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SUB1994-00005 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. , :..v.l. r a te rmr r , •+.• • r .' .rr.. .+,. t .� 7b- ,,. +• ._,. n::.... �: a , n .'Yd^!.ly't"�"Tr;"" ,r ..1 .; . ..,.. 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I a ti� •,,, i, " 'x�`�"�ll��d �Q4' k�✓'�� the �y�i��.��'y �1y�yy� g�dtll� �p�p y� '��I��• �•� ��A � is ,; � : � r1`4 �� r . r� V �, SiL'61:.'1t/CIIir��/7iC17•It71 Vb64tl�r S.'1�.i1. �r\✓w�ilr� Y.R,ti44 tile � � (.NI✓ �a rem ld F s ,K, - '.,t ' ,f i n J' t.�y, ,I ,A iii ': l' ..� o;,•. •. ,:. i � � � ;d. a y m. ,',,,,',',..''','.'..,4a,'..:;'.4:','\'''', r q "y r ' N,�:�.,, �r� , ,,,�A)/� t1�:�A,ad,�� ,��^f�rc � �►r�ra '�"b��re t�•e �errte f Ir 1 l '� that just��"�') off I Y ` I� �.��! ,a�a �:cees�easee�`��ti '`lo�� 1 ;� ,,, I � e±at�rie� tl ';�w�e p��►��®t'�12 at� taut J. � 1, , Y ;� subdi. tsion�a ' vewa l` a provide access fo flog ,,lot 20��` r w, 1 , 1 '4 11 r°', '� ' ' r1,., '; • G ttaeh ed P� tyre 19 9 of�t1 e '� and Co T)evelo rnent Code� 2� �w dth^is r, , �ade �� .te to se a one oir two lets sraee the ,i rn permitted w'dG 15 . P ee also tao e.tt ! „i , �`: : d for, ee to to s s 25', Cdnse entl �l.lot 1,..uses is easement as Y � tl�e ir�tna�aa aeeess'� th 1 � ,� �i y Y 11 a you ,.'av�: :,raposed the width list be increased om to 5 S arty if-additional l bits " created fiio t plot 200,the access wndt�must be cre ed to'25 to pion de ae�ce s for a to al of 6 ' b Y I j Y Y lots to d'fr ctrl deisaea , rl� c ss us could bee changed b re�►is c s t ' n `., , ' • 1 is tt � � the ��;�x��lc� �tett ot� r \ � � �e d the �o�un�,tj� ' 'F� y �� ' Develop meat Code. '..',..3,.:-',.',..,,;',.,',.N hi res i�se;to , t estict �;onee cnristi ctge o e dr e ay: ' e'fit; clod Aunt 1 Y q Y Meted bfze ' of any � I IN .. 1 inspection ' r ] it I r ��t a completed ` r, 1 � e : e�� person t " fi, hoe it serves. I 1. I I N' W , 0 Will 1�. l�Ilt�di , fir' i aw�r n , i F , 3 t � )/ I fl ` 1' 1;111 • C 1'111�'!'nn yw Otis 1;r. 1 I y,l I • Y I , 1 7il..k.. , �f tr .`,,L„.•':'„, ItF .,�J'$f. Y �, � N V f 4 �' 1 4,I' / YA y ' 9 Y a . 1 k.Y• I u�.s1:1 y♦. w,y ,• , _ r' r ".- ...-- - u: >. . .--=::...--'..:=7;':-_-_:---;...:--<...-:.tea _-:_ >.`. - .. . . ,43":". i r' ar -_ a. .tx. :� a 5i 20.00'1 OE P�iVM ACCESS A ?SAG D 1D DOS• iuT TORE PO E:TY - O�. 94092654 -19E IN 1 =13OO) 4 RECORDED /5 DOCUMENT . L --f -- - - - - :-' ..: , - - LOT 34 I - DEED BK. 422 1 PAGE 781 ' ' i 0 HEIGHTS 748.53 ,O � A ` 114 E SL 1 < F ` a a. a TE � 9 t T - S !P 2 Th, RANGE _ .g® . OF THE - 6 PUBLIC PEDESIAN s: � C; lllliC' CESS I tE lT. SEE PLAT , PF..OES�TAN ACCESS L TAME 'MERIDIAN, 1 F ` A D :y, STRIC == NO' 1 ��. E ENT. SEE PLAT A INGZr COUNTY, OREGON =r.•'1 Q - RESTRiC11ON NO. 1 ' 3: 10.739 SF 114`5 j ' 2O.00u WIDE. B - M ;_ = N� .(P,,,.# ,^- �.- - ■��siie7aG. rd®LIC S.S•Ec_ �lmr� �e - 4 I y a .�so s. . . PLAZA ,� u'TE3C ® '. ` �G• 1 CA PORTEND, OREGON -9722 �. ' - ( .� - _max 4 - . .• Q SU D R 1 I 7 s " y- \''''Z'_ � 2 �? G : (A - 4 25.00' ODE PUBLIC ve ,� & -4"*, -C1:7' S.O.E. & PUBLIC S.S.E• 5 ob' : -* LEGEN 4.'-,!:-.i5 N _39°O4'O6° w 0 FOUND 5/8" IRON ROD .e1 YE LCWW 5LAS11C vP P_ ' : 15.00. `'A1E , .° , INSCRIBED ALF'I A ENG.. NC. IsPt i OTI°IFR 'I:5E DOTED• Y �. . RI •AIE S•S.E. �' . EOI`t T IE B EI:l6T :LET 3 FOUND 5/3" IRON ROD Mill -Y OW'PLC T1C CAP _ I4SCRIBED "BURTON :ENGINEERINS . .-. 3 S. � 1'� A FOUND 5/8 IRON ROD H -RED P1.A,S'i1C CAP .. INSCRIBED W.L. Mc LS. 808a. ., ,� f ' SET- 5/8°;x ° IRON `ROD ' YiTI•I ,` LLO PLASTIC l . s INC.". �r ; :v� � SAt�i CAP I lS I IBED ALPHA ENG., ,-„- L� ?1�s , 5/89 30" iRON ROD ; I_.A!_U III�I3Ib11 CAF NS IBE f .., ,. ,_ �' .`ALPHA ENG., 'INC." TO :BE SET If ` DNU SENT BOX IN STPZE T W1TiN NE :?ME :SrECIF I . IN E SURVEYOR'S q� CERIFICATaE. SET ON . y/7,,,,,,,,4_• _ 5/8" x 30" !Rant'ROD WIN YELLOW PLASTIC CAP lir' c A INSCRIBED .ALPHA .EP G., INC. �TO BE SET WITHIN THE a �k TIME SPECIFIED IN TIE: SURVEYOR"S CERTIFICATE. .. . SG s ON ,'' r .. . .., .. _. . _. -r_.. 4 .._. .;•_ .- _!X - �I +r ce. 'a �yp��@{{ p{��q}.� �('f �`... 9aB�ffi.salle� �E89'al - n•3.4 ., .. t- ,:-;.;,*-Y-•---.:-. a_ . �.t..' .-.-..t-_-,.:„.- _.: -:A : - Ys� a' i Y\:• . 1-:::'-'4,4.4----.---; _ . - :.... .f - C '•-.ter� : }_ :. -: . ♦ . - a.. :;,.:-:,,-;-1, a. v . 1 .♦ 0 w d•" C Q i`t µhc a mil r d -....air, v : t . 1 • 4311' , . ' : . • �M..w.la�r..�r« wl � _ �A i ! gyp• { r t+ � f` �••1. 14 j! � �.µu. December 30, I>6 . k .t '�.. ,.�. ®�'r 1. ' , y . it ty t:,,,,,,...:::::: sil0, F Ti: i:.,:.o� � r. L�n'Daltcn OREGON �� , The Dalton Company yi e. 8465 SW Hemlock Fr , Ste,A 1 Tigard,OR 97223 Y.,; ;M RE Alk,/lESBIJR,Y HJEIGHTS tiBI3IIVISIO ° r ',,� ;iii l'EDES' ` AN PATH ALIGNMENT '{.r,. .! Dear Mr. Dalton: M,, '''' ."..c... M a follow-up fain- our meeting held _n December 1$ 1 996 I would hke to ive you some •� `a j OP'�,', feedback regarding your latest proposal for the requited pedestrian path between"Street C", :" Street B"and the property to the north of Amesbury Heights. ' '• ,fr Q Your proposal would r'locate the path to the western'edge of Lot 31,which you are now ,,N b to reconfigure g p " � g,y proposed p ,. .`,••� pro osier c�recor��t��r�.anon v�ixla Lot 30- In our rrie.�tin you had ro osed ts� locate the path `'w'°�r along the flag portion of Lot 30 and possibly combine the path with the driveway fire,Lot 30, ;t .'p .