The URL can be used to link to this page

SUB1991-00014POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. . {.• r'',:',-. ; r ,1:4 . i,,r. w M, , .. ',` i r.,lrr OL O/ 1 / GL AU ;ICE SUB 91 °- (0 01 `,nd 6. � ,113 h P1 DDR 911. -00 2q 'Bo r t 0 ZON 91-0008 ✓ LL C CTIO TR CT STACO WELL SERVICES, MC "' Chuck Stadell Orego .1I Consteaction " 220 Academy * Mt. Angel, Oregon 97362 License No. 723 0 Start Card No. e w` This contract is by and between STACO WELL SERVICES, Inc., an Oregon corporation, hereafter called "Contractor: and 4-7 `` 1 f , hereinafter called "Customer," whereby it is agreed: 1. WORK Customer hereby retains Contractor to perform the following described well drilling services: .0, Address of well property: d / �� 5. c�� f (z (' "` Ta e Lot No,: Legal Description: 2. PRICE: The price for the well drilling service is set forth on the attached sheet, and the price is firm for 30 days from the date of this contract. 3. PAYMENT: Payment terms for services described herein shall be as follows: The sum of $ on execution of this agreement, and a final payment shall be due and payaL)le 'Upon completion of the world 4. WATER NOT GUARANTEED: Contractor does not guarantee to obtain water. • 5. QUALITY OF THE WATER: Contractor makes no representation relating to the potability, mineral, chemical, or bacteriological content or any other quality of water obtained. Any statemeets concerning probable depth to produce water are merely estimates and are not warranties by contractor: -6,-DEPTH-OF WELL: Contractor - has -the- right -to- drill - o -a, maximum-depth-off- ...feet, and is..not. obligated to drill beyond Jr /_.- - aaaimun- depth~~- -_._. 7, WELL SITE OWNERSHIP: Customer warrants that he/she is ti:` legal owner of the real property on which the well is to be located; if not then the legal owner of the real property is L-1 r? ( I C_7 ) .5 7'.„ 46 OA' c f � * y �. whose address is `�► �s,., , r,�` f1 / . 65 telephone not ee` �� r ) ) '- . If the Customer is not the legal owner of the real property Customer proof attorney, .. by i t enter into this agreement, shall attach written roof to this contract, such as a power of attorne signed b the legal owner granting Customer authority to ente i S .; services described herein shall be at the location deeionate_d by the Customer, Customer is responsible for correctly locating p pony lines, underground Utilities, cables, septic tanks, septic drain fields and sewer lines, The well S. W'ELI. SITE, LOCATION, ACCESS AND PREPARATION: Well drilling Utilities, , must be located such that it is more than 50 feet from any septic tank re 100 feet from any sewage disposal area. Customer represents that he /she has all necessary rights-of-way or easements to the well site required for completion of this contract, Customer agrees to idemnify and hold Contractor harmless from all claims of third persons arising from impropel well site location. If Contractor Is required to perform any activity which is the respon- siblity of the Customer under the terms of this paragraph, an extra charge will be assessed against the Customer 9. DISTURSANCE TO PROPERTY: r Customer understands that normal movement and operation of equipment onto and off the well site may disturb the ground or vegetation, that drilling residues will be produced and will remain at or near the well site, and that the Customer shall not hold Contractor incurred by the Contractor, will responsible for additional costs. liable for s,�cr� damage, In the event land conditions are such that towing services are required, the Customer wil be responsible _ drilling i uncover geological and hydrological conditions which may require the use of special �ma ®rials' orUmethodstto completerthedwell understands specified in writing otherwise, this agreement does not provide for abandonment of the well Tilling may un g i g or other procedures used to prevent Intermingling of unlike aquifers, including a flowing artesian well. In the event a hidden condition is discovered, Contractor shall be entitled to additional compensation, 11. WATER RIGHTS AND LOCAL PERMITS: The Customer shall be responsible for applying for any desired water right, Customer shall obtain any permit required by any local government for any desired water right, Customer shall obtain any permit required by any local government for constructing a well or developing a water systems 12. INSTRUCTIONS 10 PROCEED: Customer's executioe of this contract shall be notice to the Contractor to proceed with drilling services. The Contractor is directed to order ail materials necessary to begin the job and to begin the mobilization of equipment to the job site 13. ATTORNEY FEES: In the event of any cause of action is brought by either party to enforce the terms of this agreements the party prevailing shall be entitled to an award of reasonaleie attorney's fees, 14. RIGHT TO LIEN By signing below Customer acknowledges reafleru the NOTICE OF THE RIGHT TO A LIEN form on the reverse side of this agreement, I RECEIVED `. f tt r 9 r JUL KD dry CUSTOMER 1 '— StACO 1A9ELL SERVICES, Imo, • y. ! r �r r µ� G f!!I DEVE�,OPMENT BY: �.w ' DATE: ,_. ■rA % r /r DATE: ,. ,,, ....per ,,�.. .. . psi WATEFI WELL tianiteritu rtilig CI NT�9� ICE OF THE RIGHT TO A hi WARNING: READ THIS MCYFICE. PROTECT YOURSELF FROM PAYING ANY CONTRACTOR OR SUPPLIER TWICE FOR THE SAME SERVICE. Data of mailing: 7'--- To: 1 4-50e",- PT, bp . -5/ g• OWNER /C� , �j OWNER'S ADDRESS This is to inform you that .... - r ... ..... ,.: 4�^f..,'►,5 j has begun to provide ..,. W.r.Y..d. .....,...;',' ■ (description of materials, equipment, labor or services) ordered by 01 P41 40 for improvements to property you own. The property is located at / ® r J) a .,.cI� . W e / i p l 4. stet tlev e ,±tfik____..5k- Ot) 1,1 "" I co ......................... A lien may be claimed for all materials, equipmen., labor and services furnished after a date that is 8 days, not including Saturdays, Sundays and other holidays, as defined in ORS 187010 before this notice was mailed to you, Even if you or your mortgage lender have made full payment to the contracto r who ordered these materials or services, your property may still be subject to a lien unless the supplier providing this notice is paid. THIS IS NOT A LIEN, It is a notice sent to you for your protection in compliance with the construction lien laws of the State of Oregon: ..G e1' Name: .: d- . .Go...f.+fa, .-., .... ..'ic,t../,,/,,..e s. ....:..- S?C.:� :leq ;, f This n ir c has been sent to u by: Address: :�. ..:,.+ „�;�e .) b t , - /(J .T � 141 N Phone; QY q IF YOU HAVE ANY QUESTIONS ABOUT THIS NOTICE, FEEL FREE TO CALL US. IMPORTANT INFOI�IMATION FOR YOUR PROTECTION those who work on Ip operty or provide labor, equipment, services or materials and are not paid have a right to enforce Under Oregon's laws, ; P their claim claim is known as a construction lien, If your contractor fails top pay subcontractors, This mater al suppliers, rental equipment suppliers, service providers or laborers or neglects to make other p legally required payments, the people who are owed money can look to your property for payment, EVEN IF YOU HAVE PAID YOUR CONTFIACTOCl IN FULL, Me law states t at all people hired by a contractor to provide you with materials, equipment, labor or services must give you a notice of a right to a lien to let yo -✓ know what they have provided: WAYS TO PROTECT YOURSELF ARE: o RECOGNIZE that this notice of right to a lien may result in a lien against your property unless of right to a lien have been paid: laws of this notice by contacting the Builderstt Board, oan attorney or the firm sending this notice, ASK f ' provided each party that sends you a notice of right to a lien, LEARN more about the lien laws and the meaning y ®ASK for a statement of you equipment, plabor or se ou may make checks r for materials, �� to your praparty from ea payable JOINTLY to the contractor and the firm f the labor equipment, services � °r materials ro WHEN PAYING your contracto ' c for which you have received a notice of right to a lien. ' materials, equipment, labor or services fo OR use one of the methods suggested by the Informaton Notice to Ovv ersf ` the guilders Board. furnishing ma .. � ,� , you , �` If ,eau have not receivers such a notice, r;antac� ' I lien hove been paid or have WAIVED the right to claim a lien against your property. . - -gel escrow tom an or right to a a GET EVIDENCE that rnel firms Sm �s, you have received a of nruh'gage lender, CONSULT an attorney, p Fame (Rev. March 1990) Department cif the Treasury it l rnai Revenue Senile° rdamme(s) shown on your income tax return cash Charitable Contritnfii hk t t a d a to your tax return if the tai claimed dedua ti n for all property contributed ends $ gate Instructions. OMB No. 1545 Expires 2.29.93 Attachment Sequence No. 55 . Iderfitfieatton numbs? Note: ,Compute the amount of your contributim deductioZ'tfore compiet ng Forme 9283. (See par for return instructions.) include in Section A only items (or groups Of similar items) for which you claimed a deduction of $5,000 or less per item or group, and certain pub9iciy traded securities (sere ki9tructions)e Information on Donated. Property (a) Mama and address et five donee orianiaration yb) Description of denoted prowled (attach a separate sheaf if Mae spit.° is needed) T CI'T'Y fr TIGARD OR x.ec.ra.•�.. Note If the the rrnount on claimed as a deduction son tisfiern is $5QO or lei . oLL do not have to coo fete columns ; d e and (e) Data of the contribution (d) Date acquired by onor(rno., yr.) (o) How acquired by donor .4 ' (t➢ Domes cost or ' adjusted basis Fair n�ritet► fum (h) betttcad ISM to 1etennine that* " , ° - . " . . market value ' a r a A ' ` «' .:.1 t ^F j 0 i S E . � _ _. :' .lM .. ®'CI`101u - 'DWwJ1�YI/ S - AINMOJi......:_ Other Inform - tlon --If you gave less than an entire interest in proPerty listed in Pa.�'t I, gcoia'ripletelines 2a -2e. if restrictions were attached to a contribution listed in Pad I, complete Sires 3a-3c: 2 If less than the entire interest in the property is contributed during the yeaori, complete the following: a Enter letterfrom Part I that identifies the property —.. (If Part fa applies to more than one ploperty, attach , a. separate statetnent.) b Total amount claimed as a deduction for the property fisted in Part I for tiles tax year for any pcior tax year(s) c Name and address of each organization to which any such Cantributioo was made in a prior year (complete only d different than the donee organization above). Name of diaritebis oa fianizatien (donee) Address (number and street) City err town, state, and ZIP code d The place where any tangible property is located or kept ti Nettie of any person; caner than the donee organs ation, having actual possession of the property 3 If conditions were attatthed to any contribution listed in Part I, answer the following questions and arch the required statement (see Instructions): a Is there a restriction, either temporary or permanent, on the donee's right to use or dispose of the donates properly? b Did yeti give to anyone (other than the donee ormnization or another oronbratieri participating With the donee organization in cooperative fundraising) the right to the income from the donated property or to the possession of the property, including the right to vote donated securities, to acquire the property by purchase or otherwise, or to designate the person having such income, possession, drrit g q ` ht lie ac lttfe, ... d there a rettriction limiting the donated property for a earner lar. use : j �' y For Paperwork Reduction flee Notice), seas separate) Inastruci oars. , Foh y 8253_ dRev. 3.90) Form 8233 (Rev. 3.90) frame(s) shaven on ye;;r income tax return Ideriti ication usenber Page 2 Appraisal Summary—Include in Section B only items (or groups of similar items) for which you claimed a deduction of more than $5,000 par item or group, (Report contributions of certain publicly traded securities only in Section A.) If you donated art, you may have to attach the complete appraisal. See the Nate in Part I below: inform tion on Donated Property (To be coinplefed by the taxpayer and/or appraiser,) Check type of property: Arts (contribution of $20,000 or more) 55 Reai E *ate 0 Art* (contribution of leis than $20,000) ❑ Coin Collections ❑ Books ❑ Other *Art includes paintings, sculptures, watercolors, prints, drawings, ceramics, antique furniture decorative arts, textiles, carpet, silver, rare manuscripts , historical memorabilia, other similar donated 31, 1987, and your tote art contribution deduction was ,1 more, thr you must a r complete copy of the strsed Instructions. • ❑ Gem/Jewelry 0 Stamp Collections (ai) Description of donate property (attach a * separate sheet if MVO spares is n d) _ (P44 If tangible property was donated, give a brief sumrnEuy of ' • the overall physical condition at the time of the gift (o) Appraised fair =diet Vei • �c S AP AI 1 I PO r r .. 0 • a ....7.4.4,.........=, (d) Delo acqutrc d by dortbr Ono., y (e) Flow acquired by donor (ii Donor's cost or adjusted basis te) For Newlin sales after i 6/6/138, enter Mvd q .- (h) Amount damn as a ,�eFCtos $esxainBitts ,.. 0 _wry+ . a 111111011 1111 11111111 ws Taxpayer (Donor) Statement= .List any item(s) included in Part 6 aboie that is (are) separately identified in the , ♦ ' r,' ' -,,appraisal as having a value of $500 or less. See instructions. • I deckiee that the fcilovring item(s) included in Part I above has (have) to the best of my knowledge and belief an Appraised value of not more tt ra $500 (per item). (En ter identifying te... ' !after from Part l and describae thee specie item) ure of tax donor Pa Date Ili Certification of Appraiser (lb be c®Mpleted by the appraiser of the above donated prop :fifty.) • I; declare I am not the persons, or doe or the eedr nee a party to th any ns'cc the fib in which the donor acquired theipioperty, employed "+ y married to, F l to Orly the foregoing foregoing persons and who does not perform a majorlley of appraisals dursagthe to bed year for other persons, Pte, i declare that l hold myself out to the p ublic as an appraiser o r perform appraisals on a regular basis: and that because o1 Wised o u in the appraisal, I am qualified to make appraisals of the a of property being valued: I certify that the appraisal fees were the appraised or this p a property appraisal l summary Furthermore, i understand that a false or fraudulent overstatement of the property value as described in the qualified = P party value pp nmat<y may subject me to the civil penalty under section 6701(a) (aaiding and abetting the understatement of tai liebiiity). 9 affirm that I have not been barred from presenting evidence or testimony by the director of Practice: OsOmeemeasmasegiat ease era I ignature &limns address 16805 S .Old River wive city or toxin, state; and ZIP Cade Lake Oswe :o„ OR 90 034 Tide. OR-0000242 Doke of appraisolfo• : 19 —921111:93) laentificatiad member 544 - 22.4128 Donee Acknowledgment (To be completed by the charitable organization) This charitable organization acknowiedges that at is a qualified organization under section 170(c) and that it received the donate as described in Part Ion (Date) Furthermore, this organization affirms that in the event it sells, exchanges, or otherwise disposes of the property (or any porn thereof) within 2 years after the date `pt rt will file an information return (Form ) copy a off receipt, p nil gig`.; Donee information Retum with the IRS furnish the donor a of that rotsurn. This acknowledgment does not represent concurrence lin the claimed fair market value. RS an fura� (dame of charitable organization (donee) CITY' OF TIGARD Adibew (nuirib!er and street) 13125 SW Hat BLVD AY�thociaikd lligrratt re,7 Eiteployer iderittdatien alimbrlr 93-0503940 City *tome state, and ZIP code ACA 6 OR X1223 1a tab 1011:8: darelc at )1906-1614511/0t70 y �Ci ry • �y'r �; AREA CC DE WUM8ER w.. EXTENSION 6,14 NONEO P EASE CALL C�AIUiE TO SEE Y0li1 . WAV�ITC TO SEE YOU R� = t ETPJR14EQ Y�#U CAS SPEC1 0.T' il3M MESSAGE TOPS IFO I VM 0OO2P "ACd 4 'r,l'r r iii TUALATIN 'VALLEY FIRE & RESCUE AND 1 EAVE TO V 7.' tL �LJ EiL; A .. N 4755 S.W. Griffith Drive 0 P.O. Box 4755 0 Beaverton, OR 97076 s (503) 526 -2469 m FAX 526 -2538 Westlake Consultants Inc. Engineers, Planners ,r,7 Surveyors Hilltop Business Center 7340 S.W. Hunziker, Suite 204 Tigard, Oregon 97223 Re: Meadowglade S ub divisior Extension of S.W. 313th Ct. Gentlemen This is a Fite and Life Safety Plan Review and is based on the (. ) those sections 1988 editions of the Uniform Fire Code �rFC and t1�o the Uniform n orm Building Core (UBC) and Uniform Mechanical Code (1fl4C) specifically referencing the fire department, and otbte r local ordinances and regulations. Plans cannot be approved at thi s time. This department h '7 � Avenue with witn.,) concern over the termination of S.W. Gallo A. turnaround provided. Plans show' d be revised to show proper turnaround as rer ired for S.W. Gallo or extend it for circulating street. Hydrant location will be reviewed and approved in coordination with Tigard water District. If l can be of any further assistance to you, Please feel free to contact me at 526°2502 Sincerely,/ r C' ne Birchi., ' Pputy Fire Marshal G13ekFl cc: Tigard Planning Department yaW!J'rk ng" Smoke Detectors sob Lives STATE OF OREGON County of Washington City of 'Tigard depose and say: (Please print � A That .l a* / �k+,.�e l � .: 'It 1 ^„ for The c7 of Tigard, Oregon. That I served NOTICE C P POBLXC ,. , 1NG FOR: That I nerved NOTICE OF DECISION FOR: City of Tigard Planning Director _ - Tigard Planning Commission �......... Tigard: Hearings Officer Tigard city Council A copy (Public Hearing ing Notice/Notice of Sec .lion) of which i = attached (marked Exhibit ,i1 ) waa mailed to eao h named pe��ane at a acdr ss sha� on the attached list marked exhibit "R° on the „, day of 19,..f11,;,:_o ON as h �: ; etd aatt: Yhad, was pOete on an appropriate bulletin board on Q�T' DECISION +, r ; . 9 i .. ,• and depo i said notice NOTICE n t ae day of in the United States Z 1 on . the y , day of , . � , 19 Ij postage prepaid. -. ed and sworn/affirm to me on the day of �u.. scribed °IyFICIaL SeAL CATHERINE WHEATLCY NOTARY PUBLIC-OREGON, i° COMMISSION NO. 006060 MY COMMISSION EXPIR Y 10, 19 5 -army PUELIC OF ORE% O my Commission Exp r; e: ,4 • 3.. 3 5. CITY OF TIGARD washingtor , Cw` u YtY NOTICE OF FINAL O1 Ddfit - BY :TANNING COMMISSION Concerning Cape 11umber (0) a SN8Ma®61 91 -® CN 11--0t10BA VAR 91 -0019 Name of Owners Jra n & Martha G1aubke Ampeawart Nampa of Applicants Olson Deve . east Cog 'ay Address Rt. 948 v City Beaverton_,• State OR Zip 22221 Address of Property: South end of SW Place Tax Map and Lot No() . 2S1 3A4A,t:ax lot 300 _ Request: 1429l3..c ant p ee a t rov�al of the fJ w•„�i.a, , 3e.YA11 422li911ti,one XLdone chars spun val to des konate they' gERPIXII-Nith...04.22APned Deaelo mei tr., . a �a� ; • 2 Subd.ivisioxa srelia4n y let Pl nned Deyelopp oncestual plan apm ,oval to _d , ;ide 5.84 acreq into acre nizle lots between ... 2..»0 jagAl e. feet wit 4 3.96 Acres _ to ba dedicated to that_ Cite as ooair� � r ce 3I Vari. anc _Appggial . to allow a A depth to wdth ratio, of 2.9 to 1 whereas Code Section 18.164.060 rei a 2. 5 to I. lot de th to width hraatio ZONE: R-4.5 Residential �4 its acre s ao .ak a.l1ows ei _f mils detached residential unite isr;ib .ig su :facili ._ residential l treatment homes ,farmlag.LJEgninfactured homes fF igv„_da oa ,e home ocqpati j e. Lean easy iden�t:ial. fuel tanks and a Reseory etructuree. �, .. Approval as requested X Approval with conditions Denial 6 Action: 7. Not, „ice r_ Notice was purl tshed in the newspaper, posted at City Nall and mailed to: X The applicant and own r(s) Owners of record within the required distance The affected Neighbaarhocd Planning ®rganiation �71, Affected governmental agencies 8. Final Decision: Tam DECISION SHALL BE FINAL ON Ned , tuber 18 1991 UNLESS AN APPEAL IS FILED. The adopced findings of fact, decision, and 94ateffent of conditions Can be obtained from the Planning Department, Tigard City Hall. 13125 SW Nall, P.O Box 23397, Tigard, Oregon 97223. ia accordance with 18.32.29 ®B and Section 18.32 decision w ov �, peal:.. Any party to the decision may appeal this 9. A*� PPe, which rovieiee that • filed within 10 days after notice ie given and a written appeal may be fie ay on City form i and Must et be sent, The appeal may be sulbiaaitted accompanied by the appeal fee ($315.00) and transcript coats, up to a maximum of $500.00). The deadline for filing of an appeal LS 3:30 p.m. 1 m@stionie.. .. If you have am a eetinaE, paeaae call the CLty of Tigard Planning Department, 639- 4111. bkw/8U891 --14. BKI aadlIMERSDENNIBENA CITY OF ft: TG ID PLANNING 'COMMISSION FINAL OWIER NO 91.•12 Pd: 1 FINAL ORDER INCI *1DING VI ? JINCS ' !ONCLUSIONS CH A rCAI FOR ZONE CHANCE APk ilov L, PLANNED DEVEL `WEW REVIEW t U4f DEVELOPMENT PLAN APPROVA1, SUBDIVI PRELIMINARY PLAT W p1 RO AL, AND VARIANCE APPROVAL; PEQ TED BY OLS?N DEVELOPMENT INC. I TES APPROVED 'PROPCSAL IS DESCRIBED BELOW. The Tigard Planning Commission The Commission l h�� based it decision on the public ublic hearing on December 2 findings, and conclusions noted below. /. SUMMARY OF TEE REQUEST CASE: MEADONGLADE SU$D: V'ZSION Subdivision SUB 91 -0014 Zone Change ZO "4' 91 -0008 Planned Development Review PM 91 -0007 Variance VA; i 91 -0019 SUN4ARt: The applicant requests: n approval to dd the PD (Planned �dirtiens to Development) �.. ?one change sn pro �, the overlay zone to the 5.84 acre site in underlying R -4.5 zoning designation. 2. Subdivision preliminary plat/P lanned Deve/opment conceptual plan approval to divide appro.thnat= ly 1.84 acre° of the Site into 9 lots ranging in size between 60 572 and 8,464 Mquare feet and an extension of SW 113th Place. In addition, the applicant proposes to dedicate approximately 4 acres of the City way /Open space and site to the Cit of Tigard � ®r � reen�, pedestrian pathway purposes. p flow proposes lot 1 to hai ` ° +e 3. Variance approval is requested to a a lot depth to width ratio of 2.9 to 1 whereas the maxi.wst permitted, lot depth to width ratio is 2.5 to 1 ( Csra u rity Development Code Section 114.164.060.a.2). APPLICANT: Olson Development Company (Lloyd Olson) 'route 1 f Styx 948 Beavetton,OR 97005 AGENT: Westlake Consultants, Ino. (Darren Kipp+' r, PE -Pro j eot Manager) 7340 SW Burin iker Road Tigatd, OR 1i7223 OWNERS Glaubke Living Trust 11405 SW 92nd Avenue Tigard, OR 9/223 COMPREHENSIVE PLAN DESIGNATION: Low Density Residential ZONING DESIGNATION: R -4.5 (Residential, 4.5 units/acre) N f Tax Lot i 113th Place, LOCATION: South of the s�out�heLo�:t300 ) xnue of SW 1�.� (WCTM 2 S 1 3AB, Tax FINAL ORDER S05 91- 0014 -- OLSON /OT,AUBXE PAOE 1 Y 1 ` Qdl9M/ENSA APPLICABLE LAW: Community Development Co de Chapters 18.32, 19.50, 28.52, 18.80, 18. LA, 18.92, 18.150, 18. 160, 18.164 and Comprehenai ve Plan Policieta 2.1.1, 3.2.1, 3. a .4, 3.4.2, 3.5,-,30, 3.5.4, 4.3.1, 7.1.2, 7.3.1, 7.4.1.4„ 8.1.1, and 8.1.3. II. FINDINGS ABOUT SITE AND SURROUNDINGS A. tine and shaueo shape Tax ]':sat 300 contains 5.84 acres. to 680 feet east-west roughly rectangular feet northi�sout extes,�ding approximately 56�r Summex Creek, traverses the site from its northwestern corner to its southeastern corner. B. Site location: The site is located south of the present terms us of SW 113th Place. The e Nith Soh ®olri.s loon to ®the east tc+f this W s3.temrd Street. Fowler Jurn�.® r 9 C. E i !i g. ®es _ and structures: The slate presently contains one single-family residence and several outbuildings. Tree cover cons,isting„of; mature of evergreen and deciduous species Is found primarily in the southeastern section* of the site (proposed lots 4 and 5) and within the 300 year floodplain of Summer Creek. D. Tom,, raohy am draianeae slopes area Scientific ti.fic Creek. Rea�au large �f. The site slo s from north to south towards S� the floodplain area includes wetlands. Scien , performed a wetland-analysis of the site that has been field eurvey, d by Westlake, Inc. Approximately 3.96 acres are situated in the 100 year floodplain of Summer Creek. E. Surrownding. land uer s, Mutley's Addition 26 lot single family re ident,ial subdivision lies tr3 the north of the subject property. Other subdivisions li =' to the northeast and northwest. A wooded portion of the Fowler 3unior High School campus is just east of the subject property. Parcels to the south and west of this sit also; include single family residences although these parcels are on larger lets that may be redivided in the future. These p arcels lie on the southern osite side of Summer Creek from the subject site. These parcels receive their ,Ori.rnary access from SW Walnut Street. '. Plan deei nation, and zonin The site a nd surrounding parcels are designated with the Loo Densitq; plan • g - /acrc zoning designation. Residential laa� designation and the R-4.5 < Nets de�t:3�,a 4.5 un std G. Develop sent Mroosal/'NecesarXA2EE2vals4 and to desli.catea cre site into 9 detached single- family b�uildi.n lots a r City p®� _ . g and s P� 3.matel 4 acres to the ,..a:�y iaf Deal is to subdivide the '� 84 acre " greenway purposes. The areas prottiosed to beddedicate re how,�n space ra is And B on the ;, preliminay 'plat. FINAL ORDER 808 01 -0014 - OLSON/GLAOBKE PAGE 2 • In order to accomplish this development plait for the site, the applicant requests approval of the followings 1. Zone change approval to add the PD (Planned Development) overlay one to the 5.84 are site in addition to the uLtierlving zoning a esiquation., The planned Development overlay zone is necessary to allow for a traaofer of development opportunity from the floodplain area to the non- floodplain portion of the sits« The community Development Code allows a transfer of up to 25 percent of the housing opportunity that would be available in the floodplain area if not for the reetr;.ction on development in this area becauve of two floodplain regulations. According to the Code's density calculation standards, the aite provides an opportunity for traalafer of 4.46 unit from the floodplain 'area The applicant is al.eguesti lag to transfer 2.3 units of housin g opportunity. o S>nabdivi.sioan preliminary plat/Planned Developrant cerstual _ plan approval to divide approximately 1 88 acres of ie site into g lots ranging in asize between 6,572 and 8,464 square feet and a411 extension of SW 113t t, Place. In addition, the applicant, proposes to 'dedicate approximately 3. g6 acres of the site to the City of 'r'tgard fog greenway/open space purposds and 0.031 adros tor a pedeP try iaf pathway tract. Wetlands havembessaistound : on the site, wyaol1y , within the 100 year floodplain of Summer Creek that is proposed to be dedicated to the City of Tigard for greenway purposes. The applicant has had Seientif is Ret.ourcee, Inc. delineate the wetlands and this area has been surveyed and staked. The wetland area is hown on the preliminary plat. bh.; e preliminary plat nOtea s minims 25 foot g proposed through the lott. building se�back from the wetlands i.® ro sed throw if dcatione. Variance approval is reqatested to allow proposed lot 1 to have a lot depth to width ratio of 2.9 to 1 whereas the maximum permitted lot p► .. v widi .� ratio is 2.5 to 1 (�mamnnit<y Development Codex Section depth �' The appl .want y e statement says that the variance is neceoe tated by the applicant's proposal to dedicate A 10 foot wide tract abutting lot 1 for a pedestrian/bicycle psathWa ? to the Fowler Junior High School site. Without this proposed tract, lot g satisfy foot wide minimum lot width could be " made wide enough to as iaf the 2 5 to ratio. :sit 1 would ®frill, c�atisf th standard of the R -4.6 zone. . Public setv11.ce _ and utilities: proposed ._. to seer at led within SW 113th Place draining orthward to an exiati .a �,� g s g sewer is n sewer pr�defn� t ®aextn at+on�m�eew,. r this A sanitary of s s road. Storm drainage would be collected by a network , � r� '. within the proposed public roadway extension, and would be didsharged into the Sumter Creek floodplain just north of proposed lot 9. The applicant, proposes payment of fees in list of the construction of water quality and Public utilities would also bp extended to the site from the current atermint*.e of S quantity facilities. SW 17:3tdh Place. I. Streets and acres The wideelocal street Swith within fifty foot right-of-way terminating in a cal l de . The proposed ..: p ` ps .. i t . ten foot sided, sac bulb. curb=., and other typical public etroet im ovements A ®, street wowZd contain a sews. ca on both acc ©e tract with an eight foot wide pathway is proposed ;duet north of Fz�FINAL ORDER - SOB 01-0014 - oLSON/GLAUBKE PA SE 3 eilanglinterenWite lot 1 to provide access between SW 113th Place and the Fowler Junior High School campus. An existing dirt path in this general alea shows this to be a popular route for neighborhood school children. A 20 foot wide public right -of -say extends southward from SW Gallo Avenue to tlee feet site. e'his right -°of-way contains a gravel driveway o driveway to the home on the subject site but 6to s not provide vehicular access to any other properties. It is assumed tbat sane pedestrian use of this right-'of- veay occurs between SW aealo iorenue and 'Fowler Junior High School. No extension of this right -of -way or improvements are proposed by this development. 1I1. APPLICABLE APPPr4AL STANDARDS Chapter 18.32 authorizes asie 4 to appeove changes to the r�a„T�es the Planning Co�oa�, zoning of a property, such as the requeste4 addition of the PD overlay zone, upon a finding that the requested change is consistent with applicable Comprehensive Plan lealicies The approval criteria for a Planed Development are found in Code Section 18.80 120. The epproval standands for c preliminary subdivision 'plat are listed at Code Section 18.160.060.A. The hearings authority may grant variances to immunity Development Code standards if Clh.;, variance approval criteirin cf Cod:; Section 18.160 120.B ar satisfied. ,k x also be found to be consistent with the development standard �f the following Code Chapters: Chapter 18.50 (R-4.5 18.84 (Sensitive one) ; Chapter 18.88 (Solar Access Requirements); Chapter Lands); Chapter 18.92 (Density Computations); Chapter 18.150 (Tres P,.�otection) and Chapter .18 164 (Street and Utility Improvement Standards). � ent aaf the sut� subject site but are n chapters may lc� ®� ant �e�+el,�p�athe� Community Development Code of appl. �.oabls apply to to the current review. The Commission also finds that Coepr'ehettsive Plan po1icier 2.1.1, 3.1.1, 3.4.2, 3.5.3, 3.5.4, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1,, and 8.1.3 apply to the review of this development prof meal. IV. NPO & AGErCY COMCINTS 1. The City of Tigard Engineering D partm ant has reviewed th proposal and provided the following comments: a. Streets: of S.W. 113th Place. S.W. ;r 13th Place The site is located at the terminus , ° �•e t ay t 3 if feet of r pavement, curbstand 5 foets sidewalks on both is e:la�si 3 h Place is fully right-of-way with .4 .�-ly: � lily 3:mpa ° ®va+d t® the sires of the street. iCux ren� S.W. w 11 site. It is the inte nt of the applicant to extend he titre within the de el Opment and terminate it with a cu - e-Sac while pe idin � street Feprovements and meeting r current local Gallo AM . classified am a local street, from S.W. S.W. `�` and :street to of this In addition, e; ��'® classified ,�rope,� y runs p S.W. Gallo y i ti stages development: the dr . t end of Oallos Vineyard Subdivision development. to is basically �.n trae� �,ticges of el,,o tint 1) Tigard Street NCO. . the Within .�ou�h °. .«.. y. . • he road ' the 50 foot right of wa , 2) froi t road is o fl'the Lmproveme nts to the north property line of this proposed y tex7minue of P . . p, with only - f -wa�y. development there are no roV WentS with onl. 20 feet of . ight�- o rI1 AL ORDER SUB 01 -0014 - QLSON /CLAUBK1 PAGE 4 to the east of this development and running from Tigard to Wainaxt Street is property owned by School District 23J with Fowler Junior High locate on it. If this development is approved, it wooed preclude the ex-tensinn of S.W. 'Gallo Avenue within the existing eight -o €-sway without a ahift to the east It is . unlikely that the School District has a need for a street to run along their went property liee; they have access from both Walnut and Tigard Streeea. The area between Tigard Street and this rubdiviaion is fully developed. Tha9 area to the south,. between the subs ivision and Walnut Street, is a mixture of property both in and out of the City limits and it wouid appear that local street(s) coming off Walnut afi uld best serve this area. Tht refote, the ,applicaiat should :dot be required to dedicate additional right --of -way or install improvements for S.W. Gallo Avenue. b. Sanitary Sewer There is an existing 8 inch aan Ltary sewer ey®te m located within S.W. 213th Avenue that has sufficient capacity to handle) this development • The applicant should be required to connect to the pt tic syeteme Within the boundaries of this property, there is an abae toned sanitary sewer, line wi th easements. Approxrately 2 - 3 year ,ago the City of Tigard re-routed the system. . The ap;Oicant is proposing to build Ivey ,these e&i emente. Based on the preeiminary plat, the of fec;ted iota aria 1, 2r S, and 9i, The Engineering Departeent bee ,no ob jecti oe to the _propl sal �aa� g n at the applicant etas the appropriate easement, vacated and that . lines and maftholles are removed and dispeeed 02 according tee currant standards tc. Store Drainage: The applicant ie proposing to extend the existin g pu blie storm sewer system located within e.W. 113th Place to pick up the additional rung f from this development and to use t'le existing drainage way. 'she current eyetem picks up , the storm runoff from tha develsped area to the north, exits at an outfall located et the terminus of S.W. 113th Place, and then floes into e feet Creek. The existing outfall will be relocated (approximately to the eoutheeat) so that it will be within a tract of land to be dedicated to the City of Tigard Provided the foliowin comments. JP ]� al and has d Building Division has reviewed the ro e �uj 2 n The City of T , ar a. f i permit shall obtained of the existing buildings � the site. The seotitank shall be pumped out and the septic system completely removed. An inse.ection shall be pumping should be provided. copy receipt for obtained subsequent lent to system removal. A cop of the as required b, the count. Watermatster • Evidence Of the h be appino b. There appears to be a well on the site: e The well ®h,,�ild by y ca tin should be p e ides to the Building Divieion. p 9 foot setback from the wetlands shoul • }� as this a clearly h t� in c: The 25 £sot, 9 uid be the �� old Fill: �.,_ and conBt ruction within The ualatn std Valley tht the and l�cant ° QiBen 3.neera ianoulel d° the x °egxr;�'at and hydrant to d Okdihete f ire y omme has c locations eith the Ti Tigard Water District and the Fire Distriet FINAL o a `R g05 51 -0014 OLSOM/OLAtBitt PAGE '5' • The Tigard Water Di.etrict has commented that water main, hydrant; and meter locations will need to be coordinated with the Water District office prior to approval of public improvement plays. The Oregon Division of State Lands hag noted that if the proposed development will require the removal, fits, or alteration • of 5a cubic yards or more of material within the banks of the ranno Creek floodpd.ain or adjacent wetland areas, the applicant need to apply for a state removal permits may be obtained fromithe. Speoifof or fill Permit well in advance of construction deadlines. on the need for from the Oi3t';iseiean of State Lands office. • Tigard do hoo development 23J has reviewed the Isroposal. and has noted that Tigare� school D • proposed velopment lies within the attendance areas of C.F. Tigard Elementary School, Fowler Junior High School; s an0 the Tigard Senior High School The proposed development is projected to generate the following additional enrollment at those =4;lhoola: 3 students at. C.F. Tigard Elementa+~ry School; 1 student at Fowler Junior Sigh; and I student at Tigard High school. . They School Dietrict notes that school capacities .are pr!J)ected to be exceeded as a result of this proposed development and . ether rrcentl reviewed and a roved develo � tinvee attendance • eaaa 4 The Disatrict notes that corn facilities of the schools are nauf f icl lent to be able to consider portable clSsaroOM additions. Additional a hool Capacity may be provided by other options under consr3id eratipn , by the . School district., including: grade level .recon iguration. rescheduled school year, boundary ad juetraaerits, double shifting, busing to under -uti liz =ea facilities, flutUte bond measures ea , g facilities and oipher school housing Options. ructcn of new fac.11iti lead3��n to coneat . The Metropolitan Area COKOMun icatiohe Commisas ton (cable fielevieion) has revi:secled the proposal and had cam t developer should contact Columbia Cable of Oregon with regard to installation of cable in utility trenches. . F *7 has reviewed ed the request and has reconamended approval of the Proposed development. ent. • The Unified • the s Sewerage Agency has reviewed the proposal and has contented 9 :�f iea recently adopted nh Tualatin Bi s,: ® n (Section 6 ®S 5) red i a no part of the 25 foot undisturbed area or setback from (. aensitive� areas a.n thie case; the wetlands) may be incorporated within a building lot.' For this reaeo modifications will ; be nece = nary for the tar lot lines of lots 3 ®9. and also tit- s rein irea nntS that are in art of ®the Surface Water water quality Y � part Standards. 10. PGA, GTg and the City of Tigard Public Werkcei Department have reviewed the proposal and have offered no comments or obirat tion e kvaLU ATtoN OF BEQUEST A. pampliance with. CotmuiYitY gg ee' o tent code 1. T0 C ission finds that the proposal to add the ; i" laE'ned overla zone to the property is cosolster, . Witt the T �► Comte pp. Development • y change .. ._ : . s dd J) the foilor ing nc� � mctnatic�at� ,1 pp approval criteria for a zone rei eat de findings which showy that the is conss�. ®�.e�►t with. ��........ iioabt. FINAL ORDER ' ...oLsON /GLMUS mot O. boi 'Comprehensive Plan policies. Community Develop Meet Code Chapter 19.32 procedures for the review of a quaei- judicial la:.nc arse and development action have been followed in that review of the application. . The proposed subdivision is consistent wigs, the use standards of the R -4.5, zoning district (Code Chapters: 13.50) because the lots are intended to be used f e single family detached dwelling units. The lots are consistent with the average , lot width requirement of 50 feet. The I proposed density of the ` proposed development is substantially less than the housing opporrtirnity provided by the Waller than the R -4.5 zone's 7,500 square foot minimum lot size. are R -4.5 zone applied to the overall site, although several to size. This is pentitted through the punned development overlay zone allowing a transfer of housing Opportunities from the floodpla .n area to the upland area. A0 noted by the Unified Sewerage Agency 1 c of nente, the ,recently' adopted Surface Water Management` Standards for the Tualatin River Hain (Section 6.08.5)" require that no ,part of the 25 foot undisturbed area (i.e., setback) from sensitive areas (in this cage, the wetlands) may be incorporated within a building lot. Per this reason, modifications will be necessary for the rear lot lined of lots 6-9 as gg 4 This � negatively flit he number of lotsperrmitted�in this .subdivision or the buildability t y the these lots, although the side 1©t lines may need to be shifted somewhat to improve the buildability ,of .lot 9." 'Th+e • Commisssion does not have a problem with regard to shifting the lot lines from what was proposed as long as no lot would be less than 6,000 square foot in size and the applicant submits a revised density calculation to staff demonstrating that adequate opportunity continues to eurist for the number of lots to be created. The Planned Development ov r 3.resd allows w to request . erla zone allows i,he applicant different ssetbacksss than required by the underlying zone. In response d � need modify the P lased lot lines in response tie wetland area raised by USA, the applicant ei uented that the ; ,ubdivis i ion be permitted to utilzo 4 feet side 7 yard .� . back' greater .. ' y g es' on the �r.� tBet .. lots. The Commie ion cone ra with this request. in siting atom Stan lard s for e a l planned Scheme development s consietent ( Section With 18.80.1 approval e a n ;� demonstrated Ykny the fliadinge greats ted for the variot s Plan Policies and Coke onaviters applicable to the rer "est. Cee nissnnion find � m that tho reolireMenta of the following Cede Chapt. res are net r able to the Current review although future directly applicable With the .. n j site will need . to confOrm wi im rovt��ien�ts on the subject require4ents of these Chapteret Chapter 15.1444, Accessory Chapte Bred chapter ,18.960. g itationsn... ibcceptionS + Chapter Additio ; C)r,a e� _ rna►l Yard Area 18 9�, 8ssailir;�.n Height Limitations: ea Recgu real.... ,. 