast, Building Division (639 - 417111. . The applicant shall demonstrate that storm drainage runoff be discharged into the existing ainagewaya w ith u gn if3cantly pacting 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 Plana. Calculations lations and a topographio map of the storm drainage basin and sanitary sewer service area ,hail be provided as a aupplemErnt. to the public improvement plans. Calculation shall be based on full development of the serviceable area. The location and c pacity . og existing,. proposed, and future , lines shall, b addressed. All lit as outside the public right -of -way shall be accompanied by a 15 foot wide public easement. Access shall be provided as necessary by an all weather surf ce road ' �, � , � ®� b i, a drainage or aiailar unObetr'scteci route within a 15 foot wide easement: All drainage awaiee shata.1 be aco an y g maintenance easement 25 feet either side of the centerline of the stream and accessible from a. publid right -of -way. STAFF CONTACT: Greg Berry, Engineering Division (639-4171). 1O Street centerline anonumentation shall be provided as follows: a) . Centerline 3 onunrrntatton 1) In accordance with Oregon Revised Statutes 92.0600 subsection ( )o all street and roadway rights -of -way shall. � be � monwaae!nt ®d �♦ before the City accepts as Street improvement. 2) The following centerline mananafenta shall be set:, 1 i A) All ,centerline centerli ae iz tersectiow points. 8) All cul-de-sac center points. C) Curve points, beginning and ending points (PC's and PT's). Monument Boxes Required 1) Monument boxes conforming to City standards will be requix p d around all centerline intersection points and cul-de -sac center pointy 2) The tope of all monument boxes Shall be sett to finished' pavement grade. sTaI? CoNtAcTg John Hagman, Pngineering Division (639,-4111)0 ll. A grading plan shall be submitted showin g "' .e sd ting g and P roP.. o aed contoira. A soils report Lhall be pr.ditided detailing the soil ST 'P RDPCRT 88IY ► IN L. /BURTON (SUS 9005/PDa 90 -04) PAGE 12 • compaction requirements. STAFF CONTACT: Gr . g fleS , Engineering Division (639 - 4171) 12. A tree removal plan, prepared by a qualified arborint, shell be submitted for City approval. This plan shall evaluate the plane for public improvements, private storm drainage facilities, sito grading, and their affect upon the - `trees to be pre;:erved. The p!,an shall identify the trees to be preserved and the methods to be used to aaatirs:e their preservation through the construction of the subdivision and the residences. At a minimum, the trees to be retained shall exceed 6O percent of the existing number of trees (within the area to be platted) over six inches in diameter at four feet above grade. Trees to be preserved shall be protected throughout the subdivision and bee construction by six foot high chainlink fence or similar means approved by tai arborist and the planning Division STA P CONTACT: Keith Liden, Planning Division (639 -4171) 3. This approval is valid if exercised within 18 nnonths of the final approval dats 14. A ueparate approval from the Planning Commission will be necessarY prier to commencing with construction of Phase 2 134 S:' APP CONTACT: Kith Liden, Planning Division (639-4171). Based upon the above findings and cosino1ueione, the Planning Commission approves Lot Line Adjustment (MIS 90-04) subject to the following conditions: PRIOR TO RECORDING WITH WASHINGTON COUNTY, the applidant - shall submit a lot line adjustment survey showing the existing and proposed lot lines, and legal descriptions of the parGele fox, review and approval by the Engineering Division. STAPP CONTACT: John Hagman, Engineering Division (639 -4171) 3. This approval approval date. son, ►1,1 receive all necessary approvals from Washington recording the lot line ad justMent. STA "P CONTACT: Keith Division (539 -4171j d is valid if exercised within 18 months of the final PREPARED BY: Keith Liden, Senior planner S90 -05.xL k1 sTAFF n2 oRT =au u 1N a p.. uRTWl (SUS 90 "o g i Dn 90-04) • 4Y a T IGA D WATER DISTRICT Mr. Jerry Offer Tigard Planning Department PO BOX 23397 Tigard, Oregon 97223 RE: Bull Mountain Summit View Estates April 9,. 1990 1 8777 S.W. BURNHAM ST. P.O. BOX 230000 TIGARD, OREGON 97223 -9917 PHONE (503) 639 -1554 Dear Mr. Offer: An adequate water supply can be provided to his subdivision, although somewhat complex, if the developer adheres to the proposed stipulations. 1. Because of the elevation of this subdivision and it is required that a dual (gravity pressurized) water system be installed. At elevation 650 feet and beltem, adequate fire flows P , . � with an elevation will be provided from a 12 Ductile Iron, Class be btainedvf ornnl2" and 3" Duptice Iron, Class 52, greater than 650 feet, fire protection shall pressurized lines from the Hi-Tor pumping st that M t' Tualatin Valley p station. It should be Hitt Eire Department requires ,where hydrants to be on the gravity system. where possible �v ® ®an elevation of 585 feet are to be prc�aided by Domestic water services pressurized lines from the Hi -Tor pumping station. Elevations below 585 feet will be served from the gravity, system originating from the Hi -Tor reservoirs (static pressure at elevation 535, feet 55.4 psi). , As the gravity system extends to the northeast comer of•Phase 1, the pressure. e erienced at elevation 420 feet (126 psi), will require the use of a pressures reducing valve p in a vault on the proposed 12" Ductile Iron main line before connection can be made to the existing 12" Ductile Iron water main on SW 135th Avenue. i t e subdivision .: . for . I mains 2 Due to the layout and size of this proposed subdivision the existing mainS g and . _ .. I water larger supply e s provided to supply an gripe w t r supply system for both Bencllview Estates subdivision cannot be utilized, Therefore, new th�z necesvary easements, must be hand �er�chvaew Estates subdivisions. Estates B�iil Mountain Summit t his time itshould be noted that the existing 8" cast iron water main running east-West along 2 S 1 Section 9 presently serving Benchvievs Estates and surrounding n 4 and 9, present) areas e . . ��ct .._.:. water Main from ,s imust be protected and left i.� service, until the Hi-Tor Ductile reservoir is in r�lace and in: 8" water main is t I line at this time that provides the den nil Estates The exist 9 enc view �'�® only supply chvi necessary walnut operssary pressures for the Senchview subdivision, and the higher along SW tions � .. south of SW Walnut Street, and the area of street. Namely, B� Fern Btreet, SW 13th ven a soi� 3 SW 132nd Avenue° Water lines be tied into the existing It shall also be required that the proposed wherever possible � + y hence water system wherever and whenever (see enclosed map). This will not only en end lints, � provide circulation loops and . View but eliminate ��te 9or�g dead the water stem in the Buil Mountain Summit View Estates, ut will also elin in p p d provide greater reliability of the system on the whole. Where the gravity water high pressure ,from ��. to pumps � - g � mains and hl h r fr the booster Etlm s at the pump mains are parallel, the gravity water main shall have a minimum �0veorrof Imo" of 314 station, water the Tunes crushed rock. The water mains shall t east- west be on � ®; south side of west streets, and the east side of north- south sheets with a distance, of 8' er from center line bra 50` -0" right-of ways,, 111-0" from centerline on 6o 4r right -of - ways, As with any other waterline, it must m;: htal ri a horizontal se paration of 10-6" i from the sanit i ary sewer litres. It should be noted that having the gravity wat erlines with a cover of " are crushed rock in y also necessitates the utilization of 6w-0" or greater, to bury the fire hydrants. the dual system, a When the gravity waterline is the only water twain in the street, below elevation ro brought to a depth of 36" of 3/4 minus cover, and have a distance of 'l0 -0� fro�itthe cantor line � e of 50 0 right-of-ways. As state. before, water main must the maintain 'a 1Q' -0" horizontal separation from the sanitary sewer lines. high p- i system have a minimum cover of the dual � �t�rll shall. 36" of 3/4" tYiinus� crushed rock, water te�4rrtalns in t� A- e�' �e but with a distance of J 0 4 from the center line of streets f- with a 50 ° 08" right-of-way, and 13d-0" from the center line of streets W ®' 'with a sQ ° °�� Ci�ht - way. As stated above, a 10°-0" horizontal separation must be maintained from sanitary sewer lines 4, The final design of the storm, sanitary sewer `stem needs to be coordinated with each other to avoid crossing conflicts. F.Wpecial9y those dealing .,. with Sanitary sewer laterals from ind;!yiduai lots, sanitary sewer mains and large storm sewer trunk lines. The Oregon Administrative Mules for Public Water S stel�ils, and 333, g y Chapter 3�3 Oregon Health Division, is very spricifio on minimum coverings of wateiiines and crossings. Ther, ore, their rulings and guidelines shall be strictly adhered to, unless the Tigard Water Districts Regulations are mere stringent, ent, in which case, the Water District's Regulations will override the, Health Divisions Regulations. 5. It will also be necessary to provide an additional easement for an existing drain to h of at Hi -Tor to provide access to the proposed storm sewer lines line from one of the reservoirs rt o the HI Tor Development. Sincerely, John P. Miilee, Adrrninistr,tor „di• HIGH TOR SW. ALPINE VIEW- REQUEST FOR COMMENTS March 26, 1990 TO: ` FROM: Tigard Planning Division R AP R x19 COMMUNITY DEVEiiPM H RE SU1390 -0005 BURTON SUBDIVISION SUB 90 -0005 PLANNED DEVELOPMENT PDR 90 -0005 SENSITIVE LANDS SLR 90 -0002 LOT LINE ADJUSTMENT LL a. 90 -0004 BURTON ENGINEE R/NG S SURVEY NPO #3 A request for 1) subdivision approval to allow 97 acres to be subdivided into 276 lots between approximately 8,000 and 32,000 square feet. Also requested is 2) planned development approval to allow an increased lot length to >width ratio on certain lots where a ,ratio of 2.511 is normally required, 3) a sensitive lends permit to allow development of 54 lots on sloes that exceed 25 and two lot line adjustments. . ZONE. p u 4) R -7 (PD) (Residential, 7 unite /acrd, Planned Development) LOCATION: Bull Mountain Road and SW 139th at south, and SW 135th Avenu,41 t north. (WCTM 2S1 9, tax lots 102, 103, 104, 200, and 2S1 4, tax lot 900, 1000, S 1100) Attached is the site plan and applicants statement for your review. From information supplied by various departments and genies and frog other information available to Our staff, a repor# and recommendation will be prepared and a decision will be rendered on the proposal in the near futures If you wish to comment on this application, we need your comments by 04/05/904 You may use the space provided below ar attach a separate letter to return your comments. If you are unable to respond by 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 question regarding thi6 matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Nall Blvd. Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: PLEASE CH2CK THE FOLLOWING THAT APPL s We have reviewed the proposal and have no objections to it Please contact of our office. Please refer to the enclosed letter. comments o 1 o�C ( iL< Name of person commenting:. Te epbone number: -2 :_Q NEWSLETTER Don't m: ss our Meeting on jur•ae : 7th t we have er'y. important business sin our ager"rda l from the selection of the steering rtg committee Fhrrr , 1q90-q1 to Pertinent information regarding our schools and water resources. Soo you there! 'EE XNti o *E TTr p tra 1 i 1f1rri r�� ', ; persons interested i n part i. iw'i p at i nth as a steering committee member c + CPC40 PRINK to our June 27 meeting. 8eing on the twelve member ste rrirlg committee c•0 fer t unique opportunity to be involved in community ty t 4 a. least �. Ss�Nces, ' -tter "�e�. >tc._d t~:,�r� commit to attending two meetings per month and enJoy being involved in a variety' 0+ issues that a -f ec t our entire f:-,P0 c 'smmt~ rr i't y F, . Y.' LfYwAse CALL eithar CAROL latlVL E AT 4x 1 ', S or B V F t UlE AT 439-2529 TODAY! it kE C"r MPI9',` TT ES n Washington CountY Solid Waste Steering Committef4 is lookl.ng for two CPO rrepr ere itr tiv+c 9 ono urban unincorporated s ted and ono .r "i r al . Inis committee meets is or or twice per month oh Mondays . r`•ocr; ZpM to t5pm and all l i nt r e ted art - rsOns' should c Ont,.~ :: the O3U Extension Service at 6 " i .'°7O'7Z or 684-4620 as soon A I possible. MEEIZNGS CALENDAR: n `t • .i 7i'1'"' "i i ct �w-Ir d ci vx r_. % r t r ;Agenda • h a 3 y t~ari in �tr�i t~y dr'1 t l t '7 su 11 l" I: ,ar..i►trtrr i t M °f it t f, r m r Zergri . k pr~�tipcar ty) FF Ili,.l a. ppc J ix l�i� l "1�i1~i 1 C`i`S th CPQ r ca :t t.�i pr�r rwt~ g r di nth th r i tjh o th t'�ti tt p:�l~t ridi rda ' thr ! !!ih t!•i tr� o e t r r rn� t h` r�" or�r E t.,r . i fit !' t tc1 , r t h 4 icy sir n d a v y 1 ±�:c ► m h N �3I 1» t h rrc i��, n i,tt 'Tigard. :City'. Co. n c ,i. i Me t i h 7• ' it �.,j m' M a•� p �.1� • t._ o C a t i n °I'` ;'t r a r "` rw C i v 't t C O r'r 'i:, e r" y. rAg r n d a ;i t e rn pc • sp , , „>. a 3. �1 ri t.orr '1.: n.: t�rN u... i . 'i. w�.1 �, h ' SF,. t ri�i .1.0. � d t)t art :i c pinrc pnt r "• •�c •�r, . r•rt the.i, rr :$ 4 ,rn a,'•i� *p 1"•i rrronti. mp ., t •t t Hwy pit N� +vc orvd , r j.� Fw (�µ �1N �7 l_I �.� •t.:.A {J� 1 1 y~ `II �. � t� r H.1 l� y�r �:1 'L:.� � �� �, +l:F� � � .l t.�i. 1�. �� .I. i� .�i 1, twig �� rii Cn'� iw.� 4 OP040 Eta t11 Mt , Tigard g. Ki, n0 City, ' %n ,i:r + Lottion-Tig4kid W4terr t)iZt'3.t»t 01d0 , + croor' Et!rrr. 1 � wiling Address: Branch County Building e Courthouse 2448 S.E. Tualatin Valley Hwy. Li l , s ersity Hillsboro, OA 97121 (503) 681.7007 Mr. Cal We c i or °y 649' 4297 Ms„ Ii aro1 Ooy;l, e 641. 1 ZC Mr. Larry Westerman r rman 641, 492" AGENDA DATE: E q WEDNESDAY JUNE 271 1990 TIME 7g30 OM PLACE m T I GA D WATER TER i I TR I CT BLDG CORNER BURNAM AND HALL 1 Call to Order 2 ry Re•�dh rtig of Minutes �� 75'. New Bt..tsi rrrta!ii 4. C 'Jtnin t: tee Reports 5. Mr„ Russ Jo1•:; . , Superintendent tail Tigard School O .> r7 c.L will speak regarding the impact o+ new developments on school capacity and other school district concern `•N b„ Mir . tlohn M.11 or , T i q r WL t : A r at ti1 c , will d: :wttZ.V.1 tooi3te. resource 7uLUtt such as control over water quality, the source and distribution of ol.,v natural w t r sup1 ;l,'yb twirr.r~'ortt tat ry r eserwv , status,, ,tw„ 7 S• e ririq (:,;ommittoo elotz.ion AdJourn alwras developed y p is forwarded ita you as part of the l sttension'Servic t s Community IZesohncc Development program. Washington County A dministration, bepartments, and/or officials claim ;no resxxa ability, expressed of zmph 1d, c+ CPO tt>a or the ontent pf this document Linda laray, &xtension Ag +±t CPO Coordinatoii` ' +Oy,w�nn State 'University Extension SeMeo offers edlicb►R3oataN ptaagtiist netititiest and ruitelhals maltroutdtt red t+b reoth colbrfainti Y y t !� tit/4110041, f °_ , do " na�i;�is, sex, or tiisaitiilit�t ns irequlxed by `�atle'ftI of the Carrel inil�;lttd,t�it at 1s'�`itt+tr Of that ga►uebtlan Amendments of 11191 and eta S'4 O r of the iteliabAlitnt><r►a i Y Aet of �.� Oregon State University l�xt�ettsivai � ai$ ',n� �ippo►�:.� bREGDNSTATE UNIVERSITY' Agriculture, oavte Erenomtc6, outh, tali cdr uniuyrait efopmeot, N 4i�1 Y 't"oi+aa�t • 1ty �a UEnergy, and Extension Sea Grant Progrl�mc, Oregon y, nited Stars Department of Agrlouitura', and Washington County cooper, tltng. p ea equal access to alts aotivitiea and progra�is� The Extension ��anri�ce r'd'vl� . "ja �i -.�Y. •: w� t :y_� y.., .. s •w �, �.. a.Y., 4'.. 'M : : e Keith Lideno Senior Planner Respond Fib: Cathy 1 tle , City Recorder- "' ,._.For Your Inform tion , DATE: May 21, 1990 MSign and Return SUBJECT: Sei Inthrtational, Ltd./Thomas Ha Burton SUB 90 -0005/ 90-0005/SLR 90-0002/VAR 90- 0009 /MIS 90 -0004 Attached please find an ap9eal which was filed today reference the above- captiOned 1 And use decision. The pUblic hearing has been scheduled for the June 18, 1990, Council meeting. • tI �114A Oil - • y.M. 4PI /��I ', �N. w q"v1 1ti ► „� ;JIB Nl �M. T) 0 r � �wN • {�jyy�7 j111.i l� ]t11 1y J! y w� M W .y1" ii'fW F+IM f r S wi. llvrtlWnTIr. N1111.• 4• NAM1w .wl.lu1�.NM...++W.,4' yllr.11w.IwIVK- Nyp,.lr•wl.Iwl, 1{) ] N Mw1`w.IW� wWI'�I w w1l«NMW 1 1! (II) • 11aT�r!'IE'"Ij�lur hf1u" Fwr�IF11'�(�Y�'Nrl �r1Mi+Jr���9� "iw.i7N I+kMNM14. .1 • PA 'EtH LAND USE DECISION APPEAL FILING FORM The City of Tigard supports the citizen's s right to participate in local government, Tigard's Land Use Coda therefore sets out specific requirements for filing appeals on certain land use decisions. The following form has been developeC to assist you in fling an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at 639-4171. 1. APPLICATION BEING APPEALED : �►..?- 04, Po � i 5 a CrWi:F TIOA OREGON HOW DO YOU QUALIFY AS A PARTY: i_. _. ! d. t 4 Ai • x a .E a } Mme' 3. SPECIFIC GROUNDS FOR APPEAL OR REVIEW: Atme_i2es_IL24.4406 be.d/r7V r ie"'Z .j°40 c.c c-ed ', Wiz.e Ta ,,. e" s' 4. SCHEDULED DATE DECISION IS TO BE FINAL: DATE NOTICE of FINAL ,DECISION WAS GIVEN: SIGNATURE(S): 4k- )0(4t) :.pg**E(•*1C-10 )( l•D -* **NFb -*x - 2 •? * **Yr�t }!° **A*14# FOR orFICE ute ONLY R e " ved By Approved As To Form 13y* � Denied As To Form By: A , Date: - i*fE i*} 44i404X** 4401 • Time P i y ►. Date e -,': Tike ,• Dat : - i 1i• 1 -i iA`-1 -- a00140t-1 i - - 04404* •*)t *x+t* N4H( x-r 40000 ', -fit -w)t** 4mo lw74S46A Gce (4. Ii! eLltd 015 4,56--' X10)/ /? c to 13125 SW Holt Blvd, P.O. Box 23397, Tigard, Oregon 97223 (503) 639 -4171 May 7, 1990 BLAZER HOMES, INC. BUILDER & DEVELOPER 5950 JEAN ROAD 0 LAKE OSWEGO, OREGON 97035 TO: Tigard Planning Commission Tigard Civic Center Tigard, Oregon 97223 RE: Comment on Case SUB 90 -05, POCK 90-05 (Seiyu Int'1 /Burton) Gentlemen and Ladies: Please consider the following concerns and comments in your de- liberations on the above project and accept this written communication for the record in this hearing. It is my belief that the findings and conclusions presented in the staff report may be in error with respect to the following issues: Comprehensive Plan policy 8.1.1 is not being adequately addressed in the design of this project and the recommendations found in the Northeast Bull Mountain Transportation Study (hereafter referred to as BMTS) have not been adequately incorporated. The BMTS includes the following recommendations that pertain directly to this project: 1. There are three minor collectors from Bull Mountain Road to the north of which this project is to provide the center connection to Walnut. These three collectors are expected to ultimately handle up to 18,000 vehicle trips per day (Tigard Comprehensive Plan, Page 233). The BMTS recommendation for the 135th and 132nd Avenue extension is found on Page 41, Item 3, and suggests special concerns for this collector include restrictions on d°rect access, street: widths, on- street parking, etc. 2. That "..,.132nd is not a suitable route for a collector roadway." (Page 34) and that "It was concluded, therefore, that plans should be made for 135th Avenue connection as a minor collector street to accommodate the expected higher traffic volumes." Otherwise, the higher traffic volumes will be occurring in the future on local streets in th area. Improvements will be needed in the future along 135th Avenue south of Walnut Street and at the intersection of 135th and Walnut Street." (Page 33) 3. The intersection of 135th and Walnut needs to be improved and one house removed. "Most of the existing �ti ft 1 Letter to Tigard Planning Commission, May 7 homes on 135th Avenue south of Walnut Street are set well back from the street. It appears that 135th ,can be improved in its existing alignment without major,' impacts to existing homes, except for removal of the house at the corner of Walnut Street." (Page 38) It would appear that the project plan being proposed and the staff report are de- emphasizing the role of 132nd and 135th to provide for a efficeint north route off the mountain. In . addition, this plan routes traffic towards 132nd and allows direct access on 135th which is inconsistent with the DMTS. The 135th and Walnut intersection should be improved with the construction of this project as both through traffic: and, project traffic will utilize this intersection. In fact, if project traffic at 10 trips a day for this and this adjacent project to the north can produce over 4,000 daily trips and through traffic is just a portion of 18,000 prbjected',.it is hard to understand how this cold ecter can remain. "minor" as that designation has a 3,000 trip per day max as a standard in the city development code (page 224). 16'addition it may be that Comprehensive Plan policies 8.1.2 and 8.1.3 ere not being satisfied in the current roposal for the reasons cited above. It is also doubtful that.Palhcy 3.5.1 is satisfied with respect to the presevation of open space 'and that a lot dimension variance would not be needed if open space was dedicated in the ravines. ,.As a property owner on Bull Mountain and as the developer of the Mountain Gate subdivision, 1 would request that the commission not approve this project plan and require that a better cad design be submitted to accommodate the traffic that is certain to utilize this road system. Thank you for your consideration. Cordi a1 Den is L. Derby President Accepted and received at the City of Tigard by on 1990, st a cio - cam' B4 RN ENGINEER MG & St"' a EYING P0 ?C 302 Tigard Plaza /4 '74)-<) Z TIGARD, OREGON 97223 (503) 639 -6116 Cr 0 er pit � Re P lcr c// i( a ;-,4e a- 7'z--Z-- . Aff; Well • APR 3 0 1990 CI IV Of 11GAID PLANNING DEPT. LETTER Date 5 c2 /fa Subject 1r /'''-i -a fkie :274 I 075 e .2„c›.74., /1�, ■1- 1‘1.../. t%'-' 4 /1 ) . k- to4e. c.ric 77; ecc.4-1 i:44 -e* e. (Z) rf4e; r 5— ( 7e-- a 4,7 2-- f3 x 7-/-701,,(4,/- ✓ tG c � // te(P �'t i,��.' 0 r-k t Ce�ij- , O( feo Co 74 // d0-1.)4-4 C de, L „gei //) —7Z?* ..4.-4?4, Please reply [] No reply necessary LEGIBILITY STRIP 10, r Niummunts rmizt a t ' try F +, .6,.Y`�A1 `i _ a•.