° µt objected based on our past experience.. You agreed that the path could be . laced entirely on Lot `s3. � y ,, N"'" 31, Your, alll :umerit would hive the path b� iii at Street C then climb a 6%grade along the .': °' : tiro edge The path l, �,� }�� i +y •,, western ed e of Lot 31. `1 t path would�uani westerl at the northwest corner of Lot 31 and ,17.',.4,.' y y` ,.'"'.} climb a 30% grade for most of the distance to the northwest corner of Lot 12,cohere the path will Y�i � t � �. 0 < meet a joint path/driveway that will be built bets een Lots 11, 12 and 13 , •t!d As far as 1lttirxzontl alignment,4,r"�W � nrnent,we think your proposal could work, However,in our eat p erience, w when horriebuilders begin,cons' ction of houses pathways within!easerrments take beating " ., are sometimes destroyed. Your proposal has this potential because the path would be lyc teo and G2 , P 1� P w ' behind houses on Lots 30 and 12;there is a danger that the path could be destroyed when the -q It is our opinion that this pathway should be placed in a 10-foot wide tralurt that , , " houses are built, at • o, would be conveyed to the C t on the f teal plat, Ba,��ed on your proposed lot sizes,it appears that this tract could easily be rov'ded without putting your lots in jeopardy with the mitiiinu n 7,500 -'; � easily P P g y" 1 square.. act in place,the homes would have to meet 1 setback standards from the ed: �,o standard. With a tract . 1 foot minimum lot size scan g ' f the tract. �. „„oo , Also,there will be no confusion to llon/e owners as ,apt ;" to who owns th( land under the path and who will eventually maintain it(after the,one-year ;A '' ft,'52 maintenance period). , • .g path er��,especially areas with a profile�ti��p4�r �• of some C�nc �: The vertical a i ni'Yien i�f t,, e atta�s o ,• ;,° than 2 City r gravel surface,or any other"soft"surface duo to past : • 0/�. The Cot. is not its l��'ror of a ., experience and nterAance r,,,ysts; the path will need to be paved, For the areas steeper than ,� erienr+e aril�rla f,;.:'',,,.-1 20%,we would accept steps. Your engineer will need to prepare a specific design plan fine this ., w L,r....•N...-, ' iad, , ;'d,3125 S+�U',Hall Blvd., Tigard, OR 97223 503 639-4171 TC3a- 503 684-277g, ---•�� ,ter' ` »:` d ` -- ._ .. ^'..M e .f.w 'y '•Y.{ v.y 4 :a p 1 p:� Y j r , u .., M Y a U(l mod, _ 4 •I.. ,. d. I• , .1 !, e j::� >> i.'. ," it :.pl /� 1•<'; 4 }., I wt r ' A.° ...'+.. b)µ,:: ,"`,;',-d,..'„.,. }• f. !1/� r I, .,F"; .i , ylv I ir:P? t,°f�`u 3 r '�,r �"• y■,r�■ 'J. y■y toil ' u December O yy('�961k "t�` r r i} ; :� f.. ^ '..fi \ ir;V, �tl' r 1 ?� v'I lr ,Y.. 'r• iR r „,.:1'.,.:.;',.C.,.,,,,"-,-:• . � , r' I t a th'�o l�n:;c t•ndej. .grading,'draiaaa, a si a e�',,�� °thee deralis necessary, to 1 Ir er `,b u t )...(0.., ' r �. ' :,oath, �h��tes�gn will need to be r e�� yd tk ap�it o��d by the',Ci ty.Prior to a PProva1)�o tae F � r, .k�.t..4 +; 1, , ' 7 final'' late .�. 'a ! .1 , i, ,d. J l e LIMY d, ct1 �iTo 1x��a�ul�st�� '�g�`xdl��g;the pro, drainage for Lot'3�. ''Cn �"apn e , �en� � u ;,•-- i r�hg��ki shows Lot 30 i�buttxn �'racir.A a�':storm'lateral was shaz�vil;exte�►din fro4 ��'raet�, ., � �loft' ��abuts�ia� .�.''1��w dar on true to :;,' � �th�_�.�eiot�o�,�o�i�)`tv�,�� t��y ��ot�3�� g �. � � ,�d serve Lot 30?' You may need to extend a;9tOt n 1$lteaMl up the flag for lot;40 front Street C: P � ,,,4„:4;, ','.,r i b� I believe�v hate done ot�best to ptOperly assess'Your p�ok�sd�a and hd�e to at:Yo u=te a a r e e r, �thataout •I requirements for changes Will help a surei a."good product.for the p it+iie Af you have any R' } 1testiorns,please feel free to call me. mr.A ,t i ,,, .1 ` Sincerely; �, .4,:c.':''...;,::..'.* P'' '' k " (----- i ' 'D ,{-, Brian D. Rager rfi°. Deveioprrient Review Engineer J ..,-. c. FILE' A.i itesb'dry Heights .. it ." Letha"`phonnas j Engineering `, Dick '4 wersdorff Planning 0.` `;ill 'Fate i�o ,, . g ;r Mike Ian Loo,Alpha Engineering,96OO;SW .)ak,Suite 230,Portland,O ,9 7223 RG* ^k^ :Y, I' ' l;�nIeIBRu�t��Esaa�i,irs y ri,1;2 1 r. J , I a-, ! a • VS 'r`jlJ t N.-',;',,.,..,...'....,., I , 1 .. __ '`•' " . t , y,, r r'„.•,.. !. t .... .1.'"0 "� A<Y y',/ \A '• J!u,, ,, ' v .• r ,:. i.i,� ».. .e'-.I... . ., Si.,"Ya + : J S.\sl !J_,„','1',,,,,,, rf, a � x}„4".„t.",:V. 4 i . «.•" ,Y� ;u ¢. .,N ,•'--°"• '`I - t ' ■/V�ry' �,' s ,!t• ♦ {}1 y\t 1I 1♦f Y,!V I , r4 4 /��Y Y4{� 1i I o I !If!1 l 1 tt j ti I l t 1ti, -,,,'''.:,,-,c,- ea) Estate evelo k ont , .j 1 ;1 t� v I �. 1 � 1'., t .♦ r, 1 '� t '•d: t t v 1 1 tl .. °; ,: beceinber 2, 19 6 x a° d �� 1 � � ll' M�.'' I ',,b, ' ' ' ' r)`Y �r 1 1 f •, of 1 re�' Qty Y , : �. 125 SW Blvd., ; � � 19% � J . •- ; • 1 c 1 , �r a. �. Sl, r"1 t �+0. fi ; f ' ..t`-'''-'-',,,,*'-.. I ItF aa • @Mr1CuS S i D� ISIO,�YY tl 1 ,' '. "0t 11'' Y �. NAME C'"IlltiNGE TO AME E` ft.Y BELGHTS Y a4e4�„�„I, p' y +• • 1 tr 1 '�Ma :.Yb i 9 ' , i . '7 h F The ut�t Crest snbdivisa®n is in the process of l�. it's �,o changed.;�The ne�r, l e �� l+� r - ::\,)' '''1 . will be esbu eg ts. We request that the city of Tigard make e z s c ges to their � Airs aeco drn y� If vnu h?.re attY questions regarding this requests please ell arise: ; t 4 Y 14 ' -,. , Sincerely, t I �rdti, -"��r Y i y r �v M 3f Y u„ - M- — .Steven D Z)alton xy, :1..,...., .0, : cc: mace Van Loo, Alpha ,ngitieergug Yr'( ,�' F;ly; ,,..•'Y yYf 4i ! � 'I Y V',,'. , i I 4' a �,` I I I1 ,b.. Yea Y fi I r ' 'F K {+ i 41� 1w b l• L,:i w.u.wnwlwi .. urb. i,,°.°.: . r...l.'•uu.x. �•Y�Ynr.N� ' M LA � � ` f fitl Ii^ Ya 846 V!�`1 I/v e09/Ho ■t Street, Ste, A 6 A dry ` vM 4, . ,.',;.. '-m"---- + s,.. •.W . w'._ : �4"�1± ..-__v u' ` � . .