18.100, Landscaping 4104. Screening, Chapter 18.114, Si.gnss Chapter re . le+� Access; confor<� Lance of future g with with _ . ... ..,.... � ., Staf�' i� . wi these, Z cesss, and Ch6 'ter 18 106, Parking. charged e aidW in g g Per tit sigh permi an roc g rcenent QctL , w etandt, tda throw h the buildin rmi.t and t r6vie P eassne® as well as throia h continuing �e►de enfo one m With regard to the additional � . p . ". g ati.,�nai. P1ars?.anad Be�ielo sat a royal the Crjrr ntssa:on finds the proposal is consistent with section 18 .90 120. A. 3 . a (i) i n that the proposal ,avoids ctisturbancd of the wet,t1.ande on the site and also orients the majority ofw.t)ae' pr�po.ed lets with respect to v iews of the wetlasnsls� rind natural aroasl'. rItIAL ORDER - SUB c91 --0014 - CLSON OLAOBKS ; Ip fre CO a area on ' daub ect site i+e identified as a significant The wet�.and the � �,�,;� ®s P'loodp7lain and g y s�etlafad and drama ewa on the Comprehensive by the Wet .ands tap. This area is also identified as a wetland area y Scientific Resources 1989 Wetlands stsady. The applicant has submitted a wetlands .survey and delineation prepared by scientific Resou1,�ces, Ybc. as mitred by Code Section Y 18.84.028.B. Consistent with Clitapter 18.84 and state and federal standards the application does not propose any modification of the wetland or dr .. y area. The pre1iminarY plat. prOpOUee dedication of the wetland and floor plain area of the parcel t e ,gr The r po. on will be accepted. +� City to be included within the Summer Creek Qenway'. de,licat:i t the hearing on this matter„ the applicant pointed out that all of the land shown on the preliminary plat as T act R to be dedicated as green -ay is not within the 100 year fl.oadplai n of Summer Creek and therfoa a would not normally be required otal • be dedicated toC the dine City as. a e.ondi :ion of development app+ has reconsiderred the proposed dedication of this upland area and 11,3,e reign . eted that the Planning Commission a1 ow the applicant the option of transferring" some of this upland area on the west aide of the eubject parcel to adjacent pares /a if agte& eats can be readhed with the owners of theme parcels and a ]Pot line , adjustment Department. The Commission application is approved by the ��. ins adjtnstsanents has no problem with this idea, as Long as any lot l are approved and recorded prior to recording the final .oat, no fragmented parcels are created, and a revised dens ; t y ca cnlat ion Le g t p, xcel submitted with the final plat reflecting the ac�.+�al. paten size at the time of recording. The applicant will be required to have the Wetland area ci ariy marked in the field so that city inspectors and the publice can monitor avoidance of the wetland area ;, by construction activities, In addition, minimum lot setbacks Of 25 feet for proposed lists 6-.9 will be required condiiitent With the USA r•ulea o . ,. aati ®n of �uex �,re�►3e In addition, the US hey �' year f 1R,bod elm _ . gA of En i.neere 1980 Sum sett Creek Flood Inssrurance Study found the y adjacent to this site to „range between 160 and 162 feet. Area p to i site should be remitted t the 1be dedicateed�to$ the adjacent nforoopen� spade and :flood resltai.xesi 1.cc Control purpodeb, .. - 5. node Chapter 18.88 �a� °ovi.dee solar access. etaldarde for the development of new single -gamin y lotoe. A minima of 8 � 0 percent of the proposed lets, Watt; meet solar aces through lot configurations deaignation Of protected scalar building line ee� 3 ecke other a Maui. ®di a bac©r ® use through than Standard ,. b motion of .rna�aee options relative to tta rfo resaidencee on the lota. The applicant had stile fitted Solar accede calseulations within' the applicant' €3 statersaent doaRi>aesestat for the pra±►poSed dev elopiscsent Pro eed lot 7 is excluded tete the tibiae. accesaa calculation ad the 20 percent of total iota that need not be considered within the Solar' .. Proposed lotia 5 and 6 eieet the basic ealar e d a eucuement b it Would iriiscesul�ot li that ... a iresam of true cavise i .. nt �i� uld s�►ve . e , , nth The a licant pe pd a m. dinneneion of 90 feet. pee poses a protected solar g - .. PP h so..., p � - r �, � sussents . _ .. .. ; .., de x�ees o ue I the lot o�. zn d ®� . T building line for lot 4 to be designated on . p a .. . p pp : u g ` b lobe to b'. recorded with the plat, � �hrs r Brant a.s r�ill�sti t:o a�avr� TINA ORDER SOS 910014 oLSCN /c LAUBKE PAGE 8 • b. 1, 2,, s, and 9 subject to }wilding construction performance standards in order to satisfy the solar access for new development standards of Section 18.86.040(C). However, Section 18.88.040 hE r �h d au ct mnte to Design Standards) state that the approval autoit Y mY reduce the percentage of lots that must comply with Section 18.88 .,04C !c) (Design tandar ds) to the minimum extent necessary if the approval authority finds they applicant has shown it would cause or is subject to one or more of the following conditions: 1) adverse impacts on density and cost oir amenities; and 2) Impacts of existing shade. Rather than establishing petformanc,- requirements at this time that may in time be found to be extremely difficult or impossible to meet that would necessitate variances at that 'time, the Dotmaiasion finds that it would be preferable to adjust these lots Out of the design standard requirement thereby exempting these lots from the perforsutance standards. Tha current location of SW 113th Place as Well as the configuration of this buildable portion of this sit:. relative to the road and the floodplain require that the e*tension of SW 113th Plai -e be oriented in a north -loath direction. het e ' cons extension and these lots from beir'g traintr� prevent this .read extenal.o oriented in a direction to achieve solar acc+e *e without causing severely adverse impacts on density, aesthetics and fegibility. 6e would still encourage the applicant to attempt to coMiply with the Solar access performance standard for lot 1, 2, 8, aild 9 The • tars. r� cal' ulat on. According to this calculation, and ropoeed g , cite �co sed subdivision complies with ;Mhe density s tandar 1I 3 of Chapter 18.92 n se becdau the 0 e 3x1.4 5 acre net developable area of the site (after deducting for public streets, 040035 are fot the proposed pathway tract A, and 3.96 acres for gresAwaY /opr►n space ation along SUMMer Creek) yields an opportunity for 6.62 dOelling units, and the density trrs3fer pravieiionss Of the code an . Y . to be credit& d to P P o ritunit f�,�n. 4 4� unite rovdsn sin *y a y �;he u lands area from $ the floocdplain area A total housing opportunity of 11.16 unite therefore would exist for the grows site ro sen The rime ree. Nine single family residential loth are �C paee�d, on .....these fi fee • , modifications to lot area and dedication area required by the Tualatin River Surface Water Management qu. relatively minor and should not Effect the housing - are ne intents oPP Y by n fractions of n unit. ron�rsalfor this develo ent b more than po therefore satisfies the density pP o rtunity standards of Chapter 18•492, although a revised density calculation reflecting the required modifications in lot area will need to be OUbWitted he part of the final plat review proceee diameter that ate removed the tdurin the cour ee i� u Of conotr ct1on be e rniniMized the proposed development will necessarily rewire the r©flti � eels oh proposed iota 4 .and 5. 'date 1d be taken to re ain as many mature trees p -. gt"'� shoal al cam, severs s�i n3.ficant . es . a® oes�ible throe► h caref-,.;1. site plannirng and building deaiga�; ai�� well. as through Care " M a p. Mix ? mLzirig tree rensova Ciu3. in .. f � po _ In should be a benefit tto the o n eed deve lopment in bp9 h increased property valuos as well as atMospheree No tree removal or site grading should be allowed to occur prior to Planning Division approval of a tree removal permit. The developer' FINAL ORDER .._ .. 91- C�al4 :. 43�+Sa�T/`GI.u�NFi -�i?B PAGE . 9 CL may be respired to provide the ,Services of a certified arbori'st for analysis of ways to retain addiiot al trees on the , flLte. The proposed anbdl vision coMp1ies, with Chapter 18, 160 because: ,a. Thy+ ptopoaed subdivision nom Plies With the Co preehennive Plan Map designation density olr4rtnnitY for the S :te and w,p..th the applicable plan polioieaa the re ;alatione . of, the R -4.5 zone, and 'ether applicable lationa,g b the proposed name of subdivision, Meadowglade aubdivisian, p on County)) is not duplicative of any other plat in Washington c. The props ved extension of SW 113th Ave sue will provide for adequate . and safe access to the proposed lots and a logical terminus for S� 113th �° ... n Place. There is no reaeon for this road ' to be extended any further to provide access opportunities for, other parcels. The * ropoBed ,Tract A and pedestrian pathway to the school property will provide a aecesaary accei s dirt g. children that use the opportunity for th® teat number of existing dirt patbsay in this area to ,get to the school. The a.lican commended ' for' proposing this pathway. pp tie to be cotmpe d. code Section 18.164.060(A) (1),(b) etatee that lot depth may not exceec 2 1/2 times the average width of the loot. Proposed lot s 1 depth idth of 50 feet or a �►ou1.d have a da h of :151 feet to mow' �e�t�.on �,S «160 « ©00 depth to width ratio of 3 to 1. z t Code process. to Code authorizes the i'f�a��riings authority to grant variances through the subdivision review process. Section 13.160.120 provides the operable variance criteria. The 'pro;oeee6 lot depth ,to' width ratio variance La necessitated by the distance th �,' venue intesrsects' tax . j lot 300 _and >nits beastern border as well as the applicant's right to limit the size of this lot tO 7,470 sqUare feet', which is a " roxim�ate .y the eameg as the 7,500 are foot �l Thin interplay ay . � su g minimum lot p�l.za. of the underlying R-4.5 zone. create umOsua�ls ; circumstances affecting this dot . ` to o circumstances relativve to this lot as opposed sed to other paresis that are eimilarly7 oned. The requested variance is net =eery for the proper design of this subdivision with the number of units that are sought to be accommodated since expanding the width of this lot to 60' feet in order tcc,, meet this depth to Width ratio standard would necessitate e shift side lot lines with the► probable e lossf a lot with. no real ii► ' rovement of the buildability of p the yeraining lots. granting n; be The eital to ublichhealth, esafety and welfare or i jorioaie detrf� p' upother property f others. Staff cannot foresee any impacts on the vt r r s owners or the public if the variance Ls grunter The need for tl'hee var;� mice could be negated by either thed ortmo o a dedicated tract & id el�.natl.n it A to • p , 4 � .... _,.: the . nca�t a,a � : .. , ... . t .: r..: the p y tthrough tie applicant transferring a pea � 3th�rJai r� �',�' � 1n► 3"tiotl of the rear of this property to the property owner to the east , nating the need for they variance.' T ?-twee opti cos Would - ate an. hardshi� to 'tile ro' "arty P Y p P �' 0R0ER SUB 9i; 0014 olitoWiatA'UOKR PA0 1 O. owner and the need for the variance; howeVer, neither of these options would be beneficial to ' development in this area. The option a nt rather than an access tract could even be of detrimental to development in this area since a building On lot 1 would therefore need not have any phy!ical setback from tIle pathway but instead would only need to be setback from the property line. For these reasonan the Commission, `finds that granting the requested variance to the lot depth to width ratio standard for proposed lot 1 is justified is within the best interests of the public. Staff recommends approval l cif the variance request. The proposed subdivision complies with Chapter 15.164 because: a. The preliminary pint proposes adequate dedicat/ On of right - of-way for SW 113th Place and also proposes neceacary improvements of this streets to full City standards. b. The proposed roadway and utility preliminary designs are consistent with City of Tigard public improvement standards. proposed with Community Development Code standards for maximum lot depth -to -width ratio (With the c. The ro s�a3 �.2at� are con exception of lot 1), frontage on public streets, and other lot dimensional • standards.« d. Approval al o t sent application Should be conditioned upon A beingp granted for the existing sanitary sewer easement shown on the plat prior to recording of the final plat or construction of p ►ablic improvements on the site.. mbl anc With Cerra rehpn ®ive Plan 'Policies# 1. the a�lio� toza and the consistent Bbl � hearing thi 2.1.1 because notice of pF p� 9 s item Was provided to the neighborhood planning organization and to oc ,nets of property in the vicinity of the site. No oral or written coMmentis either in Support of Or opposed to the propoal were received at the public hearing on this matter; 3.2.1, 3 » 2.4, 1.4.2, and 3 5e3 are i "atisf ied because the 2. Policies 3.2. the that id Within the 100 ear floodplain the area of t$�e original parcel. preliminary subdivision plat y .. loodplain of Summer gCreek within Tract B which is proposed to be dedicated for reera say purposed. Reservation of this : area in its existing State serves several Plan 1 po la permanent p prohibition cf development Within the see: .. . �..rohib -. ._ nued rotnetion p g g along r re colt d a connection of the existin public greenway to Smiler we Crwith the school property to the east. the west 3. The proponed pathway along of Plan Which lot 1 in P Tract A would be suppo t i f y calls fear the City to develop an interconnected pedeistrian /bicycle pathway throughout the city.. The proposed pathway Which would provide fe ' payed pedestrian/bicycle path eOnneetien between SW 113th Place . and the Fowler Junior High School property: The City typically requires pathw4y construction within all dedicated greenways in order to form an intareonnected pathway. ► p ithin flpodplain areas will be more �oweveri ath construction w the difficult to accompl ash now with adoption Of the OSA Thalatin fiver F. 4 oL3 ON /alLAt sKE FINAL ORDER �{ SUB 91- t��,31 PAGR ii iasin surface Water Standards buffer area .requirements as well as increased levels of wetlands Protection. In the case of the subject property,► in appears that this conflict between provision of a recreational feature and eensittve area protection would occur if a pathway i • ha The ?Planning approves aeg subdivision sion p lat /co optual planned development pl n an associated variance request sub j ect to the fll o wing conditions: UNLESS OTHERWISE NOTED, ALL CONDITIONS SHALL BE SATISFIED AND OOMPIATION l)P PUBLIC IMPROVEMENTS FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PAT ;'IITH WASHINGTOLV' COUNTY. STAFF CONTACT FOR ALL CONDITIONS OF APPROVAL IS CERXS DAVIES OF TEn ENGINEERING DIVISION (539-4171 EXT.3I3) UNLESS OTHERWISE NOTED. 1. 1vo part of the 25 foot undisturbed area from sene;).tive area (in this case, wetlands) may be incorporated within a building lot. ModificatiCne will be necedsar for the rear lot lines of lots 6,-9 to be consistent with this requirement Some adjustment of the side lot lines of these parcels may also be made to reconfigure these paroe1a. In addition, the area of Tract 8 that is outside of the 100 year f]oodplain of Summer Creek may be reduced in Size prior to plat recordin • through lot line adjustments with U j parcels. P y P line adjustment of the parer parcel must be adjacent An lit approved through a separate lot lino adjustment t pplicat ,on. A rreviOed density calculation reflecting the requ red modifications in lot azda as any � Deng size process. p l ed to be well as an e�ha:� a in the s ze of the Vent parcel will need submitted as pert of the final let review the revised density calculation Would not permit this many lots the final plat Shall be limited to creation of no mbre than nine (9) lots 7'.11 parcels must be no leas than 6o000 square feet In size. All iota y the final plat. ehahl. be fully dimensioned on th Necessary supporting dom_: tantation or a plat note shall provide fee the establishment of a protected solar building line on proposed lot 5 as indicated in the applicant's statement Easement® o p ,�, pb creek ae diminary Plat. All Land Y P within the 100- year flood plain o� Summer th® re �tignalted on sheets 91 hall be recorded as ra ee and 104 of the U.S. ArMy Corps of Engineera Flood Ins ar"ance Work Map for SuMMer Creek ( 1980) shall be dedicated to 'the City Of Tigard for grreenway purpoEJeo. STAFF CONTACT: Jerry Offer, Planning Division. A demolition permit shall be obtained before be end the ieting stirs 2 l.dings on the site The septic tank pumps c by system completely r�;amcaveed. An inspection shall be obtained eiubdec;uent to system A copy of the receipt for .p y provided. st�mCONTI1CTs �Drad Rcaasb, auldie�g Divi,siors pint in' should be rt�'� ides STAFF capped as required by the County 3^ Watermaster.n Eii site Shall pp vidence of the capping ehall be provided to the Building Division. STAFF CONTACT: Brad Roast,' Building Division. 4. The 25 foot setback Shall the wetlandsl s hall b clearly marked in the field and this marking maintained throughout the grading and home construction procee a Filling, cony tructien and material stockpiling see . area prohibited. F CONTACT Brad Roast, Building Division. 5. oited: ST hin this area ®hall be xohi� any Prior t o the applicant receiving f i n a l pl approval commencement any construction activiti es relative to p op osed subdivision, following shall be required: A. An application shall be made wits, the City of Tigard to vacate the sanitary Sewer easements which impact Lots 1, 2, 3, S, and 9 as s .. . hewn on the �a:!1:3.rrainar plat.. The vacation rec a nt shall be approved by the City Council FINAL ORDER SU b 91 - OLSON /GLAUBKE FINAL �-0C11 PAGE 13 • Two (2) sets of dotailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall . � approval n an lsh�culd only be submitted for final review and �roval ( a NOTE: the are in addition_ to any drawings required by the Building Division include sheets relevant to public improvements. • An 6tosion control provided as ,part of the publ:'.c r vemen drawings. s. plan 'he plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989." • The applicant shall demonstrate that stoma drainage runoff can be d :schar-ged into the existing drainageways without significantly impacting properties downstream. • Storm drainage details shall be provided as part of the public improvement Calculations al: Al a topographic supplement lern ®and to the public improvement plans. p '� service area shall be provided as pp plans. 10. The applicant shall prcoVide evidence that all vacated sanitary sewer lines /manholes, within the deyeloprent, are either removed or abandoned subject city, Unified, Sewerage Agency, and Department of Envlr ®te en tal Quality. re qu irmente. 11.. A grading plan shall ' -g contours and typical I r elevations at 4 differ curb elevations as shop 12. The applicant shall make with the City of Tigard public, .improvement -plans applicant, the applicant' attend this meeting prior showing And proposed shed f to elevations corners of the floor plan tied to the top of a the public improvement plans e an appsintment for a pre- construction meeting Engineering Department after approval of the but before starting work on the site. T e s nreceivi g the approved plan s and permit s. to to l • The applicant shall submit a title report or subdivision guarantee to th. Engineering Department prior to the City's signing and release of the subdivision plat to Washington County. 14. Any tree removal thro h grading rovai of a tree removal permit and approval in Diviei l e PP on this ro rt _ must be a roved by the Planning , g of the grading plan. Trees over six inches in diameter shall be removed only act necessary to cons.nuct Streets, utilities, and residences. The applicant shall provide for an arborist to review► the plata for giading p and tree . rotection The arborist or the Plantin g Division nay prescribe protective Measures for trees to be retained on the Bite. Areas►, not y r com let n Of rading: A copy' of the tree removal possible after 1. ve etated as soo severed b str � ®e�res P 3.m ervoug surfaces shall ere p approved grading plan. shall be available ou- cite during all seemnd al and grading activities. STAFF CONTACT,: Jerry offer# • e removal Planning Division (639 4171). 15 oot • Mi.rimuan 8 f' wide asphaltic concrete pedestrian /bicycle pathways shall be constructed between the eastern edge of the subdivision within the . . f . Y , Peoples; to the P . P � , to the �n�c�et of SW 1�.3►th Avenue t , , . , . STAFF CONTACT F`lo d Peo les, Public ed �e of the e�etl.andz� in Tract D. ro aged 10 fosat wide Trac Ao an Works Division, and John Aker, planning nning Divsion: FINAL ORDER SUB 91-0014 0I.S0N /G UBKE PAGE 14 The developer of this subdiv,' � ,M :vn shall install' a water quality', faci lzt r Meeting the,requirements of Eeao1utiok and 'Order No,','9147 a.e aplit ved asp` adopted by the Unified Sewerage Agendy of Washington County. 1 /Alternatively, the City Engineer may naive this requirement ' to the extent, +q(llowed by the regulations of the .Oregon Environmental Quality ,COMmiasion and the Unifie Sewerage Agency am, they exist at tai time the public rovement plans for this eubdivie On' are approved. SUBDIVISION' a 13PJRO*01. S Sa BE vaL ri 'ONI•P THE '.I$ALO tatliat ' xG EN MONTHS OP T03 ErractiVE DATE TUXS , ECXSIOL t ;�,:a further ordered that the applicant bee notified of . the entry of t k4s otdetr, PA `.' ),,'i"D r ;. This,. ,day of DeceMber, 1991, by the Pia laninV Cp Mr, of the City of , Tj;j'ard . Ci FINAL a 3R - SUB 9l"0014 OtiSON/dti'AUBXE OI SON DEVELOPFIMP COMPANY LLOYD OLSO RT 1 BOX 948. BEAVERTON OR 97005 WESTLAKE CONSULT ► INC DARKEN KIPPER 7340 SW HUNZIKER RD TIGARD OR 97223 GLAUBKE LIVING TROST 11405 SW 92ND ME s': GARD OR 97223 CAL ,tLY 12356 SW 132ND CT TIGARD OR 97223 LEWIS WIDE 11920 SW 113ti PL TIGARD OR 97223 4 0 Lill • IN ADD/ 'ION TRH APPLICANT SHOULD BE AWARE OF THE FOY IIN% SECTIONS OF COMMUNITY DEVELOPMENT CODE RELATED TO CONSTRUCTION OF THE PROPOSED PUBLIC IMPROVEMENTS; THIS IS NOT NE''13SARI A AN EXCLUSIVE LIST. OrvaTIONS RELATIVE TO THESE REQUIREMENTS AND THE APMOVAL OF PUBLIC IMPROVEMENT PLAN sEDBLD BE DIRECTED TO CHRIS !AWES OP THE ENGINEERING DIVISION. 1. SECTION 18.160.170 Improvement Agreemen%, A`o Before city P� a rcval is certified tot the final plat, and before approved construction plane are Leaned by the city, the Subdivider Shall! 1, Ixecute and file an agreement with the City Engineer specifying the period within which all required improvements and x,'epairs shall be completed/ and 2. Inrilude in the a reeM nt provisions that if such �t�axrk is not completed within the period specified, the City may complete the work and recover the full poet and czpensss 3 from the subdivider. B • The required to be paid stipulate improvement fees and deposits as may be and may alto provide for the cons ,.ruction Of the improvements in stages and f' r the extension of time u;y er epecitic conditions therein stated in the contract • SECTION 18.150.180 Bond A. As regu .red by Section 16.160.170, the subdivider shall file with the assurance of performance supported by one of the ties � �eesm+ent an aegu 1. An irrevocable letter ` ,c. f credit executed by a financial institution authorized to transact business in the Stata. of Oregon • . A surety bond executed by a ou,rety compy authorized to tM ransa t busimese in the state of Oregon which remains in the surety company is notified by the city in writing that it may be terminated; or 3. Cash. p subdivider shall ate, certified by ,a 'registered civil engineer, to furnish to the City an improvement arcavemant ss3sQltlin S • The ineerr to &aniat the City E , inoer in Calculating the amount of the > erformafce assuana C. The subdivider shall not cause termination o;C nor allow expiration i of Said guarantee aitvv. ut having first secured written authorization from the City. • SECTION 16.260./90 Piling and Recording Within 60 da a of the t City review th+a ,�' sad ant approval, signatures t plicarnt shall f 'Alit . County submit the final 1 ' of Count officials as reignited by ORS Chapter 92. B. upon se or cog "w ththe~ recorded d final Olat , FINAL ORDER ` SUB 91 0014 OtacMiaLhgn PAGE 16 \ • SECTIO' 18,. 1`60.140 Finatl plat A p1ictaati' .on. *a ai ®aio n irer entaal Ap. ;a ,c pies of the . pa r tit on play; ;pri area , . by land' l�urv�el►or ox�; engine+ir licenaed to pradtl ce4.4.n' Ore(ong and '0,e6eeaary data narrative. • The I ti�'bdtv.41.oni plat Ord data; or narrative A be drawn to ;the a�+�:ni nw a s aandarde aeet forth by the treg(On Revised • Stitt:tes (C tB 92.Q5 )', ?aehingtori Coau ty ' aand 0y t hvi City & iF Tigard. 4,, SECTICIK 15.162.16ti Centerline itorinmentntion* ion4,0ent Box Recpu .,:eaaente h. Certerline tionumertation for all Major Partitions: 1. ;ins 'cent s:' 'Lass of all street and readway. ' ra; es -of -way shall be *nonuanented as Prescribed in cas 93.060 i ) before et tl" acceptance of atreot improvements Udder .' t14e following e apecificatin 6. s t. Ca nterline monuMente are ra t ired. to have Morntr nt, boxes: conformity to ;City ilitanderdl set for thane mottuments wi thin the lrgt,ar Ont ',area, and • The tops kbf aid. monument bF ' s shall , bif tie% to finished` pavement alraade .. SECTION 18. 164 sTAEBT AN!® UTILXTY IMPROViMENT STUD F ▪ lS.l54.030 Streets 1, q� yv pa,",1e y o ,.ct1r un n the . YI e�N. .. a frontage . A,o 6�f�vt�lo Il�en'� ®haa7;1�. �l ^�Oe BAii HBC��S� ®�'6nA�� .�9''8 �.� iiiiti�.h�ic1 or approved a access tom ptiblic street. Future Extaneions Of Streets and Reserve a`StrLpe . etri � aabros the end of a dea;licatod street" a. re ®eras. A p ge shall be deeded to the City; and • A barricade shall be conetruct6d at the, end, of the street by the pw o,erty owners which She/ l ndt be removed until authorized by the City Engineer, the cost of which shall be included in the street ccnst otion cost. 3 e The City y alkali in atal.1 all street aigne, keiati` a to tuaf f tC ': ntrol and titres' name@ , as specified ' y the (ity gngineer' re�� ... ri. 3.lbilt l Of the i ctc�v The 1� . rest of Signs shall h;� try for an de ve po y pe. 4. Street Crone 8ce►rtion: aa • Surface material shall, be Of Class C ox C tAnPhaltii: concrete; The final lift 'Shall be placed on all new constriction roadways prior to Pity final aocePtaxide of the , 0tdwayr 90 percent of the struotntee n d;ht new d vela sin t 4r ® ha►evaarr bbiar etaaa�i unless f�� , .� y�iei ha \fie el3 red since lnItiat on of construction in tLe deVe10 ent cs. The final lift shall be dlnin t asphaltic l concrete as defined by 1 . P. W. ►. atanc,ard specification I' oRDErt 4" SUB 91-0014 oLgoN/GLAusxm °_� _ r► A " • PACE 19 No lift shall. be leas than 1 -1/2 inches in 186164 120 Utilitie2 phi ,knea a'0' . All utility lines including, but not limited to toile, ,regni�'od for 'elsAct�; ic, communication, lighting and cable telmvis .on services; and related facilities ,Shall be placed under *ound, except for surface :trot *nta d transfor;sers, suwface l'ounited connection boxes and meter cabinets which :May be plaOe ' above ground, temporary utility ,, serViCel faoilitLaa 'a during . construction, high Capacity electric 'tines operatinq at 50,000 voltd or abve. i 164.130 casD, or Bond Res aired ,.; All inimloveimente ' installed by the subdivider shall ° guaranteed ar, to workmanship and material for a period of one yaaar following acceptan a by the City. 2. ';Such guarantee shall be secured by cash deponlit or bond in the • twount Of the value of the improvements as Set by the City tnginee . The cash or bond nha il.es� ply with ht he terms and oondi t3on, s Section 18.160.180. 186164.150 Installations Prerequisite/Permit FeO ' 1, No land division improvements, including ng 'sanita ry Sewer ', stoma sewers, streets, a,idewalke, J urba, lighting. ,r other requirements shall be undertaken O cept after the plans,. therefor have been approved by the '�ity,; permit fee, paid and permit ieaued. 18.164.180 Notice to city Required 1. Work shall not begin until the City- has been reified in a advance. • 71 work is discontinued for any reason; it shall not be z nursed until. the City is notified. 16.164.200 Engineer's certification Peq iree' 1 The t ides ° a 1 engineer p 'oxide written provridedohali, certi��ca�;ia�>� of a fd��, g by the City .�..��'rr�� all • al�aaa las�xxn� v impro� resorts, workmanship add materials wee in acct a3t With Current and standard engineering and constri*Ction pr�B, , cea, and are of high grade, prior the City aooept3 of the air r,tioirn and eiaiteiianct�.. yiartl:±oiv ther��ts f® auf�si Lv e0,on ° s inn �rov nts Or any 6RDER, w' RUB 01 -0014 :� ot56C9N/O 1 a t a IPA+I1 18 .I. f received f a City employee indicating the0 p +used use would be allowed. However, later le, was determined that the Light Industrial did not allow this uses, He gave several reasons why staff favored changing the zoning to I r � P. These included: site already developed to I -P standards, character of the building will attract similar ape roved uses, and adjacent property on one side is zoned I a. He talked abut the l ocati oval criteria a p policies. He noted that there were no comments .received back �: ecmaNPt . service agencies or Fire District v with regards to this Zone Change. He recommended approval of the avp l icationo There was brief discussion concerning the various options mentioned in the staff report. Associate Planner explained how office uses differ in the I -P and the I -L zones. PUBLIC HEARING CLOSED o It was consensus among Commissions favoring the Zone Change. * Commissioner Barber moved and Commissioner Saporta seconded to approve ZON 91 -0009. Motion passed by unanimous vote of Commissioners present. 5.2 SUBDI. P�,► � '� �LOPMEh�1" �PDR 91 -00D7 #7) ZONE CHANGE ZUN YISIOfa 91 ©014 PLANNED D`df v� 91 -0008 , ARII NCE VAR 91 -0019 OIIS0K L 0BKE , (NPO #7) . Applicant requests apprcva1 ��f the fo1lowin g development applications: 1) Zone Chan g e approval to designate th e property with a Planned Development ent overlay zone; 2) subdivision preliminary plat /iE a o tied Development conceptual plan aeprova1 to divide 5.81 acres into nine lots between 6,752 and 8,464 sgeare feet with 3.96 acres to be dedi..ated to the City 3) Variance approval to al, I ow a lot depth to width rati o as open space; pp P of 2.9 to 1, whereas Code Section 18.164.060 requires a 2.5 to 1 lot depth to width ratio. atio ZONE: R-4.5 (Residential, 4.5 units /acre) The R-4.5 zoning allow single family detached units, public ntial treatment support facilities, resade ant homes, farming, manufactured f occupations, temporary use, residential homes, family day .care; home o fuel tanks, and accessory structures. APPLICABLE APPROVAL CRITERIA: 113th ctures LOCATION: South end of SW 113 Place (WCTM 2S1 3AB, tax lot 3 0) A...,.LI ,�` 92 18.160, Development . fi4 Sections v� P8an ®Pol $c�es 2.1.1, , 8" Community Code 18.160, and 18.1 GM 7 1.1 Policies 7.6.1, 3.1.1, 3.4.2, 3.5.1, 3.5.3, 3.5.4, 4,3�l 7.1.2, . _ 8.1.1, and 8.1.3. Associate Planner Jerry Offer described the location and site. He � :: r 1� y acres transfer. He noted the reviewed the ,ensity an a licant proposesgtoi1dedicate�approximatel. 4 acres to the City for Pe Proposes p approximately explained t g way and pedestrian pathv�Qys. the Variance rego��st. Heeadvised that staff recommended acceptance of the floodplain dedication for part of City's .. ,re y� pen Space development, but 9 shwa o creek, rather existing p , require ether Chao following the ex� s Path of the o rQ ui re edge the options west side of 113th �o the ed e of development of the path from the. wetland. discussed �. .. p vi ng Pares e n He the pathwat location He notedhth e u � P �! he appl scant was giving v p a lot of area i n the floodplain and pathways. PLANNING COMMISSION MINUTES _ DECEMBER 2, 1991 . a � PAGE .14 . h• • • Associate Planner talked about the comments received from reviewing agencies. He said the most significant was from USA. He explained t yet. the rules had been changing rapidly regarding water qu it i ty. He talked about the setback set p q � sl noting that USA's supersede the City's. He explained how the lot l i nes would beaffecte4 and the lots s would be changed by the 25 foot buffer rules, with lot '�) being most affected, He provided copies of a memorandum he received from City Engineer regarding the new rules of the Environmental Quality Commission (EQC) which became effective December 1st (sere Exhibit A). He exvl ai pled the changes concerning water quality trea gent feel l i ti e , and he said this would necessitate adding a nother condition of approval to address this issue (see page 2 of Exhibit Al. He explained lained �h eeasohs staf � not feel the new rule would e workable. He recommended o f t he items in the application. Associate Planner responded to questions pertaining to Gallo Road and the pub■lic r g - -'y. questions about lot sites and l imi tats ens and recommended Commission allow the applicant to adjust size as they so desire. APPLICANT'S PRESENTATION ,..* o Darren Kipper, with Westlake Consultants, Inc., spoke representing the applicant He discussed the last-minute changes to EQC and USA rules. He advised the applicant was interested in adjusting the lot sizes to meet the new requirements. He requested a Variance be granted to allow 4 foot side yard. he advised they were interested in looking into a lot line adjustment sale to adjacent property oweers prior to the final plat. He referred to page 13 of the staff report, item #9, asking for more clarity to specify that 'i it pertains to impacts of this development. Mr. pper answered questions from Commissioners pertaining to lot ® sizes Commissioners indicated the. were concerned that lots might he they 9 too small PUBLIC TESTIMONY There was one person signed up to speak, hut he declined to speak. •Associate Planner �I.erry Offer commented that the Commission i s allowed to change the side yard set back requirement to 4 feet. He discussed t 1 f ne • adjustment and ,urged a requirement the 10 `the Cor�m� ssi on to � ncl ud that • -40011 ant, • f le an application for • a separate lot 1 ne'' adj str e t ..9 .. n ... prop •- He .addressed. • ova de a pr�rper ..surrey. n P P .. the intent of. condition #9 of a jrova1 De � arfrrien� and P 1 iment,onedy Mrs kipper and With' t e P anni n a reed to look •at r 9� thee; �uordi n� to •improve i f pQSSi,bl e.: • ..' �µ i i . •.g .r., P�esi,dent Fyr�, �s�zed about storm drains end ro��i� dray ns wn th re arils to the USA requi rements o Mr. kipper di scus red the water quality issue and various approaches to• deal: with i t: PLANNING COMMISSION MINUTES DECEMBER 2 1991 cv b PUBLIC NEARING C' ;D Commissioner Boone ‘,:°ommented on the unfortunate circumstance of the water quality control rules being introduced so late in the game. He did not favor the request for 4 foot side yard setbacks. He said he woul dl rather see the back yards reduced. Gomm ssi C p � was concerned about abut � ¢, `too small oner. Saporta the lot sizes ��.ing_ where they abut the flood plain, as a result of the 25 foot buffer. Associate Planner Offer clarified stating that the rear lot lipes nearly correspond to the 25-foot setback, setback, except for lot g. Commissioner Saporta said he did not have a problem with ap7roving this development. commissioner i oore advised he was ' in favor of keeping the 9 lots but he would rather maintain th , 5-foot setbacks for side ,yards Commissioner Castile agreed with th Commi ssi oner Mooe but said he would d favor granting 4 -foot side yard setbacks. Commissioner Barber commented oh the USA and EQC requirements, and favored approving the 4 -foot side yard setbacks. She said she favored approving the development, ment.. President Fyre expressed sympathy for the d . .. applicant concerning the y R yap a licant c changes i n water quality He rules. He advised he Soul d ir',pprove last-minute note c Nj�a r y discussed the possible sale of of tiE;. 4-foot side and setbacks. } ►e so Me of the property as it pertains ns t the density requirements. Commissioner Moore agreed to a pp rove the 4r f oot side yard setbacks. There was discussion concerning the adjustment . • g adjustment of lot lines and lot sizes. Commissioner 91-0014, i Barbel . 0ved and Ce i ssi oner Castile seconded to a rove C �� Pp conditions ons of report t and 91°0019 i y n , P'OR �1 1-0007 , and VAR with the 15 �� c i : gapproval i n staff pl Ds a 1 6th coddi t. O n regarding the EQC requi ement, for the Water quality facility, and to allow the and Engine: waive condition � 6 if the EQC p requirement is removed; Engineer to wa�� and i !n addition, to allow 4 -foot setback for s de ards an additional sentence be added to Condition #1 °A lot line adjustment of the original parce3 may also be considered prior to platting subject to the final P 1 at a�fy ng the standards for 9 l ots, and " SoMe modification be a P rdved through a separate lot line adjustment t applleation. Motion passed by a majority of Corm s: i oners present, with Corn i sti oner°` Boone voting "Nay." Meeting recessed - 5 :35 PM Meeting ng recessed - 8:45 PM PLANNING COMMISSION MINUTES a DECEMBER 2.; 1991 PAGE 0: Jerry Offe c, Assistant planner. r/ December` FROM d 'Randy Wooley City Engineer � y' Effective December i,d: 199�,,, �we are rec�uared; to ' cod l with a new requirement of the State Environmental Qtaiity ; Commission (0Ce t t requiring new developments within the Unified The -E �� it; re ira�n that' all Sewerage Agency (USA) must include a water qua .ity treatment Previously, developments without a suitable site for water quality treatment were alloyeted. to pay a fee in lieu of on- site water quality'. treatment, with the fees to be used to rMn'atruct regional facilities. We feel that the new requirement , is in ppro an �� s. �:e any, small � ' 'Per rya developments, ,.t is not feasible to o�n ' y facility. Construction of numerous small facilities will create ,maintenance problems cities and OSA. rwe the facilities k' ave oar choice. i lens for the Effective December 1st, we must requite 'n . violations of State regulations This issue was not addressed in our earlier staff ` reports, as we expected the issue to be resolved between USA and the EQC. We are still hopeful that the issn',e will be resolved within the next three months. Therefore, we are recommending that the attar would di i.on be added to the subdivision approval, roval . T o ionhwc condition an on- site water quality facility complying ► com plying with the quire mnts At the same time/ it would allow the City' �x�aacer waive the e condition if the E0 C' requirenent remo e The applicant. ,stall insta L;l a water quality facility meet in on and Order' Igo. . , 91 47 as approved the. requirements of' ResvL�atw.. , ,: � . a the g' ton waive t r � �asl�ing�t and. , adopted,' by t�.e �7na.f.�e� Sewerage Agency . ��.ieernat3:�r�1�, ; the City Engineer may �:, s requirement to the extent � ' allowed by the regulation��"i , of Sewerage Ag6,ncy �;nvironrie�a��tal Quality Commission and Unified 'Se .l�i�'1s r`,�r� as they exist at the time the Public Ixttpr.ovem�ent p approved.�'�' NPO #7 Minutes November 6, 1991 Call to Oder: 7:00 pm R ®81 Call--Present: Blanchard, Bowden, Dorsett, Grosso McGlinchy, Cunningham, Woolen/ Minutes of October 2, 1991 meeting approved as written. Presentation on property taxes. Bev Froude - Western By. Pass Study update. i p by Pat Lee. They meeting � The have a meetin an 4. Presentation on Metro Greens paces 4 copy a findings in our area. November 22, 1991 and he will send us a oo of � map with fin i Olson Development Company, John G.I -ibke, Owner. Motion by Lee Cunningham to accept t;: application as it ,is. Seconded by Ed Howden. Approved: 7 Against: 0 er Annexation. This area is in NPO #3's area It was given. to them. They B just want our comments. 9 1u NPO #7 notes that it would seem it shoUld come in as R7 Motion by Bill Gross , .: p � . (approve we would note for Seconded by Cal Woolery Mutton to c rove annexation and staff's consideration that the property should come in as R7 In favor: 7 Against: Karls/GTE Northwest, Inc. Motion by Larry McGlinchy . . Seconded by Bill Gross to approve as submitted. In favor: 7 Against: Meeting adjourned at 9:10 pm 4 7 GERM)* ITEM STAFF REPORT TO THE PLANNING COMMISSION MC' NDAY, DECEMBER 2, 1991 - 7:30 PM TIGARD CIT°i BALL - TOWN HALL 13125 SW HALL BLVD. TIGIR1D►, e.9t 97223 I. SUMMARY OF THU REQST CAS: MRADOW0LADE SUBDIVISION ivabdivision SUB 91-0014 Zone. Change ZON 91 -000a Planned Development Review PDR 91 -0007 Variance VAR 91 -0019 SUMMARY: The applicant requests: Zone change approval pp l to add the PD (Planned Development) 1. overlay one to tho 5.84 are site in addition to the underlying R-4.5 zoning designation. APPLICANT: AGENT: OWNERS Glaubke Living Trust 11405 SW 92nd Avenue Tigard, OR 97223 2 Subs ±.vision preliminary plat /Planned Development conceptual plan approval to divide approximately 1.84 acres of the site into 9 lots ranging in size betwoen 6,572 and 8,464 sgntare feet and an extension of SW 113th Place. In addition, the applicant proposes to dedicate approximately 4 acme of the site to the City of Tigard for greenway/ope p d n ace �� s pedestrian pathway purposes. 