�!!:'i REQUEST FOR COMMENTS March 26, 1990 TO: Engineering Division FROM: Tigard Planning Division RN: SUH90 -0005 BURTON SUBDIVISION SUB 90-0005 PLANNED DUVELOP1' NT PDR 90 -0005 SENSITIVE LANDS SLR 90 -0002 LOT LINE JUtSTN ENT ' LLA 90 -0004 BURTON ENGINEERING & SURVEY UFO 413 A request for 1) eubdiVisioli approval to allow 97 toren to be subdivided into 276 lots between approximately 8,000 and 32,000 square feet. Also requested is 2) planned development approval to allow an � of 2.5:1 increased lot length to width ratio on certain Iota where a ratio is normally required, 3) a sensitive lands permit to allow development of 54 lots on slopes that exceed 2: %, and 4) two lot line adjustments. ZONE: R -7 (PD) (Residential, 7 units /acre, Planned Development) LOCATION: � Bull a and 281 4 tax lots 900 at north. P�ournta�.im 'R ®a�,C'! and SW' 1C�3t�'104 0�0® ®acirit� SW 135t�1 Avenue 900, 1000, +� 1100) 281 9, tax lots 102, 103, � Attached is the site plan and applicants 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 prepares and a decision will be rendered oa the proposal in the near future. If you h comment on this application, we need your comments by 04 /05/90, You may use the apace provided below ar attach a separate letter to return date, �.eeeo phone your Comments. If you are unable to respond by the above rd�, p the staff contact noted below with your comments and confirm set your comments in writing as soot as possible. If you have any questionS regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Nall Blvd., Tigard, OR 97223. PHONE: 639-4171. €kYt STAF F CONTACT r' r PLEASE CHECK THE FOLLOWING THAT APPLY: ..r We have reviewed the proposal and have no objections to it. Please contact of our office Please refer to the encloaied letter. Comments: Name of person commentin U 9 Telephone numbers_ NEMORANDUN CITY OF TIGARD, OREGON l TOs Jerry Offer, Associate Planner Gary Alfaon, Transportation Bngi_ RE: SUB 90- 0005, PDR 90 -0005, SLR 90 -0002, LLA 0004 EURT0N /ZlEDIndIK Comments: May 1, 1990 The applicant proposes to develop 97 acres with an existing fanned Development oieselay into 276 lots. The Sensitive Lands and Lot Line Adjustment requests are for a portion of the individual lots wi h',.n the subdivision. The apn ,?.c:.,nt's engineer, "Burton Engineering" has submitted a narrative report discussing the various aspects of the development. A preliminary plat, off- site map, contour map and utilities map have also been provide.. The proposed subdivision abuts the existing Benchview Estates Subdivision, Three Mountain Subdivision, High Tor area and the recently approved Bull Mountain Summit Estates. The project has been divided into two phases, 2A and 2B, in order to resolve the Bull Mountain access location and necessary imprsvmentsa Thie application includes phase 2A only. Development of phase 22 should be reveiwed separately. Phaa 22 generally includes the lots south of the Benchview Terrace extension to Bull Mountain Road, ;?indin : 1. The entire site is within the otudy atea of the Northeaet Bull Mountain Transportation Study and includes two minor collector streets$ the extension of Benchview Terrace to the west and 135th Avenue from Walnut to Bull Mountain Road, which have recently been adopted by the Council to be incorporated into the Comprehensive Plan. The proposed development has provide! for "these streets with an acceptab3 a alignment and street standards. 2. The proposed subdivision will access onto three collector routes, Bull Mountain Road, a Washington County Major Collector street, and Benchview Terrace and the proposed 135th Avenue, which are City minor collector Terrace. Bull Mountain lane T designated by the county aemajor collector street w hin a 66 foot wide ri ht- of-waY at ultimate development. At a minimum half street improvements ohou1d be p ro y development along its Bat o road frontage c pro videf r a safe intersection. The County has commented a traffic study should be eubtitted to determine the safeot location of the access and the necessary irrrovements. ENGINEERING COMMENTS BURTON (SUB 90- 05/PDR 90 -05 /SLR 90-02/LLA 90 -04) PAGE 1 The accese 4cation to Bull Mountain Road and, the improvements to Bull Mountain &6ad should be included as conditions for phase 213 of thin developm t. The access should be required before occupancy of any lot in phase 0..„ of this epplioation. In order to allow public input a separate Plenning Commission hearing should be held to cover phase 2B. The School District ha requested that a bus turnout be provided at the Bull Mountain Road intersection. The turn out would allow vehicles room to go past the Bus after loading. A Traffic Study should be provided to determine the required left turn storage for vehicles turning into 139th Avenue from the east and for vehicles turning into the peoposed intersection from the wet to determine if the intersection opccing is adequate. The future traffic volumes projected in 4-le Northeast Bull Mountain Tran.portation study should be used to determine the storage lengths. Sight distance for the intersection should be provided for a distance of 450 feet in both directions for vehicles' entering and exiting the site. Benohview Terrace is a fully improved minor collector street east of this proposal. 135th Avenue is required to be improved to Walnut Street by the adjoining subdivision to interim standards. Internal, local street stubs are proposed to connect to Thr..e Mountains Subdivision, to High Tor Lane, to the proposed subdivision to the north and to undeveloped properties to the west and northwest. Due to the existing steep terrain and ravines, the location of street otubs to the undeveloped property is limited. The proposed stubs appear to satisfy the need or circulation to adjacent future developments. The conceptual circulation plan submitted provides adequate access to all adjoining properties. 3. Development of this large site will increase the total runoff from the Otte while decreasing the amount of time for this water to dieoharge downstream. This will impact the existing natural drainageways and will require evaluation of flows and velocity to determine what downstream improvemente may be necesoary. Energy dissipaters and erosion control will most likely be required to reduce the impacts. Downstream culverts which are not capable of handling the concentration of runoff should be upgraded. Provisiono ehould also be made to allow properties above this development to drain into the proposed eystem. 4. Sanitary sewer service west be extended from existing systems in 139th Avenue, Benchview, and Three Mountain Subdivieions, the proposed system in the subdivision to the north and from Scrolls Perry Road to the northwest. This id due to the steepness of the terrain and the ravines which exist on the site crating eeparat® drainage basins. The connection to the USA line in Scholia Iverry Road was not ehown. A plan of this connection should be ENGINEERING COMMENTS - BURTON (SUB 90-05/?DR 90 -05/811R 90 -02/LLA 90-04) PAIS 2 - ch d. F�_ '�- . Y-. '.h; ^: ir -� . - St-.'.. : . . a'4 _ , >" ' - : - -:. . . - a r ! ... �•'r . „ - � .:. i Y El--:2;,;;:, LEGIBILITY STRIP : .n -r'. _• - - i . � ,. - •- -.!... f .v. .• :.- - :, -.:: s �:: -� :.. „••._a' [ �.•.E k.'.. - s y Y. a # i... - r F •.p a t � f II_ approved by USA. Development of any portinn of the site should not be allowed to occur until the seettary sewer service can be provided. Sanitary sewer service iv shown to be provided to the adjacent lots on the north edge of the High Tor area by extending the sewer along and just north of the common property line. Access to select manholes by City maintenance equipment should be provided prior to connecting these High Tor lots. 5. All public sanitary sewer and storm drainage lines which will be outside the right-of-way should be accompanied by a public vasement and provide accees. Conditions: 1. Two (2) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review t the Engineering Division. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Profeesional Engineer, shall be submitted ..er final review and approval. STAFF CONT4CT John Hagman, Engineering Divesi. (639-4171). 2. Permits shall not be iseuvd and construction of proposed public improvements shall not commence until after the Engineering Division has reviewed and approved the public improvement plane and a construction compliance agreement has been executed. A 100 percent performance aneurance or letter of commitment, a developer-engineer agreement, the payment of a perMit fee and a sign installation/etrevtlight fee are required. STAFF CONTACT: John Hagman, engineering Division (639-4171). 3. Prior to issuance of Building Permits bonding for the Bull Mountain Road access shall be required. Prior to Occupancy of any lots3 in phase 2A this access shall be provided. 4. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Tvvhnital Guidance Handbook, Noveiber 1989." 5. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway apron, curbs, asphaltic concrete pavement, sanitary sewere, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvemerets dial' be designed and constructed to local street and minor collector street standards to the alignmvnt shown en the submitted plans, STAFF CONTACT: Gary Alfson Engineering Division (639-4171)f, 6. Lots shall not be permitted vehicular access directly onto the minor collector street from its intersection with Bull Mountain Read to its intersection with Benchview Terrace. STAFF CONWalg: John Hagman, Engineering Division (639-4171). ENGINEERING COMMENTS - BURTON (SUB 90-05/PDR 90-05/SLR 90-02/XLA 90-04) PAGE 3 ��. �':. .1,�., , Ali,'., ,J., i .,i, },✓L� �� .r,:. ,. . 7. The applicant shall provide for roof and pavement rain drainage for each lot to the public atormwater drainage system or by an on -site systems designed to prevent runoff onto the adjacent property. STAFF CONTACT: Brad Roast, Building Division x(63 :.3 -4 1.71) B. The applicant shall demonstrate that storm drainage r1:4off can be disch:= sued into the existing drainageways without significantly impacting ra p rt,► « em downstream. STAFF CONTACT: Greg Berry, Engine Division (639 (639- 41'1' 1) 9. Sanitary sewer and storm 4rainage details shall be provided an part of the public improvement plans. Calculations and a topographic map of the storm drainage basin and sanitary service area shall be provided as a supplemen t to the publ ic im p rovement plans. Calculations shall be based on full development of the serviceable area. The Location nd capacity of euiating, proposed, and future lines shall be addressed. All lines outside the public right-of-way shall be accompanied by a 15 foot wide public easement. Access shal.l be provided as neOeea3ary by an all weather surface woad or similar unobstructed route within a 15 fort wide easement. All drainage awaal a shall be accompanied by a drainage maintenance easement 25 feet either side of the centerline of the stream and accessible from a p ublic right-Of-way. 5TAPF CONTACT: Greg Berry, Engineerin g Bivilion (639-4171). 