__ ._. {•'A„" ty.. d, r i -:Jt t_ .Yi,_ ....:' i. t,. .i. at.l \„':s',,,'',Y' III t ° ��g,1. ,r ,!,t { f + . ;.„'.',,i:,.4.: i ttM' ,�'A !+:r'll iv 15 j '''''''''',7' I 'Z I r! •( B I. ^, 4,..,,4„.,', .k o` er��n ber 27, 1994 ' :�, ,,u!C4 1` r`J,i o- � i 4 t; � 'I _ + ' J . \tV ,.. . 7,, ,R Larry a ttii � PC , a I' � ,! i 1\,\ ,, l . ' i I I ; .a r t i`' r 'Ii'leaa,S a 1 : /8 Y9k� l i I ' '22 \ilecorid-Avenue Sktte 4 " ' ',v" 7," .. i:f., S1' I ,.,�rtla d, oft 9a 20 3 1 r , , Deat,Mr. Epsteen.: I. , b 0 .. `.''.,w >.`` ��,' ' `�'ha�11��,�r 'Is .inn response to a letter December 23, 1994 writtea� by Pail aa� �'aeta�ria � .1 { t+i a ;d ►. Stiff world lime to cornavoeA,'it on the Iproppsal to locate the proposed street'o 'the, '';'1" �. roperty lines as illustrated on the attached rap. ,� ''::'''','''.':''';'''.::,t.',-:1;1,:::.'"":....*' , 4ab would support such a proposal and would recomenand that the HearlkI s Officer approve this ` '" 'i',11''ir)d.. l `street layout. ,Staff wotald support this piopos & because the elevations of the pi»oposed street :''''',.:''':.',..;'...,..-,:,;:4::,;::,....:'` ' "B" v'\old be the same as that of SW i„32ald Avenue and the created block ou' d ensure the block , I len h wvoi old comply with the 1,800 lineal foot re uir anent and would not ember future development comply with block length re ulati e�s1 In addition,the Etchemeaidv's proposed street. w. 4 ti {: , plan proposed pipe and ether utilties. This \.:::-.'''' t� a more �i� ., .', lad wop�a �ra��,�. .. ,r.+ ire effi�9��t doavatipn for the ro ra�asea�storrrrwi � . ,�,, alternative locatat�ra would only be feasible with cooperation between the two properties and the. ' ' .' .`/` ' }+ enclosed letter gra►rats that cooperation. H a ing s officer a rove this � SN�ooldthe � r" � �` pp pro�osald staff'weld r�a��+rrernehd th��f��9q�'e��,fa�gd � �� d t4 N ,+! )'' Street " it ended by staff. 1 b previta�isl re�c�rrt� eta had �d Street � should not be relocated Y y f,, w t : centerline str�ttles 4he ro � P p . I,.' reorarn�rveride that street � be�e o�at� so that the ideas& i > ,, lin s of tax lots 500 and 502. That'adjustment would no longer be ra � art'to fatal tats; ,� ° ,:� , the c evelor, ent of tax lot 502 :: ;r';. s: Hearings Officer should restrict access onto the proposed sta' t,from lots 37-40: As 2 TheHea I, ` 4 � ' , an alternative, the applicant could either redesign, street "C" to access off the proposed N ' •�: street or street � could be shortened. Redesigning street `��'ry would eliminate rr rr Bald ., the , g If through lots are created they ..q yard, �� creation of through lots" et'wall require front setaarl�s ,,, on both, frontages as stated in sectaori 18.`154`.060(C) In either case, a pedestrian :" connection should still be re sired as th;�^ .vr� th a �edestrcara would have t® travel to wA r' ' cross the block would exceed 600 feet" -;, 2 i erely, , e-. —A /1/ 'I: kr , . , , ,. tit, D p,,,, ..% , : vvllI lD OArndrea ':',.%,. 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A ok, -- a: .. .- E./. if"-, _-1; ; -.- : , ,. _., -, -.--, .. 7-- '. --7.4`,"'.:'_''''▪ ‘-.41it -`-'''- - 0.: -'.. •41.-' 'A.:. ' .. ."' //gg g VP- d�'_yyy,,+�'•i - t+ t : g '°�.• ▪ "1- o'er° - •:•�_° .s:.... a . via-aco- ..• a ( .. . , . _ j}t - t i '\t - - _ _ � - c � � 7 - •.tea-.- ' --; -. y•I -0 o •• {' ••e•-u r• o• ai_ �:ta0� •• t.,1•••sb ,!' / • 1. J -O� I O •. U II .....1 a s it' O®t�i�}®�� • @14 �lleAS • D F B • f s o a-ate d !• L. t$• ' - A . �t®lei _ •g' a 1oi• I .. L CLIESOCIOCK11 1110• • fl 9 •J • ,r a+ tl. � Lr \o -• 'w40+►�it:��tt® ®it!&i9t�®® ' -•. i►.'.- •_ ' 69.9-E t. 1 , , , , :__ .4 , s6®®a¢o® EE t a • & • .4......i..:..1 II . 6 g/ +� 1 - 0 a `mac ° I at tbr" I .... 6 .Ci' , I ... o ':a y• 666 . • ° .. -I g-m, .rte cat• �. ®49A6+ -:tt9 l - apt "� -P �j ee.. a .1 _ .•••`° �! @.• L - • . s II g�.-af • .a. •'•e i•�-mss a ' c _ �_• .• y e. ■t AS® p•iii .. //n.. .a• • a i y ' , ; ' 1. ... .�.... t ,.. �. R .-. te-�_.._ .. ... -"`_ •_:.. . - '',;;.4 ._ .---�° � 7 t} _- .f • s ° 3 . :•"_--7..c.,_ ,..�. ......_ ♦ •. .•.-,. .-..-. -] "'••._..x.i ;:'.F.., - • i - Y- Y i•-...-.1. l.,a �--,._.;.:.: •`l �/ t - _ .a... ..,.... __.,: -_ -.,. _. +."if. .:"•_,X:,:q.. -. __-_ . T ,_' Ate "<•. • s _... .y. _ ...a. � _ •.. a i... :.. „..a=..is_:- - ,. {- -_...•.-':._ .if.-. ___ - �i 3 ‘7::,-;„:„- - d .--�, .f.x,'l � kill'r.;•*).;'''.'1" N.,"''' '0 ,'.. ,,.;1 r .' r '' r BEFORE THE M FAK119;GS OFFICER OF T w; .?.e CITY O1 TK�".�t RD,""O OREGON �. , :,,e.'•:'-',.:"'.: the matter of an'r,''pplication for a preliminary ) SUB-7,4.0005 ,` -. ° plat for a subdivision and sensi give lands revievEw ) SLR 94-0007 4 :,( ':'° for land west of 132nd Avenue south of Walnut ) 0 R D E R T l 4 L i3 , T' Stet in the City of Tigard,Oregon ) RECORD O F E N „µ,. y r ; r A, his order concerns an application for approval of a prelirnmary plat for a 47-lot y ,�Nxli � ryt , �. .;� 1 X71 ,.,' ,,,. ', subdivision and dated sensitive lands review for 13.7 acres of 1 nid situated between SW - , . 132nd axis 1:7,i5th Avenues about 1000 feet south of Walnut Street. Hearings Officer Irarry Epstein held f,ii duly noticed public hea-Lin,g heating on December, 12, e -el, 1 k 1994 to receive testimony and evidence in the matter of the apphcattion. At the oonc1usiton : i r ,,...:4,;:."';‘, of that h.4ath g,the hearings officer held open the public record until Deceember 30,19! 