3. Variance approv l is r .ieeted to to proposed whereas the o have a lot depth to width .rati width ratio P o permitted lot depth to wi is 25 to 1 (Community Development Code Section 18e164.060.a.2). Olson Development Company (Lloyd Olson Route 1, Sox 948 3eaverton,OR 97005 Westlake Consultants, Inc. (Daren Kipp r, PE -Project Manager) 7340 SW HUnMLket Road Tigard', OR 97223 cOMPRE:a1NSIVE PLAN DEBIG "AT 'QN Low Density Residential ZONING DESIGNATION; R -4.3 (Residential, 4.5 unite /acre, LOcATIOT south (WCT s APPLICABLE LAW STAFF REPORT of 3S1c3AB southern T�cLbtt3� terminus of 0) Community Development Cod 18 90, 18.84.) 12.92 18.150, SUB91 0014 a OLSON /GL UB1E SW 113th ]Pace Chapters 18.22, 18.50, 18.52, 18 160, 18.164 amid Gommireiieanflive PAGE 1 1.. Plan Policies 2.1.1, 3.2.1, 3.2.4, 3.4.2, 3.5.3, ?.5.4, 4.3.1, 7.1 °2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3. RECOMMENDATION: Approval subject to condition. II. FINDINGS ABOUT SITE AND SURROUNDINGS Site size anti shanea Tax Lo M 300 contains 5.84 acres The site is roughly rectangular in shape extending approx3matel • 560 to 680 feet east -west by 400 feet north-south. Eiummec Creek traversed the site from its northwestern corner to its zouthaastern corner. Site . location: The site is located south of the present terminus of SW 113th Place. The site is approximately 1000 feet south of SW Tigard Street. Fowler Junior High School is located to the east of the site. Rxietin use and structures: The sA.te outhuildinpe•�senTr�e contains consisting glof family residence and several` Am y evergreen and deciduous species is found primarily n theasou mixture astern Section of the site (proposed lots 4 and 5) and within the 100 year floodpiain of Summer Creek. To of mhV and, drainaq $ The site slopes from north to south towards Summer Creek. A large area of the floodplain area includes wetlands. Scientific Resourceb, Inc. performed a wetland anrslyeis of the site that has been field surveyed by Westlake, Inc. Approximately 3.96 acres are situated in the 100 year floodplain of lummer Creek. E Surroundinc land uSeai a MutYcy',e Addition ?b lot family r vea lies to the north of the sub ect roper�y. Other ®ubd. �i� ®nelieto the northeast and northwest, A wooded portion of the Fowler Junior High School campus is just east of the subject property. Parcels to the south and west of this site also include single family Thesey parcels lie on the southern or opposite side g subject p, ... � a be red � w in the future: � � . residences although these parcels are on larger lots that may _, access from SW Walaut Street. parcels receive their primary Summer Creek from the site. These eive th p F. Plan desi nation and zaniing The SitS and Residential lanrdesign tian and ®the R-.4 5 (Residential 4::t ucnW its/acre zoning designat. one i neve :opment groAp OSi 1/ 'eceas.ary aj© srovals e Tho posal L ,�,ot:e and to the S.84 acre' Sito into ` detached single gamily lto 1 .'g to subdivide .v . ,. pp ....._ y .... res to the elty (5f Tigard for pathWJ ey s. open space and greenwiay, ury osee , The Bread proPOn d y ,, dedicat ®a rox . _ P to b � r��i , gated Ste shown as Ter ce.d A and E on th;' preliminary plat. STAFF 'REPORT DDE91 0014 -- 01.60N/GLAUBtE PAO su' • • In 'order to accomplish this developir nt plan for the site, the applicant requests approval of the following: 1 Zone changL7' approval to add the PD (Planned Development) overlay zone ` to 5.84 acre cite in addition to the under1yi„nq R -4.5 zoning designation. ' " 'The Planned Deve1opa ~ent overlay zone is necessary to allow for a transfer of development 'opportunity from the floodplai n 'area► to the non- floodplain portion of the site. The Community Development Code allows a transfer of up to 25 perresnt of area if not for the restriction on development in thin the ea berau e the housing opportunity that would be available in t � area b „aus�ss of the flocdplain regulations. According to the Code's density calculation astandarde, the site pzovidoa an opportunity for transfer of 4.46 units from the floodplain area. The applicant is requesting to transfer 2.3 units bf housing opportunity. Subdivision preliminary plat /Pl.aruned Development , conceptual plan approval to divide approximatelu L&3 acred of the site into 9 lots ranging in size between 6,572 and 8,464 square feet and an extension of SW 113th Place. in addition, the applicant proposers to dedicate approximately 3.96 acres of the site to the City of Tigard for greenway /open apace purposes and 0.031 acres for a pedestrian pathway trelf,t Wetla'°eci ® have the itwl� within year floodplain of Sumner Creek that Leproposed � i tac�toti city of Tigard for greenway purpos,3os. The apPlicatt has had Sctentif is Resources, Inc. delineate the wetlands and this area has been "surveyed and staked The wetland area is shown on the preliminary plat. The preliminary plat notes a minimum 25 toot building setback from the wetlands is proposed, thrnugh the lot locations. Variance approval is requested to alio.a proposed lot 3. to have a lot depth to width ratio of 2 p 9 to 1 whete,ta the maximum permitted lot depth to width ratio is 2.5 to 1 (Community Developrvent Section 18.164.060.a.2). The applids nt ° sn statement shays that ache variance is necessitated by the applicant's propossal. to dedicate a 10 foot wide tract abutting lot 1 for a Z Without an/ proposed y .p y. he P'ow,1er Junior gi h School site. i l tract, lot 1 the 2.5 to 1 depth to width could ratio. be ot 1 would still satisfy, the 50 toot wide minimum lot width fta, t+ard Of the R -4.:5 zone. 4Z. Public sekvice.and utilities A eani etY newer is proposed to be installed within SW 113th Place g rg� p eSent terminus of this road. Storm drainage would b by a s� c�oll.egted b the r a network glrain�:n northward to an ®x dti� newer at h k of settarsm aeaa . within the propo public .. y ... ....,.w g ,,,.. nto the B ®d lblic roadwa extenseion� and would be dxs�chaz ed into the summer cr�eex floodplalb just north of proposed lot 9. ,ham appi .cant proposes p = yment of feed in lieu of the co , atruction Of watov q uality and quahtitY itiee. Public water and Other utiliVits w u d aidb be extended to the site from the qurrent terminus of SW 113th P.1,Atee X. street and access o The ea_and n of SW 113th place into the suite id proposed to be a 34 foot. wide local street within a fifty foot right-of-way terminating in a caul de curbs, and other typical Street, b street contain ]:kssA� ten ...foot aides* sea on both a 3 e ub).:,�. �� wide access tract with an eight foot wide r' thway is proposeed just north of STA F REPORT SUB9i -o014 - oLsc N /dtAusKE PACE 3 lot 1 to provide access between SW 113th Place airs the Fowler Junior Hig School campus. An existing dirt path in this general area shows this to be d popular route for neighborhood school children. A 20 foot wide public right-of-way extends southward from Si a Gallo Avenue to the northeastern corner of the subject sites This right-of-way contains a gravel driveway to the home on the subject site but does not provide use of this right-of-way occ between SW is assumed that some rovide vehicular access to am other properties. It i Gallo Avenue and Fowler Junior High School. No extension of this right - of-way or are proposed by this development. improvements /II. APPLICABLE APPROVAL STANDARDS Chapter 18.32 aethcrizea the Planning Commission to approve changes to the zoning o,tk a property,' such as the requested addition of the PD overlay zone, uPon a finding that the requested change is consistent with applicable Comprehe live Plan policies. The approval criteria for a Planned Development. are found in Code Section 18.80.120. The approval standards for a preliminary subdivision plat are listed 'at Code Section ` 18.160.060.A. The hearings authority may grant c�teria ®ofQCod Section e 18.160.120.8 ea�'ae satisfied. the variance approval found to be consistent with the proposal .�. In addition, the n►ust also Dae4 foci development standards Of the following Code Chapters: Chapter? 1.50 (R -4.5 zone) ; Chapter 18.88 (Solar Access Requirements); Chapter 18.84 (Sensitive Lands); Chapter 18.92 (Density Computations); Chapter 18.150 (Tree Protection); ( and Cha er 18.164 Street and utility improvement Standards of ether Community Development Cede chapters may apply to subsequent development of the subject site but are not applicable to the current ;.review. Staff also find? that Comprehensive Plan policies 2.1.1, 3.1.1, 3.4.2, 3.5.3, 3.5.4, 4,1,1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1. 3 app-r'' t" to the review of this d. lopment proposal. IV. NPO & AGENCY COMMENTS ' ,. The City of Tigard Eneineering Department has reviewed the proposal and provided the following comments a. Streets: The site is located at the terminus of S.W. . 113th Place. G.W. 11th Place is classified as a local street and current standards are 50 feet Of right-of-way with 34 feet of pavement, curbs and 5 foot sidewalks on both sides of the street. CurreAtly S.W. 113th Place is fully improved to the site. It intent of the applicant to extend the street within the development �and terminate it with a c1314-de-sad . " ... .. providing ®t�:eet p am rov�t�ment,r, and meeting current w a.le fui:� r, � local street standards. in addition, S.W. Gallo Avenue; which is classified a,� a local street rune flro�t S.W. Tigard Street �„�,� the north... property line of this development. S.W. Gallo is basically in two stages of development 4.) from Tigard Street to the south end of Oallos Vineyard Subdivision the road is fully improved within the 50 foot right -of -ways 2 ) from the development there are no improvements with only 20 feet o i right of�ey. terminus of the improvements to the north property line o • $TAPF REPORT - 8001,4 03 o 01401■10Dsxt PACii4, To the east of this development and running from Tigard to Walnut Street is property owned by School District 23J with Fowler Junior High located on it. If this development is approved, it would preclude the extension of S.W. Gallo e within the existing right -of -war without a shift to the east. It is unlikely that the School District has a need, for a sitreet , to run along their west property line, thy have . access from both Walnut and Tigard Streets. The area between Tigard Street and this suZ ivieion is fully developed. The area to the aouth, between the subdivision and Walnut Street, is a mixture Of property both in and out of the City limits and it would appear that local street(s) coming off Walnut +would best serve this area. Therefore, the applicant should not be required to d.= .dicate additional right-of -way or install improvements', for S.W. Gallo Avenue. b. Sanitary Sewer: There is an exisstt g 8 inch sanitary sewer system located within S.W. 11,3th Avemese that has sufficient capacity te• handle this development. The applicant should' be required to - connect, to the public system. Within the boundaries of this p there is an abandoned sanitary ewer line with easements{ A roxi Ltel. 2 3 years property, .r .. ago the City of Tigard and a ®d..ot® are 1 ew ®r TDa ®a applicant is proposing to build over g re-routed Based on the preliminary plat, the affected �, 1, these , 8 an 9. The Engineering Department has no objection to the propossa assuming that the applicant has the appropriate easements vacated and that disposed of according to any remaining lines and manholes are removed aantx current standards. c. storm Dt ainage s The applicant ant is ; r® sin .. to extend the existing public storm sewer '. " h S.W. 113th Place to pick up the azdditional '200 ‘..off system: ^sev within use the existing drainage y. _. . la.,,. free -this development storm and Irunof from the developed area to the berth, ® � s� »ems pickfl up the the exit. a at an outfall located at the terxmi.nus of S.W. 113tb�x Place, and then y ':reeks thew existing as outf all r. 1, i be relocat 2d f lzaw® into �ular a.. roti.matel. 30 feet to the south ) , that will 'be .within a tract Ofplend to be� dedicated to the 'City of Tigard. it wil The C iqr of Tigard Building F9tvieiOn had reviewed the proposal and has provided the following comnnente s A demolition permit shall be obtained b� deMail ,ition of the g _. . g .. �' _ pt,�& tarr;x be be out exit�tin buildings on the site. �e ese ,Shall D?e p . a system commpletel, r�vet;l. 3� _z , n pe shall be and th®_ septic s � � ;ti riOpy Of the re,�a�ipt;, for obtained subsequent to e�ystem r�.. Koval a pumping should be provided. b. There appear e to be a wall on tees site. the wadi should be e04p ed ae required t)y' .the County waterm seer: os.: dripping � �. �vidende of the 1 �i should be provided to the Building Div .t i. c. The 25 foot setback from the wetlands ebbuld be cledtly make Ln the f ie3d: Pilling rn d con ®tr%�ctioa wit�in this area ehoul: be prohibited. The Tualatin Valley Fire { he and li:cant r DiSt.,tict Witt engi:a$eere should � deci�rcii.n�t� tfi�e hydran ocations with the Tigard Water District and haS hydrant commented f'ir'e �i :tietxict ` .a r '` STAFF RI PDRT _ suB91. -0014 OLSON/GLAUBitp tr PAGE 5` . The Rtigard Mater Dietrich has commented that water main, H hydrant, and meter ioeationat will need to be coordinated with the tenter District office prior to approval of ZUblic improvement plane. The Oregon Division at State .Lands has rioted that if the proposed deyelo ent will recitnire the regiovai,, fill, ox, a ►iteration of 50 cubic yards oar. t a lyi for a .et floodplain p� material within ..the has of `'. or ad ace t ihatland areas, the applicant need t pp no r�'ett.� . r,emoval or fill p4 mit well i n advance of construction deadlines. Specific information on, the dead for ,pera it,0 may be obtained from the Division of state Lands off ice �. Tigard School District 23J has reviewed the p�ropona], 7tnd has noted that the prc�pnsed development *. the Tigard bpi'. Tigard g High the a'tt4'3ndAnct'� areas c� Elementary School,�oFowwl erlJuniOrthi school, and th g ' Senior High School. The proposed development is projected to generate the following addition?il enrollment at those sOhooin: 3 students at C.F. Tigard Elementary s.hool; 1 student at E'owl.er Junior High; and Student at Tigard High CO; vol. The School bietriCt notes that school capacities acities arse Projected to be exceeded as a resat of thin proposed development and y. Fp ev�rlopmentd within those attendance other reoent�,� reviewed and a ; raved d areas). The ibiztrict notes that Core facilities Of 'the schools ake �� t# ri�l t� 4 to be � 1: to neider portab le classroom ass room additions. d33tiens. ' �®at school capacity may provided by other Opt I ono under CO',,,,,e:Atetattora by th® school ludi g q 'ade level redKfinf gurafon, rer: hduled school � r i b au iYr u6cmer double ahifi3ng, bidding to nnder- uti]ized foclitiee, future bond measures leading tO construction of new ff*.cilitiee and other school housing option,a: 7 The iiet pO� anion (d ale television) has reviewed the proposal and had conlw flted that developer tact ro li.tan Area C°o�cuuanxnicaticane Co tine t3c��ie�.�a r should con g g ation of cable in utility C�lusq&��.a Cable of Oregon with r� ardl to �.natal.l trenchen p ,µ .,. � e. recommended approval 0f tkie �. �i ,.►0 �7 has r� _r�.e6�ed the re est and ha Proposed developMent. 9 s 'haw unified Sewerag,; Agency bad revsi • ed the proposal and has commented ented that the recently adopted Surface Ater Management Standarda for the Tualatin River Basin (section 5.08.5) requiree that no part of the 25 foot undisturbed area or setback frot sev'& tiv'e areas (i this ;'case, the wetla rKia) *say be incorporated within a building lot. yor thin reason,, dificatioas trill be neceseary for the rear let lines of lots 6 -0. VSA also queetione that will be done In order to nom ly with water a aa1ity T y e part of the Surf Ce a►. =a �amtiit rec�ii.acent►ente that Water StatAdarde PGE OW: and the City of Tigard alit... pa. e " 10. A , have offered no conua►enta or ob,jeCt on: � Works D® rtanent have, reviewed the prc�p�saa and ha V. EVALUATION OF AEOUgat A► dcm_ l: aliec Wh `o n t J�eye�:c► i. a at Cr c er The ... to add Planned . . nt overlay for zone to the.. �.. prsy�►s�s€ai .. the �+laan�ned Development overla. p perty is con010tent with the approval ari a zone cbarls e as r® ) by .. folloWing findings a l op ha F ad po lici which show that the re est is con is.nt wit enAi es STAFF REPORT 81k 19101014 OlisC11f 0T,►AfJf. '' PAGE 6 01. f Development land uee and, develop�bent actin have been community 'pmen of a �aa! --ju � Code Chapter 18.32 prc�c��duxes for the rev>J� followed in the review of the application. The proposed subdk.dz,.sion is consistent with the use standards of the R- 4.5 zoning diet r Lct (Code Chapter l . iota 8O) becauiee the i are intended to be used for single frzilr Waco 'ached dwelling units. The lots are con©iatent with the w er 4f; :oat width requir meat of 50' feet. Te proplsed denaity of thz proposed development Ls substantially Less than the housing Opportunity rtunity provided by the P, 4.8 zone applied to the overall site, although several lots are amaller than the R-4.5 zone's 7,500 swam, 2aot minimum lot, size. This is permuted through the pl snw developnent oveJlay zone allowing a transfer of houeial oppo7 tunities fro it the floodplairn area to the upland area. All proposed lots should be able to be built upoll in conformance 4. with setback and maximum site coverage atandar Las of the zones without requiring variances. Although the Plafianesal Development overlay zone would allow the applicant to request different setbacks than required by the underlying zoneeev no request has been made for spacial setbacks for the proposed subdivision. As noted b the T' /nified Sewerage Agency comments the recently y age .. for the Tualatin River adopted Surface Water M�� ,..asxnt Standards Basin (Section 6.08. require that no part of the 2SS foot undisturbed area (i.e., )setback) fro a sensitive area in this case, the wetlands) . r ... :ou. Po his etlmod�.�.�a lion® will be incorporated within a building reason„ r i necessaa for thy, rear lot lined lots 6-9 8e lots �p permitted in this dui division or the a.ffitct + the ,,Yumber of do � � may these l although . lot 9. need to be shifted lot Iota, a3th�.au h .the sid1� to lines ma re p buildability o1 ®amewDnat to improve the btnl2da��i The proposed development schemer is cOns3.Stentt,, l th thr4 approval standards for a planned devel©pmet t `8ectltin 10.00.120) as demonstrated by the findings presented f *r the va rioue lane Policies' and CoN ae Chapter% applicable to the ..request. staff finds that the arixaaents of the following Cod o Chapters are nDt directly revi ®w altlhaaU h. future improverniente on the applicable to the aaurre>rn�: g subject Site will need tO conform With the requiro "tats of • these P . chapter 18.144, Accessory 8tructuree Ch fspter Cha tsr ®. , Additional Yard Ares tequireuaentes; Chapter 18.98, Ru ,tding He .tight Lii<mitatioiins d Exceptions, Chapter 18.100, Lanuiscaping ai't;: Screening; Chapter 18.114, Signs; 41hapter 18.108 Access; and Chapter 18.106,. Parking. staff is charged With reiriewing the Conformance of f i O prow e>�nente With these � ►andards through the buildin permit and w" through continuing CCa;ev0 sign permit nevi ne. ' ow parea�:ee "See AS �s!11 as enforcement actia With regard to the additional Planned btetre140itint approval criteria, s conae�istent with Section staff finds the proposal � 18.80.120.A.3.a(i) in that the propo sal "wads' d isturbance of the n&i on the bite and also orients the Hasa jority of the rOpooed wetlaa � .. a are40. p wdtlandai sand natura]: lots t ". ith respect to view® 0i ,the The Wetland arse on the subject site Las identi fied as a siginifice nt we al aiixd ... and draa.nagswa • ,.p s . _ .. at Ott a' d ' ,� on the Cora reheneaive P7Lan s Fl ►od 'lain Wei-ltiaai'nda flap. This area IS a loo identified es a wetland ar !r .. by the. scientific Resotartes 1 89 wetlands study, STAFF 1 PORT SU891 -0014 - OLSONI4LAUBXE a ceo ea gel • 0 The applicant has submitt ed a wa rde survey prepared by Scientiic Resources, Inc. as required by 'Code 18.84.028.B. Consistent with Chapter' 18.04 and state and federal standards, the applica tipu does not propose any modification of the wetland o: drainagewa1► area. The preliminary plat proposes dedication Of the wetland area to the City to be included within the Sumer Creek greenway. The proposed dedication is recommended for acceptance. The applicant will be required to have the wetland area c ?.early marked in the field' so that City inspectors, and the public can Monitor avoidance of the wetland area by con structi ^n activ„i.ties e In addition, minimum lot setbacks of 25 feet for propo cd lot; a 6 -9 will be required consistent with the MA rules. additi�. „�, the �� y . Corps of Engineers 1980 Summer Creek Flood IZ: Insurance Study fouled the 100 year flood elevation of Summer Creele to this site to range between 160 and 162 feet. Area adjacent site within they 100 year , floodplain adjacent_ to this s_..e should be required tO be dedicated to the City for open space and flood control purposes. o Code Chapter 18.88 provides solar access standards for the develors ent of new single - family reeidentiaa. lute. A itinituta, of Se percent of the proposed lots must Meet.Aol.ar access standards either n o f "protected solar building through lot confi ration, drs�ignatid; building se►tbacks�s or through g lirse S ®ibacks other than st�xasiaxd but ng Zrta,on of performance the lots. tr�.� rforntance options relative to the actUa.. cons. residence The applicant has Submitted solar access calculations within the applicant's statement doca went for the proposed development proposed ,lot 7 is excluded from the solar access calculation as the 20 percent of total late that need not be considered within the solar access calculation. P opoee d lots 5 and C meet the basic solar access r-equir�emen':: because it Would have a freett lot line that is3 i thin 30 degrees of true northesouth and a minimum north - south' dimension of 90 feet.,. The Applicant a plat Por in clecu�en buildinc�,i line for lot 4 to be d,e g pp ` � g to have lots 1, e recorded tth th© plat. The licant it willin.. 8, and 9 Sub jec to building cenr'itr'uction performance to► 3tandrarde in ot-der to satisfy the solar accelia • for new .'ievelop»meznt ►tandarde of Section 18.88 1 040 (C) However, Section 18.88.040 (E) ( j the rc gn ofards ) �d uefimb�r�t® to �"eeei that approval autherit may reduce: state '� at the �8. ®4Q(�'"� (Oesiq`tande~r�1s�� to the that must comply With Sect: e `! a: . ,iari.nusri� extent necessary if the approval authority f i11ds the applicant has shown it would cause or is sssbi pct to >,` rme or More of they following conditions: ) bourse impacts on density and cost or 'amenities; and 2) !!pact® Of existing Shade. Mather than establishing, perforr lance requi.remente at this ti g;47.4 that may time be found extremely dif f e cult or i pessib a to meet i.s„ that i that would necessitate var lanrits thate tit* f instha . it e3 to act, i,:s3� t��ei�e logs oat of the g at s:ime, staff Uncle tha i qui b preferable y. L : ere , , ` is he- Orel]. ad nce would of SW 1 ,.. ocr�tion from th®..: �sformance star aards. The current l ` tT'e ©c lo t@ ace a® . p l.�°-1� Place .s site relative to the re ire�ez� � thereby e�cem oaf i ��" .... of ihi and 'the fioodp lain regi i:re th t the extension oil SW 113t i Plane c eluu -anon of this lbu�:ld��]L goad. and P STAFF REPORT SUB91 0014 6. OrAoNALM' 1BKF PAGE •r . h . be oriented in a north -- south direction. These constraint° prevent this road extension and these lots from lbei1 g oriented in a. direction to achieve solar iccese without causing aak,s'erely adverse iapact3 on density, aesthetics and feasibility. � WWe would still,: • encourage the applicant to attempt to, comply with the solar access performance standard for, 'lots 1, 2, P and ,9. 9 • The applicant • a submittal inClOtes, a density calculat,on and density transfer calculation. 1rccorcang to this calculation, the proposed subdivision ccrdlplie a with the doneity Standaardo of Chapter 13.92 because the 1.40b acre net deVelopable arcetom' of the site (after . 9 public streets+, 0.0035 acres a?or' the deducting o. �i 'acre. for publ proposed pathway tract A, and 3.96 acre?" for greenway /opef Space dedication al;ong Summer Creek) y i fe roves Cato ei.. tc the 8.02 dwelling unit°, and the density p Code provide an additional opportunity for 4.46 units to be credited to the uplands area from the floodpla yea. t total housing opportunity of 170.16 units therefore would site based on these si� ?ee. Nine single family residential lots are proposed. The !necessary m, al,fications to lot area and dedication raver Surface � Water Management area required required riy the Tualatin requirements are relatively . minor a>s d will not affect the housing opportunity for this developatent by more than fractions of a unit. The proposal therefore satisfies the saenei t. pportuz ity standards' of, Chapter 18.92, although a revised deneit .Cale lation reflecting g ,. _ Submitted as the required modifications in lot area will need to be Submi t part of the fatna�. plat review rocess r e Chapter 18.150 requires ires that the numbsr of trees over six i.nobea in lhasspter ia. � diameter that are removed during the course of Construction be minimized. zed. The proposed development will necitesarily require the removal of several si.gnificant,i trees on proposed lots 4 and 5m Care shOuld be ta.3sorn to retain as many building design an�a as �� a thr�ou+gh case careful site planning and bui. g g re during the actual site development, process. Mini miming tree removal 1 - .. a atmosphere. `' in both inr reader should less a benefit to the go se.� dev�blrc� ant property as well as p values Divit ion rovai o€ tree removal permit. The developer site grading should be allor,�ed to occur prior to No tree removal or si Plannin pp t for' May be required to »provide the serviette of a certified arb tia analysis of ways to retain addi.tionai tree® on the bite. p ,a;.,, ion complies with Chapter 184160 bedaus�oa • The ��:a�w`ood subdivision a. The pWopc»sed auat*?$ v aion ca m li ea with the cuEnpreItaeesssive aa' Map dasignatic n density rapportuni y 3 ,with td t for the Site mad wi. Ora , j o en, the teguaat:, on of She R.. 4 . node # a � 2ocher ®i p lical te�re lationS ar,,� other � 5 pp sui�dlivi:se3.q ,,:; �►� �ih ,�on��"'din?t>Yty =� b. The proposed name of the n# ieadow a, is not duplicative of any other pla' in g c. The proposed .. � � SW .113th livrenue will pre 1 e for extesnaiosci of .. d o the proprossed iota:. and �ticatl a�v� ... Safe as:cess3 t pro :potted .. � term nus for SW 113th P There it" no r� aso�,� fore thin Adequate and road any acs . p . - .t iea for e ro to be extended a>in , further sed T� 41:t d�eand � p pa btW��3 to ices ®o rtur�, r vi a �CiedeSse y as el®. The r po p. t other par p' dest,.r.�san e the School g�rra�p� .tyg' w�.11 pr® d� 'y �.rha:�a ppo � y t number children Oat us S .khe existing dirt p the great area .. t , ., a acboolit. The o rtrxnl.t f pathway in t to get o t�; shwa' � "p p 9 p applicant is to be esaend @et £05� ro osi.n thin a +, ST`F REPORT StiB01 -0014 - ,OLSAN /CLAUSE pACB ,9 Ii p eaz d Code Section 18.164.O6O(A) (1) (b) :states that iot, depth may not exceed 2 1/2 times the average width of the lot, Proposed lot have a depth of 151 feet to a width of 5O feet or a 1 would hav depth to width ratio of 3 to 1. Code Section 18.160.090 authorizes the hearings authority to grant vra.•iancee to Code et : !Wards through the subdiv ieion review process. Section 18.160.120 provides the operable variance criteria,. The proposed lot depth to width ratio variance is necessitated by the distance between where SW 113th Avenue Lntersecte tar lot 340 and its eaetern border as well as the applicant's right to limit the size of this lot to 7,470 square _feet, which is approximately the a .me as the 7,500 square foot minimum lot size of the underlying R-4.5 zone. This interp, \ay • c g usual of , circumstances affecting this � lof�. create unusual circumstan ee relative to thin lot as red to other parcels that are similarly zoned. The requested variance is ne,cesnary for the proper design of this su d3vieien with the number of units that are sought to bit accommodated since expanding the with of this lot to 60 feet in order to Meet thin depth to width ratio standard would necessitate a shift of all bide lot lines with the probable loss of a lot with no real improvement of the buildability of tire.., remaining lots. The greeting of the requested variance would not be detrimental to public health, safety, and welfare or injurious to the rights of o thers. Staff cannot foresee any impacts . upon other property Owners or the public if the variance is granted. The need for the variance could be negated by either el inatin 'eat A to the north as a dedicated tract and replacing 'th aai access easennent across lot I for the pathway, d through the applicant transferring a portion of the rear diia property to the property owner to the east These the options ole puwo�i l a of eliminating the need for the variance. p eliminate any hardship to the property owner ad the need for the variance; heW ver, neither Of these options would be beneficial` to development in this area. The option of an access easement rather than an access tract Could even be detriMental to developeeent in thin d ea since a building on tot 1 v4ou ld' therefore need 'hot have ahy physical setback from the pathway but instead Would only need to be Setback from the property rty line. these �.�.oaao nit, staff g g t e requested variance to the lot depth to Pot finds that rant Ai�� " , Width ratio eta'nderd .for proposed let 1 is 3untified and is within the interests of the public. Staff reoomtiroends approval o2 the variance request. • The proposed sub :l ivL eion complies with Chapter 18.164 be Cause: right,‘-of,-way � for 1 113th Place and also ,,.cousin of a. The preliminary plat proposes adequate dedi i mproVements of this streets to full fro fee neGees 11 c�� tandardsr 1b. The ,proposi.A. roadway and utility design are consistent with city of Tigard publio iMprevement standards The proposed lots are consistent with Community Development Codes standards for maxi.mOnn lot depth-to-width ratio (with she sTM F REPORT SUB91 -0014 - C LSO /CLAWSKE PAGE 1 VI. exception of lot 1) r erontege on public streets, and other lot dimensional d�' andaran. Approval f d be conditioned upon • , xoval °a° the being application slaa,ul the existing sanitary vacation approval ranted for th dower easement shown or the plat prior to recording of the al pi. t o r construction of public improvements on the site. iance W �c sampr�ehen�aivr flan Pa;L ciea •'.. FBI � • �Er 4 1 • The BL1bdivision 1E� is c4 di tent with Policy 2.1.E e e uae notice ovided of the application and tips public searing On this p the neighboncOod j) Nanning organization and to owners of property in el vicinity Of The a . to had been posited with a Sign noting cinity of th g that a doevelopment application on this site is pending. N Po . 2, and 3 5.3 are ®atiefied because they lici,es.2a1, 3.'�.4p 4 "' • subdivision plat laces the area of the original parcel beat. is within the 100 year f lOodplain of Slimier Creek' within Tract im seed to be dedicated Or greenway l rpede,�. 00 are ro a. which i® P . .. Plan t �rohibiti On of development within the Redervation Of this area in its exit tins state nerves severs r sea : g�►s:aaane n p tier of ., ipa�:� ian wildlife habitat *along 5• Op �' �odplaint continued l�rr�tec; 1 lic Sena my to s.. a ' nnection Of the a isting pub M c hcol property the east. Sr.er Creek; and a to the rest with the ag « The proF'o ®ed pat a way along the northern edge of p ec±poeed lot 1 it Tract A would, be eupporti ve of Platt Policy 165.4 which cc11® for the de velo p an i.nterconntectr d p esta iar n bLCyci.e► pat horsy City tc . ` thrOu, hoot the city. The propo etc w Ski profs a for y • ®eCa �e� i� � secs wtoo�la� provide a ; aysd pacieatrian /bi c,�Cle path and the Fowler a` tics igh School. property . re ire® pathway conatr� ction within all ded ate typically � . 1, pa sway • City p as Will path �eoted ,: Ccnetscsaction within flood dedi� ,,��.in,, are r � _ aced c�reenwa , a in eor�der to form an n e . doors e r p of the USA .. hialatin iver di.� fioult to aCCAtt� li�h now with ►fLeare�. r ®gtx,�.kea�e�ate ad well, a0 Basin Surface *dater Standards L�, P of w etlandd protection., In the case of the eujeat ,are.... that this cs�nflict bebwer..�n proViaion of a property, i t e ve area protection would occur; if a increased cv ®Q o re�Creatie�+nal feature and eeneitz g ry find athWa its to parallel Summer Creek through tab site« V.,10 6tadt p y � .. the,,. a�plir aunt to extend the ' an bicY cle path', to re of the site tk�deet� worsl�l be better along ttae requite rrorder . ie &toe., at old then be of caetlandei in th w® up to t1 to the edge + .,. r tfu ra to en tithe paralleling of thin tap to the City Parke program to aietsrmi.ne the future xs+u�e athWay or t�ra d p g, dedicated, greefwr y rt or due ?eetward acroa.a 116th creek toan tag unimproved right -of -way connecting to gW . . of-way is approximately 145 feet long and Lb unimproved aright approximately y � � th �ven�as and located to the southeatt of the i nteteection x W ,11f SW gatherine.Strr� ®t.ry 'xhi.® aliga�aa�t ©ems ®��1�, ��i�� i�np�lC�ki�,t� pedestrians and bicyclists without ?1 riparian habitat in the oout.ern portion Of the Bite. to comply with l�oeve�a • an ►ra ce n itLon lewarranted o 1n ogder� roles y..ai� ehi��ari.�� to d ntrol: ®tan r r® � ire tl le applicant � coeyapl; a#.o® with � r�oeitn eo . erana� application. oa ua1 tix� giver 4 Sadi ;ra; as part c the grading p STAFF REPORT 6'0'301-0014 otSoN /G% UBL 4, P AGg •° 4 • 4. This subdivision proposal complies with Policy 7.1.2, 7.3.1, and 7.4.4 because the applicant will extend public sewer and water systems through this site and will provide for undernruund installation of phone, electricity, and cable television lines. All necessary public utilities are available at, the site's northern border and can be extended through the site. Service providing agencies have not commented that capacity deficiencies exist that would prevent the extension of service to the subdivision. 6. The subdivision licy 8.1.1 and 8.1..'t because the proposed i.m rovementa to the ior� ro sal cam li = �� with " p per p public streets within the . proposed subdivision will be developed consistent, with City of Tigard standards ar reviewed above with regard to Code Chapter 18.164. V/. CONCLUSION I e Planning Division concludes that the proposed Subdivision/Planned Development a'Ld Zone change to add the PD overlay ie consistent with City of Tigard Uomprehensive Plan and Community Develoviment Code standards for 'these types of applications. The Planning Divisions recommends places ant of the PD (Planned Development) overlay zone on tau lot 300 of WCTM 2S1 3AD. Approval of the PD overlay zone w not expire if the present proposal is not pursued. The Planning Division recommends app o 7a1ar`oos iatets< _ 3.anin�,�:; subdivision tat /cone ual anned c3 P F , ] Pp Q c.er regeae ®t subject to the foll¢a ling conditions: UNLESf.4 OTHERWXSE NOTED, ALL CONDITIONS SHALL BE SATISFIED ANV COMPLETION OF PVOLXC IMPROVEMENTS FINANCIALLY-ASSURED PRIOR TO REWRDING ',1HE FINAL PLAT WITH WASHINGTON COUNT!. STAFF CONTACT FORAM CONDITIONS :)F AP:41017AL IS CHRIS TAIT 01 ITHE ENGINEERING DIVISION (639-4171, EZT. 318) iD`VLESS CTHE WISE NOTED. 14 No part of • the 25 foot, undisturbed area from :renaitive areas i in this canoe; wetlands) may be incorporated within a bUiiding lot. Modifications Will be necessary for the rear lot line43 of lot© 6-9 to be consistent with his recidirerennt. Some adjustment of the side 1' t lines of theae parcels may also be Made to recon i red mot3if is ac s ls. A revised density y reflecting the required re these arc....s 3 u let revi.a calculati.om ref area wi1.1. ne3 ®d "to be submitted as part of the final plat re view prs eaa. ef inal ; �....lat shall be 1 zn . d calcUlation Wo4ld not permit to • cr aticn of no more than nine ) tote lots, the All lots shan be fully di senaionsd on tie , final plat. Neceeea' protected Solar building Nine o>n provide far the ry estsbl,ishm• ant of ara documentation or a plat note Shall proposed Lint 5 as indicated in they applicant's sstateient i aben�tents shall be recorded ass proposed by the preliminary Plat, Al]. land T .. whe 100 -year f loodplain of St eer Creek ao designated On sheets 81 and 1t? of tone U.84 Army Corps of lEangineer>s Flora insurance Work yap for Sth sat Creek (1980) . shall be dedicated to the City of Tigard for greenway, purposes. STAFF CONTACT: Jerry Offer, Planning Division 2, permit h oa g buildings on the Site, The tic tank shall be umpedut nd the sep -i ® y et� .o�p letely rem ovedo An in�P ection ®aa11 be Obtained e bs8 ent tO STAFF REPORT - st1391o0014 =- OLS0 /f Lht3KE PAGE 12 sys h'-m removal. A copy of the receipt for pumping should be provided, sTAPF CONTACT: Brad Roast, Building Division. The well on the site ehall be capped as required by the County Watermaater. Evidence of the capping shall be provided to tLat Building Di.viei.ottr,,. STAF' CONTACT: Brad 1Roaet, Building Division. • The 25 fOot setback from the wetlands shall be Clearly marked in the field and thif mareld.ng , shall be ne ,i i aid throughout the grading -and home ANT and material stockpiling within this area shall be prohitiited.n ST1 Flonr'ACT� Brad boast, Building c P 9 Division. • Prior to the applicant receiving final plat approval or commencement of sny construction activities relative to the proposed subdivision, the following shall be required: A. application shall esx a which impact Lots Tigard to vat:ate An 1 be made with the sanitary sewer a En the City a 1, 2, 3, 8, and 9 as shown on the preliminary plat, B. The vacation request shall be approved by the City Council. 6. Two (2) bets of detailed public improve :mu* plans and profile construction for . g g t' B' gineering drawings shall. be submitted f reli.�nin re�iaw to �.., Department. Seven 7 bete of a raved drrawin s and one (1) itemized construction coat, estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building DividiOn and should only include sheets relevant to public impeo\remente. 2 e An erosion control plan shall be provided as part of the pdblic improvement drawings. The plan shall conform te "Erosion Control Plane eU Technical. Guidance Handbook: November 1989." • The torn, drain.ge runoff can be disch aged�into the existing drainagewaye without significantly impacting properties downstream. e , r .. 9 Storm drainage details shall be provi�ica� as part of the publtc improvement plane. Calculations and a topographic map of the sturm drainage basin service area Shall be provided ' as a supplement to the public iz provement platne. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. lines/manholes, µ d sanitary .seven: The a inl icant shall, ^ provide o d i4 ce that all vac��a�t'e . • .,. removed or abandoned 10 n Th . p Within the devel o ent o are either. , j y y y, Department of Environmental suDa_ ect to , it o Unified sewerage iagenc and Quality re ire: tents r 11. Aon to din plan. shall be submitted Showing. the existing and proposed and typical finished corners Of � ' w pl .., top g floor elevations ©n each last, includ n c:urba as shown on the public 'improvement g ans d to the to of 12 • The applicant shall. mae Engineering e with tie Cit ' of Tigard Department � afterb approV n Of the p appointment p �' oti . 'Y �l Of public licant, the app s plane e engineer and contactor shall. k e required to iu�" rov . Pp .. to this ..- .. -... before stas��.n words can t,na site, . ement l�anaa but efo N attend this meetinq prior t� receivi:nnq the approved lava and permits, ST .11 REPORT - SUB91 -0 014 + OLSON/ULAUBKE s 4t1 PAGE. 13, n .4" • • 13. The applicant shall submit a title report or subdivision �,�uarantee to the Engineering Department rio� to the City's signing and release of the P '" y 4 g subdivision plat to Washington County. 14. Any tree removal or .grading on this property must be approved by the of a tree removal permit and ap of the grading oon lan. Trees over six inches in diameter shall be r .Planning Division t through approval, proved only as necessary to construct st a e' , . to idea, the residences. The a l icant shall borist ,�tol rev ie and. plans for grading ," Y pp provide for an ar��Le v and twee protection. The arboriet or the Planning Division May prescribe protective measures for trees to be retained on the site. Areas not as possible structures co�nplet�i��of nee surfaces A be ®tom e t� ed� as soon grading. copy once removal permit and approved grading plan shall be available on- cite dewing all grading STAFF CONTACT: Jerry Offer, tree removal and xadiwg activitiiee. glannine Division (639-4171). 