10. Street c;: nterline monumentation shall be provided as follows a) Centerline Monumentation 1 ) In accordance with Oregon atutes 92.060, subsection ) r ction ( (2), the centerline of all street and roadway rights- of-way hall be monumented before the City accepts a street improvement. 2) he following centerline monuments shall be set: A) All centerline-centerline intersection points. B) All cul-de-sac center points 0) Curve points, beginning and endii,ng points (PC's and PT'S) . D) Mccrnument Boxes Reguirad 1) Monument boxes conforming to City standards will be required around all centerline intersection points and Jul-de-sac center points. 2) he tops of all monument boxes shall be set ti) f,.niahed pavement grade. STAFF CONTACT: aohn Hagman, Erigineering Diviai©z (635-4171). . ENGINEERING COME S - BURTON' (SUB 0005 /PDR 90 -b5/s1 90-02/ 90 04) PAGE 4 11. A grading plan hall be submitted showing the existing and proposed contours. A soils report shall be provided detailing the soil compaction requiraments. $T A T CONTACT: Greg Derry, Engineering DiviV ion (639 -4171) . 12. The applicant sh, =, 11 submit a lot line adjustment survey showing the existing end proposed lot line::, and legal descriptions of the parcels for p by Engineering STS ' CONTACT: .john review and approval lb the , Dn inee��.n Division. Hagman Engineering D3lvision (639'43171)* Approved Randall g. Wooiey, D .t ,/r°'ngineer d j /GA: nub9D -O5 GA ENaIN.' BURTON d aut 90- 05`PDR 90 -+o .�R,Y�G C.Q., ANTS � 90d02/LLA 00 04 ) PAGE 5 • REQUEST FOR COMMENTS March 26, 1990 TO: Tigard Water District FROM Tigard Planning Division RE 8US90 -0005 BURTON SUBDIVISION SUB 90 -000 ► PLANNED DEVELOPMENT PDR 90-'0006 SENSITIVE LANDS SLR 90 -0002 LOT LINO ADJUSTMENT LLB, 90 -0004 BURTON ENGINEERING SURVEY NPO #3 A request for 1) subdivision app .oval to allow 97 acres to be subdivided into 276 lots between approximately 8,000 and 32,000 square feet Also requested ie 2) planned development approval to allow an ino 'eassasd lot length to width r tio on certain Lote where a ratio of 2.5 :1 is , normally required, 3) a sensitive lands permit to allow development of 54 lots on slopes that exceed 25 %, and 4) two lot line adj ; tmenta. BONE: R-7 (PD ) (Residential, 7 units /acre, Planned Development) L TXON: Bull Mountain goad and SW 139th at south, and SW 135th Avenue t north. (WCTI4 281 9, tax lots 102, 103, 104, 200, and 281 4, tax lots 900, 1000, & 1100) Attached is the site plan and applicants statement for your review. From informs ion supplied by various departments and agencioa and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered oh the proposal in the near future. If you wish to coMMent on this application, we need your cc2nmenta by 04/05/90,.',, You rosy use the space provided below ar attach ,a separate letter to return your oozmnents . If you are unable to respond by the above date, please phone the staff contact noted below with your comments and confirm your comrrmenta in writing as soon as possible. If you have any questions regarding this matter' ccc. tact the Tigard Plann'u g Department, PO Box 233970 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 539 -4171. STAFF CONTACT 4 `-.lYV . PLEASE CHECK THE FOLLOWING THAT APPLY We have reviewed the proposal and have no objections Please contact of ra.ir office. x Please refer to the enclosed letter. Comments: to it. Name of person c mnnentinga. ; John P. Miller, Administrator Telephone number 0 46 TIGARD WATER DISTRICT 8777 S.W. BURNHAM ST. P.O. BOX 230000 TIGARD, OREGON 97223-9917 PHONE (503) 639-1554 April 9, 1990 Mr. Jerry Oft& Tigard Planning Department PO BOX 23397 Tigard, Oregon 97223 PE: Bull ;v1ountain Summit View Estates De r AI Mr. Offer: An adequate water supply can be provided to this subdivision, although somewhat complex, if the developer adheres to the proposed stipulations, 1 Because of the elevation of this subdivision it is required that a dual (gravity and pressurized) water system be installed. At elevation 650 feet and below, adequate fire flows will be provided from a 12" Ductile Iron, Class 52, gravity line. In areas with an elevation greater than 650 feet, fire protection shall be obtained from 12" and 8" Ductile Iron, Class 52, pressurized lines from the Hi-Tor pumping station. It should be noted that the Tualatin Valley Fire Department requires ,where possible, fire hydrants to be on the gravity system. Domestic water services above an elevation of 585 feet are to be provided by pressurized lines from the Hi-Tor pumping station. Elevations below 585 feet will be served from the gravity system originating from the Hi-Tor reservoirs (static pressure at elevation 585 feet = 55.4 psi). As the gravily system extends to the northeast corner of Phase 1, the pressures . experienced at elevation 420 feet (126 psi), will require the use of a pressure reducing valve in a vault on the proposed 12" Ductile Iron main line before connection can be made to the existing 12" Ductile Iron water main on SW 135th Avenue, 2 Due to the layout and size of this proposed subdivision the existing mains for the Benchview Estates subdivision cannot be utilized, Therefore, new and larger supply main, and the necessary easements, must be provided to supply an ample water supply system for both Bull Mountain Summit View Estates and Benchview Estates subdivisions. At this time it should be noted that the existing 8" cast iron water main running east West along 2 S 1 Section 4 and 9, presently serving Benchview Estates and surrounding areas must be protected and left in service, until a 12" Ductile Iron water main from Benchview Estates via SW Benchview Terrace to the HI-Tor reservoir is in place and operational. The existing 8" water main is the only supply line at this time that provides the necessary pressures for the Benchview subdivision, and the higher elevations along SW Walnut street. Namely, SW Fern Street, SW 135th AvenUe south of SW Walnut Street, and the area of SW 132nd Avenue. It shall also be required that the proposod Water lines be tied into the existing water system wherever and whenever possiblo (see enclosed map). This will not orgy enhance the water system in the Bull Mountain Summit View estates, but will also eliminate long dead end lines, provide eireulation loopy and provide greater; reliability of the system on the whole. 3. Where the gravity water mains and high pressure ,frorrr the booster pumps at the p g be shall: have a minimum Hi. Tor pump station, water mains are parallel, the ravoty water main 3/4" minus crushed . �s a, come f east- west of 48" %f rock. a distance f a shed rock The water with s shall b the south side suer line west streets, and the east side of north south streets " _ 11' -0" from centerline on 80' -g" right -of- ways. As with any other on �n -0 right -of ways, �- waterline, it must maintain a horizontal separation of 10 ° -0" from the sanitary sewer line s. it should be noted hat having the gravity waterlines with a cover of 48" of 3/4" crushed ta& . in e to bury the fire hydrants. utilization of � -0 or greeter, the east system, also necessitates th ®u " ° � " When the gravity waterline is the only water main on the street, below elevation can be b 535 fast, it then ri brought to a depth of 36" of 3/4" minus cover, and have a distance of 10'-0" from the center pine of 50' -0" right -of -ways. As stated before, the water main, must maintain a 10' -O" horizontal separation from the sanitary sewer lines. have a minimum sever of "� „ from th �� The high pressuire water chains on the dial system shall the center line of streets 36" of 314 minus crushed - with a distance of 10"-O" A -O right-of-way, r and 13' b" from the center line of streets with a 60' -0" right-o with a 5' '° way. As stated above, a 10` -0" horizontal separation must be maintained from sanitary sewer lines. 4. The final design of the storm,' sanitary sewer and water system needs to be those dealing with sanitary t�s�ordi�7ated with each other to avoid crossing conflicts, especially H sewer laterals from individual lots, sanitary sewer mains and large storm sewer r nk lines. The Oregon Adrrnistrative Rules for Public Water Systems, Chapter 333 ° Oregpri He Wth Division, is very specific on minimum coverings (4 waterlines and crossings. T'herefere, their rulings and guidelines shall be strictly adhered to, unless rthe Tigard Water Districts � Regulations are more stringent, in which case, the Water District's Reoo,iations will Override the Health ` Divisions Regulations. 5. e provide for an existing drain additional e - access I� will also be necessary to prad�deean additi to the storm sewer lines line from one of the reservoirs at Hi-Tor or to pro d p p north of the Hi -Tor Development Sincerely, Ted W. Magnuson 14405 High Tot. ' Drive Tigard, OR 97224-1425 Phone 684-7998 February 12, 1990 Tom Brian Seiyu Corporation 7360 B.W. Fir St Tigard, OR 97223 Dear Mr. ]Brian Thank you for attending the special meeting of CPO 4, February 9, 1990. I have just a few comments regarding the treatment of the, BPA/PGE right of way. As you know, I value maintaining the privacy and security of this power: transmission corridor. In the preliminary plate, you show two lots in the right of way itself, and also two roads. I will address the two lots first. I estimate these lots have only about 30-40% buildable land, since no habitable structures can be build,; underneath the utility lines. Even so, that land will not be "prime" Let me explain In the High Tor Subdivision, our home are 100 feet away from the powerlines . In high winds, and in humid or stormy summer weather, I would not reccommend riving any closer to the lines, as it would not be comfortable. These lines can be noisy... Remember, we are talking 345,000 volts! I like Tom Burton's idea of extending backyards under the easement. I have reworked the map to take advantage of that opportunity. At the same time, this reduces the number of streets impacting the existing neighborhood. I think it would be reasonable to expect the new development to absorb its own noise and traffic. Instead of uttin an intersection P � out in the open on the greenway, where the noise would disturb present residents, the streets could be reworked as on the enclosed map. The BPA will not allow you to landscape the powerline right of way, so that sound absorbing option is not available to us. 1'� i Please design n the stub street to traverse t' g way Pl ..., g� the right ht o f wa only when the land to the west is developed. Thank you for your concern in maintaining the aesthetics and wholesome Mature of our neighborhood, Sincerely c w .c Tom BdrtOYl _I OW TO: Building Division FROM: Tigard Planning Division RE: SU590 -0005 BURTON SUBDIVISION SUB 90-0005 PLANNED DEVELOPMENT PDR 90 -0005 SENSITIVE LANDS SLR 90 --0002 LOT LINE ADJUSTMENT LLA 90-0004 BURTON ENGINEERING & SURVEY NPO #3 A request for 1) subdivision approval to allow 97 aorss to be subdivided into 276 lots between approximately 6,000 and 32,000 square feet. Also requested is 2) planned development approval to allow an inureaeed lot length