4. ..:. y tot C While the record remained open,new evidence was received,,incluenng a letter dated December 23, 194 from Paul and Victoria Etchemnendy and a mnemorandui i dated L J city p � • Y e • a • '�"�, o � l�aceber'�"'iron�ux planner Will 'Andrea 1'ri the new evidence,it was recoa:eAAded that the hearings officer approve the plat subject to a condition,an oki othe 4. that the plat M1 �r` • a e e�� edge. g p on the south of the site from; < be redesi lead to provide a street ' to 132trrd Avenue. letter dated ua� 12 1995 from Alpha i"B" Street{ v a d an. 995 one h �)''..-,,,344,,,,,‘,.,��; � �' d' _ . . p , rt~�rneerrn�, ,ten., pp . a l� r 7 ues�,ed an opportunity..,- to respond to the nev;r evidence and revised staff reconnruendat ono 1,-',i';..„..[.'2,-,,,,.:;,, The applicant objects to i ,vi gng the plat as recomzr ended in the new evidence. .:' D Section 18.32.165.E of the Zoning Ordinance provides. H, t ? g p ' Then.the record is left open to admit new evidence, testimony or .;; y��"� ,,�' . . �. .. .. ,r,, . . : � criteria for �' ,k,, deci,�ron-r�ta. ng,any person may ram new issues'which relate to that new material. i +� , n r l'''''' E In this case,the hearings officer cer finds the,r,.cord in this case was left open during M : ,r; which time new evidence was introduced contrary yto a��:e iii wrests of a party top the case ';I .r ...i.,;. (i.e.,the applicant), That party h,ts riot had an opportunity to rep and to that nee ' , pp p �3 �' ; r. , ev; ance. That party now requests such an opportunity. To comply with Zoning w.� M CD.� rnance s'ectum 1f1,32 165.B, such z a oppor'1,14nrty must.hlo provide =.- pe 'I r hearings officer fiartther finds that seven calendar is, r y . '. �� , ar days is�reasonable ;. '� r;' " :' opportunity fOL sucn.a response,because no other party to the case has asked to respond to ,`! the new evidence,and only the direct interests of the Etch arnendys and the applicant are . substantially affected by the new evidence. Extending th,time during winch the record is '' 3 held open will not substanti�y prejudice the applicant's right,because the applicant • r,; I '', requested it. The applicant should be able to respond to the new evidence only.E For ti ^ 4 officer hereb orders the . 4,x F'o going,reasons,the hearms y public record in f a the rn ter of1SUB94 Q05 and SleR 94,-000 to be held open until January rt .�. 1995 for the limited purpose of alto '� � held Q�g�ri wntrl 5 pm on Iariary 24 'L :r 5: p rp .f a o .i �g., applicant p new evidence submitted after the public hea r in this ease, lxcaitt to Tres and to :.,4 ..1 itC ,,.....'''''''''' .:�; � the r p g day ,. E� 17th da of 995 • all Y ' - ii.t y., , - Larry Epsteiz�i,Al' •• i' �� ,,47,;,,.' ''` Tigard lcarirrfgs 0)ffi<-r it. +l t � ui,_ r � is t,1). l t ,,,' ..' I;,�C.1,.4w . ,U 1.-:!..!„1.,4J, ,.,w.ILL Aee .�`4a, e it,1 w. a f .-...i. ,' 5 ' CITY OF TIGARI1 I, ., + ; Waa�hin.gtan County„ Oregon � , ‘• ,:::°:., A ENDED :;.. NOTICE FINAL ORDER » BY EARVrtIOS OFFICER t° : 4 • fir.,- ',—r'..!' rt^I,-J.. r -1't!{ati y, .` Concerning Case i ariher(s) r,11R.94~®OA5 9 0 r 1; . ,. �am� of�i�c� Jexry 6iir e' et al � / .. 1, • ' 9Y.�• ®„.r�a> ®rI.W .>r.,.•�.I T�� Map and Lot I tlMts)ra 23,. ,,,tax lot, 3�0 r ', 1 ° Add/•1 »_U r 'S�w r� uwr�..neei,' r � � a�� ss ®�'a�i�r,��; A aroximately•700 f�,,rt.south- a f SW � � �,. _�..,......�.Y Y 1 , A�*y• , � Inut 5,ree1 �e�t of SAN 13�'nd Avenuu�ast.of S`� �,L ,: .. Aveni,e lisl�ire Estates. a,�n. orth _ Oench iety Estates � . t r city: Ti and , .m... Y. ,State. 0 m Zip: 7,2,x,3 �i t..• j t I 'y''��• y�L. N811110 of Applicant: Rejig atn... Ifa� .cwaL Ri •MA'O.�YH•� •a'! L�M;w: I r., AA S r R Address of Applicant: 8466 a SW Hemlock Street 17i� Ti�d State: ar�,g Zip: 97223 te, 1}: . ,..I:..t .d".:N,'.'.f• ,• f 'Y.YY'� .h ... •?I. ..� ,� •:�:'!,"LY.t' .. ti... �.r -,h.. � .. 1`.d r, .... •. ...� '1 ., 1f. �• '�• Y Y'r '. ." i*. ,�i R er A request fer approval of the following devido p:Went a pp lications: 1) Sub,;�ivison preliminar y plat approval to , ,a t• • divide a 13.7 acre parcel into 47 lets ranging between 7,500 square fe(4t to 13,000 square feet 2) Sensitive , r y ,}. Lands Review ppreve,l of ei°.r°v inn. laps for grading and road constructing of ►actions of the sub e'°d oat, that exceed a p,` � p g g �' 1 Y* p` ly � Y s�.. 1✓'U ( N that exc _ " • • s e , 3.1.1, 4.2.1, ,h,, " ai:d 25 , goo• APPLICABLE 13E�65 •C �r"! � � it CRITERIA: CoirJ.�ti��loeiasive Plan Policies � 1 1 3. 4r4 7 6. 8.1.1, 8.1:3, Community Development p , t , y�, 7.1.x, 7. 1 7• 4 ', r�t�nit ®evalo � rit made Chapters 1�5® 18 84 .10 88 1�92 � rJ d1 00, 18.1 02, 16.106, 18a 108, 1 8,l 14, 18.150, 18.160, and 18,164• t .• ' ; honer R-4.5 (Re.. sidentiaB, 4.5 units':crr) The . 4.5 zone allows single-family Ie-faril residential units, pail:: support �t r •1 ', farilitiea residential treatment tines farming manufactured holes family day ,are homes (occupation s,t r o r temporary uses, end accessory strueteres among other uses, . # .+. i;li),n9 0 Approval as requested El Approval with conditions 0 Denial r,t Notice Notice was published in the news g er posted at City Mall ,:=,..',;:i. t , ,` � .rwa.•.rw.. r p • e p � b P.... y and mailed to. �,' J r +?, .& ( Owners of record within the required distance ® Affected ecited governmental agencies ,r:, r` e �M- The affected Citizen Involvement Team Facilitator The applicant �,�nd v,waer(s) II'''''''',:,..,::'''4' `!{J j�j L:i----- _. ... _ arA.re••.•anre ,,. THE DECISWON SHALL 0E.FINAL ON FEBRUARY 22 1995 LINLF,SS Ail APPEAL IS FILED U-1 d� ,, w a De.ice: The adopted findiiligis of fact, decision and statement of conditions can be obtained from the City of y,• It", Tigard P■ari,ging Depar'r eat,, Tigard City Hell, 13125 SW Hall 1368levard, Tigard, Oregon 97223, w'y :, A cal: Any.. . .. ;.