15. A mien i alum 8 -.foot wide asphaltic concrete pedestrian /bicycle pathway shall be eo ►structed between the eastern edge of the subdivision within the propic red 10 foot wide Tract A and to the west of SW 113th Avenue to the edge of the wetlands in Tract D. STAPP CONTACT: Floyd Peoples, Public works Division, and John Acker, P,Lanning Division. IP ' FINAL PLAT IS RECORDED WITHIN EIG ENaM 1' S C P CTIVE ATE 0? THIS DECISION. COMMUNITY DEVELOPMENT M�or� RELATED AWARE c�► THE FOLLOWING SECTIONS OF THE IN ADDaT��'iIQ THE APFLIl.�►NT SHOULD O TO CONSTRiiCWION ®P THE PROPOSED PmNXr:C 01 l � T � *i`lvlPRO"V'E�+iE�iT QUESTIONS RELATIVE TO THESE R' a IRENENeS AND THE APPROVAL A /PMI's TNIFJ IS NOT NECESSARILY OF XC IUSIVE LIST. E ._ DAVIES � &�ALA�D BE 1�1]CTE.J TO CHRIS D AVIES Old' THE ENGINEERING DIVISION. PLAN S SECTION 10,,160.170 improvement Agreement A. Before City approval is certified on the final plat, and before. approved construction plane are ionued by the City, the Subdivider tnYtall z the �tulbdvid 1 Execute and file an agreement with the City Engineer specifying the period within which all required improverente and repairs shall be completed; and 2. Inolude in the a �. °eement peovisione that if sUch work le not completed within period s ®y es m complete the andrecove hefullcost a d expens ftoe the subdivider. 1R. be requlrc to be paid and tee. al®ca fee end deposits as, may The agreement p improvement the imrovem provide for the conetructien of e� cl..f is co . Y . p ante in staged and tor the extension Ai t3.ane under pe conditions therein Stated in the contract. SECT OH 18.160.180 pond the a teems ant an assurance 1Of i the A As r by 17 0, the eubd eider shall file with fall; 9 Q s3d�i�r o . Supported by one of t. g f erforr�aance su j. ee irrovocab1e letter of . credit executed by a . financial institution authorized to transact businese in the State of Oregon seeeA' REPORT - SUs9l-.0o1e = l' I.,SON /GLA TBEE PAGE 14 UP w e. A surety bond executed by a surety company authorised to transact buoineee in the State Of Oregon which remains i' n force until the surety company ie notified by the ' City in %writing that it jay be terminated; or 3. Cash. • The subdivider ghall furnish to the City Engineer an itemised'' ., irnpro'rc ent estimate, certified by A,a regintered,civil engineer, to aatiet the city Rng,i.neer in Calculating the amount of the Performance anenrance C. The subdivider shall not cause terminatiOn of nor a11o' cr; piration of said guarantee wi tbol7t having first secured written authoz'.iZati On im1 the Citye • SECTION 18.160i:190 Filing and Recordiisiv - City eW and app ova , the u lic t shall A Wi "�;a�.n 60 days of the wit revi� $ county sub pit the final , ls1at to the County for gnrd s of Co officials as required by CARS (Chapter 92. • Upon final recording with the c linty, the applicant steal' ettbalt to the City a my1ar dopy of the recorded final plat. SECTION 18.160.140 Fintl plat Application Submte ®ion Re quiremarste A. dive copies of the partition plat prepared by a and surveyor or 9f en ineer licensed to practice in Oregon, and neceeea :'y data or narrative vision plat data or narrative shall be drawn to the Be The ®c,�di and da'dt minim nfl standards set ortb the :e g o. n statutes (ORS 92.05), Washington County, ed y the City of g :d SECTION 15. 162.160 Centerline MonU mentation s Monument Sox Requirements A. Centerline Monume station for all Major Partitions: y rri ghta cf -moray shall 1. The centerlines of a�.% street and road 92.060(2) before City be monuunented as prescribed o ! n1e un 06 '(2) ef, gcs,:eptance c£ street imps fol164.iti g spec if i:catLona o • Centerline month it+e are require t tO have mao�nunaent boxer ._. _y tanda rde set for thoi3e rontnmente ec�nformina� ts'a Cat. within the pavernkgn4 area as ad The tope of all'monta era boxes 1'0 ;4041 he set to flniehed pavement grade. 6. SECTION 18.164 STREET AND OTILITY IMPR.0NEMENT S h AR�1 S A. 18.164.080 Streets opaneft 'Shall ocotir u nleea t'hd _p n ' t has frontage rove .. . e>ra �J 1. No devei. � tie�'el® or appr .. � d access to a public Street Ptattire E,ttensLoaa of Street8 ' "»d a Stripe: Renerve a�. A reserve Strip acroae the end Of a dedicated etree14. Shall be deeded to the City; > dnd:' 8VAVio REPORT th 91_O014 otsowGr U3BBR? . PAGt 1a X74 A barricade shale be conetrfeted at the ,er d of the street by the property, Ownere which' +shall' not lie .r • !d until authorised by the City Engiia rr the cost of whim, shall Lys included in the street construction coat. The City shall install all s' reet Signs, ,relati va to ; traffic control < a.°td street names, era specified by the e'ity Bngiateer for any development. The cost of signs, i hall be the responsibility of the detveloper. Street cross Sectio a. Surface material shall be► ��.�► ®c� C or B asphaltic of concrete b. The final lift shall be pl.ac° "1 on all new cbonstruf tian roadways prior to City final aOceptance of the roadway= r, not before 90 percent ® the structures in the ho�arevs pme completed usilees t free years have, new development are elapsed since initiation of construction in the development c. The final lift shall be Class S asphaltic concrete as de';ined by A.P.14.A. standard specificaition d. No lift eMalY�`t�e ��,ess than �. --1�'2 inches in thickness. 18.164.120 Utilities 1. All utility fusee iitelttding, but not limited to those regnited for electric, communication lighting and cable television services and related facilities shall be placed underground, except for Surface mounted transformers, surface mounted connection boxes and Meter cabinets which may be places, above grouiid, temporary , utility set ice facilities during cone+ructi ®n, high ca p acit y el®ct rid liners operating at B0,000 volts or above 18.164.130 Cash or Band Required 1. ail ,laiproveneunts installed by the Subdivide,~ Shall be guara tteed as to wOrkmafnShip and i aterial fora pear` i ac's of one year f elloviing acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the anount of the value of the improvements as set by the City Sngineer 3. The cash or bond' shall Comply with the 'terms and donditiof s of Section 18.160.180. gu D. 18.164.150 za'ste►15:ationt priare :site /Pezmit `Foe No land division imlocolontso including sanitary SeWetS, storm sewers, sttreflatts approved by the City, permit fee paid an d permit issued N 18.164.180 Notice to city Acquired sTiiP REPORT SU891'0014 - CISIDN/GtAUBitk GE 16 mail the 'City: has been, notified,. 2. If work is discontinued . for any reason, it nhaii not resumed until th,e City is notified. , 16. ?,64.200 Engineer's �Certificat on Reiltired written The 2.and divide ° ®' eng#�tee�ar ; shall � ' provide eri certification of a form provided by the City that all improvements,' workmanship " and materials are in accord with current and standard 'engineering and conetruction e aC th e and are of high grade, prior the City acceptance of the au hdivipion vemene or rtio thereof reo€ for STAFF 1 PtA� st�91 0614 0 &SON /0L,. AUBKL , LEGIBILITY STRIP' Q'i0ltl itt¢ -t. mkt t.tr•,•r.. Ialt/i ittrtllt4 tr Lit CLI et" Tllsti atUUTain' Cttitt 'kit Itttrotel;et Srrttrz CIS >!_ sttivsrt.: deIac- aiIE$t tvr?rtgt! lore mky It lattalt4- at k- 11.4 vi;tt. tintless' H I R t a Itgatittl Idiot 1at.rtrttatirt Jolt at tatcrNitt.l ►:g lie S {tg ti Tlrart. i s p s a l.1141 41.0 (10 /ti /n ) • A4' Co o er rodeest 1. C +ttx,rytar 18.32 authorizes the Planning Cosias,�nission to 'approve ',changes to the zoning of a property upon a finding that the requested change s consistent with applicable comprehenaii►e Plan polieies. The cha ter also p� qu for the review of quasi» judicial p land d use and development O)Q1icatione 2. Chapter 18.50 contains standards for the R45 zone. A, single. - fastmily detached residential unit is a permitted use in the zone. Lets, in the Zoe must comply with the' following dimensional requirements a MiniMUM AVera a inimusc�.s lot width 7,500 equate feet m `runt setbac k 20 feet Interior Side uietback 5 feet Corner yard setback 15 feet Garage Setback 20 feet Rear setback '15 feet Ma*imuan building height 30 feet • Chapter 18.92 contains standardt for density. The number of dwelling units permitted is based on the net development area, excluding sensitive land areas and land dedicated for public roads or parks, or for private roadways. To determine the number �of lots, divide the net development area by the minimum lot size of the zone. An from opportunity is dedicated fer transfer of open housing op Urposes te►' space purposes to other por4ions of the development sited • Chapter 18.100 establishes landscaping, buffering, and screening standards between proposed uses and abutting zoning districts. Chpter 8.108 aliowss private streets i to serve up to six dwelling units Subject to pavement dwelling width un3.tse served. areas vary with the number of are requi :a d for private streets in excess of 150 feet in length. • Chapter 18.150 requires a v . permit i aCr standards for removal of tr es on Undeveloped l «d vg tu 5 more in diameter four feet above the ground. A permit for tree must comply with the following criteria: a. The er trees ate diseased, present a danger to property, re with utility service or traffic PeYi or safety; interfere b. The eroveees or to to be removed to coristnc�t pro odd otherwise applicant's w, - p Pe+� y in a reasonabaac manner, a�ais® ui� 1i��e the a � �.ican�L t� property Ert o . The trees problems; esare not needed to prevent erosLon �n drainage in sr ai13 ty, or. dra a d The trees ate not needed to protect nea .��rby tree asv.� windbreaks or as a desirable balance between asheide` and open space; e • The aesthetic . haracte ed in the area will not be vieuaa' adversely aaf fectad by the t ate removal and 8TAF..:.. P R aeT 3iFB91-0014 - oLSON/GLAUBKE Pg l • f. New vegetation planted by the applicant, if any, will replace the aesthetic valuecf trees to be cut. Chapter 18.160 contains standards for land divisions. It allows phased development, provided construction is initiated within eighteen months of the approval and construction of each phase does not exceed 1 Vars. TO be approved, a preliminary plat must comply with the foli. . i ng criterias a. It musts comply with the City c a 'Comprehensive Plea and the applicable zoning ordinance and other applicable ordinance t and regulations The proposed plat name must not be duplicative or othe:Jrwiee eatiefierd the provisions of ORS Chapter 92; The streets and roads are laid out : co as to conform to the ..:plate of subdivisions and maps of major p artitions already ready pp j width, general direction approved for adjoining property a® to wi � determines it is i.n . and in all other respects unless the Cit the public intereet to modify the street or road pattern 0.. 9. Chapter 10.164 contains standards for otreeth and utilities. a. Section 18.164.030(A) requires streets within and adjoining a development to be dedicated abed improved based on the classification of the Street. A future improvement guarantee. may be s4.... y .. improvements, among oth�.,r reasons c e , ed in lieu of if: (1) A partial improvement is not feasible due to the inability to achieve property (sic) design otanndarda; or (2) A partial imptcvement may Create a potential safety hazard to motoriatO or pe e3trian® b. Section 18.164.030(8) required a local street to have a minimum 50 eright ~of-wa y and 34 feet pared section between curbs and sidewalks. c Section 18.164.030(F) requires a reber r w strip and barricade at the end of a dedicated street that can be extended off- ai a. allows artial Street d. Section 18.164.03007) improvement ,. "'where .. pa " ` with ®�xnti�, asonable dev ®lo seat when in co�aforanit ®e More practical to require the improvement of the and er h it when the other re4uirements of these regulations, s, an �; p. then half when the adjoining property is developed." .� ro rt e. section 10.164.030 `ml veguires local street grades of 12% sr less. elei prohibits being Section the 16t Width and regPires a st 28 Pof frontage on a Street. section 18.164.070 requires sidewalks ad joining all local residential ®treat®. cion '18. 164.090 requires sarditary sewer Service. 3aa sa�� 8TAPP REPORT SU891 0014 C SSON /GLA JtBK PAt I. 1' r •Y L 11 • in • i • Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for ` storm drainage facilities. B. Agplica ale Cora n Poli;ae> 1. ano Policy opportunity to involved ` in all phaaea of the planning provided P y will aseure citizens will be ppo � � � �.annl.n process. • Policy 3.2.1 requirea1 the City to prohibit de7elopment within the 100 year floodplain that blight result in eleva;ntion, of the 1 ®0 year flood level. • Policy 3.2.4 requires the dedication of all undeveloped and within the lei year floodplain plus su€ ;icient open land for greenway purposes specifically identified for recreation in the plan. The eaatern Portion iot: f ax lot 600 within the 1� 0 year floodplain of as future greenway on the Comprehensive Plan's Parker areenways, and n Space Ma p Policy 3.4.2 requires the protection of fish and wildlife habi'at along stream corridors by .maintaining riparian vegetation, requiri ng erosion control meastarea, and by retaining standing tutee and natural vegetation to the extent possible. Policy 3.5.3 requires the dedication of sufficient land within and adjacent to the 3.00 year floodplain of Fenno Creek and the Tualatin River as greenway act a condition ion of A development of approval on properties containing floodplain area. l building opportunity from the floodplain area to the buildable area of the site is offered as coMpensation for the dedication. Planning Area shall Comply with capplicable . t, federal, state Urban 6 • Policy 4 2.1 provides that pro g regional . water alit, a p y and �" ' taitdarde. 7. Policy 7.1.2 provides the City will require as a condition of deve ent a p pablic water, sewer, and s. del ®1op�an pr;rova�l that storm dray will be ; n:'oviele6 and designed to City standards and requires that new utilities (phone, electricity, cable TV) be placed und'argronn d. 8. Policy 7, 3.1 provides the City will coordinate Water services With Water districts. • Policy Poliq 7.444 ®. all new stevelaapta®nt to be connected to aeon 4 - I' re a�,, raa approved sanitary sewer cyst emar D: • Policy 8.1.1 pr:tvidee the Ci4ty�� r will Plan foe a safe and effi+ "lent 0 street and roadway system tha meets current needs and anticLipated future growth and development. • PoliCy 8.1.3 provides the Cit y require as a preoondiai0 a o approval that , Developmelat abuts err dedicated street Or has other adequate access Substandard in width; dedicated whet® than street in b. Street ri ht of w"�a shall be decd o. The developer obeli edit to construction of the etreei4s4 sTA10F R1P0RT SUB9i -60i4 ® OLSON/GLAUBER PAGE 20 .A, d'u3 b k, sidewalks; to Oity etandarde within the develop ft. The developer as l participatit in the loprovement 02 existing streets, cults, and idewalko to the extent of , the deve1og&nt' B LntPad try p''' Stagy; .3t iLprovemente shall beat dada and atteet signs or sigraaa7 s obeli be provided when th4 Sovel4pilent is found to cr et to or intensify a traffic hazard STAFF RE OR .:. . : ' �kl MEMORMID,Viii CITY Or T'IGARD OREGON N TO Ron Pomeroy November 20, 1991 F1a0M. Chris Davies, Development Review EugineerCiAb RE: SUB 94, -0014 oLsaN/GLAD 3KE De,scrition The applicant proposes to develop 9 lots on a 5.84 acre site .' 1. Streets: The site is located at the terminus of S.W. 113th Place. S.W. 113th Place is classifiers as a local street and current ,standards are: 50 feet of right-of-way with 34 feet of pavement, curbs and 5 foot' sidewalks on both sides of the stre street. 1 Currently S .W. 113t 'a y,..improved to the �s the nt � ��` P Place is fully within It l unt of the applicant to extend the street in the` deve .� � went and terminate ...,. - . while providing full street ;t�- it with a cut -de sac, p �. improvement s and Meeting current local street standards. In addition, a ch addition, S.W. � C�tllo Avenue;' which is classified as�a local street, runs from Sell. Tigard Street to the north property line f dev p Gallo is basically in trio stages of of this development. S.W. G ' development: From road e end �' south end Af Callos Vineyad Subdivision the Sis full improved roved wig, hin the 50 2) froz the terminus of the improvements to foot right-of-way; the north property' line of this proposed development th €!re are improvements with orl y 20 f eet 0C right-of-way. Co the east of this develop men t anc1 running from Ti _and to _,Walnut St. is property owned by School District, 23J with Vow lilt Jr,, High located on it. If this c evelopment is approved it :would preclude the extonsion . S.W. Carlo Ave is the existing . � n �' ng g y � wa without a shift ,to east. T�. �s un�.�.kel that the r�: h o t. ro ext line- the. have access �t� .. - ,li °,'�a their vest School � strict has a need. fora.,, Leer to run a they ess from both Wainxt and Tigard St. The area betwee4n Tigaxd St. and this subdivrisicn is ft:1 y _ W o south: between the subdivision and Walnut St., is a mixture of , ro er�:... , . , of the P p ty both in and out o.. tie City limits and it would appear that Local street (s) coming' off Walnut would best serve this area. Therefore, the applicant ENtlINEERIn0 COMMENTS: SOB ',1. 14 OL . ; should not be required to dedicate right --of -ray. or install improvements for S.W. Gallo Avenue. Sanitary Seweril There is existing 8 inch sanitary sewer system located within S .W. 113th Ave that has sufficient capacity to handle �W The applicant should he required to connect this S devE'.► -, t�'S%a ►►E'nt to the public system. Within the boundaries of this property, there is an abandoned sanitary sewer line with easements; approximately 2 3 years ago the City of Tigard re- routed the system. The applicant is proposing to build over these easements, based on the prelimi nary plat the effected lots are 1, 2, 8, and 9. " The Engineering Department has no , ob]ectxon to the proposal assuming that the applicant has the appropriate easements vacated and that any remaining lines/Manholes are removed /disposed of according to current standards s Storm Drainage: The applicant is proposing to extend the existing p ublic s417,orm sewer systemm, located within S.W, 113th Place, to pick up the additional run-off from develop ment and to use the existing drainage way. ��e current system picks up the storm runoff from the developed area to the north, edits at an outfall located at the terminus of S.W. 113th Ave and then flows into Summer Creek. The existing °outfall` will be relocated (approximately 30 feet to the southwest) so that it will be within a Tract of Land dedicated to the City of Tigard. Recommendations: ALL CONDITIONS SHALL DE SATISFIED OR FINANCIALLY ASSURED` PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. 1. Prior to the applicant reeiving , a pp roval for this application (SUB 91-0014) the following Shall be re uired d .e' p � +, y 4` .... ^9 . iw ' ... , Tigard City d to Vaci,:,, . the t tupact Lots 1,2,8/ and 9 as shover, ��n �a�e� ►e�lts which G' `�'y'i� S�`re�,. the preliminary plat. The vacation request Council. shall be apps owed y 't-he C ty 2 Two (2) ,sets of detailed pub1i i a� "ovearis It plaits. ind profile coast , ct ton rirawings shall, be •subtritt,ted for preliminary rOtti3OV to the ngineeri g Department o Se,`; o i ( sets o app .,o reo • Y drawings:- and: one (1) ' . , , . at�amw:ea construcjNn cost eat,atp all N TN i ►� Co ri ° b SUS 5“4.- :014011/0101a$Itg: ;N prepared by a Professional Engineer, shall be „ubmittred for final review and approval (NOTE: these plane are in addition to any drawiOgo required by the Building. Di,trision and should only include sheets relevant to public im p roveme nts , ; An erosion control plan shall be provided as part of the public' improvement �r �, , - Technical .. The i P ' 1 .. "Erosion w �.nn rovem�nt d,rawa.n s Thy. Plan shall. conform to Erosion Control P anfy .�echnical Guidance Handbook, November 1989. • The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageways without significantly impacting properties downstream. . Storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm drainage basin 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 exi:,E, .cingi Proposed, and future lAxtes shlr it be addressed. . The applicant shall provide evidence that all vacated sanitary sewer lines/manholes, within the deevellpment, are either removed or abandoned inplace meeting .City , Unified Sewe rage Agency, and �e p �rt�ent of Environmental Quality requirements. ▪ A grad h ng plan shall be submitted :showing the existing and proposed contours and typical finished floor elevations on each lot, including elevations at 4 different corners of the floor plan tied to the top of curb elevations as shown on the public improvement plans. �. t shall, make an appointment p - �.n • The a�,:�pl� can oir� then( for a e co�.str�uctn.oA �' - City Tigard Engineering �. , .. , , . r meeting with the �.�t, of g ne �.rtment after approval of the public improvement plans but before starting work on the site. The applicant e' the applicant's enigineer and contractor shall be required to attend this meeting prick to receiving the approved plans and permits. e The applicant shah., submit a 'title Report or Subdivision Department prior to the City' s Guarantee. to the Engineering lDe arc,;, p" y Subdivision Plat to Washington signing . and release of the Su County. IN ADDITION THE P PLYCANT SHOULD BE AWARE OF THE FOLLOWING, SECTIONS OF THE COMMUNITY DEVELOPMENT COPn THIS IS NOT AN EXCLUSIVE LIST, 1. SECTION 18 160170 IM oveme t Agreement Av Befo e C` �.t�r approu�aZ :� s cet"tified axe the ��.n�l platy aria , before approved co as .ruction pl.az s alre .i.��s.aed by the EE'GINEEsF &ING �, JNlNlE (TS d SU 3 3 City, the Subdivider shr..11: 1. Execute and file an agreement with the City Engineer specifying the period Within which all required improvements and repairs shall be completed; and a Include in the agreement provisions that if such ` od specified, work is not completed within the period and recover the full cost Cand expenses from the work subdivider. p . The agreement shall stipulate inhprov+mentfees and deposits as may be required to be paid and may also Provide for the construction of the improvements in sta 'es and for the extension of time under specific conditions therein stated in the contract SECTION 18.160.180 1G0.18b -fond. d by Section 18.160„170, the subdivider �4. As reguxr Section r sha.li file with the agreement an . assurance of performance suppor;;.ed by one of the following. 1. An irrevocable letter of credit execute: by a financial institution authorized to transact business in the State of Oregon; 2. A ry company surety bond e�secuted by a curet, com authorized to transact + business in. the State of g stains in fore �untilhe surety Oregon which re force company is notified by the City in writiri , ; ha it stay be terminated; or 3. Cash. City Engineer B. The subdivider shall.,., f�,rni'.sh to the,. re 1ste�ed itemized ��.mprovement estimate/ certified by g civ=il engineer/ to assist the City Engineer in calculating ` the amount of the performance assurance. The subdivider : ., ' ... shall not cause termination of nor al1c;,�w expiration of Said ; �g Without having first secured ' cl guarantee written authorirAation from the Cites E'CTION 18.160.190 riling and Recording 21, Within 60 days of the City revie'W aid apprwoval, the applicant shall submit the final plat to the County for signatures of County officials as requirecd by ORS Chwpter` 92 E (IN INC C'4 N SUB 91-4 O SON /GLAUTKt • I•V . • upon f3:nal recording with, tile County, the apply cart shall submit to the city a copy of the ' eco d+ed final plat SECTION 18 01.62 .08p Final Plat 1 cation Submission Requirements . Three copie4 of the partition plat prepared by a land surveyor o:4 engineer licensed tb practice in C)regon, and necessary data or narrative. • The partition plat and data or na � rative shall A"? 'drawn to the minimum standards set forth the p "' sec minimum standards th �y +� C)��egQn nev 05) , Washington Cunt *�. and by the Cit+y. 8tatut�s (ORS 92 of Tigard. Sri SECTION 19.162 110 Cent erline Motta rr ertator p-Io.: nument Box Requirements Centerline fMonimentation for all MaJor Partitions The centerlines Of all sere t and roadway rights -of- Way shall be monuierited as prescribed in ORS 92.060 (2) before City acceptance of street . improvencats under the following specifioations: Centerline monuments are rec ,iced to have monument boxes conforming to City standards Pet, for those monuments within the pavement area, and b , The tops of all monument boxes shall be Set to' finished ` pavement afrade a SECTION 18.164 STREET AND UTILITY IMPROvEmENT STAND+8 d. l8.164,00 Streets p unless the development �.. NO development sha�.�, occur c . � ' � has frontage or a.pprov'd acoess to a public Future h xtensionS of Streets and geserve r' 3' • A reserve strip acrosw the end of a dedioate sheets 11 be ..000404 t+o tie Ci' 3I an' b e .� '�ybarricade :shall: hey3pconstru�crtc d.niaty .he end r: by he �..pr , V. erty 4%Y17nerS rYh ch ha� 1NNG1 iEER. I NC LommtNT a a Stg 91 -14 C LSON%GLACBXF : '." n. N• u' • yr 71. not be removed until authorized by the City Eng .neer, the cost of Which shall be included in the ' street construction cost. The City shall install all street signs, relative to traffic control and street names, as specified icy the City Engineer for any development. The cost of signs shall be the responsibility of the developer. L. Street Crags Sections.: a. Surl!ace material shall be of ClaS4 ' C or B asphalt is concrete o. The fined. lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90 percevt of the structures in the new . completed leted unless three eyears d2Velopmer`i'� are c � jp p initiatiOn of construction 1 in the developm nt . c The final lift shall be Class? J asphaltic concrete as defined by A.P aW.Aa Stan lard s .iec :',fa„cation d. No lift shall be less than 3 -'1/2 inches thickness, e 18.164.120 Vtilitie8. 1 All utility lines inO uding, but not limited to those required for electric;, counication, lighting and cable television services and related facilities shall be placed . �, oUnd, mounted for surface mounted transformers, round® mounted connection boxes and meter cabinets which may be placed above gro .... , p y utility service. ;facilities during until tem bran. util construction, high capacity electric lines operat g at 50,000 volts or above. C 18 „ 1,64. x 30 Cash or gonr " ec uirec� 1 All improvements �nstalle�d by the s bd vide�r shall • rkmanship and i a,tuerial for a uaranteeo. as td �r� � . , g ance, _by theit period o. orie year fc,.cawzncc�:p 2. Such ,secured by ash4 dOpos.t or ,• he ,.amount of e value cf tae improve ernts as sey the City Eingneor The Cash or bond shall comply with the terms conditions of Section 18.160.180. 18 r 164.150 Installation: ?reregUisite /Perimi,t Fee 1. No land division i.mprovementsv i iCluding Sanitary se rers storm sewers, streetse side$alks, curbs i ! by undertaken lighting or other requirements s:�a�.1 and except after the plans therefor Lave been approved, by the City, permit fee paid; ", and perjctit issued. 18.154.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. 2 If work is discontinued for any reason, it shall not be resumed , until the City is notified 18.164.200 Engineer's (ertificatian Regvired .. The land divider's engineer shall proitide ` written the certification ` by CitCity that certif �certification o- of a form pr ovided b all improvements, workmanship and materials are in accord with current . d engineering and . and sts.nclar construction pxacticos, and are of high grade, pl;i.or, the tance of the subdivision's a � e w- improvements or any portion thereof fot operation and maintenance APL RV'VIgbN r lb��D��1Mi�iYa�eaaisimmYRdl1�t� Randall 1.ku W0010 City Zngine,,er r' CD s�b9 i -14 A C ENGZNEERI; '� ;.O NTS . SUB 91 -l4 OLSC�N/ LAUEKE • REQUEST FOR COMMENTS TO: ,,,, DATE'; October 21 1991 PROM: Tigard Planning Department EE: p 1 OH 91 -001 PLANNED DEVELOPMENT '9 _ R 91-1007 ZONE CHANGE .I(�BD .91� -0008 VARi ioE ,VAR 91-0019 OLSC GLAUBRE: (NPO #7) Applicant g with ap Planned : 1) Zone change a sav�al to designate the Property Development sate. approval of the following deve],s� nt a 3icat antis 9 pP g � p X overlay none; 2) Subdivision prelimia pry plat /Planned Development conceptual plan approval to divide 5.84 acriaa into nine lots betwe n. 6,752 and 8,464 square feet with 3.96 acres to be dedicated to the city an open P Code de .Sect � � �.:Z .164. D80 required ires� a 5 to width ratio of 2.9 ta, 1, whereas �.o a lot depth a � depth to width space; 3) variance ar roval to allow to 1 h de o ratio. ZONE: R-4.5 (Residential, 4.5 units /acre) The R-4.5 zoning allows singe family detached residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary use, residential fuel tanks, and accessory structures. LOCATION: Sotuth end of SW 113th Place (WCTM 231: 3AB, tax lot 300) APPLICABLE REVIEW CRITERIA Community Development Coe Sect .one 18. 2, 18.50, 18.80, 18.88, 18.92, 18.134, 18.150, 18.160, and 18,.164; Comprehensive Plan Policies 2.1.1, 3.1.1 3.4.2, 3.5.1, 7.1.2, 7.3.1, 7.4.4, 7.6.10 8.1.1, 8.1.2, and 8.1.3. Attached is the Site 'Olan and apple cant. s statement for ° your review. From p.. .. g from Other information supplied by various d.a ari.iments and 'agencies and. o�► o information available to our staff, report and recommendation will be prepared and a decision will be reu tiered on the proposal in the near futuria, If you wish to comment on this application, we - need your comments by Oct. 31, 1991. you may us = the apace rovided below or attach a separate letter to return your co a enta. IL you a unable provided _ r�eeoc nd b , the above .date, please phone the staff contact with your any questions y , g soon ash noted �eAO�i wrif h bur comments and confirm your comments in writing as posnible4 you have an estions this matter, contact the Tigard g Department, If o 7 . PHONE: Planning � Box 23397, 13125 : W Hall Blvd., Tigard, OR 9 �. 223 639-4171. STAFF' CONTACT: Jam; ..Offer PLEASE CHECK THE FOLLOWING G ITEMS THAT APPLY: we have reviewed tie proposal and have no objections to it. Please cotact of our office: Please refer to the enclosed letter: written doiienks inrammaismon e of Piemsan Commentin • n Phone Number: bkm/SUB91-140BKM a ,411 441i A.. f .:� ;.d LEGIBILITY STRIP CREST CT ii1itet tttt k met tspt.s- 1titill can0 Ise by Ste City If T2'std siilitimp Evict /- plic istotase%:sc Systsm CIB1 sells/ere, !Os s� sct;se peilteyr4 le,e sly Is itiesdei 'I `e toed •: edditi455 i�r5tieel ssdIer ifltcf It III lit lets ss ittas¢issd 3y the vi ea TIferl (pPsit►trs) 44i ittlttl uj v I T 8' et " b 44, 0!' REQUEST FOR COMMEUtS i DATE: `ectob^�r _ 21 1991 FROM: Tigard Planning D®par ment .w �, Y,ANNED DEVEWPIte�►�i?�° �` r 007 ZONE CHANGS,. . RE: SIiSB�IVZB��Q''� . '9�.�- Q�'�„�"�.,,,.,. �......�•_ � �� '�"C! ZON 91 -0008 VARIANCE VAR : 91 -0019 OLS GLAUME (NPO #7) Applicant requests approval of the ' following development appL .cations: 1) Zone 9 y,y '� E v t q one 2) Subdivision preli ina plat /Planned nevelo eni change approval to designate the ra rt wash $ Plaalned �e.elc en conceptual plan approval to divine 5.84 acres in'co nine i� lots :between ®6,752 ove�l�. � � ) be dedicated the City open and 8,464 square feet with 3.96 acres to �► space; 3) Variance approval to allow a lot depth to wdth ratio of 2.9 to 1, . � t ®a R . �J zoning: b 5 (Residential, 4. �► units/acre). 5 t; � 1 lot depth to width ratio. Z0NZ: E 4. a /acre The rat whereas Crsde Section 18 164 060 requires allows single family detached residential unite, public cupport occupations, temporary use, rea�id6�nt:La� homes, facilities, residential creatz ent homes, farming, manufactured faulty day care, home p r pA 1 fuel tunics, and accessory structures. L0 ATTON: South end r.�f SW 113th Place (WC H 3AB, tax lot 300) APPLICABLE REVIEW CRITERIA: Community Development Cone Sections t�.32, 18.500 18.80, 18.88, 18.92, 18.134, 18.1800 18.160, and 1.S.164; Comprehensive Plan Polices 2.1.1, 3.1.1, 3.4.2, 3.5.2, a64 e , and 8.1.3►. 1.1.2, `x.3.1 7.4.4, 7.6.1, 8.1.1, 8.1.2 Attached to the Sit i$ Plan and applicant's statement for your review. From interaction sup lied by variouk departments and agencies and from other pp the rr� pia " n the near future. � If prepared and infortnation av will be rendered on,'�a �p � and � ecooma+enda�tion wig. DO re ar3. ®Da and a decision to c neat ;'an thi a application; wn need your comments by Oc,t •131, 1991. You may use the a'upace prc ridsd below or attache to separate letter to return your ere itental. ..� If _ ou_. are .u�nab3�e .�I,� z�eeponid k�v trie,aba�ve date.. please phone the staff contact 1 y comments and confirm your writi as soon ads noted below t�i.tYl your c � writing contact the Tigard poa�sibleg �:�: yon have any questivn ® regarding Tigard, O� 97223. ��tvr�s PlaningDe Department, PO Sou 23397, 13125 SW Ball Blvd., Ti ardr 639-4111. 4 STAFF CONTACT: 4 err O r •-� PLEASE .CHECK THE FOLLOWING ITEMS THAT APPLY: W j it. ed the pro proposal and have no objections to � it We have r�vie� �a P1eane contact of our office. Please refer to the ent" .000d letter. Written Comments A �yru•�rr��Yiiiwt5l Name Of . +,Person µ or i eat • . g ti Phorte NUMber a kilts/801591-14.B tl • 6006.5 Excavation Location Excavation to ' 'oalance a fill does not need to be on the same as the fill, but shall n the same drainage basin, �^ withintppoints of constriction lonbthe conveyance system, if any, as near as practical to the fill site, and shall be constructed as part of the same development p �en� �oject which placed the fill. 6.07 Flaodwa% Desi n Standaxc s 6.07.1 Obstruction n Pry: ibited Nothing may be cons p qd in a floodway that will • � constructed p� r GCW1r • w � trtacted or. 1 • U. n t flow ' • , dY i w s Il •r• .:. • is impede or constris��. the « of storm water. includes, but not limited to earth works,. street and bike pth crossings, and j i trees. If an object is placed in the flocs l flows with ' no y must be ,• accommodate "the sto�r�o a 'the floodway widened or modified to acco increase in water surface elevation upstream or downstream, m; or r u nless the property owners of Property where the water surface Ane r ' ase occurs grant written Permission by agreement or easement. Y may modified will .. velocities are The f loodwa ma. not be � such that water velo�a. t the increased such that stream bank erosion i be increased, unless t stream banks are protected to Prevent an increase in erosion -,, 6 07.2 Flooc wa !lodi,f ieatlons Any proposed work within or modification to a floodway must be certified by Oregon . g on ; Registered Professional Engineer as meeting a. the requirements of Section 6.06.1. 6:07,.3 Flom; dentificataon ....-. ... . , • e Pot .. entire f ,00d p lawn shall } w , s�.reaar, s creeks, rivers tlodwa other the watercourses where the g � identified the o rr, .. P !�, eiaGa 1�rlS not A1, ea'atA he treated as a floodway, or a study floodway, by an Orecioa Registered Professional Enginee r and approved by the Agency m4y be used to dc4finehe floodway limits for a stream section. W h 'FR QUALITY STANT)ARD �E a gensC.1V� Ar0.0 6 Q,08.1 Defin,,it • as ive are�as shall inc�. . dater f �atu a . y .. chi serve: • pater ualj t f iltergn �s srtelflS or oth rwa�se function to .mrove s the water heat:.. of e Y cur ale gate,. .imi:ted Cob �,1� stofi:xl! k1�a � are a eaistimg or createdtetl.and; b. C ap er r oars A,a ditional, SWM 6tandae• 00 160 acres ge, . impoundments (lakes acid pond) with average water, in the Summer of 1 acre -foot or more, or with a depth of 3 feet or more. Sensitive areas shall not include a constructed wetland', an undisturbed corridor (a buffer) adjacent to a sensitive area, or a water feature, such as a lake, constructed during an earlier phas, ;� of a development for specific purposes not including water quality such as recreations 6.05.2 _.Study The Agency and ty shall require titre applicant to provide a study identifying areas on the parcel which are or may be sensitive areas when, in the opinion of the Agency or City: b • • an area or areas On a parcel may be classified as a ;sensitive area; • if the parcel has been included in an inventory of sensitive areas adopted by the Agency or City and more site specific identification the boundaries are needed. 6.08.3 Undstu rhea Corra1dor Ee uar New development or a division of land adjacent to sensitive areas shall preserve aid, maintain an undisturbed corridor f %r a buffer wide enough to protect the water quality functioning of the sensitive area. The undisturbed corridor is a facility required to prevent damage e sensitive :. by development. The �,ve area caused b the undisturbedcorridor shall be a minimum of 25 feet wide, measured horixontall.,3from tho defined boundaries of the sensitive area - y unless otherwise approved by the Agency or City as meeting the following exception. LL `h i feasible option exists for encroaching .here no reasonable and feasi � s within the minimum 25 foot undisturbed corridor, tiuch as at a road or where topography limits options, tions,.. the , yility crossing , n a �a, equivalent to thy. 25 fot corridor shall be Provided. 6.08.4 Des Standards for the Undisturbed Corridor The :. ...t in `... corridor shell be left a natural state, or al lowed to return to th natural state. No structures, development, gardens, lawns, or water activities shall b allowed which otherwise detract from the ter ualit Protection � .. g.. y, y p. provided by the corridor, except aiM', allowed below: a. A road crossing the und: i �.sturbed- corridor to Provide to the sensitive area or across the sensitive area access. b Utility const Uction, pro`ridint the corridor 'i.s restored c ▪ P! gravel- walkway hr bike path, not +exceeding 8 feet in Chapter 6 s ` , i "tandards- page width. If` the walkway or bike path is paved, then the corridor mus be widened by the width of the path. A paved or gravel path may not be constricted blos►r than 10 feet from the boundary of the area, un?ess approved by the Agency or City. d. Measuref to remove or abate hazards, nuisancee, or fire and life safety, violations. The Agency or City may require that the corridor be fenced, signed, delineated, , or otherwise physically art from set ap m parcels ";b ... that will develbpe 6.00.5 Location of Undisturrbed Corridor In any residential development which creates multiple parcels or lots intended for separate ownership, n,uc;h as a subdivisi ®n, the undisturbed corridor shall be contained in a tract, and shall not be .'. apt of any parcel to be of � r y ... ed for the construction of a dwelling part 'a• Unit. The Agency or City may require that the tract shall be `.. - • • dedf,cated to the Agency, or require an easement conveying m a nd sulface wate r management r ights to Agency City and preventing g t he owner of the tract from activities and uses inconsistent with the e purpose of the tract. Mitigation The water quality And an an quantity any work �r� in a sensitive area compensated Y area 'shall be com ensated _by amount mitigation replacement necessary to, replace the water q. , , y f and p necessary p ,. water ui�ia.#:.. functa:r�ni the or City. No fill; sensitive area as determined by the P�r�ency y i..a moval, or modification of a sensitive area shall be approved un:keil;s there is no reasonable and feasible alternative, as determined by the Agency or city. 6.09 placement of Water Qualitx_E.a.citi,ities . Chapter 7 specif .. i ' -' that certain ro er ties shall install water quality y j.aoil�.tie€� ft ; . purpose of re p p No such y��ap p �► r ^��: , 1, constructed ruc�otedgw�pL.os hor ous s . q y,d •. �� ''1" "�,._ . c: :. . W: » •. � water �.al1t fa��.la�t hall. �e a.tha.n the defnisd area ' g t y+ ... • approved of existing o r created is constructed replace�the aarea� used for GO by the Ag�.ncy or City, � replace water quality facility. t; The ..... ti : ... cility shall, not be lac. �` � y Placed i n the undisturbed �corr dor required , � the 'rids r red n.n sect�.on 6.08.3, unless a�, a coy is widened compensate Placement of the water qualit' ► ed to cotta ensa��e for the laceatie facility • Chapter dti Additiota.'.. "W tahila rds �.�; ►age 11 44.1 ;t M t,< REQUEST PlOR COMMENTS or TO: w% "si`r Poet..., ti DATE; October 21. 1991 FROM: Tiegatd Planning Department OAS 91-0014 P]LbIi�Elf��97 NPC�T.p1 %c Z N0 91-0088 CE VAR _ 91- -0019. OLSCe4J (NPO w r i4p �z g planned applications: 1) re e�tn pps:csv : 1 of the following development a�pli+ca� son change ;approval to designate the property with Overlay sons; 2 ) Subdivision Preliminary plat /Panned Development conceptual plan approval to divide 5.84 eras into ninn lots between 6,752 and 8,464 square feet with 3.96 acres to he dedicated to the City as open cp � Variance approval to allow a lot dept ratio of 2.9 to a�.o � � D width to wdth y Code Section 0 164. (60 re i rom a 2.5 to 1 lot depth 1, whereas t'&�C�� ''.wL4J w Ell Vso ZONE: - . e D The A. -4.5 zoning ratio. �ON�s �. 