to width ratio on certain lot where a ratio of 2.5 :1 is nOrmally required, 3) a sensitive lands permit to allow development of 54 lots on slopes that exceed 25 %, and 4) two lot line adjustments. ZONE: R -7 (PO) (Reeidenti 1, 7 units /acre, Planned Development) LOCATION: Ball Mountain Road and SW 139th at south, and SW 135th Avenue at north. (WCTM 251 9, tax lots 102, 103, 104, 200, and 2S1 4, tax lots 900, 1000, & 1100) Attached the site plan and applicants Btatem nt for your review. From information supplied by various departments and agoncieg 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. If you wish, to comment on this application we need your comments by 04/05/90. You may use the space provided below r attach a separate letter to return your Comments. If you are unable to respond by 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 Departm -rit, PO Box 23397, 13125 SW hall Blvd., Tigard, OR 97223./PHONE: 6539- 4171. STAFF CONTACT: PLEASE CHECK THE FOLLOWING THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact '" Please refer to th enclosed letter. ComMenta t Nazne of person coimMentin. Telephone number:.. S7 B90 -0005 1 The private storm drain :.ire 1 have drawn on the storm drain ,Plans gust be provided. The developer 'muet show proof of a Joint moeella and Maintenance agreement 'for all lots that have access to these lines recorded with the Flat. 2 The public etorm drains that "daylight" into th swales between It t® 109 - 142 and 25 - 52 should itot be allowed. It will be impossible to guarantee that the drainage way will be kept clear when the lets are landscaped use it for yard area. T think it would violate dr -�, image laws to hventhat much accelerated water discharging through the properties 3. If any proposals to change the above notations are nubmitLed, 1 would like to be notified of the proposals and have an opportunity to comment on them. REQUEST FOR COMMENTS r Mara ch 1990 TO Fire District 41 FROM: Tigard planning Division RE: 5UB90. -.0005 BURTON sOEDrVISI ®N SUB 90-0005 PLANNED DEVELOPMENT PDR 90 -0005 SENSITIVE LANDS 90 -0002 LOT LINE ADJUSTMENT M 90 -0004 BURTON ENGINEERING Q request subdiviaion approval to allow 97 crop to ® brbd3�ed into 2 /6 lots �etween approximately 6 , 000 ai$ 32,00 sqaar feet. Also regue ited is 2) planned development approval to allow an increased lot length to width ratio on certain lots where a ratio of 2.5.1 is normally required, 3) a sensitive lands parmit to allow development of 54 lots on elope that exceed 25 %, and 4).' lot line adjustments. ZONE: R -7 (PD) (Residential, 7 units/acre, PIar , - ve1opment) LOCATION: Bull Mountain Road and J � &t Yorth. ( CTM 281 9, tax lots 102, 103, 104 200, and tax Iota 900, ® 1100 ) Attached is the mite plan and applicants ataatem -nt ft information supplied by various departments and agenc information available to our staff, report and recc prepared and a decision will be rend red on the props you wish to comment on this application, we need you: You may use the space provided below ar attach a sepa Your comments. If you are unable to reopond by the e the staff contact noted below with your comments and writing as soon as possible you any stior contact the Tigard Planning•Depart Department, Box 23397, Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: ^ V PLEASE CHECK THE FOLLOWING THAT 'APPLY: We have reviewed the proposal and have no objeCtions to it. Please contact of Our office. Please refer to the enclosed letter. TUA A IN VALLEY _ FIRE & RESCUE AND BEAVERTON FERE DEPARTMENT GENE OARC{Hi L ()amity Fire Marshal/ Plans Examiner 503. 526 -2502 FAX 526 -2539 4755 5.01. Griffith hive • Q®aveston, Oregon 97605 Co mente a Ids% oh, � u .•i, evi ija Name of person cOmmenting:w. Telephone numbers, ) .. REQUEST FOR O MMENTB TO: P.G.E. FROM: Tigard 11Inning Division R 5U290 -0005 BURT SUBDIVISION SUB 90-0005 PLANNED DEVELOPMENT PDR 90-0005 SENSITIVE DS DEVELOPMENT SLR, 90 -0002 LOT LINE ADJUSTMENT LLA 90-0004 BURTON ENGINEERING & -0•." _w approval to allow 97 acres to beRsubdivided u3in «« 276 lo between 0, 0,000 and 32,000 square be p 2) certain �, ®t�; where a ratio an fees, Also r a 2 planned dedevelopment approval to allow of 2.5:1 increased lot length to width ratio required, 3) two last line ad �' uetmenop�aeaa� of i4 O exceed 25%, and normally re uired, 3) a sensitive lands permit to allow development tCofa 54 lists on slopes R..7 (PD) (Residential b 7 units /acre, Planned Development) LOCATION: Bull v Avenue at north. (WCTM Z�aauntain Road a�4 200, and 2�1 4, tax to tax lots�lA2� 103, thlat a mouth and SW 135th l�vet® 900 s 1000, & 1100) 2S1 -°3 a Attached is the site plan and a,plicanta statement for your review. From information supplied by various d ®artmentd and agenoieand rom other pP by p information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near futtare. If Y ou wish to comment pi t need Your comment/8 by 04/05/90 . You may use the space provided below ar att =:Y a separate letter to return your comments. If you are unable to respond by the r .:ove 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 a tiona1reg dinga1 is you any regarding matter, contact the Tigard Planning Department, PC Box 23397, Blvd .0 Tigard, OR 97223. PHONE: 639 -4171m STAFF COITACT`ar % L°iV PLEASE CHECK THE FOLLOWING THAT APPLY We have reviewed the proposal and have no objeattona to it. Plea ®e contact Please refer to the enClo8ed letter. Comments of our office. Name of person commenting r .i REQUEST FOR COMMENTS FROM: Wig RE: B B90 -0005 BURTON SJ ./ & ZSCON SUB 90.0005 PLANED DEVELOPMENT PDR 90-0005 SENSITIVE LANDS SLR. 90 -0002 LOT LINE ADJUSTMENT Lra N 90 -0004 BURTON ENGINEERING & SURVEY, NPO *3 P request for 1) subdivision approval to allow 97 acres to be subdivided into 276 lote ,kletween PProximately 8,000 and 32,000 square feet. Also requested is 2) pi .: tined development approval to allow an inc. eaeed lot length to width ratio on certain lots where a ratio of 2.5.1 y required, 3) lands permit to allow development of is nornt�a�ll. rah irea3 3 a sensitive 1 54 lot® on slopes that exceed 25 %, and 4) two lot line adjustments. ZONE: R--7 (Pp) (Residential, 7 Unite /ear P Planned Development) LOCATION: Bull Mountain Road and SW 139th at south, and SW 135th Avenue at north. (WCTM 2S1 9, tam iota 102, 103, 104, 200, and 2S1 4, tax lots 900, 1000, 1100) Attached ie the site plan and applicants statement for your review. Fron inform tion 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 tha proposal in the near future. if you wish to comment on this application, we need your comments by 04/05/90. You may use the space provided below axe attach a separate letter to return your comments. If you ar unable to respond by the above date, pleaee phone the staff contact noted below with your comments and confirm Your comments in writing as coon as possible. If you have any questions regarding this matter, contact the Tigard Planning' Department, PO Box 23397, 13125 SW Hall Blvd., , Tigard, OR 97223. PHONE: 639- -4171. STAFF CO+1TACT E OcceAt• PLEASE CHECK THE FOLLOWING THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact 1/ Please refer to the enclosed letter. Comments: of our office. NaMe of person comarentirnga. >a; , 4 Telephone number e5/"'+r.i {bw • °w 1GA1W PUBLIC SCHOOM, DISTRICT 23.1 Administration Office 13137 SW Pat fic Highway Tigard, Origort 97223 Area Code x303,1620 -1620 April 9, 1990 City of Tigard Jerry Offer /Planning Department PO. Box 23397 Tig d, OR 97223 Dear I ir. der: In response to your request for comments on the development called Bull Mountains Estates 2, located on Bull Mountain and 1 39th Avenue the following is submitted. The Tigard School District has concerns about its ability to maintain the current level of educational programs and school facilities as a result of rapid development growth throughout the District. The projected enrollment from this development is 81 students at Mary Woodward Elementary and 33 students at Fowler Junior High, When combined with other projects on file the total projected enrollment increase is 214 students at Mary Wo!adward and 133 students at Fowler, this exceeds our facility design capacity to serve this and other developments. Further, we cannot guarantee i teQ that the new schools, which will open in 1992, will have the d = sign capacity to serve these developments at our current rate of enrollment increases. Prospective home buyers d occupants should be advised that students may have to be bused to other schools or placed in portabl - cIa: rooms. Finally, the District believes the development should not be approved without a bus pullout located on Bull Mountain Road or 139th Avenue.. Sincerely , Bud Millman Dir + ctor of Operations c. t . . teve Stolze (W/0 Attachments) Jerry Edwards (W/0 Attachments) Russ Joki (W/0 Attachments) WASHINGTON COUNTY, OREGON April 5, 1990 Jerry Offer Tigard Planning Department P.O. Box 23397 Tigard, OR 97223 SUB 90- 0005 /PDR 90 -0005 3ULL MOUNTAIN SUMMIT VIEW ESTATES PHASE 2 ,a.uso fasts' NPR "s° Washington County has reviewed the above referenced development request and submits the following comments and recommendations ©t MEM STS A The proposed development shall generate 2760 trips per day according to 1. . p i submit for more T E Category 210 The County requires a development ment which generates 200 trips per day and accesses a County .Roadnto0lubr t for County �,ubm review �an traffic study pursuant to County Re�,oluti 219 ... i _ . proposed public a Adequacy of this access must be B. County tiff has serious concerns with location on of the ru os.e Street access to SW Bull Mountain Roasted gRev�e�u of the traffic study addressed in the applicant's traffic y. may necessitate moving this access to another location along the site's frontage thereby requiring a redesign of the street layout on the southern portion of the site C. Because of the uncertainty of the safest location of this site's SW Bull County recommends Mountain Road access, the ends withholding approval of this ro osal until an adequate review of this site's access and impact on the County road system can be assessed and warraAted improvements conditioned. RECOMMENDATION A. Prior to Final Approval and Issuance of a Building Permit 1. Su�,�rcri t a traffic study pursuant r y ... ' al'd Order � t to County Resolution 03 -213. Contact Daryl Steffan, County Traffic Analyst, at 648 -8161 for questions regarding this study. Dedicate additional right-of-way to provide 33 feet from centerline o SW Bull Mountain Road frontage, including adequate corner radius. al is . i pepar�trrient of Land lfse And Transportation, Land (Ded� � is nient ��rvece� f�iirision, Hillsboro; Oregon 971244 Phione :503 /;U4813761 SUB 90- 0©05 /PDR 90 -00 05 PULL MOUNTAIN SUMMIT VIEW ESTATES PHASE 2 April 5, 1990 Page • Sign a waiver not to remonstrate against nsmt the formation of a local improvement district or other mechanism to improve SW Bull Mountain Road to County standards, between Highway 99W and SW Beef Bend Road 4. Establish a one -foot non- access reserve strip along SW Bull Mountain