� party to the decision may appeal this decision in accordance with 18.3 .280 (B) and♦3eCdioia 1P•32.3i(l; lla A let"'.• o provides that a written appeal my be filed Vvithin ten (10) days after notice is given and 'send. TI, .a `� appaaa may be submitted on City forna and must be accompanied by the appeal;fee(s) of $315.130 pigs "h' 1. transcri t costs, not in excess of $500.00. . . . p ��r �. f..Ar,,..+' 7..a.n;V..�,rrr�. -- ... ..•• ,. :'. .: _ _ _. dusi+r':u�.arr '^' INC n 190 ' ... THE ..I, ACY.�•iMJObVf 22, x_ f t {�I a�x � DEADLINE FOR HI OF �'►,:',',APPEAL �S �ra�® `'rr �lV. FEBRUARY i,5 Questimg If you have am' que tioniO, please call the City of Tigard Planning Department at (603)639 4171, 1 _,''. '.,1 °---- 1I11�S OFICZR =TI CE OF F O DEtl .r..��....,...r ...ter tiartezt411103cgo .�.•.:d�:a e,rf ,A, , F&brUJla"y 9 1995 Lys tby000$Isitt 99-00er ,..,..__ rc a I t tt'u_-_, .L7 10_....__.'_._J L.., ,.:«.. ..af I. s.._._ k .,,J r .. ti..+SI tir 1_..Y.i 'L1 _..0® tt: YIY ..::I�....L.Yi .4 `rN„^Y' 'dl'I•,0a a ','"Xi!:-::,'�. „_-...9.; Y , � wY.i, d.._-_.L4'Y i I f "�r h uan-:—1•,t p" f �. _. CITE' OF `I'IGAFOe , - u�z"e ry '^ Weshingtorii County, Oregon ` � .r.. '1.« ..a c..l'.':f .'4 .5.1•rl'NOTICE OF 1`!NiIIL ORDER .. BY R.,..EARc aGS OfFICER Con n r Case Nrinlher(sl: 1.`r gtfl®a5'SLR 94.000' 4 p s _ O �•', r , 1, x„ ,, ;; Name of Cwt7 Jer ®ur ,r ail Tax Map and z.ot filotsl. 2S1 �&e tax yet 500 .7i.� r.{+F• .resuar �ir•wr,eul ®i•ie.em�,ausalo'r .i xl my ••f Y s► p 'Y" .._.__...r.IA........�„�..„_._ ,......,r.�..,�.r.,i.. .o. ,, `� of rho . cll�ro�lltiaten�r 700 f� sal . � ,1321id Avolrur�� o�xt of Sip � 5th Address to ::»r Aveiro Rail._�i ti 1 os and rlo h of Oe�cl slew Est gis o i1 . ,r Q re E� a �..,.., , � 5 > Sfate Ore gg Zo : 972'231 Rome { Ci��: Tigard , r';,•, of Appitaito S eve ) d on .®.� ' ; I9F10YY•04 10iw1WOOlil1111C,w.e<M•®�.Ips. �I 91w.L110,1rIl 1 k::: '' Adthe of Je Appli n 945A He ...1, , treat City: iegrd State. Or ,. p 122„ :-,? 4 w 1 . .'1: H r e evalopment applications: 1) Subdivision rectenina lit ae royal to��'� Re bNeste" Are Ite�t fora �awai a� tLlu follo�ln � p� p � p .i p . . 5:7-, e i divide a 117 a e arc into 47 cots ranging between 7,500 square feet to 13,000 square feet; l Sensitive }Y,r ,_ �,'','°,�r" preliminary r Lands Review aPprcval of rail '+ M 9 t thr� i�o�'ec property , P . ad n and road construction vp r� `i r m>na l��.n� for rl an of portions � o,+� r. ta,:� ,ee;ies 2.1.i, 3e1e1, 4.21,1, ,.: that exceed ,��;� grade APPLICABLE flE�l W CRITERIA: Conaprlahenso�oe �'1, 4'''. 7e 112, 7.3.1, 7.4.4 7.C.1, 0.1.10 8.1 3, Community Ds veiopnlr nt Code Chapters 18.'50',, 18.84, 18.9C, 10.92, ,',:. S>" ,, 10.100,,15.102,, 10.106, 19.105, '18.11 1, 1 1150, 13e 160, and 10.1 544. . ' Zone. R-4.5 ( esidentiwl, 4.5 �units,acre) The Ra4.5 zone allowe single-family residential units, public suppo , �. a .. . . � , . { e a ie « facilities, residential treatment homes, farming, manefactured homes, family day care, home occupations, .,.. temporary uses, and accessory structures among other uses. �I w ,ctlon 0 Approval as requested 181 Approval with conditions 0 ®etiial Hall arc 4 • ',I- ,�:et.-+s� Notice: Note"e es published in the navospopnr, posted at City i1 t ° `mailed too a Y { 01 w es , , ,e" 17'2 Owners of record thin the required distance Affected governs-dental agencies a , The affected Citiah A Involvement Team Facilitator SI The applicr nt and ovwnsr(sl ' THE DECISION. SMALL BE FINAL ON JAf UAEV 16d 1995 UNLESS All APPEAL IS riLEu ., y Final Decision. The adopted findit gs of fact, decieion and state/lent of cariditions can be obtained froltl the City of . -,',u . t•• 3 �. J, 4 � a Tigard Planning Department, Tigard City Heil, U125 Hall 9ouleard, 'Tigard, Qria n 922 3 r W party to the Jeeision may appeal th.,, decision in accordance with 16.32.29 .� � e, • . • q 9 and Section r t�.s�.�7® y,. Al�. Any pp Y y PP i � ; A appeal s a i g. which provides � may . 1 after .1®tcce Is Iveo and sent. The ` l day: r:h 1'AVIdE<';s that a written a cal nua _: �,, ; W . .. he filed within ten I1 d he appeal f ,� of 1 late appeal may he submitted on Cite forms and must be accompanied L 1 pR fee(s) 3 5.00 plus transcript costs, ;got in excess of $500.00. Y E ll• ...:.... ?fly �1�, THE DEADLINE FOR FILING. OF AN APPEAL IS 3:30 R.M.,01 JABW A tie• 1995 a:; a :;'`' t u.. . ni Oe artrnent L7, e r City of t� and Plan at X509 ., • r t ty .�a. Questlans. If you have any questions, please ca the 1 1 6394171. .4.: ��R...+''�1F'va Oar.��:R ..11)�'.�` G7�" Tr CSR. Iera gi- ,.. i .. i. 3V'�- .. 0!,F1'.,.;. ..:., fi, ..- ..1: w-;A lip v3d J!il. 1 ...,it, Y �'1 IL p. �: s�, 31 ih `�: ,.i ,r., , r w y��' a5 u ,� r F' „rr.a4m.' ..,�u yr..... ti i''. l+y+., • L;b y 1 Ir ,:• ,i: . ,• ' 1 ki .,A ,f 1 ',F. }a' BEFORE THE*LAND USE liEAR.INe3S CFF10ER "FOR HE CITY TIC, ,ORECOrt , e .1. f *°, Regarding an application by the Dalton Company t'o,° )1 .i...Q . * - approval of pl,�elinni ry plat for 47-1 f land division ) s- _, and sensitive lands review fora 13.7-acre parcel in the ) SUB 94-0005 -t,:., R-4.5 zone between SW 132nd and 135th Avenues ) SLR 94.0? 