4 S (Residential, � 5 uraits�as: allow single family detached residential nett, public support f ariuing, manufactured homes, facilities, residential treatment ho�a, , fuel tanks, ` day care, home occu atiirnc, tee rrry use, residential' family y' y ... REVIEW CRITERIA: nd Community 113th Pla (WCTZ4 APPLICABLE RIB ,� .p, yq,y� y� �ry�y�p, �M �e �y SW �y,g. Development ®tr �� u�r R3l��JyI��i'8eR5�J 4�A! south end Q�. � S1f0 �.. J11Ls 'Place Q.d.oenft. sand accessory lot 3 � D u 18.134, 1� lei%, 1� 60, and 2�a 3ks�, tax Code Sections 18.32, 18.50, 18.80, 18.88, 18.92, 18. . 1 1�,1 18.164# Comprehensive Comprehensive Plan , an Polidiea 2.1.1, 3. .14 3.4.2, 3.63;1, 7.1.12, 7.3.1, 7.4.4, 7.6.1, 8.1.1, 8.1.2, and 8.2.3. and applicant a statement for yo<�r revie . rtom Attached .:i,e the Site Plan r variCua de art s1 to and mage ties and from m other 3.n�e�ratatioAt supplied y �' fired infaxmatiO n available to our Staff, a report and . n. >• l f pre a wish dere we the propoOnl in the near futu:..e. to cogent oil will be be ication, we - .y your Comments. anc� a deci��.o;� te letter to r y below o�' attach a a ®;pa�'� tab Oct Oct, 31® ia�1 You may use the space p ovided bel r . need your omen , our :. n If"„ -tau are unable to res .+ond b the above tea, .�.e. pleaQ,Qe phone the nc'ced below with your comment® and COnfirM your commenta in writing as soon as ns regarding this matter a contact the Tigard a.Kning�Department, PO Box 397x, 13125 Hall Dl°` 97223. PHONE: �' !d. , ��.gard® OR Planning 630 - 4171. STAFF CONTACT: Je,. Y. QL er,.. -.. PLEASE CHECK THE FOLLOWING ING I IS THAT APPLY: s e have r viewed the proposal and have no objections to it. Plc: se contact ._. of our office. Please refer to the enclosed letter. Written Comments: i `- "'MAC v.... woo, WITM1,1601•1 Name of Person Commenting PhOnE Num h o b /5U89l -14. B jC.I .? t.pstr.,a- tistise a7 4!% City % ? si Tlyssd , + s«4 phic i w ci GUI a rs. lifts - a =7, i a lacy is=s 4 is itA \ \ - «4 Viii £$ k t\ ttetliizel t f r t Gy }4.: - < sr itittLie.4 d 2; J .i, roar!. m.e 3x1 (gPs 1): » . 400 - y7¥ 3ƒ. R I D � : ;4 " NNING REQUEST FOR COMMENTS NOV 6` 1991 ��7/�,'////yyy± DATE: Qptaber 21. 1991 FROM Tigard Planning Department RE: SUBDIVISION 91-0014 PLANNED DEVELOPMENT PDR 91 -0007 ZONE CHANGE �. E®» '�1 • �IIri _„e�i 13 AGE VAR 191 -0019 SWo B BIS � N O #7) Applicant re: pests approval of the following development h applications: Planned Development change approval to designate the property overlay zone; 2) Subdivision preliminary plat /Planned Develo .znt conceptual plan approval to divide 5.84 acres into nine lots between 6,752 and 8,464 square feet with 3.96 acres to be dedicated to the City as open space; 3) Variance approval to allow a lot depth to wd,'j.h ratio of w9dto 1, whereas Code Section 18.164.060 requires a 2.5 to 1 lot dept. ratio. ZONE: R -4.5 (Res identi::1 4.5 units /acre). The R-4. 5 zoning allows residential units, public support l ®wn single fa�aui.ly facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary end of SW 113th PlacePlace t B�C'�M and accessory structures. LOCATION: South ou 251 3AB, tax lot 300) APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.50, 18.80, 18.88, 18.92, 18.134, 18.150, 18.160, and 18.164; 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. Attached is the Site Plan and pplicant a statement for your review. Prom information supplied by various departments and agencies and from other information available to or e staff, a report and recommdation will If you pared and a decision will be rendered on the proposal in the near to comment on this application, we need your comments by Oct. 31, 1991. You may use the space provided below or attaad a)�oveps3atee please phone th® your (contact au ,. acre. unal�ilete respond by the , --a comments lase phone in writing e S ff soon as 88 A as0+ovnrwMtl noted below with your comments and confirm your If you have any qu regarding all Blvd., Tigard, n ctt the Tigard possible. Y estio1312� SW ding this matter, contact. ihh PHONE: Pl °� nni>Qg Department, PO Box 23397, 639 - 4171. STAFF CONTACT:Je'r_ �ffor PLEAS;a, CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. of a~+ur office. Please contact ..,,,.,...1 Please refer to the enclosed letter. Written Comments: Dane of Person Co ii Phone Number bkm /SNB91- l4.8KM . ..,,..,-.. .. ..,-..,.. ..•,-, 7c.,.t.%. I5.7.-7;.,-..::,,',.7'.e:::-.,-,:,.. -7'.• -;',4-• ...•-•-•-•.:.4.-1.. --.....',.--;•.`-_-*. ' - .• .-.., ..,.7. , :-:_•:-.,-.iL:74.-:if;.•:•::?-•-•.!il•i• ".•••.7•_.•,..;'::' 7--,7•.'..•"?.:.-••:.r.:t11.7.•:,.. '.•:•:•;•;.:.'.:,,-.....:.;=:::-••::::::::.;•..7..-,•::,-7,•,. ,.':-. •,4,..-..>,..!A•;•.,!- ,.. ';.,..;.;:• L-;-.:;-,:',-. !,.*,;(-!.2:it ._ .. . ,.. ,-. - --=,:.,-.-::-,1,-='..±4.-:::-'.'7V -a.:‘,.:J -;',,,,i7.-"--7,- -7.--,.' `-".. --.:.---; .7.'.7-,.I''-;i,:,.. . 7...•••■".:' ..,:-'''T -:'-'7r 7,`,,,,,..'7%,":-: -'it:-., I '.. -,...;:',..?; . 0,-;--.7,-....: ,-.....".■.",:':-..74.,Tii:-.,.. ,:`,'4,,-,7.--*--,,-. -- '''`'..:-.---'.'1-' .=-:,'''''',."''''-;."-F.'--l.-.*--± .t...'E......r,''',.,''---7 '4',- l.*:..,S; =..7%..'''.'t.---..7,'-',.-,.';',..'f. ' ",. .....-,....k__:-._-_:;..:.'",•-i '...:' C. 't,,,,k1,-.....k::..1 '','. ,....-. --;..:4':-.,,'-'1;....-:';.te-..-%*,.Z...4.7?1....k".....:-'''i-r..4;;.--.1'7'.''''''' ' - - .....- - - ,--i..., ..5-..i:',..,t.'2- ..;:t.-.:1-«.--2,7...i1:■..".:,..''':-",77.-..1....ii::?:.r.47','.17..1-7,::...7":"..:*;...P'.eti..-.4-....:'......i'-,',•.',:t..;,---1,.g.:-',...-....,-t.--,,.7.;'_!_.",-.^.■,4; -,,',,,ii,'..,V,S-cf!..-7.:i..;..3.,....:,,,-:.„:•.,,,i.::.;........,...,„.., ,.,..,.., --- • _., .,„,.., 4.-,.t.-,,.,.=ifi....:66:'-'.:•'''''''''' . ...." • . _.'1:,..';'+.:'.:'..-<:-......'E--.•-.:',A.,'.7.,;t-r..'....:,'..-:"':,.-. -:,,,-:.:':',..g".,'',."'..:::'...-',:-"%..'..%''.-ii.c...',"-':'=',.:.,...A,'.'r,':.'.:i':!.-''.,_',,-,j.-.!:"7':'.:":..''';.-.':':,;-.'i,Ti•..'',..i.'..'"'.'::;'7"-:":''I''''''' '''''''' ' - - .. _. ,_.. ._..,.,. ..,,,...,,,:..,„....--- . - : .... - • . . L ip. ,,-.,•,....• ._---. • ..-• T: ,:.-., ,..,:• ..... . , .,....:. . • • ;_ ,, . --A--- - ,-_ -..:.,..,..., -. FGIBILITY ST : •",.7 :7••;;7:- •_kr,,J:•-,-7- tt _,.er,....:'•-,..:-......I:•,-.:-.,'^•'•.`.:1,:::=CT''.= '... • • - '- J.:, • --• - .: .,:.':' ' ••. .-. ',t,'...,:: - .k•,•_,••-•.••.!..*•.':••,t'-';•;i:::--;.*.4-:,=J•-•-...::. : . • • • • .. . - f,•_•--,--,• • ; -7•-...,.••••:,•HT.!t;..7.,:•.!..1...."';:7;:-:•:::.,44k:•c,--.-•.:•-••••- '''-----• ' •• - — - ' ..... -...1'.•=•,,:•!..':,;•-•..,-.2-41!.:•-,7i*.,•:•.•,--1-,•:•••-,-,•:...,.,..-: . .. .- RECEIVED PlANNiNG NOV - 1991 WtRQUEsT FOR commsNles : �_ AN r ' r 'V 41�,- ,-' ,_ DATE: , Octcbs4 21A_1991 FROM: Tigard Planning Department RE: SUBDIVISION 91 -0014 PLANNED DEVEL-d Pt43NT PDR 91 -00907 ZONE CHANGE,. ZON 91 -0008 VARIANCE VAR 91 003 9 ot GAggi (NPO #7) A pp li ant re qu ests approval of the follo wing development applications: 1) Z one change approval to designate the property with a Planned Development overlay zone; 2) Subdivision preliminary plat/ planned Development cons eptual plan approval to divide S.84 acres into nine lots between 6,752 and 8,464 square feet with 5.96 ace. ea to be dedicatee!, to the city as open space; 3) Variance approval to allow a lot depth to wdth ratio of 2.9 to 1, whereas Code Section 18.164.06( requires 2.5 to 1 lot twidth ratio. ZONE: R..4.5 (Residential, 4.5 units/acre). R-4.5 zoning allows single family detached residential units, public support facilities, itreatment homes, fazming, manufactured homes, family day ca e, home occupations, temporary use, residential fuel tanks, and accessory structures. LOCATION: South end of SW 113th Place (WCTH 2S1 3AS, tax lot 30 i) APPLICABLE REVIEW CRITERIA: Community Developwent Code SeOtiona 18.32, 18.50, 18.80, 18.88, 18.92, 18 134, 18.150, 18.160, and 18.164; �Comprehensive Plan Policies ` 2.1.1, 3.1.1, 3.4.2, 3.5.1, yy 7.1.2, / .3.1, 7.4.4, 7.5 �,. 1 1 8 .1.2, and 8.1.3. .1, 8.. Attached i the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available, to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Oct... 31, 1991. You may use the Space provided below or attach a separate lettear to return your comments. 1,f Yoiy aloe unable to res and oy_ :he ebove 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 thio matter, contact the Tigard ,p , 'Tigard, .. 23. PHONE Planning Department, Sox 23397, 1;31:25 SW Hall Blvd., � �R 972 639- 4171. STAFF CONTACT: _away _Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: to We haave, reviewed the proposal and have no objections �ectione to it. Please contact of cur office- Please refer to the enclosed letter. V Written GoWments. -45 if 24v0 afflawwwweaami Name of Person C. mr enting: Phone Number: . ► r -14.18KM TO: RECEIVED PLANNING OCT al 1991 REQUEST FOR COMMENTS DATE: October 21 . 199_1 FROM Tigard Planning Department RE; SUBDIVISION 91 .-001:4 PLANNED DEVV P . N PIM 9 -0007 . ZONE CHANGE requests eate 0�8 approval �f VARIANCE the �o].loe�ira 91-0019 development B applications: Applicant Zone change approval to designate the property with a Planned Development overlay zone; 2) t,', 3bdivi ston preliminary plat, Planned, Development coneeppda1 plan approval to divide 5.84 acres into nine lots between 15,752 and 8,464 Square feet with 3.96 acre to be dedicated to the City as open apace; 3) Variance approval to allow a lot depth to wdth ratio of 2.9 to 1, whereas Code Section 18.164.060 requires a 2.5 to 1 lot depth to width ration, ZONE: R -44.5 (Rscidentia1, 4.5 unite /acre) The n -4.15 zoning allows single family detached residential units, public support facilities residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary use, residential fuel tame, and accessory structures. LOCATION: South end of SW 113th Place (WCTM 251 3A8, tax lot 300) APPLICABLE REVIEW CRITERIA: Community Deeve] r= nt Code 98 i4 Comprehensive Plan Policies 2.1.1, 3.1.1, 3.4.2, 3.5.1e Sections 18.32, 18.50, 18.80, 18.88, 18.92, 18.134, 18.150, 18.160, Co 7y n 7 q q . 3. r1.2p i'9�mwi./ 7r°!'e.9W �e 7eeW"1/ �a1�1 �a.F.ii�n R�a�n;� �e� Attached is the Site Plan and applicant' 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 pe pared and a decision will be rendered on the proposal in the near future If you wish tO toe comment � teen. tha scat on, awe need your comments � y 9tct , 1991. You may p provided ed a separate letter to return your comments. E �rou are _unabi.e tigjamEond, b the above date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible.' e. D ' f yoy stions r g ding this matter, contact the Tigard Planning Department, ®Sa 3 Hall Blvd., Tigard, OR 97223. ibHONEt 639-4171. STAFF CONTACT: Jx caf pr PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have revs wed the proposal and have no objections to it. Please contact of our office. Pilo se r fen to the enclosed letter. Writtcra Comments: X The water ts X f iz e gtdran,t and wa.ter meter toe 's sham `M�,bl�1'1sIrY be coordinate. d through the Water District office. aim voismitiel Names Nu besi ^ rn Co eu t ian+g t ...111 .11T Name of �►ereo " � �' .�'1 rte?, �� 7 � 1, 7" `i +`h � }yy 7 1 %'��CV q �p r bkm� 8U891- 14.8Kii, li5 +u. o 'IT REQUEST FOR CONNECTS DATE: Orto er 1 1991, TO? FROM: Tigard Planning Department RE: sumavIstom 91 -001 ?PLANNED D VELOPMEN PDR � 1 OQ b7 �b 0008 VAR (NPO #7) Applicant ��R 7�� VARIANCE ;;,.�1 ��19 �►��CR.6�,� �Hx requests approval of the v4f applications: 1) Zone change approval to designate l the property etha Planned Development nnee3 �evela eat overlay zones 2) Subdivision preliminary Plat /Planned Pl,�a eonceptnal plan approval dedicated between �752 and 8,664 �te�are t with 2 a �� acres t� be to the City as spade; 3) variance approval to allow a lot depth to width ratio of 2.9 to 1, whereas Code Section 18.164.060 requires a ?. a to 1 lot depth to width ratio. ZONE: R-4.5 (Residential, 4.$ waits /acre) The R -4.5 toeing allows single family detached reaiodeatial units, public support facilities® residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uc w, residential fuel tanks, and accessory structures. e w � Community Development x �CCATICN. o 300) APPLICABLE REVIEW CRITERIA. Place �'ment 281 3AH, tax lot 300) �9 +� ® �p q 8�3, �.® '9`�, 18.134, �.£� ®x:50, 18.1C�t3, and 18.164; olf�RBt 18.32, 18.50, l ®s5S7 ®I 1fR. Code 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. Attached is the Site eai l aanvar ®us de applicant's statement for your . review. From � other information supplied by P 9 departments and agexncies and l �'+ far, -.d information available to our staff, a report and recommendation w� and a decision will be rendered on the proposal in the near future. If you wish to content: On this application, we need your comments by C . : 1991. You may P use the space provided below or attach a aep,:.rate letter to return your dents. If on are unahlestELsie above datiajt. please phene the staff contact' noted below with your coax r this comments contact a soon as 1i►�t� and confirm your �t�ilt�A@tilltEi in writing the Tigard po�rsi&��.e. If you have any questions regarding � 1 Blvd,,, Tigard, OR 97223. PH�a, Planning Department, PO Box 23397, 13125 SWF# 630- 4271. STAFF CONTACT: Jer Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY We hav reviewed the proposal and have no objections to it. Please contact ,..._.,, �,..�._. of our office. Please refer to the enclosed letter. Written Coiaents. RaMe of Person Commenting,: phone Number: (9/:1C1H9�'1° -14.8 KM M SUB91"0014 if the °existing buildings are to be re oVed, a demolition permit will be required. The septic tank hall be pumped out and coo l te1y remove. An inspection sshali be obtained after the tank is removed A copy of file receipt fra y 'Um pumping ccrpanyr a a1:1, be provided. o There appears to be a well on the Site, it should be properly capped -off as regn red by the Washington County Watermaste�y a . o The 25 ft wetlands buffer can lot 9 should be clearly marked prior to the iasuance of ba L.iding permits . Does this wetlands buffer also prohibit the place nt of any fill material grading, or construction of any kind? I t should be viari pied if that is also the intended., REQUEST FOR COMMENTS DATE; ,Aber. 21 1991 FROM: Tigard Planning Department RE: SUBU VISI0id 91 -0014 1/e NNEg .E?:�'.3TEI.CPMENT PDR 9/1 -000/ Z®l'J CHANGE • l- -1008 VARIAN E VAN 91 -0019 OLSON ��LTS EKE (NPO 7) Applicant rem pp of the following development applic- tione. 1) Zone requests approval c g property ., Development change approval to designate the viith a Planned Devel overlay zone; ? Subdivision preliminary plat /Planned Development conceptual plan approval to divide 5080 acres into nine lots between 15,752 and 8,464 square feet with 3.96 acres se be dedicated' to the City as open space; 3) Variance approval to allow a lot depth to width ratio of 2.9 to ..., 1, thHr ear Code Section 18.164.060 re qu iCes a 2.5 tO 1 lot depth to width' d ratite. ZONE: R-4.5 (Residential, 4. 5 emits/acre). The . 5 zoning n h' allows family residential unite, public faCiliti a s, residenntil treater nt hom sfarminmnu ctur d mes family day care, home occupations, temporary use, residential fuel tanks, and ; accessory atruc turee. LOCATION: SO►ath end of SW 113th Place (H (1C-effei 281 3AB, tax lot 30 9) APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.50, 18.80, 18.88, 18.92, 18.134, 18.150, 18.160, and 18.154; 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. and applicant's tments and a agencies and from other. Attached is the Site Plan an statement for your review. a.�f ®tht�.on supplied by various departments 9 room information available t.,a our staff, a report and recommendation will be prepared and a, will be rendered on the proposal in the near, future. If you wish to cement decision on this application, we need your comments by Oct. 31, 1 91. You may use the space provided below or a Mach a separate letter tom n your r comments. :f ou are urnable to resuond tb Hove date please phone the Staff contact noted blow wit' your comments and confirm your comments in writing as soon as pos ible. If you have any questions regarding this Matter, contact the Tigard Planning Department,/ PO Box 23397, 13125 SW Hall Blvd., Ti g ard, OR 91223. PHONE: 639-4171. STAFF CONTACT: Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and ha'e no objection to it. Please el:intact of eur of ficc Please refer to the enclosed letter. Written Comments; ' tin •. d�'i� /�i d.�.. �all$�® of PerSon .�f� �� Phone Number: _I A' bko/StB91-14 `S,; R $chopl District 23J rr Hibbard Adr , iistratiQn Center 13137 8.W ''Pat f(c Highway Tigard, Oregon n7222 Tali (5O) 620-1620 Fax (503) 684-2296 City of Tigard 4 wry Offer/Planning Department . O. Box 2339 Tk; ': , OR 97223 Dear Mr. Oar: M » se to your re for comments on the development called M dogleg (1- °014) located South end of 113th Place the attached is submitted as a statement of impact. Sincerely, ,:i _ a t „s � :. w �. � :•.+� �a a4 .��4: �,,. n' "; +;y x� , t. rY. � "' a I LEGIBILITY STRIP TififiliO—TORLOTIN CirrirCOUNTY RESIDENT:OHL - TE _. E . T Number of Units: 5: n v- Family Multi -s 2 Current Impact of Actual Available Prior Appr ...._fitrollment Comm Devel ' ?' ments Impact of Adij 1§stod Sr.a.hcel this Capacity _ Requirement _e# a ' (SIM of columns 2 4 & Elementary Tigard intermediate (Rewi Jr. High), 57 75 9 -97 204 Scheel (Tigard Sr.. Rig) Status of School In p rt "Kr 1735 -270 l' 8 1916 For explanation of columns i through 6, see code on back sheet. :, ct` ci (s) opacity not exec : (column & less than column 1 School(s) capacity e - -t are facilities are sufficient ta- consithr portableakitions Sufficiency determined by req trements of Uniform Building Cab and /or City county mss. (s) r8T' i exceedial--coreficilities insufficient to consider portal3le additions. Ackiitionat capacity may be iroviciad tty otter options under € onsideration by the, l District which include: grade level rmnfiguration, rescheduled school year, boundary adjustments,. doable lifting, busing . to under-- utilid facilities future bond measures-leading to new construction, end oiler housing options. These - options` and statements have been prepared: by Tigard - Tualatin Sal District Administration Staff and approved by ttie Board of Directors. This whoa' impact statement ib f -- the atove Indicated development, any is valid for 120 Signed Bud Hillman Director of Operations and Transportation (684-2221) TO: LL' ;;ECEIVED PLANNIOG OCT 2 1991 ZeVOES'X FOR COMMENTS ryk &AI, ked SATE 4 oko r 91 FROM: Tigard Planning ,Department RE: sugp SIONR1 --0014 PLANNED DEVELOPMENT PDR =°1 -0007 ZONE _ CHANGE ZGN 91..0008 'VARIANCE VA R ,91-,0 19 OLSON MAURICE (N PO #7) Applicant requests approval of the following development applications: 1) Zoni change approval pp a al to designate the property with a Planned Development overlay zone; 2) Subdivision preliminary plat /Planned Develoment conceptual plan approval to divide 5.84 acres into nine le `.a between 6,762 and 8;464 ®care feet with 3.96 the city as open 3) Variance approval to allot/ a lot depth to ,to '96 �cst ®® to be eie�e3ier�t�.e space's', ) �p dtia .ratio of 2.9 to . units acre 1 lot The �� . 6 to width 1, whereas Code Section 18.164.060 requires ratio. ZONE: R .-4.5 (Residential, 4.5 / allows single family detached n`esidentialr units, public support famila, to sE ovary use, residential fuel tan�se, itiea, residential treatment, house, use, farmin manufactured homes,, family day care, home. occ�apaton � � y and acceesory Structures. LOCATION': South -end of SW 113th ' Place (U CV.' 281 3AB, tax lot 300) APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32v 18.50, 18.80, 18.88, 18.920 18.134, - A8. 160, 18.160, wad 18.164; Comprehensive Plan Policies 2.1.1, . 3.1.1, 3 4.2, 31 ,, n 7 3 A n 7 t �p 6..1.3w 7e1a2r /.r,7s1B 7e'�v�b0•fJe��... �F3.o��.�0 �..�6�' �� Attached is the Site Plan and applicant's statement for your review. Fro information r' plied by various dep >rt aente and agencies and from the information ay., ,labl to our staff, a report and recommendation will be prepared will be rendered on the proposal in the near future T2 you wish t and a o decision t on this your comments by Oct. gig 19 i1. YOU malt this application, we need wee the space provided below or attach a aepar¢te letter to return your commente. If u are sans/ la to reemml by the above date,. please phone the staff contaCltt noted below with your comme~ntconfirm conta�c� �h�asT�.��s possible. If you have any question()) d g all Blvd., Tigard, OR 97223 Ota Planning 1��- �partmer�t, Pei Box 233►�7 a 13125 SW � �, 639-4171. STAFF CONTACT: .Ie rx'Y f. L PLEASE CHECK THE FOLLOWING ITEMS THAT ; PLY: we proposal . we havreviewed the and ha ve no objections to it Please contact o� office. of our �f Please refer to the enclosed letter. Written Cemmen to oar c �` Na of Person Ce entinga Pee , _3_� Phone Number: - b / `UB9 14. DTI is t1' CATEST FOR COTS a �_ tATE: OctoI er 21 1 991 .�.. . TO: k. e . �r ' ! .�.�- .°.o.._.....,a,. nom . Tin and Planning Department : u $$S$m ... 91- 0014 PLANED DEVELOPMENT PDR Ji 91-0008 VAR /ANCE � � Y -0 Applicant icant requests approval o t following development appiicatione a Zone change approval to deai$naze the ; ,coperty with a Planned Development ovez.lay zone; 2) Subdivision preliminary plat/Planned Development acred into nine lots between 6,752 end d t , conceptual 464s plan are approval et with �3.96 acres 5.84 to be dedicated to the City as s op a � apacw 3) Variance approval to allow a lot depth to wdth ratio of 2.9 to 1, whereas Cod Section 184164.060 r 1►:!(a7�a 2.5 to 1 lot deptta to width ratio. ZOFE: R--4.5 (Residential, 4.5 unite/acre) . The R-4.5 zonn i allows single family detached : residential unit. , public support facilities, residential treatment homes, . far Ming, ManUfactured homes, family day care, home occupations, temporary use, residential fuel tanks, and accessory structures. LOCATION: South end of SW 113th Place (WCTM 281 a,ft S tax lot 300) APPLICABLE C 1 CRITERIA: Community Development cods* Sections 18.32, 18.50, 18.80, 18.88, 18.92, 15.134, 18.150, 18.160, a� 1l3. it 18.164; comprehensive Plan Policies 2.1.1, 3.1.10 3.4.2, 3.5.1, 7..2, 7.3.1, 7.4a4, 7.6.1; 8a1N1 8•1 .2, and 8.1.3. Attached is the, Site Plan and applicant's . o t i n foY ur r vi.ewo From information n supp l ied by varaoue parthants a agencies and CroM otter information ,.vailable to our staff, a report, and recommendation will kle prepared and a decision will be rendered on the proposal in the near future. If you wish to cOmment ' on this licaticnnp we need your comments by Oct.. 31, 1991. "4`, u Mar use the space rovided below or attach a se s,rate staff �+nt . 'f oan ste a le to rea n t►v the above datem letter p return s aff comment", 4.0ntact � base hone the �t noted below with Your comments and confirm ,your co nts in wrltine as soon as poa le. $ f you 'have any zlue ° tions regarding this matter, contact the Tigard .sib Planning G ; Department, � �x 23397, 13�.2S : SW Hall Blvd., Tigard, OR 97223. PS 639- 4171. STAFF CONTACT: Jerr Offer y..._.._ PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ._ proposal and have no obieCti0ns to it. �� have reviewed the Please contact of our off Ice. Please refer to the enclosed letter. Written Comments: Name eof Perdon Commenting: u""` �ar.r... bkm/SUB91-14.Bitm :w.rr�o�w�si�.+Ylew�s�res.rn.r •�sv�rryy�lggml�un .. w�.n.r�,..`u� o�.r ww.�s�r+vrl++wn.wimull'w1111, QUE iT , FOR COMMENTS TO: FROM: Tigard Planning Department RECEIVED PLANNING OCT 2 3.1991 ATE: October ll 1991 RE: SUBDIVISION 91 -6914 PLANNED DEVELOP,,.,, Y�E;NT P9R 91 -0007 _ MggsHANGE ZON 91 -0008 VARIAN1E VAR 91 -0019 OLSON GLAUSICN (NPO #7) Applicant reaneatS approval of the following applications: Zone change approval to designate the roperty it a Planned Development overlay zone; 2) Subdivision preliminary plat/Planned t a p en2 conc ®aual plan approval to divide 5.64 acres nine lots b w ea 6,752 and 6,464 square feet with 3.96 acres to be dedicated to the City a;.; open. sp , ce; 3) Variance approval to allow a lot depth to wdth r at Pr of 2.9 to 1, whereas Code Section 18.164.060 requires a 2.5 to 1 lot depth to width ratios ZONE: R -4.5 (Residential, 4.5 units /ni)..:e) . The R -4.5 zoning allows single family detached , residential units, public support facilities, ,rr•esidential treatment ho es, farming, mansf'atet red hom .0, family day care home occupations, tempora 'y use, residential fuel tanks, and accessory structures. LOC TION: South end of 'SW 11Zth Pl. a (W l4 281 3AB, tax lot 300) APPLICABLE REVIEW CRITERIA: Community D avelopment Code Sections 18.32, 18.50, 18.80, 18.88, .' 8.92, 143.134 18.150 18.160, and 18.164; 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. Attached is the Site Plan and applicant's statriment for your review. , From information n supplied by various department and agencies and from other information decision ai able to our p 'aff, a report and recommendation will be prepared and l be renders. on the proposal in the near future. If p po you wish to coent on this application, we need your comments by Oct. 33_, 1991. You may ue the spzce provided below or attach a separate letter to return your comments. Zf _ va__aa r!,Pi una ko _i o est+ond by the above _ data,. please phone the staff contact below with your comments and confirm your comments in writing ® soon as noted �� possible„ If you have any questions regarding this matter, contact the Tigard angDepartrhsnt, ,, ,) Box 23397, 1 '125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4i71. STAFF CONTACT +7erry offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We proposal have reviewed the > ro an have P P and have no objections to it. Please t contact of our office. Please refer to the enclosed letter. Written ce1amnents a CO±n:.VAck Ce-PLA'A C*.).,\A‘k;i4)H CsAttit ,,.....w. .....�,..I..r.l....r.l....e.n A ►vell4.4.r Name of Person C� Phone Ir t mt er: -14.8KM r tiAtathAl -'d T 1' PRC1n,SAL DESC&3PTION FILE NO A PUB 91 -0014 / ON 91 -Q0C 8 / PDR 91- 0007 / VAR 91 „.0L 19 FILE TITLE: OLSON DEVELOPMENT CO„ / G tB APPLICANT: Olson Development Co. OWNER: John G 1 aubke RT. I. BOX 948 Martha OlaurAe Beaverton, OR 97005 11405 SW 92nd. Ave. Pel- tland,_ OR 97223' cgmgmc ®NE,A',OCATur Applicant . requests approval of the follvwina development a pp 7icatiana. 1) Zone Ch g . ;g ay to designate the proPert,' with Planned Development overla y zone; 2 ) Su divIa$on prelisainary b Development conceptual plan a pronval to divide 5.94 acres into 9 lots between 6, x72 and 8, 464 re feet, with 11.96 acres to be dedicated +,;o the City a* .Gaped: 3) Variance approval to allow a lot depth to width ratio of 2.9 to 10 here Code Section 18.164.060 lee quires a 2.6 to 1 lot depth to width ratio. c► • y Ogees: R-4.5 (Residential, 4.5 unite per acre) LOCATION South end of B.W. 113th WCTN 281 3A8, tar Lot 300) • MPREHENS.\VL PLAN DESIGNATION: Lew Density Residential NPO NO a 7 CBAIRP ON: Cal Woolery PfONIIC o 639 -4297 STAFF DECISION LEN PLANNING COMMISSION DATE ______ TIME HEARINGS OF �`ICER DATE .� TIME - s CITY COUNCIL DATE �. : TIME ,...,�• _.., XX REQUEST ST FOR COMMENTS (see attache, list L. StT APING 13! / ATTACHMENTS: XX VICINITY MAP y NARRATIVE -- aEC FI ECTURAL PLAN 34. SITE PLAN OD U LISTINGS: Single f a1 mate, public Dut rip: 1 f~c u.iea resident:Lal treatment home, farming, m rrufaotured homes, family day g�oi�:i . amyl... detached reeide�nt care, home oo r , �G�patioa� temporary nee, residential fuel ; tank, and aoct:esory structured IM XIS PARE NTN H TINES /_... 'JREGONII XX / / NOTICE TO PROPERTY OWNERS 71R5 DE MAILED ; .... LETT2R OF ACCEPTANCE OF APPLICATION NOTICE TO DLCD - ATTACHMENTS: STAFF CONTACT: Jerry Offer COMPREHENSIVE PLAN POLICIES: 2.1.1, 3.1.1, 3.4.2, 3.5.1, 7.1.2 7,3.1, 1.4,4, 7.6.1, 8.1.1, 8.1.2 6.1.3 CODE SECTIONS: 18.32 r 18.60, 16.80, 18.88, 18.92 18.134, 16.I60 , 18.160, 18.164 7 .4. CnYoF TO!aN CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 _. (503) 639-4171 1. GENERAL INFORt1A IIONN PR•OPE.RTY ADDRESS /LOCATION SW 113th Tic UIl Oregon .o.�.. 1 TAX MAP AND TAX LOT NO.,Tax lot 3 2S.3, 3AB Place, FOR STAFF USE ONLY CASE NO. .w L`� ` V : *t, / 9 OTHER CASE NO' e: o t) 0:' �'%,' e 07 REIPT NO. APPIICATJON ACCEPTED BY: DATE: •� y Application elements surd *itted o j�.) Application :form, (1) t,"1:(1) Oonner' a signature /written cuthorizatiea (c) T --t t ( ) (D) assessor's map (1) t E) Preliminary Plat (pre app SITE SIZE 5. 84 acres PROPERTY OWNER /DEED HOLDER* john &. Martha. " .a b e: ADDRESS 11SW 92nd Ave. CITY Portland _ APPLICANT* Olson Development Conn ap PHONE 639-1411 ZIP 97223 checklit) F) ` Applicant's i tatement (pre-app checklist „J ADDRESS Rt.. 1 Box 94 n PHONE (503) 625 -35® i.. addmo� C�t� Filing fee ($�a15 plus . 5 CITY Beaver ton ZIP 970 0 5 $ *When the owner and the applicant different people, the applicant must be the purchaser of record or a leasee in possession with written authorization from the owner or an agent of the owner with written authorization. The owner(s) must sign this p; nvidei an page two or application in the space .. submit a �,tritten authorization with this applications otmln 2. PROPOSAL OSA SUMMARY owners o f re cord of .. tine .. subject property request permission to divide a 5.79 Tota?. Area parcel into 9 lots between (number of lots) 4444. . 6, 572 and 8,464 square feet in size;:. 0520P/13p Rev °d: 3/88 pet lot)4 d 4 t , DATE DET DINED TO BE COMP ETE ' UA4 FINAL DECISION DEADLINE e, emearrOimoioosimili 17244,4t- 1,1 COMP. PLAN /Z0 4444h k is; 0 N.P.O. Nut her: ,,.:.. Prelimin :' Plat Approval Date Final Appi naval,'. :tad Pitman Eng neeriug .4...:.414. . Recordl ng Date aand. Numberr d n , s, . .List any variance, Planned Development, Sensittv& , „;. Lan�.a• or other lama use actions to be considered as part of this application: widZ 1 ' �a cue d' i zone change, pilau ed dev� opmeni ..'�,�..�. ,.... • Appl oanta : To have a complete application You will need to submit : attachments described in the attached : information sheet at the time Yon' .,submit 'this application . TH8 APPLICANTS) SQL CERTIFY THAT: A_ 1K it ais i2st does nest violate t a Via eat ' • m a��.d �� can the su1� . restrictions B If the application is granted, the applicant will exercise r', the rights granted ee with the terms and sub,ect to all the conditions and lid t, Ilan a�ccai�daa� xaanted l-i ' suns of the approval . 411 of the above statements and the stateme tts in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that amy permit issued, on, o�, thi s application, may be revoked if it is found that any such statements are Za ae. • The applicant has read the ; ent to contento of tho appllcatien, including the policies ,and __t P � i .,.' Uireaneant® for approving nd• criteria, and unc:ei�i� wa�;da the or denying the applcation. scq` DATED this S1G:vo . husband and wife) of the j Property. ��y'��.'TtIRL�S of each owner � eg he sub es�t (KS o pu /O52OP) )10 CITY OF TIGARD PRE-APPLICATION COQ VICE &OTES DATE s , ,� +1911 APPLICANT: ,�� Phone: A_ k AGENT: 4e ,, -PPeo, zsk Phones. PROPERTY LOCATION At/DRESS s ' C► of TAB MAP & TAX LOT: AI - NACESSARY APPLY "ID ION(S): fat. re,./POu , DESCRIPTION: titimfavk .a .. h S h� u r �r COMPREHENSIVE. PLAN DESIGNATION: ZONING DESIGNATION: B45 Edet a,` jo, NEXGEQ333C 3D PLANNING ORGANIZATION *, ZONING DISTRICT CT DIMENSIONAL REQUIREMENTS Minimram lot size: ' eq. ft. Minimum lot width: .ft. setb,ack®: f ront-# y�; ft . M *i.aum „ garaga ft. Waite �overar�e: Minimum landscaped or natural vegetation Ma imwn building height ft. CHAIRPERSON: �i es Ve o V r 3j - A PHONE: : 1 "-- hvelatina Nue62rAteed. overlay jail( 0J1* :ge 6 ■4 "ii , ', 1-01-61te. ave vaddhc aAtt 0,19 ectei 1 s'e ta,a c rear -, ft from both LitreetM. side -' ft., oorner 'J ft area: • `6 . ADDITIONAL LOT DIMENSIONAL REQUIREMENTS g created through the miner land. MinQaum lot frontage: -25 feet unless lot is c�. . as ition process. part A partition must hake a P. P .. mini utn of l5 feet of frontage or have t minimum 15 1oet wade access easement. Maximum lot depth to width ratio of 2.5 to 1. SPECIAL SETBACKS y 2 �� in frt ' °„i centerle" of E 14641, .__4 :, ;,, ft. from D .. -sin "". .�..: ft. p along the site' e Accesdo etructe ree:' up to 528 614. ft. in size 5 ft. Oe Flag dote 10 €t. Side Yard a tback and rear lot'linee boundary . A Acceese� structure3 up to 100 b q. ft . (where eye all owMd) See applicable zoning df atriet eetkack® separation beta ild ngs Zero fai�, rests: �inim�► 10 foot ween b of Multi -nn line residential . building separation. See Code Section 18.96a00 Page '1 • -�, r• b. I SPECIAL BUILDING HEIGHT PROVISIONS Flag Lot is MaximUm height of 1-1/2 stories or 25 ft., whichaver is less in moat zones; 2-1/2 :atorie0 or 35 ft. AA R-7, R-12, R -25 or R--40 zones if standards of Code t let ;ors ' 18.98.O3O (B) are net. Building Height Exceptions (Code section 18.98020): Buildings located in non-residential zone may be built FAR height floor feet ass prOv ded a rnexn -r�ea �' g A minimum area c ratio) of 1.5 to 1 will e*ists 2. All actual building setbacks will be at least 1/2 the building's height; and . The structure will not abut a residential zone district. RESIDENTIAL DENSITY CALCDLhfION t community Development Code Chapter 18.92. specifies that the 1cn: particular y , by residential units allowed on a Hite � be calculated �,.E net area of the developable area by the minimum number dividing the me square feet required per dwelling unit in the applicable li.cable zoning district. g g wand to erni� area is calculated by ' subtraz:��ti9.n the. following �'�� Net from the gross site area: area(s) 1. All sensitive lands areas And within the 100 year f loodplain - elopeb exceeding 25% - drainageways 2. Land dedicated for park purposes 3. Public ll land pro iced fordpri ate streets (includes kccees� right-of-way says through Parking ar2a0) The Cit y of T i gand allows a rosidential density transfer of up to 25% of the units that could Otherwise have developed on Sensitive lands in of the s area lioted in (1) above to the developable Portion site accordance with Code Section 18.92.030 It is the responsibility of the applicant for a residential. development application t o provide Y fide a detailed cd cu1 tion for per fitted residential density and density transfer. RESIDENTIAL DEVELOPMENT SOLA i ACCESS I EQUIR NTH Effective May 1, 1991 all aubdiriaion t subject . �► and partitions a eloped must solar access requirements which state that 80� of all lots be solar - oriented. The characteristics of a solar-oriented lot are high levels of wintertime sun striking the south walla and roofs of the house hood e o ®n..,.at on maxi ni zin- south window area, and a south-sloping roof area. To achieve this, one utilize the followings 1. naeic requirement a, Design a lot with at least 90 feet of north -south lot dinnexneioh and an orient ,tion within SD. Aeglreea of Nouthg 2. ProtaCted Solar Building Lints« The solar building line msnst a) be oriented Within 30 degree® of 'soothe b) ha' e a einimum of 70' feet l yi imt bd�twsd3n it and the �iidd] ►e of the last too the ea�uth; d� ) ha�+�e a m�.�n of 45 feet between ty a riuildi.d' the linen fish lrar ca ed buildabie bounid the let en 2► Perforinanceh Optietigt The first option requires the house to be oriented wIthin 30 degree®o a± a et -t eet aide and havers at least ,, y.. econd_ J 80% oaf the ground flour sQu��in :�a�.l.� rotectei'd from shade. The s Page 2 option requires at least 32% of the glass and 500 sq tare feet of the roof area to face south and be protected from shade. Total or partial exemption of a site from the solar access r equiremen t can be for the following reasons: 1. East, west or north elopes steeper than 20%. 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation) . Adjustments allowing reduction of the 80% solar lot design requirement can be for the following reasons: �l0 tReduced density or an increased cost Of at least five percent due east, west or north slope greater than 10%0 significant natural feature - existing road or lotting pattern, - public easement or right -of -way. �. Reduction in important development amenities. 3. Pre- ekieting t h.ade (Vegetation). - Maps and ease sufficient to show the development co5►pliea with the solar design s gn standard except fos lots for which ,an exemption ®;r adjustment is required, including. all of thce following items: 1. The north-south ofb lot dimension and front lot line orie:�� ati,on of each prOposed 2 Protected solar building lines and relevant building Site restrictions, if applicable. 3. For the purpose of identifying trees exempt from Section p, a map showing existing trees at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade, including their I . cJ . including height diameter and species, and stating that they are to be retained . are exempt. Y ac and 4. all of Copies private pr:�vate restriction® relating to solar acce ss. show that given lots or areas in the V maps and el© ent so with the santo If an exemption or adjustment ent is requested, - c sufficient for such an exemption Y ids emption or .adjustment shall be submitted. RESIDENTIAL ITION Regardless of the a 4► housing density in a zp ing district, any property within 100 feet of - - •.: ated established area shall not be daveloped at a density greater t . ; percent of the maximum Comprehena .ve Plan designation (not toning) of ilazant parcel. PARKING AND £ CO &d .i.x"cD 1041244$ - k °i use ,.., second p - .. 3 er- r a . ed peoess"'usay be,ede anated compact -only Spaces *.pace dimensions. 9 ft. X 18, ft. C. , r a dimen8Loaas: 8 5 fte X 15 ft. trandz.,5psd parking: All parking areas providing in excess of five re �fired" oki1e parpirg Spades en r all p r evise appropriately located and designated h and s arki t 3 eces. The mina m :Wither o handicapp Page 3 it. • larking spaces to be provided and O • on Vevised Statutes ( see O eha11 be painted on ng apace size are mandated by he andcut). A handicapped parking .ace e parking apace eux face and an app . , riate asiiii sha _ . be Provided- ------/ Sieyele racks air;. required for civic uses, non -res : ent .. " uses, commercial uses d induatriel uses providing 15 o ,, . t. automobile parking npac e B B. ale packing must be provid.e. a. a ratio of One bicycle raa space per auto parking spaces. le racks shall be located areae protected *as automobile The planning Division sion 4an p : ids specifications fo roved ack types. All parking areas and driveways must • aved. ,Dri euin areas: Minim em number of accesses: ... , Minimum access width: Maximum acceoe 'Width: PedOsem4aneamess xn be provided betwe building a street and parking areas, eutdo*,c c areas, and public ei s. For details • nformatio ; on design requirements f© kLng area and accesses, ;s Community Development Code Chapters 18.106 and 18.108 ruswasawrssmer CLEAR The City requires that clear vision be maintained ti wined �aet�re ®xa three and eight feet above grade at road/drivewa , r and road /$ oad' x � oad /r The ' size of the Via. S'�zr ®d 9 �' ailroad,� intersections in specified clear vi ©ion areas. e o clear vision area depends upon the abutting street's iunctienai claoeif ication d LANDSCAPTAG Steel . trees are required for all development fronting on a public or reivat street or a drivewa more that 100 fee in length. Street trees i w ix feet of the right-of-way boundary. Street trees mate roust be • laced either Within the public right f way or on Private property s two inches at four feet above •rade. Street art w in have a minim � ++ caliper of w � reef trees should be epaced 20 to 40 feet apart depending on mat tree site. Further_ inforamation regulations affecting street trees and • list of ▪ recommended street tree May be obtained from the Planning Dtvisi A minimum of one tree per se parking spacer must be planted in an •. nd arkinparking areas in order to .. ovide a canopy effect. La ndeeaaped ,sere g Of areas from views cm public rights-of -wale must be provided. Page 4 • . a' 1N BUN RZNe AND E CREEkI17 in order to increase privacy and to reduce or eliminate' adverse• noise. or �visiaa/ impactia between ad j'axent developments, espeoia11y between different y land zaeea, the City requires scaped buffer areas along certai* ate peri eters. Required bu ateas3 are describe by the Code in of width. Buffer are must be occupied by it !ai*ture , of d . duc i® and evergreen. trees d nhrcb,a. Site obeaur .#tg screens or -noes ace alao required in . cases, and often are advi&a b1e e : if not required. Required ffer areas may only 'be Occupied vegetation, f,ences, utiiit ..: r and sidewalks sIQTJ Additional ing'ornatio * on requited bu =r are materials a :tad eizee may be found in Code Caa p t ee i lE.1Q0 the Planning AiVis3i3O% bul.latin on 1andacaping and bufferngp tequired buffer widths •lieab.e to your prpaea]. areaaa ft. alo north boundary ft. along e Y boundiary ,.. .., „ ft. - nag aouth . bo indaty ,..�.: ft. alo' west boundary . g croening i.s required =• Ong -,,.. „�- �n addit ` r n,, eight o�scvarin' e '".�.. . r be obtained before erecting any a .gzi , in the City of Tigard. u�i�ita int�st g i w , available upon r ®t�lae'e " o A �ui;�is��.