Road frontage, except at the approved access. The documents required for completion of recommended conditions A.2.,3., and 4. shall be prepared by the Washington Coin.. j Survey Division and recorded in the Washington County Records Department 5e Submit plans, obtain Engineering Division approval, provide financial assurance, and obtain a Facility Permit for the following public: improvements a. Half - street improvement on SW Oull Mountain Road frontage, including curb, sidewalk, and storm drainage. u t. ' b. All improvements required by County the required review of traffic study (see recommended condition A above). These improvements shall be constructed in accordance with the requirements of the Washington County Uniform Road Improvement Desig n Standards. public street access on Bull Mountain Road is fi . Assure that ,the . ub1 i � measures approved Boved by the Washington adequately�illumdnated through m pp County Engineering Division and the City of Tigard. • Prior to Occupancy 1 All road improvements required by condition A.5. a. and b shall be complete and acceptable to the County. ▪ The access on SW Bull Mountain Road shall be illuminated as requirEd by A6 above 11 you )vave any questions. please call me at 648 -8761- REQUEST FOR COMMENTS March 26, 1990 Th( FROM: Tigard Planning Division RE: SUB90 -0006 BURTON SUBDIVISION SUB 90-0005 PLANNED DEVELOPMENT PDR 90 -0005 SENSITIVE LANDS SLR 90 --0002 LOT LINE ADJUSTMENT LLA 90-0004 BURTON ENGINEERING & 1) subdivision approval to allow 97 acres to SURVEY NPO *3 A request for 1 ®ub�$vi0io�a , be subdivided into 276 lots between approgtmateiy 8,000 and 32,000 square feet. Aloo requested is 2) planned development apytoval to allow an increasad lot length to width ratio on cert in lots where a ratio of 2.5 :1 3.s normally required, 3) a sensitive lands permit to allow development of 54 lots on slopes that exceed 25 %, and 4) two lot line adjustments. ZONE: pm. ) Bull R-7 (PD) (Residential, 7 units/acre, ard�S6� 135th Avenue �a�Lnorth.U��7CTNI Mountain Road and SW 139th art south, 281 9, tax lots 102, 103, 104, 200, and 2S1 4, tax lots 900, 1000, & 1100) Attached is the site plan and applicants statement for your review. From information supplied by various departments and agencies and from other f, a report and recomtt ndation will be prepared and a decision will be r k information available to our �tagend ®reel on the p�wapooal in the n =:�ar future. I�� ,_cation, we need your comments by 04/05/90 F p ; y you wish to comment on this pp You may use the pace provided be' separate letter to return If you are unable�to'respndcbyathe above date, pleas- phone your comments. you staff contact noted below with your comments and confirm your comments in writing as soon as possible. If yon have any gn esitione regarding g ing this matter, p `7 contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, o1223. PHONE: 639- 4171. STAFF CONTA.T a ,3la 6 PLEASE tJ 11ECK THE FOLLOWING THAT APPLY 0 We bave reviewed the proposal and have no objections to it. i PleAse contact of our office. Please refer to the enclosed letter. 1 Comments cry _ , f ..# 7{t a .d::._.�..._. exas,4 Mame of person comment Telephone numbs PROPOSAL L DESCRIPTIOl PILE NO: SUB 90 -x0005 SLR 90 -0002 / LLP 90-0004 / VAR 90 -0009 PILE /T . BURTON ENGINEERING & SURVEY OWNER: 8EIYU .INTERNATIONAL 1070 NW MURRAY ROAD PORTLAND, . OR 97229 APPLICANT: THOMAS Ct SEE PP S I IC HIGHWAY #302 TIGARD, OR 9Vt23 REQUEST: The applicant requests p .yolinimary plat approval of Phase 2B of the Saxsm3.t at Bull Mountain subdivision. n elxbdivi� ion SUB 9��000�.onThe the gig�.na�. review of the Summit at Bull Mountain Subdivision approval to allow 97 acres to be divided into 276ilots between requested' approximately 8,000 and 32,000 square feet. Also requea ted is 2) Planned Development approval to alloy am increased lot Width to depth ration on certain lots where a ratio of 2.5:1 is noriLally required, 3) a Sensitive Lands ... permit to allow development of 54 lots on Slopes d grade; 4) t wo got Line A d justments. A P roval ' wax g anted for the laorthern 215 lots included in the preliminary plat. Consideration of tho Southern 58 lots (Phase 2E) and the method for access to SCI Bull Mountain Road was poLtponed and shall no noW be reviewed LOCATION: Bull Molxntain Ro =. d and SW 139th Avenue at south, and SW 135th Avenue . at north, (WCTH 2S1 9, tax lots 102, ,103 104, 200, and 281 4, tax lots 900, 1000, 1100) ZONING DEsiali ,Ti0Ne R- 7 IT. (Residential, 7 unite per acre, Planned Development) COMPREHENSIVE PLAID' DESIGNATION; ; Medium Density Residential NPO NO: 3 CHAIRPERSON: Herman Porter PHONE 639-0895 STAFF DECISION XX PLANNING COMMISSION DATE TIME :20 HEARINGS OFFICER DATE TIME ..�t�. CITY COUNCIL DATE - /,O ; TIME :,,_h, VICINITY MAP ��,�' �� ,w1�..d�... 'X REQUEST ATTACHMENTS: COMMENTS ( ® ®e attached list) RETURN PLAN � s NARRATIVE ARCHITECTURAL PLAN XX SITE PLAN STAFF CONTACT PERSON: Jerry Offer PREPARE FOR PLANNER APPROVAL: a X$ ADVERTISEMENT - / / OREGONIAN XX NOTICE TO PRCPERTr OWNL AS TO BE MAILED GETTER OF ACCEPTANCE OP APPLICATION / .__.. NOTICE TO DLGD ATTACHMENTS: mar y1,} 1 34,/- 3.q2- , . s-. / 7/,z- 7.. 3. y I 6'4- V , F , 4,3 Y" u // f1tAJ, 1S ect 4,LiA e)oe)s o1' i /117 -0001 FILE NO: SUB 90.40005 PROPOSAL DESCRIPTION FILE TITLE: BURTON ENGRG. & SURVEY APPLICANT: THOMAS N. BURTON 11945 SW PACIFIC HIGHWAY #302 TIGARD,, OR 97223 • OWNER: SEIYU INTERNATIONAL, LTD. 1070 NW MURRAY ROAD PORTLAND, OR 97229 REQUEST: A REQUEST FOR 1) SUBDIVISION APPROVAL TO ALLOW 97 ACRES TO BE DIVIDED INTO 276 LOTS BETWEEN APPROXIMATELY 8,000 AND 32„000 t QUARE FEET. ALSO REQUESTED IS 2) PLANNED DEVELOPMENT APPROVAL TO ALLOW AN INCREASED LOT LENGTH TO WIDTH RATIO ON CERTAtN LOTS WHERE A RATIO OF 2.5:1 IS NORMALLY REQUIRED, 3 ) A SENSITIVE LANDS PERMIT TO ALLOW DEVELOPMENT OF 54 LOTS ON SLOPES THAT EXCEED 25%c AND 4) TWO LOT LINE ADJUSTMENTS. LOCATION: BULL MOUNTAIN ROAD AND SW 139TH AVENUE' AT SOUTH, AND SW 135TH AVENUE AT NORTH. (WCTM 251 9 TAX LOTS 102, 103, 104, 200, AND 281 4 TAX LOTS 900, loon, 1100) ZONING DESIGNATION: R.7 PD (RESIDENTIAL, 7 UNITS DEVELOPMENT) PER ACRE, PLANNED COMPREHENSIVE PLAN DESIGNATION: MEDIUM-DENSITY RESIDENTIAL NPO NO: CHAIRPERSON: HERMAN PORTER PHONE: 639 -0545 STAPP DECISION XX PLANNING COMMISSION HEARINGS OFFICER CITY COUNCIL DATE 05/08/90 T /ME 7:30 DATE ,/ / TIME : DATE / /� TIME AZ REQUEFT FOR COMMENTS (see attached list) ATTACHMENTS: AA VICINITY MAP XX NARRATIVE XX SITE PLAN XX TOPO MAP STAFF CONTACT PERSON: JERRY O?ER PREPARE FOR PLANNER APPROVAL: a x ADVERTISEMENT - TIMES O • 4 26 90 OREGO I _ _ XX NOTICE TO PROPERTY OWNERS TO BE MAILED 2.4241.11/22. LETTER OF' ACCEPTANCE OF APPLICATION //_ NOTICE TO DLCD -- ATTACHMENTS RETURN BY / :. LANDSCAPING; PLAN ARCHITECTURAL PLAN XX OFFSITE MAP XX UTILITIES MAP • BURTON ENGINEERING AND SURVEY CO. 11945 SW PACIFIC HIGHWAY #302 TIGARD, OREGON 97223 PH . (503) 639 - -61.6 FAX (503) 639 --6117 March 15,, 1990 1SCE 11 NARRATIVE TO ACCOMPANY PROPOSED SUBDIVISION PLAT "BULL MOUNTAIN SUMMIT VIEW ESTATES PHASE 2S4 The ,proposed subdivision plat lies south of phase 1 and extends from phase 1 which lies south of existing S.W. 135th. Ave. . and extends south to Bull Mountain Road. This proposed "ubd.ivasion area is approximately 97 acres and contains 276 lots. This proposed subdivision will be constructed in conjunction with the phase 1 portion. Construction of phase 1 and phase 2 will complete the extension of S.W. 135th. Ave from S +W. Walnut St. through to Bull Mountain Road. Also the S.W. 132nd. connection through Bench View subdivision will be completed to Bull Mountain Road. These streets are designed to minor collector standards. All %:ether streets are designed to local street standards. Considerable effort has been made to work with individual neighbors, CPO group, NPO,group and City of Tigard Planning and Engineering Departments in developing this plan. Lot sizes have been planned much larger than required for this zoning q . ft. �4-- to over 32,000 zon�.;n ranging in same from s; 040 `� :t sq. ft The lots have been designed for maximum view' and cc�:�npataba 1 ty with somewhat challenging de topography. Sanitary sewer is designed to for gravity flow throughout. Sewer on the easterly portion of the project connect through the phase 1 project, to the existing Bench View subdivision, to 3 Mountains Sewer recently constructed. The Southerly portion of the project must be connected to an existing sewer, located. approximately 700 feet South of Bull Mountain Road on a,Wi 139th. Ave The Westerl y portion of the project is planned to connect through the proposed phase 3 and extend North on the Bonneville Power right of way to the intersection with S.W. Scholls Ferry Road and connect to an existing sewer located just North of Scholls Ferry Road. The proposed storm drainage will drain to existing drainageways and calculations will be submitted with final plans for proper sizing of on and offsite storm facilities, Street construction can be maintained with a maximum of 12% grade except for the most westerly street in the project We hereby request allowance of a 15 % grade on this street, Water system is being designed at this time in conjunction nction with Tigard Water District, They haVe a g r eed to P ro vide an n MAR 16 1990 CITY OF TIGARD PLANNING DEPT. adequate water supply and we are working jointly to design the system. The system is somewhat complex and beyond the scope of this preliminary layout. Trees are an important consideration for a portion of this project We request the Bull Mountain Community plan be adhered to for disposition of the tr :es This .plan requires at least 50% of existing trees be preserved during a, harvesting of evelopment. However, prior to development g o marketable trees is permitted in accordance with the Forest Preservation Act. These trees must be replaced with suitable trees of at ,least 1 1/2 inches in diameter, We request the prerogative of being able to harvest these trees during the clearing process prior to development construction with the understanding they will be replaced as specified above. Removal of these harvestable trees would not count in the 50% preservation amount as specified on the Bull Mountain Community plan listed as item 5 under design elements. Lots have been designed to provide a building area with maximum view and preservation of natural trees and shrubbery. Trees are uniformly distributed on the northerly portion of this p - The tree line and locations are :shown on the x o,7e�.t. topographic map Their are three major drama g ewa ys through this property. Lots have beer designed with extra depth to preserve the area in a natural state on the back portions of the lots, These back portions are therefore sloped more than 25% grade. Also the length/width ratio exceeds the 2 1/2 allowance. We are therefore applying for a sensitive land permit for slopes in excess of 25% on these lots as follows: Lots 1 25% � thru 11, Lots 42 thru 54, Lots 109 thru 123, Lots 128 thru 142. We are applying for length /width ratio variance for lots 1 thru 3, Lots 45 thru 52 Lots 132 thru 142. We also request a lot line adjustment to satisfy some concerns and requilxements of neighbors as follows: Adjust T.L. he Northeast corner LQ2 0o 0Q accrue 0 the Southeast corner of T.L. 100. TF,�,ico o f T.L. 100 adds a 50 foot str'ip.of land to T.L. 100 on the East side throughout its entire length: These T.L.s are indicated on map 2S 1 9, is . requested to allow 15 An additional lot line adjustment . 