7 a 0. R: ,nth of SW'Walnut Suet in the City of'Tigard,Oregon ) (Hc' dview£s tat e) y° M T t ' ` ;,x IA "1` ": y The applicant requests approval o a p ba y plat to create 47 to ranging i M ; size from 7500 to 13,000 square feet and associated streets and..glides. Proposed lots do y ", Mi t,' or can comply with tot e dimensional standards of the R-4.5 zone. Because the site includes , µ a drainage swale and land with slopes of more than 25%,the applicant also requests �"l i approval of a sesitive lands review. ` h 2. At the public hearings in this matter on December 12, 1994,City staff ',a = reeo'nanended conditional approve. The a pl)lticaltit accepted most of the conditions of a approval recommended b�y�staff Nine w met ses tested against the subdivision or with " q:.,. .; objections and concerts abort storm water drainage,access to the site and adjoining g 4�-.'T` 'j Ai p P "� °f , p p l ° °ham h AQ� ? undevelo eu exr.�esti ande s � of steps aecte��be ro r,�, A ,�. e66A 3 otfacer i��e1d open the pubLr r ord til 5 PM, ecer :c 319 t994. 3owever,due to ttte ,� ,: A after the hearing„ nature o� the new evidence and revised staff recommendation submitted 1 ; the hearings officer issued a written order on Ja/allary 17, 1995 re-operung t at January 24, 1995. The hearings officer rercby approves the prel teary plat and sons eve ` W` lands review subject to conditions of pproval at the conclusion of this final order. -t, t et ,, RCS `, J\': 1 He ngs Officer Ley Epstein received testimony at the public hear g about ' se '� ° testimony and evidence , this applac��®n on December 12, 1�4 and received additional . through h 4, 1995,when the record ckcsatd. A reco., of that s ong s included e . .�anuar"gr `� `rte..__ • roe" ',� herein as Exhibit A of Proceedings),and Exhibit to - (Wzitten Testimony).These exhibits are filed at the"1 i s City flail. 'j'w ,`, a. City planner Will" D Andre;,i st/mmat. the Staff l ort. He . } , 's recommended an amendment to condition lumber 23 to state that lots 34 through 37 shall, .,..... be prohibited from having,direst access to SW 132nd Avenue. , b Maude l eras,of Alphha`Ens, eeting, t tified for the applicant in gepe ,•' te ., with the stagy, report and reco�t ar.: conditions P d" • s +, 18. Condition 15 �q....uares the applicant to arn-ne d the plat o provide for a future a tort " - of'C'' Stteet to the north and solos and/or a pedestrian s t plat provide ,'r path. r, t '� that. 20-foot public utility ease�rea�ts��. fulfill the 'ed� , , , ,�„ be used for dest, � c �and f, Mr.Ferris stated that tag ,, ;� �. "C" Street v,aa�not extended to a nit fie e, , because the top ess exceed 15Apercent. (liven has experience and a cit stare on on ,t P P Pe k wi 1991 subdivision proposal for this site these slew make the extension econo cally infeasible._ :, _. He also argued. that if"C" St.. a..eet is extended so u to the street shot)*Oa the i fu street concept plan,the blok length exceed feet,in io � o f the • staridaud iat,,CDC A8.164.040. He argued that a 20-foot pedestrian ergitititnt is Pro den 4 from "C" Street to the south edge o f the e s ite in con fiance with the ode �� g d t t�� o��da�®n number 18,which rues that 14 b e°comply with solar cess perffbaaanoe a a a' " standards CDC � � M stated that . , ' 4, ,"14 ti,: Page 1-r-_ e °i:gs Officer Final Order ij t sup 044005/51.1i 94,0007(Ro s e Haws) „ t , Ti 1� i ' ^• 1 ...:.. . .. .4Th',M �µ Qy t ;17,1, i , 1 .mlt 1. ...:.�.,Yr'"•�w '�-.._• t'-'.Jl 1� �y •w,.;.,., ,w Sr" (, a � r ,�- 51 1 33 38, 39, and 40) _. • •a 4, 0 a . . 0,,, . . ,,, . . . 7 ..• `' (1) Nine of the 47 lots (5. 6, 1I'd, 31. 3a, ,. , comply with the basic solar access standards in CDC 18.88.040(1(C)(1 , they P Y � � because have a nininnunt north-south dimension of 90 feet and a front lot line orientation within 30 ' degrees of true etst west. `• •- „, (2) Nine of the lots car'be counted as the.standard 20 percent :.. .•�,' e.�etnption front these basic solar lot requiaeir ts. 1 ' r • , (3) Fifteen!,its (18-27,30,43,44, and 45),corply'with the }, , standards for exemption for dart of a development in 18.88,040(D)(1), because of steep . non-southerly slopes. • 1-17,',34.37,41,42,46 and 47), comply . (4) 23 lots (1-4 �-9 with the standards for an adlustanent to solar access standards under 18.88 04Q(()(1)(a)(a;) •• because exceed 10 percent slope arid. oriented n a do:�tion„greater ._ , than 45 degrees east or west of true south,slopes exceed,�r,g 25 percent on the sire prevent; . • o m al{ QE ♦ �' p p...,� � .1 Q ,' mad pattern allowing for lots being ot ent,�d for solar a.. .s a'�id that to design zhe : -- ,y •t.,Q.�n to meet the solar orientation requirements would reduce the deity and .. subdavn.;� • incase the cost per lot by more than 5 pent. 0, -a ., C. Steve Dalton, `e ' asked • �. . • li ,'I a _ � , ► �the City a5 asking for a` Street to be extended north and eolith or just or a est a applicant, peCf ccess to the area? Will n . DD'Andrea n sponded the City is only asking for pedestrian access. He stated that.'wxc ' ,- projected street pattern occurs,the block length would be within the 600 foot code . requirennetnt. •ob Ludlam, owner of fiv s at .. Aa��,acres at the southwest corner �� ,_I a._ rq ose($subdivision,gen:call sta ors the subdivision. He wants assurance that l� " ' P P "'J Y Ply Street will be extended to the south edge of the site so it can be extended to serve his `� �+ concerned about storm water runoff from the site. He states' that the property.from also is concerned ab© ,d �r,; .. drainage from A Street flows toward his property,but that the developer rr o.., to discharged onto his property. M r. He w ants`o be sure it is collected artd not daat:ct this d�rraxrya a east to "B" Street. °'� P Fe Y, L,tdlunn suggested an open arm to the southw�lst.wr�u'id ', be a good storm water detention arm c a t • e. M•�� Ptestruk,owner of land southwest of the she �r' • .. . testified about concerns with storiz 8 of the ,the safety of the intersection ection of'B' , �� ►-atna e,protection o;,ate safety • plan property' 1 .e .