�.nee �c�r Sign F��nit� haracut is avail t t be and Cote standards may be Permitted if , �ddit�.cnal sign area or l�e�, h y Y � g • � part of a deveIo . nt a iicatLo n� � � , /P sit the sign. ro Deal �.e reviewed aFJ SENSITIVE La VjeAt i.x • li• ce hearing before the land use hearings officer. Public heave. ing before the P,�anning Commission. � 7 Public ing commie ®'ion with the Commis$ioa a, hearing before the' a:- ;"�,a�1'�n making a ,recommendation can the proposal to the City Council Another public hearing is held by the City Council. All applications must be accepted by a Planning Division staff member at the ' (omritnity Development Department ccowr ter at, City Hall, APPlicatione Submitted by mail or dropped off at the cennter without Planning Division acceptance May be returned. App1icatiorio submitted ` after 4 :30 P.!4. ors Thursday will be batched for processing with the follcafng week's appl icatione for processing. No app1icatiorre will be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Mae submitted with an application shall be folded in pro jea t should. be edvatice�to 8.5 by 11 inches. One 8.5 inch by 1], inch map of a proposers submitted for attachment to the staff report or ' administrative decision. The Planning • Division and i ngineeriAg 'Divisiorn Will do a preliminary review of the application and will eete rn►ine whether an application is complete within 10 days of submittal. ,staff will notify an applicant if. additional information or Copies of the submitted materials are needed. The administrative deOiai en ®public hearing typically will 1 occur . y 60 dart aft licatiran�, iatmvolving difficult as complete appr�axia�tel 45 t® �:t finesse or by the Planning evi Db igiort. hpp requiring by other jurisdiction's may take additional . time i:o review. Written deciaione are issued within 10 days of the hearing. A 10 Written Matter would • appeal al period o11ow = all decisions. do appeal on this be heard by the A basic; flew diagram illustrating the review proceae is available from the Planning Division. The pre-application ate li.cation conference And the notes ' of the conference_, applicant of the primary Community Developm oape�tive app ent Code requirements applicable to development of u, particular � .. � , -. , �... development � �� th® �i�.t�.es ® the Site and to allow they staff and pros ective a licant to discucai opportunities and conatrainta of fecti n The n ... _ . 9 � � . . conference and notes cannot cover all Code re ireagent® and aspects of good b .te planning that should apply, to the d .. ptueint b the cite sham gn Ci : rd�eride any i.fl�Oi�Bt:i ®n 7�e y fan Staff t 3 ev ®lo era�k of your Site p .�� a .,t or require eats. 2t ° n�ot� cone ituta a waiver of the ,a PL ica�al � � andarde obtain and read. the velo� nt de or ask any applicant question ofeCity Staff relative to is recommended that a roe ct Cod community irerente prior to Juba fitting an a�p�+lica�kioz�. .,.. p Another Pre applica�.iofl conferen ... IS :' , ed if an a ...1ication Le to be . Another � s �- ce �: � �:qui.r PP. submitted more than six months after thin pre�applicatiorn conference . y by g . Planning n�nlee® the eec�and Conference i® deem�� eap ®e� ®atr b... the D ivi B ion PREPA D H3 : PLANNyG PHONE 6 Pace 6 01(aft 'VISION 9 -4171 04 0. co •i PUBLIC FACILITIES The purpose of the pre-application ' conference is to: aid identify applicable Comprehensive Plan policies and ordinance provisions; (ii) to provide City staff an opportunity to comment on specific concerns; and (iii) to review the application review process with the applicant including identifying who will be the final decision maker for the aslplication. The extent of public improvements and dedications to be qui o applicant be recommended by City staff and approved by the appropriate authority. There will be no final recommendation to the decision maker by City staff until all commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments, are a projection of public improvement nt ated requirements ement s � hat � ay be required as a condition of development approval for � our pro ect. Rie�ht� wav _ded The City of Tigard requires that land area be dedicated to the public to in crease abutting public rights-of-way ts the Ultimate functional street classification rights-of-way width specified by the Community Development Code. Approval of a development application for this site will require dedication of right - of-way for 1• 101 1 .� feet feet from centerline. Street i nroyemeentss 1. B street im p rovement s will be necessary �aa� ! - a � 1; - nil. be necessary along 3. deeded street improvements will include 6 feet of pavement 0,,Arl+ 4o ,: 44mma-,.eamremtiae, curb and gutters, storm sewers, a five -foot wide sidewalk, necessary st :eet signs, streetlights, and a two year streetlighting fee. In some aced where street improvement % are not currently deferred. In sese cases, as property owners) 1 kxecute the property owner's right d. improvement district formed to le 2. .,.. _... . _. --. Pedestrianwaye /bikeway+ o improvements or other necessary public practical, the street revSments may be a condition of Levelopme approval, the a non-remonstrance agreemen hich waives< strata against the formation a lac:al improves • sanitary leviers The closet :it � - '� s�.. i�ary sewer to this property �C�egs 'inch line located at r1r`s a , proposed m,velap out must be connected to a sanitary sewer. .. ... v F --Et . , x Storm severer i.iaa ° rovemente : ®�''� t Page 7 I F b• t • • Fir gely : The Co � � r :® `Wrier District (Phone: r�3 provides public water service in the arsea. of this e i The District should be contacted for infor aon 1-a.egarding water supply for your proposed development.. Fire Prootection:. T :alatin Valley 'Fire and Rescue Vi,etrict (contact: penes Birchill, 645e -8533) provides fire protection services within the CLtlp of Tigard. The District should hie contacted for information regarding the adequacy of circulation systems, the need for fire 'hydrants, or other questions related to fire protection. Other Agency Permits: TRAFFIC IMP .?:CT FEES' In August, 1990, the Washington County Board of Viissioners adopted the Washington r rdinar, and referred the measure to the count wide Traffic I��a� Fee TY�' Ordinance county County g the Washington County p , 1990, th electorate overwhelmingly e approved roved a anding the TIF program throughout all jurisdictions withn the county. This action placed into effect an increased street development fee on all new development in Washington y City Tigard has pt y` p ram, Count The Cit of Tigard his adopted the � ®unt a rc�g The City Traffic Impact Pee program will collect fees from new development based on the development's projected impact on the transportation system. Developing p °opertier sill be required to pay based on the number. of trips they are projected t ,enere, . . TIF is calculated bassi on type of .. to The use, size of project, a s general use based fee category. The TIF shall . be calcu?ated at of building permit issuance. In liamited circumstances, payment of the TI may b: e allowed llowed to hte deferred until issuance of occupancy permit. it � Deferral� o pa yment until occupancy is permissible only when the TIF is greater than $5,000.00. STORMWATER QUALITY FEES The Unified ' Sewerage Agency has established and the City has agreaad' tic enforce, Resolution No. 90-43, Surface . Water Management regulations, requiring the construction of on- elite water quality facilities or fe s Lim facility requires that a fee and /or lieu of their construction. The resolution re construction of a water quality facility be built. The fee is based on the ` amount of Lmpervioue surface; for every 2640 equate feet or portion thereof, the fee shall be .$375400. The City of Tigard determines if, a fee or facility shall be built. STREET OPENING PERMIT No work hin a public . right-of-way shall commence until the applicant has ootaineda street opening perthit from the Engineering Department. FINISBED ELEVATIONS On all pro ects that requite a grading plan the a pplicant shall all Submit With grading p a 1p. g� which shall hav /e tLeel.evationa of four cornersofthat plan along with elevat ions at the corner of each lot. JO: PREAPP . NST PREPARED BY: �- or1 e` ENGINEERING DIVISION PHONE: 639 -4171 Page 8' r'. si NOTIFICATION LIST FOR ALL APPLICATIOMS NPO NO (2) copies. 2. CITY DEPARTMENTS /Building Official/Brad ,� . ab /Bracd R. /City Recorder ,Nugineering /Chris D. Pkrmits Coordinator/Viola G. 3. SPECXAL DT RR1CTS Fire District (Pick-up box) Tigard Water District 8777 SW Burnham St. Ti17ard, OR 97223 Tualatin Valley Water District 6501 SW Taylors Ferry Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wash. Co. Land Use & Transp. 150 N. First Ave. Hillsboro OR 97124 ,Srenat Curtis Kevin Mart in Joann Rice Scott Ring Fred Eberle Mike Borreson 6. SPEC warreraweersowil am city ' of Beaverton Jim Bendryx PO Box 4755 Beaverton, OR 97076 State Highway Division Bob Doran PO Box 25412 Portland, OR 97225 -0412 AL AGENCIES General Telephone Rpa,�as Wells 1 460 SW Main St:) igard, OR 97223 NW Natural. Gas Scott Palsaer 220 NW Second Ave. Portland, OR 97209 TOI Cablevi®Lon of Oreg ,n taltet Hailock 3500 SW Bond St Portland, OR 91201 Columbia Cable Q F pan k Stone 14200 SW Hrigadood Ct. Dea vertone OR 97005 CEO NO. Parke & Recreation Board Police Field Operations School Diet No. 48 _ (Beaverton) Joy Pahl', PO Boat . 200 Jverton, OR 97075 V School Diet. 23J o...•._ (Tigard) l 3J. 7 SW Pacific lt�wyo• llgard, OR 97222 M ..�. .,. Boundary. Coma eis ion 320 SW Stark Ran 530 Portland, OR 97204 METRO 2000 SW lst ave. Portland, OR ,97200 6398 ... — DLCD (CPA's only 1175 Court St. NE Salem, OR 97310 -059f I.L.. 0;11 Other Portland General Elec. ..._.:� Bra.a* Moore 14655 SW Old Scholl® Fry. E . e: ton, CR 97007 Metro Area ComMunication .... Jason Hewitt %Win Oaks "' '.tnola (=enter 1815 NW 169th PlacF 5- 6020'. Beaverton, OR 91006-4886 tta Weet Pet4 IIe1ao 11 421 $W oak St a .... Portland,; OR 97204 ! `n 4 u STAFF AGENCIES Aeronautics Div. (ODOtr) DOGA1I Engine r uDivision of state L an4a iio�ar4 l Healt h ' o eLcttDe t, - 24. R. Pa rk ..d..4r.,,. Fish & 'Wildlife Par}sa & Recreation mi*. 1,00C £ubdiviai+r n Supsrvioar, ...: -;... Dept: of k:Iergy PU0 :_.,, Aopt • of Envl.ron. Quality er Fire C shali Other '0 FEb ERAL AGENCIES Cox Ps. ne erz Otl + r„.^ ., Post Offices d `niErt Southern Pacific Ire dp. o � � d Co Y Duane H. Forney, FLS Project Engineer goo NW ';6th Avenue" R. 324, Union Station Portland,' OR 97209 Staff Date CITY OF TIGARD (,Y;'g ? UNIU DEVELOPMENT DEPARTMEM T APPLICATION CHECKLIST The items on the checklist below are required for the successti ul completion of your application submission requirements. This checklist identifies' what is re yr' application. This sheet MUST be broue ',tt �a gyred to be submitted with your _.._. all other materials at the time You submit your applica ion. See � your a application for further explanation ,� items or pp '` rarr of these xte call Planning at 639 -4171. ITEMS TO BE INCLUDED BiSIC MATii RIALS A) Application form (1 copal) B) Owner's signature /written authorization C) Title transfer instrument D) Assessor's map E) Plot or site plan F) (4pplicant's statement ` am 250 feet (H) ;filing fee (tct 4 . -s Wit` SPECIFIC MATERIALS A) Site Information , shtAwin (No. of copies , ) E 3 1) Vicinity Map t 3 2) z dimensions 3) Contour lines ft at 0.10% or 5 ft for grades > 1.0%) 1 1 4) Drainagn patterns, courses, And ponds C 3 5)' Locations of natural hazard areas including:" r ,) Flooc9plain areas b) Slopes in excess of 25% 1 3 c) ... Unstable ground d) Areas with high seasonal water table C 3 e) ., j potential C 3 ;oak foundation Areas with severe soil erosion pcetent soils ( 3 f) Areas ,,av:� severely w.. 6)' Location f. resomrce areas as shown on the Comprehensive Map inveotory including: a) Wildlife habitats b) Wetlands ( 3 ?) Other site features: a) Rock outcroppings 1 3 ) b ) Trees ws... th 6 � caliper measured asured 4 feet from ground Jewel P 8 Location of existing wtr u CtUr es an d their uses t 3 ..... ...., 9) Location and type of on and off —site noise- sources ( 3 10) Location of existing utilities and easements r 3 o = , �Iht -of -rays (L 1 11) Location of existing dedicated ray, Site _Develapmer± .l�Ian shoal (ng ,(No. of copies 1) The proposed surrounding properties Zte and 2.. Contour line ineriials.. 3) The location, dimensions and names of all YE e � other public Ways a) and easements '� platted strzets � ) easements on the site and on adjoining Properties APPLICATION CHEC RLIST' -- Page 1 • gitt 1 ( 3 • • b) roposod streets or other .public Y - & `easements on. the ' :Ate. o) Alternative_ routes e7 f dead end or . proposed streets that require future extension ) The location and dimension of: a) Entrances and exits on the site C 3 b) parking and circulation areas u J c) , Loading ar'id services areas . [ 3 6) Pedestrian and bicycle circula ion [ 3 e) Outdoor common areas, I f) Above ground utilities [ 3 b) The location, dimensions & setback Jistances of all: a) Existing Permanent structures, improvements, o • - re located on uta, �t�.es and easements which the site and on adjacent property toit in 25 feet of the site , a b) Proposed -striictur^es improvements, utilities and easements on the site .+ ` C 3 6, Storm drainage facilities and analysis of down:,,;tream conditions C 3 7) Sanitary se wer facilities [ '3 0) The location, of areas to be 1.,.6, "scaped [ ] 9) The location and type of outkaoor' lighting considering crime prevention .techniguts ( 3 10) The location o)f mai lbo�;e s [] . . r� orientation [ of ' ed sewer reimnursemen ,l) The location o�' v�l structures and their agreements' w 12) Existing or proposed Cr q ,Plan (No. of 'copies w::,) The site development ,plan sha 1-include a grading plan at the e saves scale as the site analysis drawings acid shall Contain the following information: .. . 1) The location and extent to which, gradin g will take. place indicating general' contour lases slope ratios and soil stabilisation proposals, and tine of year it is proposed to be done. A statement from a registered engineer supported by ) g data factual substantiating: a) Subsurface ekploration and geoterrfhniCal. engineering 1 a report [ ,, b) The validity of sanitary sever ,and storm drainage service proposals c) That at .l problems will be mitigated ated +g and xt how they will be mitigated [ 1 [ 3. r l Dwi (No. of copies D) ) ,Arc�Oa. �.ectura ra � i The site development plan proposal shall nciuede 1) Floor plans indicating the square footage of all \ use and structures proposed for se o n- 2) Typical elevation drAbaings of each steueLtire. Plan too. of co, ies ) Land ca a _... � t� _______ . or a larger seals if necessary le +�f the The 'landscape plan shall be drawn at the same scale shall Y plan l rg � �Is site �ma1 sis 1 and indicate: 1) Description of the irrigation system where applicable ) . . ig fences, buffers creenings 2 Location and pea trot.. of .fen �.n screenings APPLICATION CHECKLIST -- Page 2 C3 CO w : • • 3) L ion of terraces, decks, shelte play ,areas a,n common open spac e ). Location, type, size and species of existing and proposed plant materials. the landscape plan shall incl de a narrative which addre,d <sea 1) Soil conditions Measures that, will be uzed, C 2) Cro zon control control oa , . F) Sian Drawim 1 Sign drawings shall be submitted in accordance.w5th Chapter 10.114 of the Code as part of Site bevelppment F eview or Prior to obtaining a Building Permit to construct the sign. ;) Traffic geration estimate ) ___ Preliosinar pa ti *n o lot line adjustmenc (No. of 'Copies ): 1) The owner of the subject parcel 2) The siwner' s authorized agent 3) , The map scale, (20,50,100 or 20f) feet =l) , inch north, arrow and date 4) fesc: iption' of parcel location and boundaries • •5) ). 7) 3) Location, width and names of streets, easements and other public ways within and adjacent. to the parcel Location of all permanent buildings on and within 25 feet of • all 'property lines Location and width of all to ater courses Location of any trees with 6" or greater cviiiper at 4 feet above ground leVel All slopes greater than 25%, . Location of existing. u'iiities C3 C) C] and utility easements 1 3 For ,major land .partition which creates a publio . street . a3 The proposed "right -of -moray location and width C ) b) A scaled cross — section of the ,proposed street plus ` y . an reserve strip 12) Any applicable deed restrictisrns ,.. will not preclude will 1 y efficient hfuture tlland division where applicable data showing (P o. o' li.��nar:. Plat ar�d . C'$pies ) • 1) Scale equaling 30, 50,100 or 200 feet to the inch and limited to one phase per sheet ,, � : ..proposed . acne , of t!?® �er� � si relationship t ,)) Vicinity map showing y to The n real ,arid tlownng pr �. h¢z arterial , ^ l lector stre: t; 4) Nan;es addresses and telephone numbers of the owner deVeloper, engineer, werveyeer, designer. as applicablet 5) pate of application 6) Boundary lines of tract to one subdivided 7) cent subdivision or names of recorded 7) Names of adjacent owners of adjoining parcels of unsubd'ivided land 8) contour lines relate. to e4 City establishedrbe =rimy mark at 2-foot ift.: days for 0-y10% grades g than 109 13 C APPLICATION CHECKLIST — Pmlge I Thepurrpose, location, type and ,size all of the following (within and adjacent to the proposed subdivision): t ) a) Public and private right- of -WaYs and ",rsements Ce/f b) Public and private sanitary and storm sewer lines Cw'" c) Dorn tic water Mains including fire, hydrants d) Major power telephone transmissi6n lines (54,000 vaults or greater) E ) e) Watercou�rse f) Deed resorvlations for parks, open space, pathways and other land encumbrances C r 10) Approximate plan and profiles of pr~oFosed sanitary and storm sewers with grads and pipe sizes indicated 11) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. 12) Approximate centerline profiles showing the finished grade of all streets including street extensions for a reaso nable distance be yao nd the limits of .the proposed subdivision. -� ht- of-•a► a 13) Scaled cross sections of proposed ) y subject to inundation or 4) , The �.ocatxon, of all areas s�.al�l . storm water overflow 15) locat ion, width and d a rection of flow of all water- courses and drainage ways 16) The proposed lot c4 nfiaa rations, a►,proximate lot dimensions and lot :umbers. Where 1 ► cs are .to be p 4 J 1, it shall be used for purposes other than residential, indicated upon such fees With a diamllt:e u r 6 inches or i ) The location of all trees greater measured at 4 Feet above ground level, and the .locathon of proposed tree plantings if any 1 18) The existing uses of the property, including the location of all structures and the present uses of the r tre:tures; and a statement of which structures are to remain after platting 10) Supplement t1 information including a) PropoLed deed restrictions (if any) 1 7 b) Proof of property ownership ( 3 c) A :... subdivision rt proposed plan for provision of s Am b^Ca40etTlen tS E 3 20)' Existing natural features_ including rock out-, croppings, wetlands and marsh areas: any of the foregoing ^ information cannot cot rrac�ticably C. r 2S.) If any be shown on the preliminary plat, it ;hall be incorporated and submitted with the into a narrative appl ioation . Other Informati°n 1a •(2362P/00290; APPLICATION ONECKLIST- Page 4 n; REQ b7ST FOR COMMENTS •-- DATE: Octobor, 21 1991. 4'44- PROli: Tigard 'Planning Department RE: SUBDIVISION . 91 -0014 PLANNED S1-0019 DEVELOPMENT PDR c>1-0007 ZONE t! _NG 008 VARIANCE VAR OLSON 1RE d � , �� ,Applicant re , este approval of the following development applicationet 1) Zone change approval to designate that, prop+arty with a Planned Development overlay zone; 2) Subdivision preliminary plat/Planned neveloprient tenceptuai. plan approval to divide 5.84 acres ;alto nine lots' between 6,752 and 8,464 square feet with 3.9( acres to be deai -ated to the City as open space; 3) Variance approval t! allow a lot depth to with ratio of 2.9 to 1, P hereao a Section 1.8.164.060 requiree a 2.5 to 1 lot depth to width ratio. ZOPE. R-4.5 (feaie.eftial, 4.5 unite /acre) . The R-4.5 zoning &llowe single family detached residential units, public auppo t facilities, residential treatment homes, farming„ manufactured homes, family day care, home ocasupat s,.ons , temporary use, reeid'.e rtial fuel tanks, and accessory structures. LOCATION: South end of SW 113th Place (WCTI4 251 3A B, tax lot 300) APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, la. ",SO, 18.80, 18.88, 18.92, 18.134, 18.150, 10,160, 64 comprehensive Plan o 8.1.2, i and 8.1.3. 3.1.1, 3.4.2, 3.5.1, ��nd. 18 0 ex.ve an Policies �.1. 7.1.2, 7.3.1, 7.4.4, 7.6 Attached is the Site Plan and applicant's statement for your review. From PP�. a report is recon �gedcies and from other information available to our staff, p ., _ ` to ,+*spared • ® and agencies information supplied by vary®ue apartment in ._ ti. ®n wilt and a deciaien will be rendered on the proposal. in the near future. if you wish to comment on this application, we rn e4 your comments by :. 3Y,, 1991. You may use the ,:.pace provided below or attach'a separate letter to return your comments. if yoiu are supab1e b .the above .auto, please phone the staff contact noted below with your cofinenta and confirm your comments in writing aa® soon as possible. If you have any questions regardi*.g this matter, contact the Tigard g Department, O B 11 Blvd., Tigard, OR 07223. PHONE: 639,-4171. i1® �srtnnent ox 23�f5� 6, 13125 SW �a STAFF COWTAcTa J'erry Offer riL!AS33 CHUCK THE FOLLOWING ITEMS THAT APPLY We have reviewed the proposal and have no objections to it. Please contact of our PIeaso wafer to the enclosed 1ettzar. written 'Colr%menta o Mai Of Person Co rieirnti�►c tone Nutiba e b /6u1f 0..4 . s • A osot_lit, '6 . CIRCULATE. BR J RW ' GA ', kP ,st ff Rev low JQLL2 6 DA -1/1 CITY OF TIGARO COMMUNITY DEVELOPMENT DEPARTWeAT PRE—APPLICATION CHCtCKLIS i' i 1 • APPLICANT • PROPERTY LOCATION Address T gip/ tax Ldt CESSARY APPLXit' iATION(S)� .....,�.. -- r...._., ah ei e ol—s obi, e Q aid?, a.ot\le 14111■Jeve 71) A-00 . PLAAJA167). eyeatooknwr otet-44,4,y . up,.," 'i,riztriosTio-r-71).- • PROPOSAL DESCRIPTION/NECESSARY i' . Pmcp,n Aer "h . `, , ,oW.. dais / "; , ? Easittanc t Adjacent � acet Property � 1 north ;! "�I1 d (3,uti-. „, iile.i.g.4, I 1 iii. 6. ZONING DESIGNATION. :• " • 7.. NEIGH I aRHOQD PLANNING ORGANIZATION NO. �. i�AIR SGN P,R 8 . • DDE REEUIREt1ENTS Mlnatum l.otte /wadt .. Sped` �: et �cks t S' k"i�et i .hens it F zones :'"::' Wet Ai c ` r dro "R id it rn •lot tOi4.01 g �1a�d A��r� bias ld �r�g ire agh .special he Aght Aflb +ts flag lot � __A . __f Density calculation � tf v,,,,M %M 4 i � i` _ tr. o,M r „ f isi, w, 006110 Ca lei. rl a 4. 0 t0 -arts itiof1 6-gr-Cgoilot.ut aid be l4 minimum % of ]lot area • application checklist for specific ,� : • ."-OTHER app i Sensitive lal��ds fl+� aln � • • are et Wetlands Si IttvjgAiie..sL,LIMot. + �vd , Vi i' ( iao s ce `li �� oil t44(11 ec� take nr . �ttr o ens, Hi.StorsiC overlay `""." �� Street iuproveane :,rats /COnoections/bikOwaYs cd 3 lrainage> ay $15 slope. ded icattiorr �b Sanitary Sewer impr■ovelnent Stormy Sewer i.$!lpro Iem.' nts StAwMgte Creek Improvement Agreement -- Pernitt Oonds; Fees --= Other at rC p"e�,." iC± r i��iroC j0 �iel`'mitS M „ vjvAtr r z T 10. "r,z{OCEOUt E, AdministratiVe staff revieW PiAbl a .Hear ir9/ 1ear•ifgs; Officer Public Oearing/Planning Commission '4, iL06-ut6 . The Administrative •ceoi5iof or- Publ. i c Iiear', t nj shall Occur 4 0IP roid ,mately 30 daYs• after a complete app1t+bati60 is filed. A ell era. follows all deci.sa:ons. -40—dad app P (0573Pi0022e) it Staff' Date CITY OF ° TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist k3elow are required for the successful completion of your application submission requirements, This checklist ,identifies what is required to be submitted with your application. This sheet MIST be brought and submitted with all other materials at the time you submit your application. Bey your application for farther explanation of these items or call Planning at 639-4171. BASIC MATERIALS A) Application form (1 °copy) B)° C) b) E) Owner's signature/written authorization.' Title' transfer ` instrument Assessor's map" Plot or site plan ITEMS TC BE INCLUDED: C C Cam; E C C C3 F) Applicant's statement ( , _Li ,±..,, RQ4' ^< d e,a . . (H) riling fee SPECIFIC MATERIALS A) Site Information showier (No: of a pies 1) Vicinity Map 2) site size & dimensions 3) Contour lines `2 ft at 0-1O% or 5 ft for grades > 10%) 4) Drainage patterns, courses, and ponds 5) • Locations of natural hazard areas including: a) Fioodplain areas b) c) d) e) Slopes in excess of 25% Unstable _groiiid Areas with high ,seasonal water table Areas with severe soil erosion potential 1 3 C3 C i 13 C3 C.3 C3 C3 t 3 C3 f) Areas having severely weak foundation soils ( a' 6) Location of resource areas as shown on the Comprehensive map inventory including: a) Wildlife habitats b) Wetlands Other- site features: a) Rock outcroppings La) Trees with 6" + caliper measured from ground level Location of existing structures and their Uti,es Location and type of on and off�site noise sources 8) 9) 10) .. _ ) Location of existi ng Utilities and easements 11) Location of existing dedicated right- Hof -ways B) Site Develgpment Plan shg ins (Noy of copies ) : 1) The proposed site and surrounding properties V,' Contour line intervals 3) The location‘ dimensions and names of all . , a.. g patted street ,other public tags a Existing l s & and easements on the site and adjoining properties 4 feet APPLIC:ATYC N CHECKLIST �- P'age C3 C3 C3 C3 13 1) 3 C3 b) Proposed streets or other public a- s & easements On the site. " 1 c) Alternative routes of dead end or proposed streets that require future extension C 1 The location and dimension of: a) Entrances and exits on the . site 1 1 b) Parking and circulation areas '1 c) Loading and services areas d) Pedestrian ";'and `bicycle circulation e) Outdoor- common areas, t ] f) Above Ground utilities C. 3 a) The location, diosensions & setback distances, of alit a) Existing permanent structures, improvements, utilities - . and easements which are re located on the site and on adjacent property within 25 feet of the site b) Proposed structures, ifproveme tits, utilities and easements on the site 6) Storm drainage facilities and analysis of downstream conditions 7) Sanitary sower facilities 0) The location of area to be landscaped location and 7,' ape of outdoor lighting �) The consider,rl crlr x prevention techniques 10) The location of ,i boxea 11) The location of all Structures and their orientation � ants 12) Exa.stahgi or proposed sewer �rt�airaburs+�merrt agreements grading .:Plan. (No of copies .) . .. .n at The Site dev elopmev�t plan shall sa:sldrawings�a�nd�shali:, the same scale as the site Analysis cohtain the following information: 1) The location and extent. to which grading will take place indicating general contoUr lines slope ratios, and soil stabilization proposals, and time of Year it i eta A stat ement from a re g istered engineer suPPorted by data factual substantiating: a) Subsurface exploration and geotechnical engineerahg report b) The validity of sanitary Sewer and storm drainage service proposal$ c) That all problems will be mitigated, and how they will be mitigated • al 9r au�inc� (o . of "of copies ;�., .�) : D) Archxtetrtur .. �.n -ludo. Thy site development plan proi� c►sal shall 1) Floor playas indicating til■e square footage of all structures proposed for use on— sites and 2) Typical elevation drawings of each structure. '8 Landsca • pe Plan (I0o oft��pis ..._ .,, .:a' "tine same • $cale aif t • The landscape p1M shale be.drawn at isamesc he sate anal s�:s pian or a lamer ftca),e .af r � are s salx indicate: ,) i bescripta.ori of. the irrigation ''''I)i Location and height of fences, APPL CATXON ICHECKLZST, - Page 2 systeh1 : +here.. applicable buff erf ;,and screeniigs [3 (3 t 1 a. • 4) Loc on of terraces, e ; sholterpla!d areas and common open spaces,. j Location, t Pe• size and ,'speoiEt' ,,of. existing and ,,-oposed plant materials. he landscape plan shall include Soil, conditions. Erosion control measures th ) a narrtive Which adal'esses at will 4 03e 6 IC 5)in Drawings 'Sic3fl drawings shall ba : submitted in accorda0ce with Chapter Review or 13 " 114 of, the Code as part of Site De eeloPment „Ra prior to obtaining . Permit to covs u t the sign'' �nio�g a Bu� 1. a.a� Traffic genee .tiara e�sta to 3 preliminar artition or lot line ; mite m l► rag. (o. of Copies ..) 1) The owner of the subject parcel 3 2) The owner's authorized agent inch nrt�e 3) The map scale, (20, 60,100 or 200 feet4 ), a arrow and date 4) escri ti0f of parcel location and boundaries ( 3 5) Location, a o adth and names of stree ts easeentaad other public ways Within and adjacent m!an r °p 6) Location of ; all permanent buildings ' on and with i'l r 25 feet of alb, property lines 1 and width of all water courses 7) Location a(n � courses , 8) , Location of any trees with 6” or greater caliper .av 4 feet above ground level ( 3 9) All shapes greater than 25% 10) Location of existing utilities and utilitY easements ( 3 11) rot- maJ00 land partition Which creates a public, street: a) The proposed right-of-WY location and width C1 b) A Scaled orc ss-section of the 'prop nsad street Plus any - reserve. 8trip " C � �s Lions 12) Any applicable deed restrictions .�t: c Partition •w' preclude 13) Evidence that ;and will no 1 s division whet',, applicable t 3 efficient f��t�are land d Subdivision Prel .tiilar _ Plat VW',. and data sho .(No. o Copies y 1) 8cafe equaling 30 ,50,100 er. "00 feet to the inch and limited to one phase per sheet Z) The proposed name of the subdivxsion 3) Vicinity map ..showing property's relationship to co/lector streets arterial addresses and tele phone numbers of the owner Names, aid dd'erteleper, engineer, surveyero designer, as s k.OPlicable 5) Date of application 6) Boundary line of tract to be subdivided 7, Names of adiaCQnti; subdivision or n ames of recorded +dWners of adjoining par'cels of Unsubdi.Jided land g) coritoU r lines rr: fated to a OitY—esta >l'i shed bertch' Bark, at 2- -foo't intervals for 0--10% grades greater~ than 10 APPLCTI0 1 CHECKLIST - rage .'! A i4 k;rfr 9) r O5e' `� The P location, , tt a .and size a, 1. t,,F ft he following (within and ad acent to the prof © e� C subdivision) : a) R ublic and private riht— of walls ' and easements t b) Public and private sanitary and storm se er : ,Line c) Domestic wat'°,r mains includlng' fire hydrants "; �► ` d) Major power'telephone transmission lines' C (50,000 volts Or greater) e) Watercourses bee athwa' f) a reservations for pants, . open ,space„ P Ys and other land encumbrances 10) pp i0 roxnate plan and profiles of proposed sanitary and � storm sewers with grades and pipe, sizes indicated i 11) Plan of the proposed water distribution vJstm,ar d showing pipe sizes and the location of e C fire hydrants, 12, Approximate roximate centerl *neprofiles showing the finished a grade of all streets including street extensa,on reasonable distance beyond the limits of the ,' proposed suivis ion . eet ra ht --awy� 13) Scaled cross sections of proposed str g 14 The location Q 14) tiorr. off` all areas subject to indndat;on or storm dater oulerf lode, U width and direction of flow Of all Water- courses A��) l:orrat�on, vaidt courses and drainage ways 16) The proposed lot conf.igurations approxi,�ate loo .be dimensions and lot numbers. Where 1 ?, is are t o be be used for purposes other than res�.don� indicated upon such lots 3r) The location of all trees With diameter 6 inch`,as or ' p d ��'�l b _acrd jN/ e th a diamet ground ' greater measured at 4 feet � , the location of proposed free Plantings, if any 18) The eXisting uses of the property, including the location of all structures and the present use of seMent of which structures the structures, and a stat� after late are to remain ,a R '" � ng 19) P n' ormati an including: fiu plemental i � Cam'° a) proposed deed restrictions (i any ) b) Proof of property ownership , c) A proposed piah for .proeripi.on of subi i Yi.sion itilprovements 20) Existing hatural features including rock out-- CSI crOPPings, w'At1ands hod Marsh areas. 21) If any of the foregoih information cannot practiCablly be shown on the prel iinina ^Y p it shall be ' : ' ]lit trtcorp�A9�i _ - por^ated Into a r~darrative and submitted with the a PP lication. Other Informat' a r' (236 1P /0020P) APPLXC1 TI(1 C ORLIST Page 4 E A..15.11....e■.,f • NOTIFICATION ZYLT FOR ALL,ApPLICATION3 NPO NO- ...L2 copieS) CITY DEPARTMENTS Building Inapector,Y Brad R. Eacorder 10/"InagineaVing/GarY Permits Coordinator/Viol°, G. 4ietainsnwissow CPO NO. 3. SPEC /DISTR/CTs Fre District ick#1.up box bldg.) Tigard Shter District 0771 SW Burnham SC. Tigard, OR 97223 Sohoosl Dist. No. 48 (Seavr) JOY Pahl PO 80x 200 ,0.0.0"srivertollie OR 9707S 1 school Distridt 233 (T/9) 13137 SW Pacific Swy. Tigard, OR 91223 Metzge:t Water District 6501 SW Taylors Ferry Rd. Tigailtd, OR 97223 ' AFFEcTED JURISDICTIONS V/ash. Co. Land Use & Transp. 150 N. 11Fir5t Ava. Hillsboro, OR 97124 Brent Curtis Kevin Martin Joann Rice Scott King • , Pred Eberle • -- Mike Borreson . Boundary Commission 320 OW Stark Boom 530 'Portland, (n1 97204 _ BEepRo 2000 st 1s"..: Ave. Portland, OR 97201-5398 DLCD (CPA's oaly) 1176 Court st. NE alemr 0i 97310-0590 . 4111 Heleldr3rx city of Beaverton Po Sox 4755 Beaverton, OA 97016 State Highway tee,dundetooft PO box 565 Bea4trton, OR 97075 6' ti 0 ,4 4 0 or Or to 4 4 4 4 4 4 0 4 5 aPECIA AdEINCIEs General Telephone Mike Lutz 12460 SW Main St eavertono OR 91007 21;!5 4 e;t>IC1A) Othar I- ale.4064weio -" - ' pottland Oeftetal gle*ttic Brian Mcore 1465Z SW Old ,Scholls Petry soaverLac OR 97007 rietre Avta CoilittititkiCationo Harlan cook Twin oaks TechnologY canter 1615 NW 160th Pliade 5-.6020 Beaverton v Oft 976C6 -4885 NW Natutal Gas Don Tboi'tiap 220 nw second Ave. Portland, OR 97209 TC/ Cablevision of Oregon, Inc40- Mike Uallock, 3500 sw Bond Portland, OR 97201 US West ?eta Neilson 4g1 SW oak Sto Portland, OR 97204 WILDLIFE HABITAT fIEL NOTES, cont. Page 2 A -I2 Habitat Description: List of important plants for wildlife use, dominance, plant, wi1d,ife Qe1ationships, Vegetation ,diversity, stratification, and seasonality, interspersion with other areas, water sources in re' at i en to vegetation, seasonality, and flushing, disturbance, enhancement ideas: i�► `�cr .' . • r��!� �, � cc *.t. r'areot rf� r cis ua o S • (Yet( * r''!. r S ^k' prt r.7r 4 4 ; 1 o . . : .. ' ... ekes d 4CWtea" SuIWnara of Habitat 'Quality : O'h: 0,gva 1 pn .gio : 'G" o d t ffaJ ent veget •'._,lb.1 Nx.iLLyhw.nw.�w:.i.�r.r.wJy... • pee, em WETLANDS WILDI4PE 7 ASSESSMENT* UNIT NO. .rdwi....F...M � ..,. we'� --frrw .b..,e.air�ras�eww�..YR� .. L.®C`d�'I1Cie �"N �� ` "� +� ° ', SO. FT. COMMENTS,..........�. -�.... •--•°� �IIIYIp /irk^ 4 11/6/iT, kai $. CORE STAFF •. Seasemality W . Quatity T Praydr1rh1' E to Cr;ie. R 137,vtet city (St4earns, Putdds, veLlety DECREE Seasonal P ®rennial Stagnant Seasonally FluOed Continually Fkashed 0.4................:... teary . !o Immediately Adjacent .. dpi ..... mdY. .i+.•w•.i..ew--- .....tl...,...»r ...v.er.: m..*X..w- s,, P.. setlt Two Present Three Pretient LOW Mediu. F. c)tUtntity • LW 1ediurn . . .ess.i.w heM;,.kseor i".ss. �..� ► ,.,..... .. .4.a "°.w"Ws'J . IVer1e I united 1"e, Re! nd u �.� E;a5f�nalit • , - Jt ructurai Low Medium- High `Yana.••.tri" •• •�.: _ .. 1��6 0 Variety Low �aa u �; , i ' High Li.'rtit��f "Year �uhd E �,,o ality Nine High High DISTURBANCE CE 1 TERSPEFZAON UNIQUE 'FEATURES 0 d eiri ±ts ta`h High DDrriONA04 VALUES Medium Low High Medium Lem C...,.. ....,. a•,..... .-.......,,....4.. 2d..»- .. LOW Eliedium . i O" • .eil'-, Miii.e SM.im.ii'. • 34M.wlactlii .M. .•.niA'•i.�.7sriies∎o Ni• Wildlife .,..� ;.:.,,,,... , Flora ,,,_ v Hab13Cat . i11 Flari 00014p6e1 with the attistance 61 Wks :Houck, Pottiend Au s et� l3 ty Rogers Mot: , . b®nnnls Peters & 'ea Hwang; ll.3.19sh,&.1iitildille Sar :. Gene Hebb Oregon Mot: o Fsh Wildlile, Etthor Lev, Edictal ®pl, i Consultant a : WILDLIFE HABITAT PIELL ..NOTES' swoitylee, e. A tee avid oke heather: Precipitation: tvbi /) nc i� ' Wind: .enesd Percent cloud cover: 140 Temperature: , Physical Parameters General topography :. Na ,_ ,,. % Degree and orientation of :slope: Wt\ter`featU ses (pond, agnant, � � r M Percent of site inundated by v��at��r•�.v:r►,:�C'1 it.4f��r` %,�.�..,�„ Major structures i i1dl ife Species observed (herps0 fish; birds, mammals) c r' d c h , �„ M � 1,, ) e retAMed / I i3 ref riot, ecrid Yid / lard►��. t� LENELITY STRIP 14.. Cam i ': e;ONN" L NiCKLIN . DLO raft 1 • iS �4��r ' • • 843.43' • n 9 wit 371. AS IN GON � DE t'�#EN k >SLSSMt'T TAB A'i itsN AUG 1, 1,Ts FOR AsSESSMEN V ,. 1 � 00 MOT p &. ON FOR OTHER USE 300 1L,Ye SCHOOL TR (PTA FOWLER , v' ict iteficeit 2 CI I I.2.A4.. • 6,0 � 07 eh 434 r i i. iii 03 23 % . '� • _ a p °ts e _ a. � �' r B r 98 ▪ t1 �a • CI 0 1 NI (240) 9' - :L-::---H--; . 2r+ a fiEorf •rr 1 22,01 ': e.R. N0. C94 900 dz.73 -cs 0 .ss Z3$3 SO 11.,..W z w 359. N Ci' w - CREST _ CT 53-pitAl 40+4 A mat_ tom; ;z•:•.n l,a:i i t 1.112044i Al C:6.. 01 41 it Ti crd .zit.Tiiz:::Aq rc 'ta 111; i°A-1:cretaiolt Sac.tcm OS) :tIty °ors, 1 °el =r- 111411p:4 1,1. 1211 'c 6c 1.c4 7 i 4;6 t. n ;c dr:r K lt t icrpte J is :4i/444%1444 :y1 Ile Ci i ai T:Sq'Or {,: fgP.Sti6 i•4 -} 44a 111/11J41) [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] • CITY OF TIGARD Washington, County NOTICE OF FINAL ORDER - BY PLANNING COMMISSION 1 Concerning Case Number(s): sus . 91- t�a9.4 /PDR 91-0007/ZCN -00QAL yA-R 91- 0019 2 Name of Owner: John 6 Martha Glaubke Naga of Applicant: Olson Develoment Oanapanw 3`. Address Rt. 1 Box 948 City Beaverton State OR Zip 9'I 005 4. Addroaa "of Property: South end of SW 113th Place Tax Map and Lot No(S) .: _ 251_ , tam lot 300 . . 5. Request . �cu ear ftp i develo ament applications: 1 Zone chan earoval to de ®igate te pro rt _ with a Pl anned Develo ent ov'er1a1.... zcsn®, 2 J_ su ai�deion _prel inary plat Planned _Deve�,opment_ �conceutua� _ an ao rovraa:: to wide 5..84 acres intohine lots between Sian E a 3 9 yam acres to itea ovalbt 2 allow a� to the�City ae4ouc�nagacr��t3w waralan�, lot de tea to width ratio of 2.9 to la Where 9 Code_ section 18 .164:060 reg free. a 2.5 to 1 lot de th owidth ratio. ZONE 3 R -4.5 Residential 4.5 units acre .. The . R -4 5 xoninc liowa ein�r�.�a am ,1 detached residential unite pgkii.c aapport _facilities, rem dantial treatment booms.. farnina,- manufactured. homes feria da care home o atiosna, te orar uee�, ee�.d ®ntiai fuel tanks and accessory ptrUc uree e 6. Action: Approval as requested Approval with conditions Denial 7. Notice Notice was published in the ner, epaper , posted at C.tty Hal .and . mailed to: X Owners of record owner(s) r X The applicant ord, wwithin n the required distance X The affected Neighborhood Planning X Affected governmental l atyainci.ed b. Di THE DEC/SION SHALL BE FINAL ON UNLESS ANA�PRA� IS FILED. The adopted findings of fact, decision, and statement of conditions can be i from PIeYtnin g De p artrent r Tigard 4 and �i � Hall, 13125 sW Hall, P.O Box 23397, Tigard, Grer cn 9 x223. Ap xea : Any to the c®i ®ibn may p � 11�d�a ccordance with 16.32.1.90(s) and section 832370 Which provide a written appeal may be filed within 10 d y d .£ter n ®tia® iag ivera� and he appeal may be submitted ra at City .. forms and must be accompanied by the appeal fee ($315.00) and transcript colts, (varies . up to a magimur of $500.00). The deadline for filing of an appeal is 3:30 p.m. 10. gueatione: if you have anY .,. questions, pieaee cal the Cit r Planning Department, 639 -41710 AFFIDAVIT OF MA'ILII 'i STATE OF GRE OI+i County of waehington ) s s. (ity of Tigard ' CiV'.V1 i M lA-� c3 sworn/affirm, f (.ray, on oath I ....:...�.,...,.. ��G�"' .......�.._...._.A Z`� @i31 !