0� of allow feet to.be adofdl5ofeet to theTentire•e�0 ®�s�deiof Lot 1 the addition cce .. yard. This necessary to allow ow the owner a Ss to"rii, � back T.L. 100 is shown on map 2S 1 BB, 25The913 foot strip Would' be taken from T. L. 200 as shown p BURTON ENGINEERI AND SURVEYING gir 302 Tigard Plaza TIGARD, OREGON 97223 JOB NO. ATTENTION TO WE ARE SENDING YOU 0 Attached 0 Under separate cover via O Shop drawings O Copy of letter 0 Samplft• the following items: 0 Specifications DESCRIPTION 4 c.4, I$ anCi ®SIU a ro nr on 5e."5 di<5 4`l• P 77: /` _ e et--e, ,1 a /7,...., if ‘,14° 4.-141P tt—) J 41 et ,I' THESE ARE TRANSMITTED as checked below t For approval O Fc r your use O As requested D Approved as submitted O Approved as noted O Returneu for corrections O For review and comment 0 D IFOR BIDS DUE �� REMARKS. d 5__ O Resubmit____ :copies for approval O Submit copies for distribution O Return, corrected prints 19 0 PRINTS RETURNED AFTER LoAr4 TO US C f'e ' : fr i• T� fJ ‘147 r 74-4 ete r , I'AObUOT 2401 (raw* Inc., brat* Mast 61411 ivribbdi nbitV U3 at Qnco SE! 1(U SEIYU 1NTERNAT i AL, TEL: (503) 2454090 • (503) 245 -4435 FAX (503) 245 -4351 March 7, 1991 Patrick J. Reilly Randy Wooley Ed Murphy City of Tigard 13125 S. W . Hall Blvd. P.O.Box 2339' Tigard, OR 97223 Dear Sirs: We are nearing the completion of phase I of a multi -phase housing development on Bull Mountain, "The Summit at Bull Mountain ". de Conditions placed . on this phase included "improvements itoeprsection vi a landing aces. and a. al adequate sight distance..." at the of Walnut and 135th. Phase IIA s final app' , t place any further conditions for 1 the Walnut /135thn� t but does require that impro�a'emerat on � in Road be established�r access to Bull Mountain Phase IIB, 59 lots, phase III, 39 lots and phase Iii, 89 lots are currently in the planning stages. Pi u realizes that the developer carries some burden in providing for 'off -site S �..... „ improvements. To assist us in developing the proDect we request input from the City of Tigard as to what further yn p rovements would d be recommended by the e Lnganeering Division and/or r other departments within the city Of Tigard were the s e three phases to be brought before planning. We realize that the City would be basing its input on assumptions therefore we would not assume any input generated byo�jheiCCity tp e factual, however this information would play a key considerations. Sei u is keenly interested in what the City of ¶igard and other y i � s would perceive tocb developer's ' s share of d authorities � perceive he . a l in this case, how funds could be the dev'e o er off -site y 'n . off-site improvements as the pp �' , those �.mproveiments, and whether there or would be used to assist in a g not been addressed in this letters are other funding agents which have no Al so, given tha t the e n ineeri�rtwas sound, what t step s would involved dividing p hase 2A p hase0rt and k.2 And what... steps would be necessary if we were seek such a p a r ti t On and wished to g ``d with ~v 2A.1 without cotnpliartCe with uonditn.on 41 Pr � " o ahead i suance of Building lding Permits, bo. ding for the �.o ,�o 10220 i SEW' TEL: (50) 245 -4094. (503) 245-4435 FAX (303) 245 -4351 Bull Mountain Road access . Shall be required. Prior to occupancy of any lots in phase 2A this access shat) be provided.' 1 really appreciate the time you set aside for our discussion Yesterday and expect that we can contiune to work together in Providing for Tigard to the hest of our abilllties �inc�d Center 1[0.220. Gr bur Site 450 Portia it CC re on 9' 2 3 21 22 23 ® 113 114 m. 02 4irgi Igoe :111" 0 rte` r ..... 97 00 1111171 17F SI 102 08 100 .,. `�. See y2 /d 1 244 230 228i 355 3�0 r 245 1.224 / 240 24 i96 00 .70 i;27t1 *r41130 "4 146 6; 142 141 203 269 265 ! 147 • 6V 152 ` 140 153 ® 155 156 . 11181!1. 202 103 302 301 4J a chilL i Nc , R - LANb sURVEYOtt ' URTON ENGINEERING AND SURVEY CO 302 TIGARb PLAZA. v .4 no -s 0;41119 tidRTLAN�i OR 9'122 OG�a fl,a0 ON,t 039- -6111# PAX! 639-611 ilota i4t atsaa qY rei M +S ii+i,' aro horn pureibae 6$9. . - • - Z#„93:00 HT-717R DR. 20.7a . 15911i.--AVE.= ;`. A. 0.t0000 III-P12,t-O END AfAirpir .roft_ or.otl:oa• 4LP1NOE VIEW EL- Pr CUL-02*--sAa , . Sete° W 1,391k- iW 14•8490- 1k ALP/NEV./5W ALE: — • 3i-3670 -15911r AVE-. z- 148/.29 W. LEAH sr #55.70 FPIA.5.47- -A k. 262 r fr. t • a 1- t 12,589 strIr- t_ g 230 '6-- , ji8,962soft. ,o• 3c' I 10 * v /Ay, 263. tV4 U,1l35:jL 7 itt TOR " , - \ 260 iOl -F; /03( 256 -la 257 te 255 11,251. soiL %anat.-ft. iI.643 mgt. a• - 'et 227 13,3c,asegt. , 2.5t 11.7.6 ft._ Col r4,0- — 206 73;._13.650 sot; 226 14.12? artit. 231 11.53264.ft. CI I 225 12,9 09 t. 11°1- ar•A sT4 sit. ar.,PI END edArciv PHASE = 207 114w soat Io 224 15,586 sg.ft. 5?..1 13,313 szli. 222 ID.704 6411. 4.7.40 I .- au' .254 -.10;38Uq.a i0,55214.tt. it.663sait4r I /er Ger 2.0 5i .43 2 ••• 11,g204ft..- - td 17 e 1 220 v 11.845 astir. 6,374 f: /h) ••• er 4,7 234 8,421511.P., ty- 233 10. 619 ).4*4 134.238 71206401. 1! <*7.126431q.ft • r" •41 t, r v 212 ‘s i11,64511.1,1 a: 10 219 13,364q.R. 44!), er 209 16,559 sqft a ail t 57 • 12 957t4.6. 210 \ 15,555aq-ft. 15,1. 213 214 '3,365110. tz,is-411wAt• este., '41 23 8,492scaL • 14 • 1 (.J-S 238 7,042 gq.fi so. Ts• a cl 246 • 8,40:150.110 as, ql 9* St t 246 8,30 , sztt. gro' /Oa' 9,tr,0 7S# I\ L.— — . 04-00.00 4 - so f:4 0,8003caL 245 I I 240 If`t I 10.950 salt. 1 pOND. 1' r tkoomaz.„ 0,8204441.•„ 243q 242 tz DETZNTION/RETENTION POND STA. 01-00.00 S.P.f misneroE AVE. z. e sm....1445.60 s,_wi ALPINE VIEW c srA. 0098.80 —END CUL-DE-SAC R‘40. PT. srA. 6+0259 S.W LEAH sr g7/0 A -714. c atee--N\ I 1 LE:1h€-• 4i,.00 $z-A. ar-q6757— /6111111101111. srA..3;.e4.so s.w maneror Am.= srA. a304700 a/I.-DE-SAC HTza E. INA 01`..)14,' Patts3Z °-$711a9Ity44.:00EsAc RAD. Pr c $rA. -19..Z0 S.W. ALPINE VIEW END le PR ,5 1 o` ? - OREGN''TITLE:w; lnsur�Ce Co „.T KTION conveys and warrattits to 1v�rrta t EKa.sa�ra interest not as tenants in common e' r, -- �-•- -- �.x�ao as o ar�a�� Ys�s su as to a`Sa �-rtt rest ara . �. but with rights o sr�`_ volpp _ Grantee, the following described real property in the County of 0511TNG'IUS�1- free of lien and encumbranccs,'except as specifically set forth herein; �.._ and State of Oregon PLEASE REFER W LEGAL DESCRIPTION ATTACHED EXHIBIT "A„ CCM40NLY KNOWN AS PARCELS 1, 2, 3, 4, 5, 6, 7, and , 8 WAieS 1 NGTON COUNTY REAL PROPER]' TRAN P:E 7 T4X FEE PAID DATE This property free of liens and encumbrances, EXCEPT: STATU1 RY F'CC VERS AND ASSESSMENTS OF T UNIFIED SEWERAGE AGENCY. AS DISCLOSED BY THE ASSESSMENT '� A DISQUALIFIED FOR PREMISES TYaIS HEREIN PECIAL ASSESSMENT SPECIALLY ASSESSED FOR FARM USE. IF THE &.�D BECCC UNDER THE STATUTES, AN ADDITIONAL TAX, PLUS INTEREST AND PENALTY, MAY BE LEVIED AND THE PUR- CHASER - CHASER REIN AGREES TO PAY FL'�k. SAID AMIOUN`I'S. A.GREIIlEI?D RECORDED APRIL 20, 1961, e 249 k 1Et I' RECORDED 5 -3 -62, EK 462, PG 258. EASEMENT 'RECORDED 8 -9.62 , Bl< 469, EASEMENT 2E 207. RED EES 484, PG 53. 9-18-68, BK 5- 25-63. 4K 765 I�CORIDFD 9- 5- 25-63, 13K '��.5, PG 617. AGREEMENT RECORDED 6 -10-80 � NO. 80020564. AGREEMENT RECORDED 6-10-80 Fl NO. 80020565. The true consideration ter this conveyance is S_ 4 , 683 , 500, (k0 (Here compty with the requirements of ORS 93.0301. THIS INSTRUMENT WILL NOT ALLOW (JSE OF THE PROPERTY DESCRIBED INSTRUMENT THIS INSTRUMENT, VIOLATION kiE PERSON AP= AP- PLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING QUIRINO FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE Crri OP. COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. "° l 9 DATED this � �� day of .....447141/7168, if a lion of its board of directors, corporate grantor, it has caused its name to be signed by resole= Erika Kotiyai, President ,RATION 51-ATE OF OREGON, County of The foregoing instrument was this .� day of by acknowledged before 19 CORPORATE ACkNOWLEDGENMENT )ss. STATE OF OREGON, County of iniAS�IING'T'ON )ss, me The foregoing - itta..=ament was acknowiE,dged before rite � _ _• ds y of Seatetdber ptl this 4, j, �•`'�ia �a� • Presa`den� by— , ---- ,j • - K.....'Q ION a corp l + behalf o ; .,�,`,, 4 i/ J i'i s) . y. _ Notsrj• Public for Oreg6rs � '�c...••' ,, a Notary Public forOregoi► 1-6-91 ,• ,,v , My CORlfiiiiibn Cxpsr�s� . i iD `' •� My commission c�pireit , N, ,, - � -' � consists of or'irtcliiiics ; u other prop , add the following, The actual consideration consi i grt ofoth value olf the consideration consists of at includes o city � r con <ideration (indicate which)," other property or value tiiven or promised which is p r-r Parcel 1: ? portion of that .egtain tract of land in i e rtheL t Qu r eD of h�N9�laahingten�xcrtcr ' of Section 9, ownehip 2 South, Ringo 1 Neat of d Mary Mee Za�dni44 aed rah Alfa Zadn�.k, County, Oregon, �issrl.bed a® Est (3) in deec! to asggca® Deem Records, said portion.. recorded in Book 668, Pugs 370 Washington dainty® being MOTO perticaaserly described as follows: Beginning a point on the North lino of said Northeast Quarter o f the Northwest Quarter, i $ 5 feet from the Northwest corner thereof; thence, parallel which bears N 89s08� i3 b5. with the West lino of at Northeast Quarter of tan Northwest Quarts , '8 00 °31' W 1144.08 feet to a point in the canter of Bull Mountain Road (County Road No. 1471), ,eof, N 86 °20' R 50.13 fest_ to a point; thence, pnrasllot thence, along the center thereof, oio� on the North line of said . line, N 00 °31 1/41.63 feet to a p with said West Northeast Quartet of the Northwest Quarter: thence; along said North line, 8 89 °08° u 50.01 feet to the Place of beginning PARCEL 2: A porrion° certain tho °�et s the Northwest Quarter of Taanship2South, Range 1Weetof the Willamette Meridian, W aahinB County, Oregon, described as Tract (3) in deed to Mary Hie Zednik and Leah Alga Zednih, recorded in Book 668, Page 57, Washington County, Oregon, Deed Records, said portion being raor': particularly descrieed as follows: Beginning at the Northeast corner of said tract (3), which beers N 89'08' E 936.25 feet from the Northwest corner of the Northeast Quertor of the Northwest Quarter of s4 id , along f aid Tract (3) , S 00° 01' E 1098.33 said Section 9, that �e �.lon the fast Line o thence` feet to a point in t:tae center of Bull Mountain Road (County Road No. , , along the center thereof, S 86'20' W 50.10 feet to a point thereon thence, eata11e1 with said Ernst line, N 00 °01' 14 1100.78 feet to a point on the North lute of said PIING �,'I91EREFRCt4 THE SOUTH `'orthen,st Quarter of the Nheth� ace of�beP�nnieagn4eDE}�C£n the .