�� Street and.SW 132nd Avenue,.��d the� e of the future strr�t lan for the bro rty to the . _. grading. t subdivisions., She stated that on lsha�ne Estates and�e�tchr�aew rtes aouth The r the w •aged the storm water pattern. `T'be creek has t,hanged since devel me�t in he have , She� area. xpres ed concern about whether the lot layout best protects the creek. She stated that SW 132nd has a curve ne ar the proposed=cats.h as high traffic` c. ✓olure and vs problems v<ith speeding. She argued that future access points to that street whert shown will be near g'driveways and the crest of the bill mid.will be dangerous because of de u' a t distance. 4 9 T' as Jim C,o Ali residents in El llsh a' smites west of the . w and Craig lice ._ •• ^� site,es of ed with concern'about the safety of'acct onto SW 135th A"enue and adequacy They adequately . g g _ . problems have not been aua�ly addressed .na e� �°' of drag m:> eanerct� fhe. argued uc past developments. blind .'- . �. ..:5th Avenue �said that. t v►�1l enter on a bland s of and Mr will compound aY,e,�� ;��„ Sty � �Correll stated traffic nn��a 1�a q`3ffic hatard caused b:.. speeding traffic,. He argued that the proposal does not address the i nc men effects of by traffic from developments in the area. Mr.Price argued that speed pumps,a mobile b � � P Price argued pie, hale radar P Ravings Ohlter 'r Order ' > SUB 4.000 i�,LR 94-0007 afood'vi !steles) K • - e 1 r r. . .1; .. - .....\ " - r �'die Re — ° . N• A• �-.41, • .* .,.:'/ • rte.,,. JGL'J►i '1!��Allf.�a • -- 0'r• machine arid nnterraiuent traffic enforcement have not solved the speeding problems' They». argued traffic conditions will deteriorate more as more traffic uses the street. • and i e'rend • ,,� .� • Paul�yd'�et®ria lrtoia ,® p .a�1y south , . - � g. � y wner5 of two parcels r�medr pattern, A proposed treat whew it adjoins oins their of the site��tid with objections to the t�� ®std s' J:' proper rte Mr.l tchemendy stated tlx:t.ie drainageway through the site carries much more N. water and sediment that it did before development in the area. He seated that there is more water spread over a larger area. He is concerned about Ale effect of water on the future da velo ment of requested lance to father address storm water. Mr. �, p �`his lots r • � p Etehemend. testified that die proposed access point from his property to SW 132nd Avenue will intersect 132nd Avenue at the crest of the hill,and steep slopes and i tclerhent weather make that a bad location for an intersection. He argued that the.Intersection should . be moved north or south for improved safety. Mrs. Etcheanendy stated that the ctur ent - traffic volume go,SW 132nd Avenue is 150k vehicle trips per day and that most of the a r�wved lots in area not improved with yet. She confirmed other witnesses ppr �P ida homes testirtnony about'high traffic speed on 132nd Avenue. ; h. Dan W' - »` oloschuk, a resident of Thallshr,��Estates west of the site,argued r r intersection g traffic , •..- e u _ ,•S that the intersection of"A"Street will complicate existing tic conflicts. stated tint r therm is a dangerous curve near the intersection of Loren Road with SW 135th Avenue,and the access onto wahidt Street is terrible. He confirmed d;oher witnes.ses testimony about fg)- traffic speeding on 132nd and 135th Avenues. He argued in favor of requiring more open space in the area. i. Christine Shutlrr,a resident ire '�i °;tire Estates,testified that she wants •u. 4- height.. g the site. a restrictions on lots 1 through 5 to mauitaaun the view from her home across k. Yvonne Harrison testified with concerns about where storm water will So after it discharged into t . . � : �� detention facility. �culvert eatnder SW 132nd detention facilY . She said tT��.�,ul Avenue already fills during storm events. Jerry testified response to public testimony. • L Mr.Ferris and i Jet Palmer 1?'aliner�extifed m�s �}� . , d� an submitted show$just a possible• ^,•.• Ad�#r. �►owls pointed out that the g�®mn�,t the street l has undergone changes to upland • all gnnient. Mr.Palmer respor died g p development which occurred attaleer prior develop ant standards• As the properties above C•.r J •..,.. the ., i. ... ,.i •. .-.... 1 ` .. ♦ site.d adequate capacity• _ develop, a drainage wi11 need to be Handled.' The proposal is to build ad e Y �to a detention facility in the northeast(eo �s �yy� ..y�� (� ., ... `� � �A of t��r'Ml�r ��am two�OJ''M .: • ~� inch culverts crossing SW 132nd Anue. The detention facility can be designed to release ,,,. .... h the culvert when it had capacity or laced. The d+water I��1�L�9 • ty " the cu-everts can be reap proposal involves fsll ri on the south edge a u depressing th • et structures so water can x P ckin up onto th stream properties t�file south lie a argued that backing He . �� °' be c� ecte�l without el g p s t the crest of the hill to achieve onto SW 132nd venue n�ids do be located at t , fut�e access o required sr ght distance of 300 to 350 fed That distance c e ' speeds 30 to 35 s t 'That �s adequate for ®f oiler per hour. F& g cling the access o,\to_` t 3 tui Avenue,the location was selected to rag maxitnize the distance to the Crest;h was rnoveal north 150 feet from the original proposed L access to improve the site distance. He ar reed that it is not an unsafe access. -.311 tn. At the end of the test moray,the hearings��"""-� cer concluded that the p.. . applicant_ . . .had ... submitted m' d new evidence and closed the ut tic portion of the hung '• p " rd ' without continuing�the hearing. The hearings officer ordered oblate �o kept g open until December 31, 1994 to receive for additional,testimony about the preli inaary street and drainage plan Pele 3 Hearings Q,,, `r Firstii Order SSE 4' OO103uR 94°X1071H®�view Estates) • ,.