�h rid �1A�,y' 11 depose and say: (Please print) . The city of Tigard. Oregon. ✓:That 1 served NOTICE OF PUBLIC BRING FOR That I served NOTICE OF DECISION $00Re �..._. City of Tigard Planning Director Tigard Planning commission Tigard Hearings Officer Tigard Ga.ty Council copy (Public Hearing Notice /Notice of Decision) of which is attached (Narked A co ]Pctbl�.c Exhibit A ) was mailed to each named persons at the addre s ahown on the attached 1iSt marked exhibit "S"" on the (2.4"; day of f if i t 19 . I ' said notice NOTICE OF DECISION as hereto attached, Was posted on an appropriate bulletin board on the day of A 9, and depodited in the United States Mail on the day of ►� D ,�, 19,. Postage prepa Wd. Prerar v Notice Pasted For Decisioa, j yj.. u ,. „ .06, . bed and sworn/affirm to rye on the Person wh . delivered to 14Y Oommis 4tion Expire _ Sdh gibed and sworn/affirm to be on the 1 clay of 101 ' '! P e I C' OP 0UEGON� Icy Commission E iu 8 L jy v NOTICE PUBLIC HEARING NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING commission, AT ITS MEETING ON MONDAY, Thmjalm_221221, AT 7:30 PM, IN THE TOWN HALL OF THE TIGAZ4D CIVIC CENTER, 13125 SW HALL BLVD. TIGARD, OREGON, WILL CONSIDER THU FOLLOWING APPLICATION: FILE NO.: SUB 91-0014/PDR 01-0007/ZON 91-0008/VAR 91-0019 ?ILE TITLE: Olson/Glaubke NPO NO 7 APPLICANT: Olson Development Co. Rt. 1 Box 943 Beaverton, OR 17005 OWNER: John a Martha Glaubke 11405 SW 92nd Ave. Portland, OR 97223 REQUEST: SUBDIVISZON 91-0014 PLANNED DEVELOPMENT PDR 91-0007 ZONE CHANGE ZON 91-0008 VARIANCE VAR 91 -0019 7a1773NGLAUBKE (NPO #7) Applicant requests approval of the following development applications: 1) Zone change approval to designate the property with a Planned Development overlay zone; 2) Subdivision preliminary plat/Planned Development conceptual plan approval to divide 5.84 acres into nine lots between 6,752 and 8,464 square feet with 3095 acres to be dedicated to the City as open space; 3) Variance approval to allow a lot depth to width ratio of 2.9 to 1, whereas Code Section 18.164.050 requires a 2.5 to 1 lot depth to width ratio. ZONE: R-4.5 (Residential, 4.5 units/acre). The R-4.5 zoning allows single family detached residential unit, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary use, residential fuel tanks, and accessory mtructures. LOORT/ON: South end of SW 113th Place (WCTM 2S1 3AB, tax lot 300) APPLICABLE APPROVAL CRITERIA: Community Development Code Sections 18.32, 18.50, 18.80, 18.88, 18.92, 18.1S4, 18.150, 18.160, and 18.164; Comprehensive Plan Policies 2.1.1, 3.1.19 3.4.2, 3.5.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1, 8.1.20 and 8.1.3. (Nee Map On Reverse Side) THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN` ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUMITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT 1ITY HALL, OR RULES OF PROCEDURE SST FORTH IN CHAPTER 18.30. ANYCWE WISHING TO PRESENT WRITTEN TESTIMONY OH THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PL3taNNING COMMISSION WILL nECIEVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC! HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, CoR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A. PERSON SUBMITS EV/DENCE IN SUPPORT To THE APPLICATION AFTER ISSUANCE OF THIS NOTICE , ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN DA/S APTER THE HEARING. 11. .4 INCLUDED IN TH/S NMICE IS A LIST OF APPROVAL ORITER,IA APPzXrBLE TO TZ3 REQUEST FROM THE TIGARD COMMUNITY DEVELOPPONT CODE AIM THE TIGARI., COMPREITENOIVE PLAN. APPROVAL On DISAPPROVAL OF TH E REQUEST BY THE COMMISSION WILne BE BASF,',,, 'UPON THESE CRITERIA AND THESE CRITERIA. ONLY. AT THE HEARING IT 1$ IPPORTANT I' AT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFXCALLY TO THE APPLI/JABLE CRITERIA LISTED. FAILURE, TO RA/SE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON ' THE REQUEST OR FAILURE TO PROVIDE t3UFFICIENT ErEtiIFICITY TO ,AFFORD THE DECISION MARER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAT., TO THE LAND USE BOARD OF APPEALS BASED (N TILT ALL DOCUMENTS AND APPLICABLE C`"RITERIA IN THE kaovt -NOTED FILE ARE AVAILABLE FOR iNspEeTtc* AT NO COST OR ,CAN BE OBTA.T.NED FOR TEN CENTS PEE PAGE. AT LEAST SEVEN. DAYS PRIOR TO Tfrd HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPEOVION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. VOR FURTHER INFOMMAT/ON PLEASE CONTACT TH/A STAFF PLANNER, gLarmsgs..91; at 639-4171, TIGARD CITY NA141.„ , 13125 SW HALL BLVD., OR CONTACT YOUR NEIGHBORHOOD PLANNXNG , • , ORGANIZATICIN (NPO) # 7_.. CliAIRPERfiON: Cal WOOISIty PHONE NUNBERt J4L *11 * 10 44 kt4s, war No Ittgalk. CREST CT ST Ina TIG D immemaaw ammo., mimmommomm tri 1161.11111 ,• 7..77'71;17-7r- „• • 1* * • ‘. ova 4 111611111til .14,111 SIN 0 111 11111 I 111111 7117 7',7,7:r.:77=7;77,17 '7 - ■.; 1S134DC -10900 ♦e►. LLOYD Es JULIA OLS1N 1S134DC -11100 —mom. CITY OF TIGARD PO )0X 23397 TIpAalD OA 97223 2SiO3BA -00121 . • .. d,.. • • 4.'4.4 • • FELLOWS, L A ANA KATHLEEN A 12200S'W11TI TIGARD OR 97223 2S1034-00122 • • • 00040 • • • • ... . . . 1► BANNEHAN, X33[. P e,ANET 'S 12160' sw ii6Tri AVE TIGA D OR 91223 2a1,01 BA-003.24 .... +•r.•. GATES, T1EJRSTON A ADA R 12080 :SW 116TH TIGARD` OR 97223 • • • a o r . 2`rt7' 103sA4/011 '. e • • s • . • & e . a • • • o •• • • • WILSON, WOMB iA j0SEPBXNE R 2.20O0' SW 116T E1 ` AVE tIGARD OR 97223 2S103B — 00128 e.b ♦...7e•e•'r••..e•u. WAGNER, GAIRRY J AND NANCSt J 12045 SW 116TH TIGARD OR 97223 2S103BA-00123 •.s..•...•...••.di ".•••'e'.•:; HEINTZ, EDWARD '1 AND DONNA E 12120 SW 116TH TIGARD OR 97223 2S103BA.. 00125 .. ... v. ••..•e.. •. BARER, STEPHEN L AND 13070N1iE 12040 SW' 116TH TIGARD OR , 97223 2S1038A -00129 0 oa.bwi.as....... *•.° FUTTRNIER„ .DONALD R 120U5 .".;t1 115TH ST TIGAILD OR 97223 21.6364401°,4 4soiom DUTTON, DE 1S M MARLENE • 12055 CW 116TH AVE TIGARD OR 97223 1S134CD -01201 W .. a + ... r e . .. • OTT, DATA ter AROLEIE? O 11900 SW 116TH TIGARD OR 97223 1S134�V A h �q q CD -01202 ..r.* .0..•..•.e•♦er6. PARSONS, ELVIN H 11 PARSONS, COLUMN N 11880 SW 116TB' AVE TIGARD OIL 97223 1S134CD -01300 • :de.;..: . e ....'. FOS'rER, GORDON R WI A .11955 SW116TR TIGARD OR 97223 EUGENE GR 97401 2S103AB- ,00100 SCHOOL 'DISTRICT ND 23j 131.37 SW PACIFIC EWY TIGARD OR 97223 2S103AB -00405 •••w••. .wee4+44 •• oe SMITH, GARY 0 & ANNE H )?O BOX', 23761 TIGARD OR 97223 2S103AB-02200 ♦w•�t• t�eaye�• i ♦epee • • rr w n c KVARNS T , SVEN s7M.� ;EENNETi3 /1405 < SW WALNUT ST TIGARD ' OR 97223 1S134DC- 03601 o•er•• ua.t e•woee os OTT, DALE ' CAROLEEE 11900 SW 116TH' ST TIGARD OR 97223 1S134DC -03700 errd•o•e•rs0e•eeo•6.1• OAXLBY, DEI ' I P 11915 SW 113TH PLACE TIGARD OR 91223 1S134DC -03900 ••..00de•••bosohr. • LIDEN, DAVID L X.ATHLEENE 11845 SW 113TH PLACE TIGARD OR 97223 1S134DC -06000 •aomoeee•eoodwdo Noeo CHARBO3NEAU, THOMAS 11880 SW 113TH API: TIGARD OR 97223 1S134DC- 0.6200 eeo.••. *444'44 .°•44•1) BECK, ROBERT N JR 11920,SW 113173 PL TIGARD' OR 97 223 151 $DC -06800 71dii6 Twit eoeae•oeoee o bD, USSEL,- KEVIN W DRESSEL, 'W /GAYNELLE JANE 11440 SW DAWN c0U ' T TIGARD OR 01223 81440040700 •l a♦i:eif ibbseaueii r' N WBERG Oft' 97132 2S103A8- 00403W. BR AU,' CLAUDIA G 11255 SW WALNUT ST "1'IGA 0 OR 97223 2S103AB Oxi00 �yTppr9e7y�'ep� 111Fi'!►wrS ROH,.`.5vEN KENL Ei"H, 11405 SW WALNUT ` ST TIGARD OR 97223 1S13.4D?- •03502 r +r o ¢Y airs•oe • JONES, . AICBARD H AHD GL0D.RIA 11400 $W DAWN CT TIGARD , OR 97223 1S134DC -0360 • 4 4 4 4 6 4 4 . 4 * • 1S134DC -03800 ro4owis. .. •o tOgOSTERi C,ttLVERRT B & PEGG3K S 11897 SW 113TH PL TIGARD OR 9/223 1513400- 05900 e.aas eso �4e eoaod4 WINT.BRS, JEFE'REY C & CHRISTOPHER 11880 SW 113Th ?L TIGARD OR 97223 181341)C -0610D eseeso.♦ 4 ow 4 4 deeoe•4 LA I'DESS a DONALD P 0SWALDE 1/900 SW 113TH PL TIGARD OR 97223 1.S134DC PJ8700 .0 •6•.0,oeo r ooe, TIGA►FD , G$T t or 10.0.80k 23397 TIGARD OR 91223 18134DC -- 069061 eoYee sdodoeauo•oaoed T 'P, RNSSELIi • W. k1NIL) TAMARA 6 • 15420 SW DA "!NS CODRT TIGARD OR 97223. ,LS134D\s— lO8L/� d U s * 4 4 , 4 . 4 . 4 . 4 4 . W.. 1si 4DC 147 ®0 !� JULIA & LLOYD:, OESobli' ' 1320 NW sUSBAIiJR ROAD BEAVERTON aR 97007 1si34Do -aoso -'Y ... i • . • .... w.. i • . • . P ii RICHARD' & SANDRA tAU]IN ER 11853 SW 113TH Pt TIGARD. ' OR 97224 OLSON DEVELOPMENT CO RT 1 BOX 948 BEAVERTON OR 97005 JOHN & MARTHA OLA.UB aE 11405 SW 92ND AVE PORTLAND OR 97223 4 sir q. • * Ht :8 • OR COMMENTS -5;7 f FROM: Tic -rd Pl.anning Department 9 g 0014 , WM DEVELOPMENT ..DR 91. -0007. : ZONE CHANG% BON *3R a B11�! Y�:000 -� a o .SON GLAUBR (NPO #7) APplicaant rer %aata3 approval of the following development applications', ` 1) Zone char,Ve apprOvm.1 to designate the property with a Planned, Development k bvrlay zone; ) Sul divit ion preli Ainary plat/Planned Deve . pmant conceptual plan ,approPai to k'!ivide 5.84 acres into ::ix,,) lots h, 'Atweer 6, 152 with 3.96 acres to be dedicat =d to the City as open spa. e; 6) Variance a feet approval to allow a lot depth to wd h ratio of 2.9 to t� 1, we; a D Cde e a p requirsie a d 1� to 1 Int depth to width 1, waher�ai� Code Section 18.164.060 � The R�4.6 caning ratio. ;COME: R -4.5 (ReaidOntial, 4.5 un.Lte,,`aaur l') . allows ring £ami •Y detached rettlden°tial w itg, public ` euppOrt £acL1it es , residential treatment ho naea, farming, manu£� ctured boae 0 , amily day care* home of'cup ationa, t , porary uce reai3ent al fuel, air.d armessory atruOturo.A. ; ATl0N: South end of 8W 113th Place (WOT2 P, r, ) M E S. REVIEW CRITERIA: Ooa unity DeveloPment w 18.134, 18 � 150 18.160, 3�t~,a3� d � 3Z ss �;8 �50,� 8 �5 ®�. 88, 18. 9`� y 18. • a�.rad 13.164; Comprehensive Plan Policies ,';.1.l, 3.1.1, 3.4.2, 3.5.10 7.. 3.1, 7.4.4, 7.6.1,> 6.1.1, 8.1.2, ay.ad Attached, cry ` e {. S1 j�. q c p� n ' 1 tY en}ydo a� f ptr youd. L e ie V11 . S .Y ow�/A BT� 4a4I6a�� .�`,. 47 � b•a7'.i Site �lan and "^��i+�V6A. {8� � � r � %1AGl7��C46•� ��M' � �tl .. ♦�• �� orma�,'�� ®a�1 supplied byo� �aetaf�. a r� °xt� and recommendation £goys . `� ��` . prep ara £ � o, aava�la:�le to g, d® a�++entl, n�endiatS.on will be �� i.n4aa�xr aatS. to in ..0 ?e. If you wiith ��d a dsarS.��.�?tn w► :�.�.1 be re�n.��.er�ed on th6.propo�aal in the gear You m1�ty t ',,cation,► we need our c s �n°�ent a by 1, 1991. m�a�t oat %�r app.° i axte i.�#�teac� to return yQ�r ©tmenta. the space prt lvideel be10W er at 'each a. w_epaztr° _,...,.�..� roa lar�!aad and confirm ii.datoa please phone the Staff contact 1� �r unable t® noted below with :e4. cr ne taaandia'I .e yeu thie &n writing as soon as possible. If you have asp, ,'o : g og hie Matter, contact the Tigard 3 447 13125 S' Ha11l. Blvd., 'Tigard, OR 97223 ,, PHONE: P1aan�in� De^pi � Britt, Pad Barr 2�.a :: �T 13 639= -4171. STAPP CONTACTg a7r.0rry' btfe PLEASE CHECK THE g ►LL0WIN0 i.. 'E CS THAT APPLY We have reV i ewed the p r® oRal gnu have no ohjeotiOns to i.tn • plot i,e cO nta� out Of fiCe. :- efer • to the ego, tiomed iettev, Written- Co, iento Name of ,7eraon COmt4 !a4ting: Phone Number: ...,...,.�:.. =� bkm /SDB31 14. B C�+l AA lA. - �Y..a . • 4 • S oz { A {A /.,J,� NOTIFiCATIoN LIST FOR ALL tPP.LICAT3 ON5, PXPO INO. 7s 1 'copies CITY DEPARTMENTS Building Offidial/Brad R C• ity Recorder E• ngineering/Chris D. Permits Coordinator /Viol G. RIOTS Fire District (Pick-up box) __ Par,ks & Recreation Board Police T', id 0peratf one L',/;/ b" 113 /41 001-1d P cse—otoiss School Dist Now 46 (Beaverton) Joy Pahl PO Box.200 spiverton, OR 97075 School Dist. 23J Tigard Water District 8777 SW Burnham St. Tigard, OR 97223 (Tigat;:d) 13137 SW Pacific .• Tigard, OR 022 ....., Tualatin Valley Water District 6501 SW Taylors Ferry Rd. Tigard, OR 97223 AFFECTED JDRISDICT CNS Wash. Co. Lad lane & rarsp 150 N. First Ave. Rilisbor ®, OR 97124 Brent Curtin Kevin martin Joann Rice Scott Ring Fred Eberle - Mike Borreson ®�. City of Beaverton Jim Mendh`yx PO Sox 4755 Beave►i i::=a„ OR 97076 Boundary Commission 320 SW Sta. c "Room 530 Portland, oR 97204 YTRt). 20000 SW 1st ave. Portland, OR x7201- 5198 5 SPECS DLCD (CPA's only) 1175 Coat St. NB Salem, OR 97310 4590 0117.h r State Righ 4aay Bob Doran PO Box 25412 Portland, OR 97225-0412 AGENCIES General Telep acne R u s Wells 1 ;460 S ' Main .5f „r igard4 OR' 97 223 NW Nat Ural Gas Scott Palmer' 220 NW Second Ave. Portland, OR 97209 TC 1 Cablevtt3ion of Oregon Mike Ralik 3500 SO Bond St. Portl &&617 ON 97A0 CoiUmilta Cable (Frank Stone) 11,'400 SW Er igadoon Ct i eav rtofl o OR 97005 t.... P ox:t Land General Elec. 5riau Moore 1455 8W Old Scboile Fry. 3 verton, CR 97617 r4etro Area CoOmunications (Jason Hewitt • Carte Technology Center 1815 NO 169th Place M-6020 Ekkivertcni, on 970ot -41386 us Vest Pete t e1aot .2i Sig oak $ . o• rt land , OR 91204 CLAUDIA � 2944 DAIL rV LANE EUGENE OR 07401 M�'J1M+�L91.Y°1VtDl� "ptl e• •O ..•iea •••.•W••l SCHct DISTRICT N°134 23 13137 SO 9ACI?!IG H JY TIGARD co '01223 28103AEL4)0406 n• e 'y • s r .. o e• 1• SMITH, GARY d.'14, ANNE H PO BOX 23761' TIGARD OR 97223 JANIS i 23415 N' H L DR NIgWEERG .: OR 97132 810331►L -QO403 •a 44 Wo 4 4, swears44. ER9'1NEAU G 3,1285 SW WAL WT ST TIGARD OR 97223 Ga 2,9103AE. -02100 •o'.oe••aroeo6..•••••• KVARNSTRAH, SVEN EtENNET 1.405 S' WALNUT 8" TIGARD OR 97223 28103AU 02200 o•v, •oo••e•ee.4gi0• • • KVARNSTROMF SVVN I NNETH 1/405 SW WALNUT ST TIGARD OR 97223 IS134lbC -03601 •dr •o•oeFore•e•eebs3_ 0/NLE H$ CAROLtB 0 11900 SW 17L6TN ST TIGARD OR 97223 18y. S 0µ p� ... ® • • A • r • • • • e 1 34DbJ4 � ®3 7 ®0 � e •' i • •• M o, OAE EY, DELIC x� ; `,1.915 ►Sid 11TH PLACE TIGARD OR 97223 18134D0 —03 900 r o .. ••• o• a• s a s.• o s s Y i LIDEN, D#' ,'ID L ?', aTBLEENE 11845 Sid 11TH PLACE 'IGAR') OR 97223 181341A-06000 a s• i i o. t o nARtiO O1NEAU, THOMAS J 11880 OW 113TH FL TIGARD CR 91223 1Si14PC'06200 144444414.0444444 4i4 BECK, ROHVP!2 N ems, 11920 8W 1,I3T8 PL TIGARD OR 97223 1S134DC -06800 w•.•ie.ar•sAO.sp D ?E83EL, r( VIN W D ZSSEL, W/GAYNELLE JA 0B 11440 SW DAWN COURT TIGARD OR 97223 1813�41JC- �1�7`,�OJ ooery4e46. 4 e4". %:i~4 . Yea. i• /�gct, 1S 34DC -.03502 ae•• iee•,.smo••s JONES, RICHARD $1 AND GLORIA 11400 SW DAWN CT TIGARD OR 97223 1N134DC .03605 •. e q 4 ,1 4, a • e o • • s • s • o •iii 1S134DC -03800 l/1YOO.•••O•ee0e•a9r•• WEF ST'3R, 0ALVERT I C PEGGY 3 11897 SW 113TH PL TIGARD OR 97223 1D134DC ..05900 ..................... WINTERS, JEFFREY C 4 CHRISTOPHER 11860 SW 113TH PL TIGARD' OR 91223 10134DCw'0610d se.us •.o.ebs •*** s. LANDESSS, D0NA D P OSinTA1L1DE 11900 SW 113tH ?L. TIGARD OR 07223 181,34DC06100 s•r pwd%.osadebe ao PO 00X 23391 b itApD OR 972 %443 18134DC— 6900 i • e e 0 • t d O Y ® 4 6 4 4 4 4 4 4 • TRAt'©p AU s ilLt 0 AND `1'dP Sti A 8 114;90 D k 1NS count TIGARD OR 97223 1834b01800 •roe *0 :#. .q`ibi,8ee44.. :2! • i4• • y/ I y . yM 1S134D0 -10900 •':• •4. • .• G .•, •' 18130D0- 11100 ''.e..boo •.•. •••••••b.• 28103BA0*00122 .• ••.!•••.d•••••0* HAWNENA a KARL P JANET 8 12160 ' SW 116TO A G OE 97223 23103BA-00124e••wes•.•ee4 GATES, THURSTON A ?9►DA�L;!E 12080 8W 116TE TIGARD OR 97223. yy �y 281'038A� -00126 4ea•o•..••.e•• • •• ••• WILSON! EUGENE A JOSEPHINE R 12000 SW 118$ i AVE TIGARD OR 97223 231038A -00128 •aao.+ 0v•d •o.s•.e. WZ GEE& GARRY J AND NANCY J 12045 SW I16 I TIGARD OR 97223 • e. .n2. ro r 1 ♦. .i..- �A /�}�a0 2 • ' " • • b . O O • • • •�, �j 1�sbb�L 01201` O R O O • w 9 O• a• CWT, DALE kS CAROLEE C 11900 8W 116TH TIGARD OR 97223. 1813404.42300 O446641..eciiii4OO• FOStkit, GORDON H WILMA A poi 11955 SW 11614 TIGARD OR 97223 • 4 • 6 i11 •'i•:: * • 14 • b w�i0 e • •i •, 2a103E,A- 400121 ••••C•••a•;•.O If FEiuLo s A' AND THLEBN A 12200 8W_ 116TH TIGARD OR 97222 28103EA -00123 • • 00 o o • • • EDWARD V' AND DONNA N 12120 8W- 116TH T*GARD OR . 97223 a•o•00• 28103E1400125 y•0•a- •••0,. •• •.a 1AF:t, STEPHEN :L AND YVONNE 12040 6W 116TH TIGARD OR S7223 281039A,0(012I s •caoal +ac•ddio•000 F0( NXER, 1ONAI■D R 1.2.005 SW 13' -6TUa ST TxGARO obi 97223 281038A -00129 .b••., •.00...aSr•.•o:; DUTTON, DELOS 14 14ARLEtIE 12085 3W 116TE 116T AVE T:'+a%„F•D ) OR 07223 j!,01..4 CD- 1202M. ►• . 0*o••. + .••o PARSONS, ELVI? TI PARDONS, COLLEAN 14 118S0 ` 6W 115TH AVE TIGARD OR 9722 • • t nii �0. Greta, Washington County' Assessment and Taxation PAM!: Bonnie Hu 1hearet DATE October 31$ 1991 SCJBi'ECT Property owners Pleade provicie the navies and addressee of the property o' nets l c r the fo11owi, W+ parcels L'1B134DC -10700 V11S13 DC- 10800 &'1S134DC 10900 ."1S1 34DC -11000 1513 4DC_:1110 0 Please r'etlir-b to Bonne IN u1hearn City of Tigatd 13125 SW Hall Blvd. Tigard$ OR 97223 ?roper y ID 1 20 NW R� A4T i .RAF T3EAV WI N , Pik, 7'�L ' i piay Prep ; 1 BART TT 1 ?L T t9 1.04 .,, TRd CT ( ?RIUhT '' D IVI ) ,1tuc Cocle Area M. 023.14 1i1�.:+rn1,�tion r Mort Lendrl'1 ' y 1951 Tax gtatns Current Levied Taxes Special c,i.a,`t A sesS meInti ** • Unpaid Ta r s 4T*k Pimp C1as% 1002 Ne ghhhrhobd g gR 5 7 Year $ua.1, L vi:nq Area sale Date Sale 'Price !etd Type Inst Number er :`a 1591 Property >'Value% ImProveent Total Asse3%ed Ex rnjt th s Taxable 0 (`4') 3,000 (+), 000 ( ) o ( -) DepreSq the RETURN key Property ID p 2015175 1D108 Legal Desct;Lpt ,c ft. PARTITION PLAT 1991-0441 Ooner ID t 197714 1"4AU`'CriR',, 'RtCkiAR1° ° tAiah'R'A 1.1+15 3 SW 113T1H 'I L TIGARD PR 97223 Sit us Cod AApa t 023,74 Euem +t5 Cray Mott tendert 1991 Ta : State Cutrent LeV3 r,;,st Special. ASS' +ssrnOnt 41 Unpaid (Real P r potty) LOT 1, ACRgS Prop C1ato 1002 Neig hbo h k d: 57 1� k r 80iit r Living A 'ca r Sato D6i0 a 05/26/01 5ait Price g 13!..14900 Deed Typo R OW In t Number tuber t 91 541,5 1991 Property Values e Improvements $ 0 (4,) Land $ 174640 (4-) Tn €ai Ass ?rted t 17 , 640 ( ) Takabie i , 40 ('4) D .spJ ,y Property Record Pr perk ty ID R201577 tSi' 4DC -t 90o (Real prr per~ty Lega,1 l e,(ri .,- .:t:nna' PARTITION PWrT 1991-044 OT 2, MMR " .16 OoneD ID 39715: O S€JM, LLOYD C/JUL A N 1',320 NW Srf SEAUER ROD EEAV /ARTI N, OR '97007 Code Area : 028.7. ExemPtions Mort Lender i91 Ted Status Current Levied Taxes : 458.2 Sper~ia:1 n srnez1 4 *** Unpaid Taxes Depress the RETURN ROY n Display ?roper'ty Record RroP Class a,' Year 8ui1i~ LiV1rlq Area Sale Date Sale Price Deed Type L. lxtst `Nutabe3 a 1991, ProPce3 ty Values' Improvements $ Lane 'total ASsesse'V gxemption.s Taxable Pr apor y 1 R2€ i 777 i 'i. '4 C- 4tt00w 1,eg 1 besrriptic ;n • pARTJ:TY 1 FL i 9ii-044 (.loner .1 p 971 �+ Ot.,SON ttO.. yD , c/J0.1i1 , . 1; 3 11 SYJSBAU wR RoA�'i R;VI!,R()t, €iR X7007 Situs Code Area d 023.74 E em bons Mort Lender!! 991 "!�a4 St tus • Ct `re1rat. Levied > T&i p� • * Xnrdd T+ret* 0 (4') 17,64 (4) 17,640 _( -) 0 ( -) 17 , 64') t = ) (Real `rope 't y ) LOT 3, ACRE" .16 Prr g 1 lash > 1 002 Nei.gh'Oobood KR57 Year BUilt Living Area Sate Gate ;ale Price bood 199 Property Values trr►provements , t 0 ( -) Ltin 1 �► '; , t, ( +) Tonal Asseseed $ 1/1646 (=) TAI aible t 1/4640 ( ) Proper ty ID 24315779 Le 1 D €s,t; ip , cixs PA rt10 PLAT 1.9111-044 Donor, 'IV 99828 erTY 'OF PO BOX' 23897 TIGARD , Off. 97273 .02.a..6;74 gat tat L0004" +r i Aszn s 0 * 6 th Rg"C'u ky Rt +�P 'opaaty , TR4C A 1.43RE41 ►AY ACRES a Prop C ~ I��l�c+�acira� R !e Living Art4i4, s . . a�.?! s 04,19/91 Sale►, :t1e ,' ype l DO' ituMi=6t » 9102490' Proporty Tots As$0ssee (le Ezernpt .Oht CO go'CCC O 0 1° 4:400,1 O aft Q w� 0 61 • Inb' ° O a a N O➢ g 2 c 10 M ` q ` 3 . A �. Q ©0 7rs°r "O r Q p .4 wr.o biT •••• i t lli ao411� \ C, 2, 56 0 X 110 I• .,•� ... , pp 0 r el O 01 0 10 X Y:111 Q1a 1:Li .� 11,1 rn ors MS eLloz u NL''Sat 21F 000 N valt LEGIBILITY STRIP ems' vriiii *'fJijrfr INitlAS. POINT ' x.0,4 �. _U M I fT3 N.38•59-.W. 1209.4 NK$a#S'W 1143.33- 4 COR.`: COR: J®eift =FY $1CKLLN =, CANCELLED ::TAX LO 100,1i5R 400, s.7 4'IE~ 320: , 4I :viz 7.rr� 4 145.33.- S0- o 0- 30 11'9 a. E4A.CO= 30 -2[E: 1`2 0 'l�M_ l siV •• ViJi%W�T�s/dr�.isiiitnlOh�Ji N:A@!°is1E 00 - -. ow 0, .5544 g 11102/ 44 to c ea st;. n a ° ▪ b • err 14 ° z PI at a° -450? 1 [Page Too Large for OCR Processing] X TY OF T I AR - 0E C :I PT OF .*AYM NT RECE :t PT r X 0,4 , i 1 4 CHECK iscNT 1E?0 1‘,9C " OL ON/ LLOYD CASH MOUNT " E.00 ` �; w � " , PAYMEZNI DATE 1121/1(691 SUSDIVISION U P 9 "" YMI',NT AMOUNT PAID PO PO 'E ter PAYMENT AMOUNT PAID .1441ti.iwN wM+KKw!, WrWw14,40C ",....01 .04.4 Mh rr rPr+yy�1L� iMOU� j 1�- 4'�'1'f1Y�N A�'�'•,w.+1r a4w,P`w.- '. +a+.l'' 1 ,nM i Ny.'}A'f W..,t . wWrwa.. �lkrrNa�+. tM. kwr�'a+M.wwi.M'(.iyya`+i4forFl Wi.7eM {- • 'CITY i r TI G ) r ♦Y iz ce x v •N 'c 1 , A I N'' f.4 .{ .r ,, a WW ..'MNir rM "nN{.rl30 CH CK (1$ ouOT r .. ....46400 . (A1 p L, N, i...L. YD p H hint NT 1 1,i o. BEAVeRTONq OR 970006 „K wU O F. OF PAY i NN P AMOUNT PAID PU t PCa 5 OF PAY IE NT AMOUNT .'AID Nrw+KY1wAWA,+WahaN^Y—,," .IMM.+1 L.I.,.+YwxMNMkKY.wj�rK,Y YMM1u++ur..IwYw�Nj.ehYM�KNY w�NK�w,NI, AAww pIWM+�FMM4w+NKy.NiirM Mni�IWN11M�wr4Mn JrIMWM�i +Pw4.'� Mw{»»+.Mwww+Yw.tlMtiMM 1... N 7 APPL 460,, 0121 SUBDIVISION APPLICATION SUS 91 00t4/*ON 1./01.0',/ 1 ' tD /J0 7 ITT OF Tle ageom ITY OF TIGARD, 13125 SW Hall, PO Box 23397 igard, Oregon 97223 - (503) 639 -4171 GENERAL INFORMATION ROPERTY ADDRESS/LOCATION Tigard, Ore on AX MAP AND TAX LOT NO. Tax _ oLL: 28.1. 3AB 113h Place CASE NO. OTIi t, CASE 50's: RECEIPT N0 APPLICATION ACCEPTED BY: DATE: Application elements submitted. �. (A) Application fora (1) (3) Owner's signature /written authorization (C) Title transfers instrument (1) (D) Assessor's map (1) (E) Prelimina ? Plat (pre-app checklist) (F) Applicant's statement (pre -app checklist) FOR STAFF USE ONE' ITE SIZE 5.84 acres PROPERTY OWNER /DEED HOLDER John P ,ICANT* Olson Deve l:onm9n ' ' llY DRESS Rt. 1 Box 948 PHONE 150.41_6211=213 9 ITY Beaver ton � ZIP 97005_ *When the owner and the applicant are different eop1e, the applicant must be the purchaser of record '�.r a lessee in possession with written authorization from the offer or an agent of the owner with written! uthori7atioro, The owner(s) must sign this pplication in the space provided on page two or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record, of the subject propevty request permission to divide a b 79 parcel into 9 lots between (number of low 6, 572 and .... `wwro 6 scree a , 4 6 4 square feet in C - 0-ge..rRs (1) Filing fee ($415 plus $5 Per lot) • DATE DETERMINED TO DE COMPLETE: FINAL DECISION DEADLINE: COMP. PLAN/ZONE DESIO ',aTION: 520P/13? ev'dd 3/88 Final Approval Date: Planning Engineering 'Recording Date and 'lumber s . List any variance a Planned DeveloPment Sensitive I a- . or other tan i use atttions to be considered as part of this appl :atZona w dth to dk th, density t ransEer one change, plakt. ed de4i7elop se )t , Applicants: To have , complete aPPlicatiou you . will need to submit esttachmants desFzribed in the attached information Shen ;t at, the time You aubi t thi applicati., .A&fli CANT(S) SiLL CEITI] T Tut: . The a bo`'*e re ues t does not . wife Sn dew e st :� .eta on- attached ta or impdsed Ut)On the sgb eqt Pro erty.. If t 1 1 exercise the rights . he app�.icati+�n�, ��.,� granted the apfl�l�,cmnt is i3 granted in accordance with the terms and sub.;tet to all the conditions and limitations of the approval. . All of the above statements and the statements .n the plot plaaq attachments, and a l,iit:s transmitted herewith, are true; and the applicants so acllcnorkledge that any perblit issited0 , based on this application, may he revoked if it is found that < ny such statements are false. . The applicant has read the entire contents of the application, including the policies and criteria and understands the requirements for approving or de ying the application. S1GNAxUR85 of each owner ( husband and wife) of the subject property. 4 DATE: October 7, 1991 Glaubke L%' g Trust 11405 SoW 92nd Avenue Tigard, OR 97223 (503) 639 -1411 Attn: John &Z Martha Glaubke APPLICC, 'fo Olson Development Company Route 1 Box 948 Beaverton, O. 97005 (503) 628 -3539 Attn Mr. Lloyd Olson ENGINE SURVEYOR: ''Nestle Consultants, I�aae. 7340 S.W. Hunziker, Suite 204 Tigard, OR. 97223 (503) 684 -0652 Attn Mr„ Darren M. Kipper, PE Project Manager MISTING USE Single residence. PROPOSED USE 9 -lot subdivision consisting Q� single-family �® �s with 3,96 -acre portion being conveyed to the City as an open space. PROPERTY DESCRIPTION: Tax Lot 300; Tax Map 2S.1 3A13 South end of S.W. 113th Place, Tigard, Oregon. SIZE: 539 acres ZONING DESIGNATION: -4 5 ( Residen l. ial; 45 urats air e, 500 square-foot minimum lot size). ACK:GROUND Olson Development Company proposes to subdivide 5:79 acres into 9 single- family lots with 3.96 acres being dedicated to the City of Tigard as a park. The project is located in the City of Tigard at the southerly terminus of S.W. 113th Place, south of S.W. Tigard Street It is adjacent to Fowler Junior High School. Sumer Creek flows through the property. The site is presently zoned for residential development at P\ -4.5 density (4.5 units /acre) The proposed 9 lots will be built on a 1.8 acre portior, • with a resultant density of 5 units /acre. The applicant is requesting a zone change to create smaller lots within the development than allowed by Code. This zone change is being requested in conjunction with a density transfer. Density transfer calculations indicate this increase to be within allowable limits, chiefly due to the large portion of the site that is being conveyed to the City as an open space. The proposed lot sizes range from 6,572 square feet to 8,646 square feet. The subdivision meets the requirements for solar access and the appropriate calculations, worksheet, and Solar Access Plan are included with this application. Private restrictions relating to solar access are required on six of the nine lots. These restrictions will be included in the conditions, covenants, and restrictions for the subdivision. Lot #1 does not meet the depth to width ratio requirement for individual lots. A variance is requested for this condition and is addressed in this application. The 3.96 -acre tract being conveyed to the City of Tigard as an open space will he in the southerly and westerly portion of the property. It will include Summer Creek and its associated 100 -year flood plain. For access and stormwater system maintenance purposes, an unimproved access to the 100 -year flood plain will be provided along the North property t line of the site to the west of SdW» 113th Place. Pedestrian access to r uia i h from S.W. 1 i 3th Place is : - proposed via a public tract along the North Fowler g P P property line. This tract will be dedicated to the City of Tigard. A cul-de-sac will be constructed as an extension of S.W. 113th Place to provide access to individual lots. This extension will be constructed to City standards with curb and gutter, sidewalk, and street lighting. The proposed road width is 34 feet The proposed cul-de- sac layout within city � re q uirements for maximum length and is shown on the attached hed Preliminary lat and Prehmin zz i Utility Plan. A storm o rm water collection system s te n w� constructed be provi de drainage for the individual lots and cul-de-sac. This system will connect to the edatin g 24 ' diameter eter storm line in SAN. 113th Place th the proposed outial flowing into Sumner Creek as shown on the attached Preliminary Utility Plan. Pa ym ent of fees in lieu of w ater quality and quantity � facilities is proposed, A Potable water will be brought to the site by the construction of a ductile iron water line ending in a fire hydrant at the proposed cul-de -sac as shown ea the attached Preliminary 1�Jtillty Plan.... his line will be an extension of an existing 8" diameter; line in S.V ie 113th Place. A public sanitary sewer line is present on the property, The proposed sanitary sewer will connect to an exist w . hole �n this a as shown o n the attached Pre ; Utility Plan. A request for the vwsltion of certain existing easements crossing the site, but no longer in use due to the recent construction of rep1uenent sewers, allow unrestricted building placement on effected lots. Wetlands , hav e �e��a found �� this site, their boundaries have been delineated by the firm of S entific Resources, Inc. (SRI). Additionally, the delineation by SRI was field y by , delineated attached Preliminary Plat Westlake �og�sulta�l.� Inc. laid surveyed � '��estl . , and dehne�te been lai out such that there are r�o and Preliminary Utility Plan. The subdivision has bee t wetlands within individual lots. A 25-foot building setback (Wetland . individual Buffer) will be provided to prevent the encroachment of structures on the wetlands, In the . proposed e p ity Development Standards ��ngm , a� d��veflo ant meets Community bode with noted q. modification. . cal calcu lations with d and re requests for here � end appropriate e�h� fits are presented co a compliance , 1:? COMPLIANCE VV1TH SPECIFIC CITY Or naval) COMMUNITY DEVELOPMENT CODE STANDARDS At least 80% oM the lots in the proposed development comply with one of the following requirements: C.1: Basic Requirement, Has a North -South dhnep ion of 90 feet or More and has a front line that is oriented within 300 of a true: East- West axis. C.2: P.otecded Solar Buikling Line Option, a. A protected solar building line is designated on the plat or IE docents recorded with the plat; and ha The protected solar building line is oriented within 30 degrees' of a true east -west axis; and • There is at least 70 feet between the protected solar building line and the middle of the north- south dimension of the lot to the south, measured along a line perpendicular to th ,, protected solar building line; and ▪ There is at least 45 feet between the protected solar building line and the northern edge of the buildable aroa of the lot, or habitable structures are situated so that at least 80 percent of their wound floor south Wall will not be shaded by StilletintS or ifortmoeinpt vegetation. Peiformatice Option. Habitable structures hit on a lot will have their long axis oriented . within 300 of a time East -West axis, and at, least 80% of their ground floor South wall' will e protected from shade by stinoti s and non - ezzentpt trOes usingiappropriate deed restrictinil a one lot meets requirement '# L. Pere 00.4 meet the performance requirement„ and two is will ItIquire a protected solar liy di. line. Therefore, 8 of lot meet the requirements, and solar access for the subdivision has been complied with. SC4L7 TAX LOT 300 t►2 F FRONT LOT LIFE N NORTHERN LOT LINE Iy -S NORTH -SOUTH DIMENSION PS I& PROTECTED SOLAR BLDG. Lit WEST LAKE MoutrANTsi � Eniinoom Planners %MOO 7340 S.V. moniker Soh i1g ird, OR 97223 ' Phone 6 ° 5 LQCI t .MLA_ JILIAIMEHEIPIL DRIE SVUAR SLOG @.UUE LOTS OOO cOExa(�7�i� l Q.N•7MOa.a.H•`�y'G.H.N•M .OM.Ciw tNp.N p�,d p'�s -g,�$i { ..w1 .It«MH•< ��E�� %y ��Q iaZ tarLF RIEUT R . ` 2efe i M4110 •/.�74Yy�..11a/��.!a 4 y t.-.m1iI�.19 ! •{ _G ils.-LHBM� s. .....H•,••... •«• to •� ifeii2• .IgR{ l .lr.''. HO.M a aif6 . 2. fw•c•WNSNNSNHNHNS..1HacNNNO.sMt ow. ....H•sa«•w wcN• Meats- a... erfo man e o 3Q_ 8 6 11Q °` 11 °' • «.w t.t•NHI.•..i ••. N . N!. {N...9. N..N «. «9a r.5.. 1 . «Nww•. N..•H•Ht. •••••••••••••••...1.4.61.0. ... • ..0 •HHNN••w•.(.f...,.• N•• M4100N6444616.6.1.•w.1Na•.'K1aNNi.NOa$a�Sd Na!^a.H .... ...... V1MNNw•OasMNw.NH.Maws •w• •. w .... .H Ni. N. N. aM •aNN.! {wNM•a.t0liwf....NNQ•lY. Lots ` m q rmance o TOTAL Of t . TS MEETING e �t - 2 SOLARIUMS co- -a KiiiiiirnotAn BUILDING LiM. .... .%- SOuArI TLOI S .L..O...I..S Y ..paSY!I•M:.2.Ir0.% ... •.E+.X..EY.Y rP.TraO ,._...:. 'CAUSE- - .••b.. t. ®ia EXtM$eD -- fOl� .W..r.. V;n atlip o t: nchod: for aff Ms o opt thosa oxomptod under 20% aa4nnptton standard. .NC.�.N.NI.ff.Ntw..,3 ...,....fN «.. H...N Mutt which a Q: ouemptsd_ uttt. moot :Aback to ulnunont II tha would altodt a lot which Is not oxomplos3 SECTI lr.t1 18.92.020: DENSITY CALCULATI *' Net Development Are a 5.79 acres m gross a 3,96 acres w ILancl to be conveyed to City as an open Space. • 0.035 acres - Land to be dedicate 'd as public right-of- way fear access to Fowler Jr. MO. • 0.31 acres a Land to be dedicated as public right-of- way for construction of -de -sac. Net Units Per Buildable Area 1.485 acres x 43,560 2 /acre 7,500 ft2/uni°t = 8.62units SECTION 1$.92.030: RESIDENTIAL DENSITY 'MINSTER E a.1 Nbiaxber of units that may be transferred is equal to the number of units which would have been allowed on 25% of the unbuildable area Unbuildable area = 3.96 acre Net Development Area = 1.49 acres 1:49 acres x 4.5 = 6.7 units allowed on buildable area 3.96 acres x 025 x 4.5 nets /aacre =- 4:46 units which may be transferred 6.7 11.16 units allowed including transfer .2 The number of units which could have been 'co etruc `e( on the unbuildable area if not for City regulatioilsr, 3,96 acres x 0.25 x 405 units /are 4.46 units which be transferred: (6.70 + 4,46 = '1.1.16 units nits ,lla►wed including transfer.) ..3 125 0J , of the maxirunm number of units allowed for the site per the gross acreage. 5.79 acres x 43 units/acres x 125 32.6 units allowed The number of proposed units is nine. Based on the above • the subdivision falls calculations for sections A.1, A.2, A.3, within the guidelines for density transfer and the proposed 9 lots are acceptable. SWOON 1L164 ;060: LOTS a2: dot Depth Ratio Lot #1 exceeds the requirement of 2.5 to 1 for depth to average width. The actual ratio is 2.9 to 1. A variance is requested for this requirement due to special conditions that r -gist on this site. The necessity of providing access to Fowler Junior High School, coupled with the extensive wetland and flood plain areas that exist on the site, and the resulting street al pment have limited the buildable area A variance to the lot depth ratio is needed in order that this sut livision may accommodate nine single-family residential lots. The xnarroW configuration of Lot yyyy# 1 cam. by • p yle• be handled b the selection of a proper house sty g1001.gy 220® 2,41A Of .4 % er:4 r Att., , cm i e404 v 00 ii 50 6r 640. I.") .... 18.62 a larr th C:7) p: 09* 511 41 1 4.9� s N s1� -i �° 41 ' E: it 00 g 2300 470u V + o _7 2 3 o1. 16 lists ,itt so 1100 '+C( 1115 200 4600 L. !+1'$ • ra 10; 119.03 Cii °'1200 1. a_ to S. il�o. IS • =� 106 4500 1 ' !�; 0 5 14 rI ",.� r �� 20 II : �" w _ 5200 1t) OPr 2000 th.ea o r 1300 i � a. '�00 \ °' 13 so MAP 6 elw_ ei 109 ....�� 118.03 3'4.0 ® . 1400 :t, 1900 4300 ®'1u-` -4 °' 7 bD i , 12 `� ;-� 6 4' . '� LPL; ' 6V,511. 4.39 V. � 104.39 18,03 5400 T M B 4t" E Ne O N 69°59'41 , E 25 1500 1500 c ". a taco ie'.� 4200 �f[1 dill '� `,+ . o O �' 11 � y ;, ' m Z 55, 500 ' 1J° 320 4 901 1 2./830A1c. rp '91 tes ipn cc m 11.52 c1aao 2802 • .O2Ac. 0 V 513 ditt 120 1658b 1 ti MC) .. CL �4'",. 24 T 7100 119 • 136.03 136 ' 1600 a A - y• ams 0 a 4100 •/\ t1 99° 49 ` s 5p" E 44 IIVITI L PT INITIAL POINT R.20 0 ` �•- DAWN. S INLET r As ,4 5 s cti, ate+ !%� s�e `'� 1 �}• %, ,e,', ,63f3 A ,a� TiR� A 6400 1 .�, . 'il gib Viu.. DAVVI\I '&.. lip . 12'3.9' off +°a 6500 2 to !ii: Pi- " 6900 ® ® ea — , 122 O • 4_ a �. 115 + 3900 �,� • t' 5900 3602 ONO. 3601 3700 1 I/4 -SECTION 3 T2SRIW WASHINGTON COUNTY OREGON 1� 1 k M IL *, $. CO •32 E. 244 4" 5.$3te 53.E, 245.0 01378 AC. SCHOOL DIsrR/cr 25 : (PT.) FOWLER SR. H /61 COMPREHENSIVE PLAN DESIGNATION: e y0 ZONING DESIGNATION: R-45 Pasictem (4,45 Gf. c " II''EIGI Bo1U OOD PLANNING ORGAMZATION # CHAIRPERSON: � N 001.E PRONE. ZONING DISTRICT DIMENSIONAL. EQUIR3 ENTS PdaHo PeU 10 "f weekY wilt a110o Minimum lot size /, eq. ft. i ej °T; itsfer, tot , aVe +M� liininu m lot width: ,_512 ft. ar G ct.1 th Setbacks: front- _: ap ft. Bide- ft . , rear-.j1 ft. garage-__N2 ft corner- ft. from both streets. Maximum site coverage: /u $ M rai.mum landscaped or natural vegetation tation area maximum building height: _IL ft. ADDITIONAL LOT DION8IONAL REQUIREMENTS minimum 1 t fro_ n ts e. : 25 feet unless lot is created t gi the minor land partition � to created as part of a iwi niri um of 15 et o ronta g e or ha a minimum partition 15 foct de access eavament A‹. Maximum ;s.ot depth to width ratio of 2.5 to 1. o s SP1aCIAL SETBACKS istretrir:" t+.ti f.; ,. i centerline of , ... ft.' from Bs.r�sed —ei. L4t°..a .� .. �.ae _ ; t. along the site's ....:. bount ary Flag lot: 10 ft. side yard setback Accessory structures: up to 528 sq. it. in size =5 at. setback from side and :ear lot lines Accesfogy structures: up to 1000 sq. ft. (where allould) Set applicable zoning di Stri ct setbacks ero lot line lots: minimum 10 foot eeparat (on betwraen bu]! dings Multi- family residential building separation' See Ccde SectLo, 18=06.030 • 1 1 SPECIAL BUILDING REIGWC PRCVISI0 7S Flag Lots: Maximum° height of 1 -1/2 !Aeries or 25 ft., whichever,' ire leas :. in most zones; 2-1/2 stories or 35 ft. in R-7 ,p R42, R-25 cr R -40 zone if etanciard a of Code Section 18.98.030(5) are met. Building Height Exceptions (Made Section x,8.98.020) : Buildings 1c c ted` 3.n e built to a d fl 75 feet to site 2. yminimum ,6'AR (building • a o its area a non-residential zone � ke bu ( height of 75 ;leek provided: ratio) of L.5 to 1, will exist; 2. All actual building setbacks will be at ea® t 1/2' the building's height; and 3 • The structure will not abut a residertia.1 zone district. RESIDENT] DENSITY CALCULATION net particular nit° ,mom be calculated by Co na ►ii Development Code Chapter 18.92 s i fies that the residential unite allowed on a phi '� filet dividing the net area of the developable area w the rai. m timber f square zoning ®e�uare feet. required per dwelling unit in the t� l�cab►1 Net development area. is calculated by ' subta` takting the following land area (a) from the gross site area: 1. All sensitive lands areas - land within the 100 year floodplain slopes exceeding 25% �► draina geways 2 Land dedicated for park purposes 3. Public right -of -way dedication 4. All land provided for private streeta (includes access ways through parking areas) The City of Tigard otherwise have been developed on sensitive lands and allows a residential density transfer of up to 23% of the Units that Y areas listed in `1) above to the developable portion. of the site in accordance with Code Section 18.92.030 It is the nesponaibilitlt of the apglicuat for a reeadeniki.Al development a pp l ication to provide a detailed calculation for `. m iate d residential .........) density and density transfer. RESIDENTIAL DEVELOPMENT SOLAR all ACCESS REQUIREMENTS NT .' „Ao�C partitions nst are aUJ3 ect �o Solar acceaa tecidirentento which state that '80% of all lots developed must be solar - oriented. The characteristics of a solar - oriented lot are high levels of 'wintertime sun striking the south gall and roofs of the house, hoarse orientation .. l .. , a oath..,, slopi g o f • r .. To achieve this, gone may utilize the follow �� ® roof area,: 'Z 1. Basic requirement Deeign on ae�lot with at least 90 feet c,if north south n lot dimension and an, entation titbin 30 'degr � ee of CCOaith; • 2. Protected solar Building Line: The solar budding line Music a) be oriented g a nain of 10 feet between it and the Middle of the lot to the tail within 30 cQ revs of soui�h, b) bane • smith, c) have a Mill/MO .. ocatesle � e of 45 feet between it and the nort'herca ®t buildable bound of tka lot on which the build ng line is l 4 • The fir�t tption respired and hc�` 3 ce Captions a `� � at -west eaea.e ands hate at lases • oriented ea ,, The aleo t 80% of the ground floor south w protected from shadea d oriented within 3® degrees' o Page _2 • • 4 • N 0. M A 1 1 1 1 1 1 1 option requires at least 32% of the g :Laos and 500; square feet of the roof area to face south and be prctea' ted from shad o. Total or partial exeu7ption of a site from the solar access requirement can be, for the following reasons: 1. Bast, west or north slopes steeper than 20 %. 2. Off -site shade sources (structures, vegetation, topography) 3. On -ate shade sources'- (vegetation) . .adjustments allowing reduction of the 80% solar lot design requirement can be for the following reason: �. • Reduced density or an increased Co:ft of at least five percent due to: - east, west or north slope greater than 10%, significant natural feature, existing road or I.otting pattern, - public easement or right-of-way. . Reduction in important development amenities. 3 • Pre-existing shade (vegetation). ?Jape and tom sufficient to show the development comptios with the Molar design standard, except for lets for which an exemption or - adjustment is required,, incl tiding all of the ; following items: �. The north -south lot dimmeion and front lot 1 � each proposed line og3r�►,tatati.ox� of � lot. 2 Protected solar building lines and relevant bui3.ding site restrictions, if applicable. • For the purpose of ,identifying t rees en"t rom Section F, a map showing existing tress at least 30 feet tall and c.inches diameter at a point 4 feet abyre grads, including their height species, sting y be retained and diameter ands yes, sat that they are to 4. Copies of all private re ions relating to solar acoe are ex t. p' p atri.ct` ss. sufficient to If show an given lots or areas lass the development d ..+ply with the standards for such an exemption or . ad justment. shall be 3ubrnitt� . RESIDENTIAL°iNa a x Regard1e a of the a. -' housing property within 100 feet of develop .d y r ,� at, a density e.. _ star c..oxaprehes� ive y Plan designation ' (not PARKING ANTI ACCESS density in a zost.> siv district, any ated established alma stall not be t, percent of the maximum zoning) of _ oe,.,_,n,. t pascal. Peeiq i d s em ....: t of use tis 2 ,s gUere p egn ited compact-only spaces da space dimensions: 9 ft. X 18 ft. C pe ter page dimensions: 8.5 ft. X 15 _ ft. disc. Parking: t parking areas providing in excess of five pfd► P - re.. ire. o rile parking p p vide appropriately located and cix� spaces shall provide designated handle parking "spaces. the number of handicapper Page 3 JY 1 king spabes to be provided and '.9 ®pace sire are mandated by he OibRola kevLesr+d Statutes (see andout) . A bandiaapped parki ng ace sy� � ` aha11 be painted on ® parking space and n ayp riate pis, ,l eha be provided. Diby0le races ar coerial uses . parking spec B bicycle r4 space per located area areas protected & an p ide epeci.fications fo reilluired for civic uses, uou resa d industrial uses providing 15 o cle :parking zimet be provid auto parking sceo■ om automobile traf pproved bi All ' kin g areas and Sri �caa y a must ,,eEf,a' a°ese mum number of accesses: Minimum uz access width. Maximum access width: Pedestm4an.aCcess areas, outdoor ,c 71 �= tl 6. ent usess as atom:bile a a ratio of one le racks s!sal, be The Planning Division ack types. be provided betwe building entrance and parking and streets. areas, and public bid POr detail ®rmation on design xe ats for p ., wg area and a oeeses, Community Development Code Chapters 18.106 and 18106. CLWIa VISIOP-AREA and \ The City r iresa that clear vision be maintained e eight City ed k�e$.