+ North line thereof, t� 89°08' E 30.OI, feat tat P fi 400 feet. e kag FAF.CEL 3! Beginning at the Northwest. corner of thy: East half of the Northwest quarter of Section aian, in the of Wask� g � ci 2 outh, Range o11 running 'thence East 16-1/2 . feet i West, of the Willamette end State of Oregon, and thence South to the County Road, 70 roots, more or less; thence West 16 -1/2 feet; thence North to the place of beginning A porti ® ;d of that c% rtal .'Iownshi ? quarter f the Northwest quarter of S. ion 9, p South, Range I West, of the Willamette Meridian, as in'Trts the County of Washington and State of Oregon, described 3 in deed to Mary Mae Zednik and Leah Alta Zednik, recorded in Book 666, Page 57, Washington County, Otegen, Deed Records, said portion being more particularly describ ed as follows: Beginning t a point on the North line of said Northeast quarter o in of the Northwest quarter,- which bears North 89 °08 East 66.51 feet from the Northwest corner thereof: thence, parallel with the West line of said Northeast quarter of the Northwest quarter, South 00 °31' West 1141,63 feet "tooadpoint in the center of Bull Mountain Road (County No. 147-1/2); thence, in the center thereof, North 86°20' East 316.25 feet to a point* thence, parallel with said West line, North 00.31' East 1126.18 feet to a point on the North line of said Northeast quarter, of the Northwest quarter; thence, along the North line, thereof, South 89 °08' West 315.50 feet to the place of beginning. t`A RCLL a .. t of land in the 'northeast A portion of that certain trac i quarter of the Northwest quarter of Section 9, Township 2 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, described as Trs,rt 3 in deed to Mary Mae Zednik and Leah Alfa Zednik, recorded in Book 666, Page 57, Washington County, Oregon, Deed Records, said portion being more particularly described as follows: 8eginninr at a point on the North line of said North fsallortheast quarter of the Northwest quarter, which hears East 382.01 feet from the Northwest corner thereof, and running thence, parallel with the West line Of said Northeast quarter of the Northwest quarter, South 00 °31' West 1126.18 feet to a point in the tenter of Bull Mountain Road (County Road No,, 147 -1/2); thence, in the 'center thereo, North 86 20 a East 190.70 feet to a point; thence, North 00 °01' We8t 400.00 feet and Worth 86°20' East 325.00 feet to a point feet West the East line of said Tract thence, parallel t of �' with said East line, North 00'01' West 70C.78 feet to a point on the North line of said Northeast quarter of the Northwest quarter; thence, along said North line, South 89 °08' West 504.23 feet to the place of beginning. . PARCEL 6 All of the Southwest quarter of the Southwest quarter of Section 4, Township 2 South, Range 1 West of the Willamette Meridian, in the County f Washington and State of Oregon. txC'SP'TING T3 E that__ortion,within the Bonneville Power Administration Right of Way as disclosed by c damnation suit No. C1V -119 recorded may 20/ 1939, Book 180, Page 501, PARCEL 7: The West one -half of the Southeast one - quarter of the of Section 4, in TOWnship 2 'South, of SSnto�y�3. t�lest,q©frthe Willamette Meridian, in the County of ,ashtgton anti State of Oregon: MAUR CONSTRUCTION, INC. 4470 SW Hail, Suite 317 • Beaverton, Oregon 97005 503-5914675 June Mr Keith L den Pinning Director City of Tigard 13126 S. M 11 Blvd Tigard, " Oregon 97223 RE: TWO; Cutting, Summit cm Bull Mountain Job 9004 Dear Keith, Enclosed please find plat of above' referenced Project-showing y the tree count of the one area where the Street of Dreams is destined for in 1991. W. shall proceed cutting 35 1•e ich side of centerline immediately (Jun-9 25, i9V0). We shall then proceed to cut area for homes and eventually the slope and back lot line sewer lines. The tree count for the additional area .will be-'complete' today and we shall submit to you iMmediately. Sincerely, Oti Jo darn July 2 1990 Otis Jordan Maier Conatr+uction, Inc. 4470 S.W. R.. 11 Blvd., Suite 317 Beaverton OR 97005 arir OF 7161 OREGOlki RE: Tree Koval -d Bull Mt. Summit View Estates File No. SUB 90 -05 Lear Otis: I hair reviewed the two ;submitted ProPosalsf dated 6/21/90 and 6/22/90 for tree re s'val for the above ssaubdivis lion The clearing you propose is satisfactory erit.'la this following clarification:- _ 1. Trees shall be removed within the building footprin :a with dimensions of 65 ft width by 4 tdepth for y., lot as we agreed earlier on the first t phaaso of this development. The 40 ft. depth will be . measured starting at the 20 ft. front yard building wetback line. Trees which e on the boundary oe these footprints should be retained rather than removed. Also, trees in the front yards anal be protected from treed being removed in the footprint Lreaas -: s well as soil compaction, etc. from vehicles and equient. 2. The 70 foot clearing width for the streets is acceptrie. e. No tre a shall be removed :£ ®r side or rear-yard utility lines until the engineering plane have been pp oared 4. No clearing ehail occur in 1ha5e 3 of the project as shown on the attached asap. S. The entire 98+ -:ere property is ( eject to a requirement to retain at leaset 50% of the tree over 6 inches in d&aa eter. 6. Contact me when the azeam have been clt;5are d but with the stumps remaining o I may check the number reeved. Please Contact if you have any quesationsa Sincerely, i Keith ® Eiden Senior Planner c Steve Goetz Larry Smith Town 3urton SUB 9o=- 05.TR/k1 13125 SW Hall B Vd, P O: Box 23397, Tigard Oregon 97223 (503) 639-41 71 - [Page Too Large for OCR Processing] MALAR CONSTIWCTION, INC. 4470 S.W. Hall, SOite 317' B4 averton, Oregon 97005 505.591.1975 Mr. Keith Liden City Of Tigard r d P.C. Box 23397 Tigard, Oregon 9/223 RE Summit on Bull "Mountain, Job N. 9007 Dear Keitha Enclosed, please find plat with the revised tree .count As per ' my previous letter o* June 21, 1990, we shall commence, cutting Monday June 25, We this r,, prints th�cs �time�aa�r�h� 70.,,;�.;�o: , .. right-�i��y and �r�: � p r . s complete cutting When the back lot s& wer► lines and slope extension'-have been,:„ approved. Otis birder BURTON ENGINEERING AND SURVEY CO. 11945 SW PACIFIC HIGHWAY #302 TIGARD, OREGON 97223 Pig. (503) 639. 6116 FAX (503) 639- -6117 March 15, 1990 NARRATIVE TO ACCOMPANY PROPOSED SUBDIVISION PLAT "BULL MOUNTAIN SUMMIT VIEW ESTATES PHASE 2" The proposed subdivision plat lies south of phase 1 and extends from phase 1 which lies south of existing S.W. 135th. Ave. and extends south to Bull Mountain Road. This proposed subdivision area is approximately 97 acres and contains 276 lots. This proposed subdivision will be constructed in conjunction with the phase 1 portion. Construction of phase 1 and phase 2 will complete the extension of 5.W. 135th. Ave. from S.W. Wa 1 nut St through to Bull Mountain Road Also the S.W. 132nd. connection through Bench View subdivision will be completed to Bull Mountain Road. These streets are designed to minor collector standards. All other streets are designed to local street standards. Considerable effort has been made to work with individual neighbors;. CPO group, NPO,,group and City of Tigard Planning and Engineering Departments in developing this plan. Lot sizes g have i planned much larger than required for this zoning ranging�in lsize from 8,000 sq. ft. +- to over 32,000 sq. ft, ,The lots have been designed infor hmllsYde toview ography. compatibility with somewhat challenging p Sanitary sewer is designed to for gravity flow throughout easterly o o Sewer on t he to ©theex"stin of the Bench View subdivision, project connect through the phase 1 project, to 3 Mountains Sewer recently constructed. The Southerly portion of the project must be connected to an existing sewer locates approximately Bull Mountain Road on irnately 700 feet South of u S .W. 139th'. Ave. The Westerly portion of the protect is . plar►ned to connect through the propose d phase 3 and extend y Power right of way to the North on the Bonneville Bonnevi e o g intersection with S.W. Scholls Ferry Road and connect to an existing sewer located just North of Scholls Ferry Road. The ,proposed storm drainage will drain to existing drai.nageways and calculations will be submitted with final plans for proper sizing of on and offsite storm facilities Street construction i m m iof 196 et cony ruction can be maintained with a maximum grade p most westerl street in the proaedt We y hereby request allowance grade o . rade exc.e , t for the mos y of a 15 % rade on this street Water systera is being designed at this with Tigard Water Distract. They have adequate water supply and we are working jointly to design the system. The system is somewhat complex and beyond the scope of this preliminary Payout. Trees are an important consideration for a portion of this project. We request the Bull Mountain Community plan be adhered to for disposition of the trees. This plan requires at least 50% of existing trees be preserved during development. However, prior to development harvesting of marketable trees is permitted in accordance with the Forest Preservation Act. These trees must be replaced with suitable trees of at least 1 1/2 inches in diameter. We request the prerogative of being able to harvest these trees during the clearing process prior to development construction with the understanding they will be replaced as specified above. Removal of these h &cvestable trees would not count in the 50% preservation amount as specified on the Bull' Mountain Community plan listed as item 5 under design elements. Lots have been designed to provide a building area with maximum view and preservation of natural trees and shrubbery. frees are uniformly distributed on the northerly portion of this project. tree line and locations are shown on the topographic map. Their are three major *dra'nageways through this property. Lots have been,,designed with extra depth to preserve these areas in a natural state on the back portions of the lots. These back portions are therefore sloped more than 25% grade. Also the length /width ratio exceeds the 2 1/2 allowance. We are therefore applying for a sensitive land permit for slopes in excess of 25% on these lots as follows: Lots 1 thru 11, Lots 42 thru 54, Lots 109 thru 123, Lots 128 thru 142. We are applying for length /width ratio variance for lots 1 thru 3, Lots 45 thru 52, Lots 132 thru 142 • We also request a lot line adjustment to satisfy some concerns and requirements of neighbors as follows: Adjust T.L. 102 to accrue to TL. 100 from the Northeast corner of T.L. 100 to the Southeast corner of T.L. 100 This adds a 50 foot strap of land to T. L. 100 on the J ast side throughout its entire length. These T.L.s are indicated on map 28 1 R:. An additional lot line adjustment is requested to allow 15 feet to be added to Lot 1, Hi Tor(T.L. 100) This would allow the addition of 15 feet to the entire east side of Lot 1 necessary to allow the owner access to his back yard. This T.Z. 100 is shown on map 2S 1 9 BB. The 15 foot strap Would be taken from T.L. 200 as shown on 28 1 9 map, W41111i111101111.111 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]