�e+�tn the r y road/railroad, and road/ road feat above grade at r ©sd/dr3.vewa a intersections in specified clear vision areas. The size of the required clear vision area depends upon the abutting street's functional clas.- .ificati.on LANDSCAPING privet must be property w "w hale a minim trees should be Further information recommended street tree trees are required for all Cl_elrelopinent a fronting on a public or stz: or a eet driveway more than 100 fee in length. Street trees laced either ... within the public right .. -way or on private in six feet of the right-of-way boundary. Street trees must caliper of two abov . a rade . Street Pe. p at four feet ced 20 to 40 feat apart depending On mat ., �, tree size. regulations >affecting street trees and list of may be obtained from the Planning Divisi A miniMum of one t :ee per se parking spaces rnuat be planted in an . t .. Landacaped ,.: nd parDsai*ag' areas in Dreier to ovide a t:arisspy effect. scree w ' g of Parking areas froine views l.ic rights --of -wary must be prOvided , Page •4 In order; to increase privacy and to re li de bt elir ate adve ae noiaa or yietiel 0.itistote betta6en adj a 4t deVelogaa ►ter, ee i ,ly , wrem d 4farer►it. land uatja, the City revu a -. ' aPed 1Sffet- a as,. alangt'eertaia.,ite peri�tegsQ wired bar a1eaa are d +acribed by the :C60.6 .i.n ;ate' cf' width. Bug f er �, ., slur be o upied . by a mixtt re, of d uoU® and evergreen trees' :: d Etritubso. $Lte obscuring aacreaena or ., adds are ,s106'. . ,, cries, and often are advieab a ',0, ve est t . t re red. , Requited,' qu f f tau rna► . MAY- pie g fat it and tidl�Irila P a Add do nab. ;? afor ,'ton on required '.bit r area anaterials and ,Ines' nay be` fwd in ode • chapter ' 18.100 tTi ` Pa din PiiiMLon bulletin on .andecapii g :aand buffering ft. a,lo north boundary :,"_..... ft • along e .* boundary ft. -mg south boundary r W�� bttn d In addit - n, sight obscuring screening is r4quired 0 :Pennito mutt be obtained before mating any sign ,in the 'city of Tigard. " � ; * 4 ' out 3.a aVa ilab1e upoa request . A "Guidelines for Si a'�rd41,a a in°�nr� darde day be ' r pitted Li . s {r Add3.t$q�l Sign, area or height b� the sin . ro Deal is reviewed a � of a de�re 'Vitt eve sm. g P g � ��de Stan c pth ; r 1 • aormults A ant t ta: attlie staff xc- *Lew. Public htarimg before the land zee hearings offi er`„ Public hearing before a Planning COsmiSs .on. public aeariug before the ,?laming :oaa.on id.th :Die Commission milling a recormendatio,a on the proposal to the city COUncil. ' Another ser public hearing is held by the City Connell. All applications must be accepted by a Plaa nitag Division staff member at the 'community Development Depatfc exat coaster at city Bail. Applications submitted by mail or dropped of at the counter without Manning Division a c ePta nee may be returned. Applications submitted afttlk 4 :30 P.A. on Thu,_aday will be 'batched for Processing With the following week's applications for processing. No applications will be accepted after 3:00 y : aye. P.M. on Fridays or 4.30 an . other ai Raps ssatsbmitted with an application shall be folded in advance to 8.6 by 11, inches., One 8.5 inch 11 inch ma of a proposed project should, be submitted for attachment o the et aff ,deport or administrative decision. The Planning Division and Etnginentring Division will do a preliminary review of the application and will determine whether at application is Oamplete within 10 days of submittal. ttal. Staff will notify an applicant if additional information or copies of the s uhs teed Materials are needed. The adaainiatrati deciion /public hoax g typically will.. occur approximately 45 to 60 days aftecaapplication g difficult as complete by the Planning Division. A Ppliti s i nvolving Lesuea r requiring review by other jur .vdictionsss may _take' addita ona :. tittle to revie0 Written decisions are issued within 10 da l of tva hearing. 10 day appeal period allows all decisions. An appeal on thid matter would be heard by the A basis flow diagram illustrating the review process 1.8 available frees the Planning DJ,viaione` The pre - application conference and the notes of the conferenne are intended to inform the prospective applicant of the primary ' nueity Development erode requirements applLtablo to development of a particular allow site and to pirospective $p eo discuss the opportunities and constraints affecting development nt of tne site. The co e notes cannot : r haqu i°eanent® and aspects of good site planning that should apply tc. the de Ve1op ent of your site plan. Failure of the ataZZ to provide a.ia* informaition required by the Bode shall not co b constitute a waiver of the applicable standards or requirements. It iomrecommended , ha B prospective a Y ].oan either obtain ,and the community D � to pmc nt Code ask any Questions Cit stilt relative to Code requirerents prior to submitting an application. Anotr pr - p1ic a i a... conference is re . qaire� ff a n application im to h e ne more h air Months after this re-a p ation conference unless the second conference it) deemed Unnecessary by the Planning Div .lion e PREPARED Sys :...,. PLANNING XVISXQN' PHONE: 639-4171 Page 6 O 1 1 1 1 1 1 1 N PUSLYC FACILITIES The purpose of the pre-application. c nference is to: (L) identify applicable comprehensive Plan policies and ordinance proVisions; (Li) to provide City staff an opportunity to comment on specific concerns; and (iii) to review the application review process With the a 1_i ;ant` including identifying who will be the final decision maker , e!: the application. The extent of y iic improveunents and dedications to be rec, .i.:. s ed of the applicant will be recommended by city P' recommendation to staff and �► � eoverl by the appropriate authority. There will. be cementing al enc�ie Cit. staff the decision maker by CLty staff until all comet g g y and the public have had an opportunity to review and comment on the application. The following comments are a projection. of Public improvement to - may of r�ement related requirements that ma be required as a condition development approval for your project. b f- way „dedication: Th = City of Tigard requires that lent area be dedicated to the public to increase abutting public rights -of --way to the ultimate f:nctionai street classification ri g hts . of-wa y width specified by the Community Development Code. Approval of a development appi ,cation for this site will si. ll require dedication of right- of-way for 3..,AAJAA4,1 to 2. Street _ i.raorovementg ert4.11 street improvements will be necessary nacre feet Ameareentmerialmmlu feet from centerline. 1 be neceesa r along 3. Needed street improvements will include it,1 feet of pavement 4.tarb 4o 01ty curb and gutters, storm sewers, a five -foot wide sidewalk, necessary street signs, streetlights, and a two year streetlighting fee. In some ases where Street improvement are not currently deferred. In ese cases, as property owner(s) ecute e p pe r y s right improvement district f formed to 2. -- Pedestrianways /bikeways: improvements or other necessary public, practical, the street 4 . rovements msy be a conditiee of developme . approval, the a non-remonstrance agreenien hich waives curate agai sit the formation al: , � a local itstski w sanitary. Sewers: The closest s itary sewer to this property is an inch la:ne located atilt The proposed r'eveXoPrnent must .: 1t��i�= ��rti�ae connected newer. ..... �r��, w . e corn Storm sewer' ian rorrei�ents a. .60 Page to !I MAP 1 1 m 1 S41, t. . m,3„ L1 The 1 Wape d D i®y »ic t c±aho e : (/) provides public water Service in the area of { this site•. The Distri.. should be 'contzcted for information regarding g water supply for your proposed development. Fire Tualatin Valley Fire and Eesct'a District' Contact'. Gene Birch ,1l, 645-8533) Provides fire prole tiOn services . within the Caty of Tigard. The District should be cox taCted for information regarding the adequacy of circulation systems- the need for face hydrants, or other questions related to fire protection. Other Agency Permits._. TRAFPIe 12Phet FEss In August, 1990, they Washington County hoard of Cmraissioners adopted the County =wide Traff31.0 Impact Fee (TIP') Ordinance and referred ` the measure to the Washington County voters, • In September, 1990, the Washington. County electorate ovesw►belzsing1y approved expanding the TIP' program throughout all d l t in tka c�mt ya This action p la ced into effectt an_ • increased a� e af de vo to nt fed; ® n all new develoP n Si � aa h% on Oount Th v t o f T gaud has adopted the county e p r og r The City Traffic Iepact' Fee progra n'will Colle * fees froth net development. based paa the deve10 ant a s projected i act on the transpoa..tation system. Deveioppi g p e.�ch ke will be ra ire. t pay based on the nucaber. of tripe The TIF is d on 'cypa of X p f pro j e and as gneraa 1. use based fee categ r a ®e b ®e size of T�t� TIF shall us` ' cal ulated at ,,te e. of building permit issuance. Tn limited circumstanced, payment of tie TIF may be allowed , to •be deferre l until issuauice of occupancy permit.' * Deferral of payment until. Gccupk is permissible only when the TIP is greater than $5, 000.00. STORMWAT QUAi ITY FEES The Unified Sewerage Agency has entabliahed .and the city has agreed' to enforce, Resolution No- 90 -43, Surface Water Management Regliationo, requiring the construction of on- ®site Water quality facile ties or fees ir; lieu of their construction„ The resod ution regu esa that a fee and ®c,'* conat;ructioa snf a water qtalf.ty facility be built.' The fee is based o� the imp $ or every 2640 S xare feet or portion ei.oue� surface f Y 9 eof the fee. amount of Sher 1 +ctea-m.3.nee #�f , a fee or facili:ty t�hall bel �,+�t�lt 3�'S. a0. �hs� pit ®f Ti sYd d ST ET OPENIN d PE JtIT No WOrk Within a public right -'of -way shall cOn ence until the app1Lcan't hat obtained a street opening permit' from the Engineering Dep ent. FINISHED FLOOR ELEVATION On all project® that rs Vire a grading' plan th applicant shall a eat g g p YP P � � icl Shall bare �,ritYa �yhe radin � �.ara a t ical float �anan for e:�c�h �.ot �h the `elevations of four corners of that plan along with e evatione at the corner of each lot. Jo: P. LAPP N4ST REP tREb NY C ENG +1EERINe DIvxSYON PHONE * 639 -4171 Page' g Staff` Date cr r . - OF TXGA t9 COMMUNITY ®VE8.0PMEtrr DEPARTMENT': .., 'APPLICATION , qlECKLI a' The items'on the checklist low are `required for the successful comp1eticn of'' ... - This check1i,$t identifies y ur aPIP�lac�•t�.on submission requirements. � �xfaes what. _is required to be submitted with your application. This sheet MSa be br'`out^rt teria at the ti+ you submit our and "scsb>�ai �.ted with all.. -, other ; - ma is ,� app1ir:',ation. See Your application for further exPlarlation of these ' items or cvtil. P1arinin at 639 - .4171. BASIC MATERIALS ITEMS 'TO BE INCLUDED ) App la' ce t gon fors ( ri copy ) , E g Owner's s].gd'att!"Q0Wr!"ittel1i authOb"iZg\ti+@D'U ,; 4 C) Title transfer instrument [a�? D) Assessor's ua (1 E) Plot or site plan F) Applicant's statement (H) Filing frC e $ 44.1444 w. .--• ,(a.r . a, Cddritskazt SPECIFIC MATERIALS A) fea-sies--44h4n 250 feet Site nf�rmation s�o it (NO of copies , . ,...,., ,) : (.3 1) Vicinity p E 3 2) Fite size & dii ensions . of or 5 ft for grades > 10 %) ( 3 3) Contour lanes �2 ft at C�•-1 g 4) Drainage patterns, courses, and ponds ( 1 5) Locations of nattra1 hazard areas inclddingt a) Floodplain areas b) Slopes in eXce $ of 25% ] c) Unstable grow C 3 ground d) Areas with high seasonal rater table 1 3 e) Areas with severe soil erasion potential [ 3 f) Area* hatriirg severely Weak foundation soils ( 3 �) . Location of re ounce areas as st*own on the Ciamprehensive Pap inventory nc l iaid ing ,) Wildlife habitats 1 3 b0\ Wetlands t 3 7) Other site features: a) Rock outcroppings 3 b) Trees with 6 "0 4- caliper measured 4 feet from ground leVel 8) e .. g . . . ...� 1, their rues S I�ocatzon of existan stirtactures a� 9) p doff sate n•,�:se sauirr»es 10) Location of existing Utilities �mcatnore e►red ty a of ore , an ) � - es aria easements 11) Location of a *fisting dedicated righttof- aYs bite :. b'Pvelopr ec Pura said iin a (go: of c0Pfl.es �,): A) The p►Iro posd d site and surrO t ding pOpelr`ties 2) Contour 11n0 intervals 3) The location, damensa ss and names Of, a11: a) Ekistin0 & platted . streets S Queer public • and eateinents on the Site and on adjoin/n pr opeeties APPLXCATiotd d- ECkLI'ST Page 3 3 1 risk orommosiiin • h) Pro Posed d streets or other public ways • r . easements on the site. C 3 c) Alternative routes of dead end or . proposed streets that require future extension [ ) ^) The location and dimension of: a) Entrances and exits on the site C 3 b) Parking and circulation areas 1 1 c) Loading and services areas 1 3 d) ; Pec;esti-iart and bicycle circulatics,A E 3 e) Outdoor common areas, [ 3 f) Above groJne utilities { 3 6) The location, dimensions g setback distanc'ds of all: a) Existing permanent structures, imprbawements, utilities and easements which are located on the site and on adjacent property within 25 feet of the site 1 3 b) Proposed 'structures, improvewents, utilities and easements on the site L L 6) torm drainage facilities and ,analysis of downstream conditions 1 3 7) Sanitary sewer facilities 1 3 8) The *location of areas to he landsceipe 1 3 9) The location and type of outdoor lighting considering crime prevention techniques 1 3 10) The location of mailboxes 1 3 11) The location of all • structures an their orientation , . 1 ) 12) Existing or proposed sewer reimbursement agre ements `' [ 3 Gr,_, Edinq_;P1an (woe of .copies �) The site development ,plan shall - include ,a grading plan at the same scale .as 'the site ...anal 'sis drawa.n g s and shall.; contain the following information 1) The location and extent to which. graifng will take, place indicating general• contour lines, slope rat tos and soil stabilization ` ' nation propd�sals and time of year it is proposed to be 4Dne. 2) A statement from a registered engineer supported by data factual substantiating: a) Subsurface e*ploration and geotechnical engineering report b) The validity Of sanitary sewer and storm drainnge service proposals ) That all probiemb Will be mitigated and c hew they will be miigated Architectural . Drawinq (No's of copies . ) : The site development plan taro osa� c � p P, P shall include: 1) Floor Plans indicating the ' 5 q uare footage of ail ; structures proposed for use on —sitel and 2) Typical elev'atior'i drawings of each structure. 1) E) Landscape Plan (NO. of copies ) C 3 The landscape plan shall bb drawn at the same scale of the site analYsis p .. lar or � Jaeger er scale if riece ssayy and shall indicate: 1) Description of the ieeigaacion system where applicable ([p ) 2),, location and height of fences:. buffers and sCr'A enings APPLrC 1IOi CI1ECILIST — pa e 2 ro. I I 3)I Location of terraces,; decks, shelter, ar$' Gorton ope'r sparces 4) . Loca ton, t /peb size. and species O • existing and M proposed Plant materials ,1 ) The landscape plan shall include a narrative which addresse'^• 1) . Soil conditions. C '3 2) Eros ion control R asures that will be used. r ) Sign Orawx s Sign ;drawings shall be a submitted in ;atccordanar; with Cbapter 18.114 of the Cede As part of Site Development +Revriew or Prior to obtainirry a Building Permit to construct the sign. C 3, p1FAy areas 1) l'jafic gtzner►tiarr estimate H) Pireliminamjaartition or lot line ad, a s ,dhow:: (No. of Copies ) a 1) The t of bject parcel C ) 2) 'The ter' s .authorized • agen't The map scale, (20,50, 110 or' 200 fee' 1), inch north, arrow and date C ) • �) • r i ©p- p � s� hoanda rze.. S 1 Lo�, taonwidth and � street, easements and. ) other public ways within and adjacent to the parcel C 3 6) Location of all permanent bt ldir s On .and within 25 feet of .all property lines C 3 7) Location and width of all water courses C 3 4) Location of any trees with 6" or greater caliper at 4 feet above ground level 1 ) 9) ; 11 sloes greater than 2.5% C 3 10) Lotat bon of existing- uti l ties and utility easements [ 11) For •major land partition which creates a public str°eeti a) . The pr•cposed right-of-way location and width , C 3 b) A scaled cross -5e ;tion of the ,pr op sed street plus any reserve strip P C 1 121 Any appl i ,,Able deed restrictions C• 3 13) Evidence that land partition will not preclude efficient future land d9visiI r where applicable C 3 3 Su sion Core aminai Plat ancntaa sho (No. oaf ' orii€S • 1) Scale equaling 30,50 .00 or 200 fOet to the inch and limited to one phase per sheep` tC 2) The 'proposed name of the subdivision 3) Vicinity chap showing property's relationship to arterial and collector streets b 4) Names, addressees and telephone nurbers ... of the o wner devol0 " r °, engineer, sur , e y era designer. as a Placa /T 5) D at e application 6) ounc ary lines of tract to be s,br3iv ided ..� 7) dames of adjacent subdivision or names of "recorded owners of adjoining parcels of unsubdi'ided ,land 8) Contour' lines related to a City. -established bench- mark at 2 -foot intg als or 0-10% grades greater than 10 APPLICATION CHECKLIST = `Page 1 1 1 1 9 The se location. type • and size of all of n . ) purpose, �►�► �'' the following (within and adjacent to the proposed subdivision): ( a) Public and Private right. -of- -? a,Ys and easement b0,0e. b) Public and private sanitary ane storm ,sewer lines C� c) Domestic water mains ' . ` � a,nclut. �►� faro hydrants d) j p�; n lines w d major tier telephnxa� trans��hiss�® (500000 volts or greater) C ; e) Wetercourses E 3 f ) Deed reservations for p arks, open space,: `pathways . � and other land encumbrances ` • C e 10) Appro*3mate plan and profiles of propesed sanitary and stag sewers with grades and pipe. sizes e' 11) Plan of the proposed water distribution ee stem, showing pipe sizes and the location of ua,he " and C fire hydrants. a 12) F .yl; r°exi ate ' enterline Profilez showing the finished grade of all streeti including street eAtensions for a reasonable distance beynre ': he l: im its of .:he proposed subdiuis tin_ C✓e e 13) Sitaled cr0ss sections of pmvposed . streett ' right -of -way a C 14) The .locati4n of all Areas s hjoct. to inundation or storm watee everNf to E ' 3 t � on C°°' 16 Location, width and da.rec�.�.�.. >of Plata n�� all water- courses and drinage ways C 16) The proposed lot configurations, approxjtnate lot, dimensions end lot numbers. Where 1's are .ter' be used for purposes ethrer than r :siden i al, it shall\ be indicated upon such lots .4e13) The location of all trees wi diameter inches or greater measured at4 feet abaverountl . , the -location of proposed tree plantings if any 18) The existing uses of the property, includie j the location of all structures and the present uses of the etructev,es, and a statement of ,+;hick structures are to remain after platting 19) SupP ernental information ineludine a) Proposed deed restrictions (if any) b) • Proof of property ownership ,c) A proposed''p1aro for provision of subdivision itnpr-c vemen' s 20)' Existing natural features including rock out- croppings, wetlands andersh are cropp j et ... as: If an ao g information cannot precti•cably 21) g y of the foregoing 1 be shown on the'preleMenary plat, it shall he anarrative and submitted with the n��:ar-pt�rated into a na►�-rat application J her Yn,- ) Dt formatien p� ,, 44 -we,. A. . '. 1 .. waaritairead C3 E ] L. 4 j (2362P/0028P) APPLICATION CHECkt sT Page 4 NoTIFICATION LIST FOR ALL APPLICATIONS 1. NPO NO- --1-1._(2) copies 2. CITY DEPARTMENT'$ Building O f ieial1 /Brad �3 ity Recorder Engineering/Chris D. Permits Coordinator/Viola G. 3. SPECIAL D /CTS Fire District s�. ..�:.� et (Pick-up box) Parks R e4:Vcation Board police Field Operations Tigard Water District 9777 SW Burnham St. Tigard, oR 97223 School Dist No. 42 ( Beaverton ) Joy Pahl PO Bois .200 i)eiverton, OR 99075 1,//School Dint. 23J (Tigard) 13137 SW Pacific Tigard, OR 9722 Tualatin Valley Water District 6501 SW Tay1ora Ferry Rd. Tigard, wr%t 97223 • ArPECTED JURISDICTIONS Wash. Co. Land Usse e Transp. 150 N. First Ave. Hill sborc'j, OR 97124 Brent Curtis Kevin Martirl Joann Rice Scott King Fred Eberle Mike Borreaon City X f . Beaverton uendr PO Box 4755 Beaverton, OR 97076 Boundary COmmission 320 SWStarkRoom 530 Portland, OR 97204 METRO 2000 SW it ave. Portland,. OR 97201- 539E DLL (CPA's only) 1175 COurt St. ME S a Le ►,T OR 97310-0590 Other ' I-- 3a State Highway Division Bob Doran PO Sops 25412 Portland, OR 97225, -0412 SPEC;L AGENCIES General Telhene Rivas Wells 1 460 SW Main Stn igaied, OR 97223 NW NatUral Gas Scott Palmer 220 NW Second Ave. Portland, OR 972109 I b;E nreget Mice talloek 3560 sW Bond St. Portland, OR 97201 co/itmbia Oalble (rrank Stc e ) 14200 SO Brtgadcon dt. avetton OR ' 97005 Li'' Port1ai'1d General Brian tbore 1 6,x55 SW did Scholia PrYi ' R w , e.. on, CR a • rie:..,�i ' " —etro Area ComaniltatiOns Je t:on Hewitt Tt -ii bake; Technology ogy Center' 1615 I+NW 169th »lace S1-6020 Beaverton, ott 97606.4886 US West Pete //bison 421 Std iiaa : St. Portiande OR 976 glaa per, i� 92 DENSITY CO JTATI 01 S. ) Sections: x 8.92.010 Purpose 18.92.020) Density Calculation 18 .92.00 ;es1 lential Denst 4 Transfer 1.8.92.010 jpiaEpr , • The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determiting the number of dw1linS units permitted. (Ord. 89-06; Ord. 83-52) 18.92.020 Detns tt Ca1culat on ?lit development area, aw; `es, shall be detetmined by subtracting the following land area (s) from the 8� �° acres, is all of the' land inekaded ia the legal descrtption description of toe pro rt.y L. All sensitive land; arm: a. Land withta the one 100 -year ilo Gdp .a n b . Land or s1 o �e 25 percent; and ,� s cac��a' I�tlii.�, • Drains ;eway 2 • All land dedicated to the public for Park purposes 3 . All land dedicated ' for public right-of-way: a. Single- family: allocate 20 peteent of gross acres for public .c f ac ,lities 9 and b. Multiple-fanL1y. allocate 1 Percent o€ arises acres , for' Public facilities • All l.. aad pr' cpose3 for privat d,4 streets; and r applicable ease a see required by the app A lot of at least tta g district, , .. r g . is to remain an the zoning �� @.ti�a^'��ln d��.�,lt'd'l� To calculate the net units per act'e, di Vide the number of square feet in the net acres by the minimum nt ber of square feet' required for each lot by the applicable toning , d sta ct. 1 deizsity' ca :ulatiooS Sh4 8. 40 . 040 «eCdeta ie 1 Dets5it 83-52) lit ;92.03. sidenti a3." rienS ..g_"�ras fer Units per sore calculated, subtracting ls°q areas listed SubsectiOn. 18 .92 r, 020 w A c,, , from .tho gross acres bay be transferred i the remaining buileitIble land, area subject to . they f eol1.oa►3a li itat .ons The number of units wh,io which . be. tr .sf errs is imited to t ub l ozilmber ok, Umits wtieb would bate been allowed an 25 percent of the unbuildable area if not for ' these regulations; • The nu e' bf waits i S Baited to' 25 perce i of the total rnuubte of utlits Bch could 'have beoit caatttutted on the asnbuildabte area if not for these ro,sulatienst and 'he total ttnabeici of units per Site does : not eXeetd 125; per©ent. of the vg0dUmnm number of vax i . ts " pez gross acre Few tteed for the applicable coMPreh,nsiVt , ply, 4eSignatiOne All denaityl transfer deve1 - t' 9 .: , with the rx�pass�lS ob�.l e�.� ' f- . , t +� +. /A1Qq'�y ��p��g1�q y' y./�qy °� s yN1c�' 4 e1op eit Sta8idgedS of t a 1ic`G'ib1e nderiyi zonaTog tWi i tsa less det eloped Qgider the provisiong c scepter 1.8.86c' P13 i d D' ve3,opiueut. (Ord- 89-.06 Ord. 83-'5;) 18.160.080 Additional Information aeon fired :and 'Waiver of, R_ciree_at A. The Director may require .information in addition to that, required 'by this chapter in accordance with Subsection :113.32.080.A. �. The Director may waive a specific requirement for ,information in acr.tordance with Subsections 18.32.080.8 and C. (Otd. 89-06; Ord. 83 -52) 2:, p,Vsiances . Authorized A. 'Variances to the subdivision r''gulationS prescribed by this title may be authorized by the Hearings Officer, and application shall be Made; with a preliminary plat applicatio,i in accordance with Section 18.160.070. (Ord. 90 -41; Ord. 89.06; Ord. 83-52) 18.1.60.1'Q0 Red ®�-r�;ls. A. The Director- shall transmit co,►ies of t;,ne application .foz variance to staff for review. (Ord. 89-06; Ord. 83-52) 18.160.11 o m A. The Hearin 's Officer's action ion on an application for a variance may be appealed in accordance with Subsection, 18.32.311).8:, (Ord. 90 -41; Ord. 89- 06; Ord. 83.52) 18.160.120 Criteria for.Grantin' a Variance A. The Hearings Officer shall consider the a p lication for variance at the sae meeting at which it considers the pr e1 iminary plat A variance ;: sY be apProvec , approved with conditions, or ►a4mied provided the Hearings Of i it -er finds: 1 There are special Circtf stances or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated; 2. The variance is necessary for the proper design or function of the subdivision; The granting of the variance Will not be detrim public 3 1l n 2ntal to the pub. health, safety, and welfare or injurious to the tights of other owners of property; and 4 The variance iaince is necessary for the preservation and enjoyment of a property right because Of an eutraordinary hardship which �atantx.al ro wou gv of this would result from strict 1,.��mp�.�.anca with the re l�.�tions titles (Ord. 90 -41; Ord. 89 -06; Ord. 83-52) lY � 1 rott WETLAND DELINEATION FOR A PROPOSED DEVELOIPMENT PARCEL AT SW 113Th PLACE TIGA D, OREGON Prepared for Olson Development Company Route 1, Box 948 Beaverton, Oregon 97005 Prepared by John van Staveren Dale Shank Scienl lic Re Source§ Inc, 11830 SW Xeir Parkway, Suite 375 Lake Oswego, Ore o . 9703 1.0 INTRODUCTION Scientific Resources, Inc. (SRI) was contracted by Mr. Lloyd Olson to perform a wetland determination and delineation on an approximately 5 acre site in Tigard, Oregon (T. 2S, R. 1W, Sec. 3). The subject property is located south of S.W. 113th Place (Figure 1). Field work was conducted on Sept. 24 1991. 2.0 PROJECT METHODOLOGY 2.1 Source Material The main source document used in our investigation was the Federal Manual for Identi, ing a nd Delineating Jurisdictional Wetlands (Federal Interagency Committee for Wetland Delineation, 1989): Other sources of inforineion used in the site analysis included the U.S. Geological Survey topographical quadrangle (Beaverton, Oregon, 1961, photorevised 1984, 7.5 minute series, 1:24,000), the J.S. Fish and Wildlife Service National Wetlands Inventory map (Beaverton, Oregon, 1.58,000 aerial photography; '. -31); U.S. Washington County Soil Soil Conservation Service T�ashan on G Survey, Oregon (SC .982); and the National List of Plant Species That Occur in Wetlands Northwest (. ?egion 9) (Reed, 1989). 22 The Federal Manual The Federal wetland manual provides mandatory technical criteria, field indicators, and recommended procedures to be used in determining whether an area is a jurisdictional 'onal wetland. The manual represents a consensus of four federal agencies: the U.S. Army Corps of Engineers, the Environmental Protection Agency, the Fish and Wildlife Service, and the Soil Conservation Service, as each relates to wetland jurisdiction. Three mandato ry technical criteria are required in an undisturbed naura. l area it be considered wetland under federal J urisdiction. These criteria are hydrophytic vegetation, hydric soils and wetland hydrology. Hydrophytic vegetation consists of those plant species that have adapted to growing in substrates which are periodically deficient of oxygen due to saturated soil conditions. Five basic groups on their frequency of occurrence. in wetlands. of vegetation are recognized based o uen . q cy . These categories, referred to as the "wetland indicator status'', are as follows: obligate wetland plants (OBL) are estimated to occur almost exclusively in wetlands (> 99 %) facultative : (FACW) plants �: facultative wetland �'�4.Cw lants are estimated to occur 67 -99% of the in wetlands; facultative (FAC) Omits occur equally in wetlands and non.. wetlands (34 -66 %), and facultative upland (FACU) plants usually occur in non- wetlands (67 -99 %) If a species is not assigned to one of the four groups described above it is assumed to be fn obligate upland UPL) plant, which is estimated to 8 p � occur almost exclusively in nonwetia:ds (a 99%). soils are those .t o ... _ conditions (soils which se that have formed exclu,rivel under Wet characteristically eristicall have high water tables� soils which are ponded or are frequently charade s y g � _ � p' .. ds during the flooded, or soils which are otherwise saturated for extended perio� Site location and general topography (Source: 'O Geological s ri y map, Beaverton; Oregon: 1 1 1 1 1 1 1 1 1 1 growing season). The criterion for wetland hydrology is dependent upon soil saturation week (seven consecutive days) during the . on to the surface growing season and is related to so drainage class and soil permeability. These three criteria, however, may not all be required for those areas that come under the designation "disturbed: Disturbed been modified by either "sturbed area have human activity or natural events and have the character of one of the three criteria altered, to the extent that identifying one or more of the criteria is made more difficult as a result of the disturbance. As wetlands became regulated waters of the United States under the Clean Water Act on July 1, 1977, the consideration of jurisdictional disturbance of a site generally only applies to activities that occurred after the date of jurisdiction or have been on- going. 2.3 Field Methodology. ]Prior to beg inning field work, a compilation of available information and data vvas beginning P the � S. conducted. This included a review of soil series boundaries, 0:S. topographic quadrangle, and the U.S. Fish and Wildlife Service National Wetland ry p to de velop a preliminary ire �1icatiorx of dn��ct® map. Thy, potential wetland may exist and to facilitate the on -site gathering at data where poti y Observations of soils, vegetation, and hydrology were made using the "Routine Onsite" method of the manual. One -foot diameter soil pits were excavated to a dep th of 18= inches in selected locations . 'Fe soil profiles were examined ed for hydric soils and wetland hydrology field ind ica tors. In addition, a visual iercent�cover estimate of the dominant species of the plant community for a 30 -fool radius area was performed using soil pit locations as a center of reference. Data were recorded in the field and subsequently transferred to standard wetland delineation data sheets (included in the Appendix): Data were collected for representative sampling locations, however, numerous soil pits were excavated between these; data point to -- cations, verify changes in the three parameters 3.0 SITE CI ARACTE1t.ISTICS 3.1 Topography The proposed development site is situated on a relatively flat plain at elevations GV A sloped transitional area (approx. 50 feet wide) between 170 to 166 feet; bi -Jr : ... :. ,.. �- _ � i region from the Summer 100 year )odp aarn, which exist at separates this g �' elevations below approximately 160 feet NGVJ) 111 } he center of the site, near the northern boundary at SW 113th Place, a stfjrr dram outfall enters a shallow sr'vale which flows within the floodplain to Sumner Creek: The focus of the wetland investigate 5 n was within the 100 year floodplain of Summer Creek, at elevations The floodplain is on the west and site 1�O s feet I�iG �� e g p nearly , ite. south edges of the site �.nd comprises ne��rl half of the entire �r &cieniifiic Resoarces, Inc. Page 2 1 1 1 1 3.2 Hydrology The dominant hydrologic features of the site are d • • 'r� • 6�1,fi a the storm drain discussed above, and Summer Creek, which flows past the southeast portion of the project site On the day of investigation, areas within the floodplain of Summer Creek did not possess a water table, within 18 inches of the ground surface, and the drainage ditch was dry. However, living plant roots within the wetland area identified by SRI, possessed ouidized rhizospheres. Oxidation of the rhizospheres occurs when plants are submerged. 3.3 Soils Two soil types are mapped for the site (Figure 2): Aloha silt loam (Mapping unit 1) and Cove silty clay loam (Mapping unit 13) (U.S Soil Conservation Service Washington County Soil Survey, Oregon, 1982). Aloha silt loam is a poorly d.-ained soil that was foamed in alluvium or lacu ,trine silt on broad valley terraces. In a representative profile, the soil horizon, rariging in depth from 0 to :5 inches, consists of a dark-brown (10YR 3 -4/3), subangular blocky silty loam, that is slightly hardened. Aloha, silt loam is not on the list of hydric soils for Oregon. Cove silty clay loam is a poorly drained soil that was formed in recent clayey alluvium on flood plains. In a representative pr. Mile the surface layer is very dark ( 3/1, �) The subsoil is gray, mottled silty clay loarr� about 8 inches to isk �.�OY� 3 1, 4� I .. very dark g ra y,g ley ed and 'mottled clay about 32 inches thick (N3/, N4/) 3.4 Vegetation tt ntion within the area is open pasture, with few ° trees, and shrubs: The area of our Much of the a e t floodplain contained a variety of herbaceous vegetation. The tree layer includes bigleaf maple (Acer macrrophyllurn) (UPL); red alder (Alnus rubra) (FAC), Oregon ash (Fraxinus' latifoiia) (FACW); and Western red cedar (Thuja piicata) (FAC): The shrub layer includes red -osier . . d o.. gwood (: .mus st©lon afera ) (FACW); beaked hazelnut (Cotylus comuta ) (NI); hawthorn ( rzia g e>s sp.)(UPL); Indian plum (Oemleria cer a se o pis) (UPL ); and clustered wild rose (Rosa pisocarpa) (FACU). . - The herbace o u_ s layer in cludes co l. aria. l be nt g ass (Agrostis te .nu fs) (P AC) ; subarctic rcti c y fern ( . �f � �na ) (FAC); field d hors etail (E�isetum arvense) (PAC) Kentucky fescueFes � � arrndSacea (FACU-); common velvet grass (Iolcus lanatus) (FAC); reed cana ry grass (Phal ris anndinacea ) (FACW), creeping buttercup (Ranunculus rep en s ) (FAC W), meadow (oxtail (Alopecurus pratensis) (FACW), and common awordfern (Rolystichu� muni°�.arn)(UP'L:)� The woody vine layer contained F unalayan blackberry (Rubus discolor)(a'ACU -) ,'• Figure 2. Site soils (Source: 11.1.8, Soil Conservation service, Soil Survey of Washington County, Oregon, 1982). 4.V IDISCUSSIE0141,AND CO CIAJSIONS ", The U.S. Fish and Service, as part of the :National „Wetland Inventor program, has not mapped wetland in the area raf our investigation (Figure 3) The wetland. map ed`. near the project site is �►1,1�.mmer Creek, * " °l it a is mapped `I Y pp , Persistent as PFO /E 1Y (palustrine, fo ested; emergent,' , saturated se ermaneft/seasonal). The NWI maps are generated primarily, f n the � ter retation of color' infrared aerial photographs (Scale of 1:58,000), the basis of interpretation with Limn' ".ground truthine Only conducted to Confirm the interpretations. Si I's determination of potentially jurisdictional wetland is shown in Figure 4. We have identified a wetland area'bo`ondary, generally below the 100 year ftoodplain of a, nixner Creek It should be noted that wetland boundaries determined by 'SRI do r i:.1t bfxome 'arisdictional until the us. Army Corps of 'Engineers and the Oregon Division of Stater Lands review and approve our work. Scientific Resources, gnc. `, \.../ Wpm ZX /M , 'z l' ami lil r°'i 1;' c'a u . ',:. .../t11.!7::', , , t d;, s7 -1 ' .1'„ --.' EVIRY . P dsw Figure 3. National Wetland Inventory map of the salbject site (Source: U S Fish and Wildlife Servce, Beaverton ) Oregon, map),, [Page Too Large for OCR Processing] 5.a' REFERENCE Federal Interagency Comtnitteo for Wetland Delineation. 1989. Federal Manual for Identifying and Delineating . Jurisdictional Wetlands. U.S. Army Corps of Engineers, T.S. Environmental Protection Agency, U.S, ',Fist' and Wildlife Service, and U. i' D A. Soil 'b oa ►nervation Service, *'ashington, D.C. Cooperative tech ► ca1;pOlication. eel, Forte 8p Jr. 1988 (May). National List of Plant Species That Occur in 'Wetlands: Northwest orthwest (1 egion 9). Prepared by the U.S. "Fish and Wildlife Service, St. Petersburg, FL. NERC - 88/18.37. U S.D.A Soil Ccoitervation Svivice. Soil survey of Washington County, Oregon, 1982. U.S.D. A. Soil Conservation Service, 1990. 1i dric so�ls of Washington County, Oregon. U.S. Fish and Wildlife Service. National Wetlands , 1nnrentor• quadrangle, Washington County, Oregon, 198 1. aerial photography). S. Geological icai Survey. Beaverton, Oreg 1961, phot ®reviled 19$4! 7.5emv.riute, quadrangle). Westlake Consultants, Inc. Topographic "�� nnap;l 991. de iijic Resoifrret ;1nc. :Page 5 Ilk II MEI fill MI6 Olt Scientific Resources,, Inc. Applicant 1.-1Oy County and State Routine Qnsite Me shod � Site 10 � q Legal Description Sa On tiydric Soils List Matrix Color Inundated No Yes Depth (n) .,.. Active Oxidzest RI'ucospheres Criteria D I at tvtei 0 Dorrinan9 S . ecies FWS irxiscatrn Status % per % Overalr Cd ver of Witten Stratum Stratum, saplings /Shrubs DoI .. .. '? o Dorrunan OBL & rACW Exceer� Dcminan! Fi4CU & l.� Comrr eilts % of Dorrinant Species (those > 20% corer) — NA that are OBL. FPCW and /or PAC Hyditphytio Vegetation Criteria No 11441 • Dut mina` ion �. R9 ►ei lll�tl rid W e � etl�nd Routine 0n5te Method 9 t1 ` f I 7 Date _/ a 7 Appfaint l--- I �O t� et 0 is 0 a� pro s:1 0 Canty and Staked Legal DeSCrtion Sample t� "s� _� Ra �„ Se�ctian .._._._ .� F Te unship ''Z Jr I lam' Irevpcainatnr tsti � l/� . �S itommoommilin �•L - .•. •.. ., .. •a usissommou .r. .. 4J.. HYCMo Soils list rieN0 ® Yes Matrix Oda 0 v k TJ tubSlles 0 No igYes Gaitrx Mapped Series and Phase Drainage Ctass, Saturated Sails Met Carmen Depth (n) Depth to Water Table Wetland Hy \droiogy Criteria D Not met Met affeEmmongssweimiamiimwormannoweragnemi Don* aro1 Sperm FWS indicator Status II AA tYa bt Ootnitirint Species (those > 2014 cover) NA iha are OBL, FACW and/or F�c _.. Hydra phytic Vegetation Criteria Comm r►t' 1 1 1 1 .45 SM1 Wetland Delineation Data Form Scientific Rescaurcesw Inc. Appricant _. 4 y 41 0 LS c h County and State Was ' `" CD Legal Description Townstiip Routine (Dnsrte Method _pro c� 9l1l7 Range ' Section Date 9 2 Sail* Site # .. t Mapped Series and Phase' © Ve S /1(r c. I a I Q kwestigaanr Pes- simism/um On Myrfiio Sofas List D No jaYes Drainage ctasS p 0 o---1 d i" et t 'l, ie Matrix /0 +" \ 3 1 op* Indicators V / p r u (G 0 No JYes Color 4 .. Hydric Soils Criteria 0 Not Met 21.Met lrxxxiated 0 Yes Depth (in) 0 Active Oxidized Rhizospheres Criteria Not Met 0 met Saturated Sods ONo 0 Depth (int) 0 Trees t, saptinRs /Shrubs d,• Comments: [i5to Water Tabe , /0/( Wetland Hydrology Criteria j Dot Met 0 Met Dominant Species FWS indrator S pit % -Cover % Overall Covet of Within Stratum Stratum ct4 l 0 to UPS v Herbs rc S 5 +! t t r S t e9 4i* frh CO- tic? ti Fe' a c e a. Fns C V 0 Woody Vines iD , lam ransic 7 0 2f►°,>iy cov& ) Do Donzant OSL & FAGW Exceed Domonaht FACU & UPL/ Y — NA �" of Dominant asare Of3t: ,PACfa and /or PAC Comments. /. r f C U— erk ec U P .- e,k C P � �a L — F Deterrirllrlatk h Hydrophy'tio Vegetation Criteria' Nan- VVetfanci U0leflaind Not Met LI Met Continents: SRO Scientific eSoU rW� te Iand Delineation Data r r Routine Onsite Method c�., 0 0 �+ Pro` # 9 1 1 f 7 Dale r9 .2g AI(.l�CBtnt � � 4� r.. 1 Sample Site its Vv Legal Description arY 4 County and State rr� `1 51riti Townstip Range . /. yectic.R 2-- : est er sr 1�.� = Mapped Series and Phase Drain a Cass ,v Other Indicators CI) Comments: ..I•� �� , r ksz. G v { � &-5 Goa t' y " ► . t. 4'� -.' 1 Hyeric Soils Criteria, :i Not Mel 0 Ma' zammeomminimmimunetwavmsommenmeemans w• - _ � th to tlVater Table �, � � �� wanted Sous r20 0 Yes Depi+ ( ) � Inundated ° [, Yes Depth (m•) +` • 03 Comments. Active Oitidized Rtrzos„ Beres Criteria lot Met O Mel 1. .�sa.a...w. ,, .,. �, � t�Ocit Met 0 Met Wetland Hyd Hydrology Criteria Trees _._. ..�. _.�:. % Cover Overall Cover of • Dominant Species 'talus Min Stratum StradUm FWS Indicator S walk CIO 4 IVY • - od Dcirittacrt 5Pec+es {Those > 20% cover) . FA L* 'PIG `ate & tiPL? Y _ t•J — NA that are Ca, FAL* aniddJ�t F Do Dcx�►r�nt O8� & FPfJW E�tceed porrr�tar;� , Hy dry h ytic Vegetation Criteria Not Aeliongermi Delineation Data Forte Wetland coma- e) nu scientGin, taesourcer Inc. t Routine (r s to Method Apppcant �. I o d 1' S a w ... r- `va�ci 0 I I 17 L Dar 9 ati q County and Stale Legal Dc csiption Sample s ie T° .2 3". t,J `� ti `� +'bW ,.� .... Range �,.__� Sect T:1/3- D - kwestigator (s) i Ma pp "" Series and Phase Hydric Soils Criteria iffNot met 0 met kw..tated No 0 Yes Depth (n) Active Oxidized Fthizosp't eores Criteria Saltt',ated Soils Not met O Met ] onwnents; Wetland Hydrology Criteria ,riot met 0 Mei Dominant Species FWS Indicator State :bs ,.a*P ttt mss' j tv h fit; E ,ice i` 0 G p.. KS Cc) . p i s` ~ % of Domnant Species (*hose y 20% covet, Do Domiinant oa & FACW Exceed Dormant FPCU & UPL? A that are tom, FistAi and /or FAO Hydrophytic Vegetation t riterie Not Met 0 M t [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]