� a. --77-7-----7-7‘ t - ' v._� ''.. r: tit r•}- 7 7 �� I, ry 74 r W1` y� + ' I ; -Y yxr C, p.. rl'r i� w;,Y� t Lr l I.tiYr 1� � r� lyt �1 iY r n r „ t " The he ngs officer received the follrrwsng dvidencrc 41$twea►w.� tiia o 'tl'ie . ' hearing and 1Decexnbe 31, 1994» -- • wa Ii r r IN A Deeeraber 19 1994 ntenrrorandurn from tV a efl de n st4uui that' supplesinen l , culadoas were subtnitcd tilde'verb►the size'ot the det noon pond nd,tl t v .r-,': °. r� these c&c ona at tire caiimge pipe si and inlet uiYem is v b nevie d; th ti;ar.. ,-*,,.. ,.:.2 i 9 r the final plat to verb they saw d'te deg. standards of tb�e�1n�ied Sewerage�,�eui�r° I ' _ '''-.-.°---• - °~a h° A December 23, 19941 er from Paul and�i'i�tor t h rnendy t j. th• t they favor placing a street between the sine and a eeir adjoining,i t;leas 501 add 2 t° t south rattier the have an east-west street cross then ro s fl rn 1 2na, ar enu 'to "B"Street(extended). One-half of rigs street would be on alto subject site an the other half of the street would h'.provided when the Etc ernendy property a�evelopsb rL p r w"'� �utn arerd r I to the street she the b mre sues plan,they segued a street oaa the,property lie • b ° cuon yr th 132nd Avenue,reduces the,, , : -„�• : . 'des better sight distance at the rnce � � �s •°- e�, ;fronrrte tat impact on:tax lost 501 cause of the slopes oo'hat lot),and provades better - �' access to taia lots 501 and 503 to die swat'!, C A December�J , 1 ' Teter f roan Will D"Arch supposing and a recortmending approval of the proposed new►stxeet aligaun�ex*suggested by Paull and d, b A b b L. ess to this st „zt should be ressncted to • '�'�� ^��:eh�aendy,and recr�rrtsnendmg that.�c .. lots 31 through 40. Tlie staff fitirthe r recommended that"C" Street either be shortened or ,, xaad�;its.access from the new stet rather than frosty"B” St�eliminate the caeatioti of lots that have frontage on ma sire t 3» petters dated J 12, 1995 from Mark Ferris ao , .... y �- � and Janiii�ry 16 from Stever'. , .�• * opportunity to respor1: into , ° Y L3alu�n, e a licant re nested an o � ivied those lettea;�unto t record and� ued a 9 A ,_ -.'N after the heating 'The hearings officer ... .. i ' �, wittene) " rder,mca� �ara�.d head new evidence. .Ferris sn�s<. �entl s Gdar;days to s�ioiu' :., - r �', herein,re�pens��7g the record fot seven cue the applicant to respo:td to the ne a °.q y sebmitxed a wiitten a+ buttal to the new evidence. In that rebuttal st ttennent,he argued ii,te1ev t part. ° a. A street will not work,because it provides 0111, y a 1�-fo®t paved" • street section. Hasa full s et is:ituates on the applicant's property,it will elannnat too �, many xots"a;el will make the subdivision infeasible. • : ' ,, . It .� fi b The alffstreet approach improperly shifts more e. f the cost of . a • development to the applicrt. possible p. .e. . ..: ._ due to ,. . s not be Qssable to develop a).1 of the�eltern�.nd �� : � . . . r improved, full idth wetland conditions;.therefore,the h►aUF=strict road might nee be pre' tO �ttaid'ards. he : c:.:" d. There is insufficient analysis to w it ul.rin redesign rem plat to in'corgi° s et abutting �Ye Etchem enndy propel. . p anaxy p ��g��a *„ i(ii 111. -vr , The bearings oIcer Visited the site before the hearin ihntt the r p y.., ° essb c��>an an of°t ■ he's-.hearings officer announced d a the hung that he ha, o clone Flo and mated parties to tisk what he observed. No one did so. 1 I , 4 7 Page 4 l gt Officer Final Q e Stiff 94 0av5/S �- b7(�' v1 w EStated) 1 ,,r , . r r r a '". '0 • _ ,e' ^rt 1• . .• p Iv. DISCLIS' TON - ,t 1. City staff originally recommended approval of the application tY PP PP ° nao subject to Is conditions in the Staff Report as amended at she hearing. The hearings officer finds that the 7 .• S °f Report generally contains the applicable standards for the application and findings • - showing the application complies vrith those standards. Those findings are not disputed in ° • , large cart To the extent the findings art not disputed the hie r,ngs officer adopts them as •; his own in s upport of a won to approve the subdivision subject to the conditions recommended in we Staff Report except as expressly provided otherwise below, .' =- . 2 -These as a dispute about whetx,n.r the subdivision complies with CDC • .°: 18.164.040(B), p i lcick periane, from exceeding 1 800 feet finless • ,:. .. ch prohibits b tars topography requires otherwise. T e titer of the block fronting "A" Street exceeds '.•. • .•_ P y 4 •;� . mod•because the.. • P • ° =.`:-•. 1800 feet However,the uncontested evidence its that this tree is �o economically fes•�iblo •, site contains slopes exceeding 25 percent 1xten g the M y . or pmcticable, applicant • °, y 11. the end d Report in the matter of SUB based®n the a latent°s�stunor� n,�:.' City s, a ° 90-0015/SLR 90 -f�09• a roll a' that the developer • nm either :' • p utility. i •. t7�,...- e o • 1- I �k • p . . • g ' j,� vc a�ae•Ma`strut®r rid �►A � des F .� his .,, rovrde for�alternauu e � � » a N p 'ti i t'e,�fro Sur t to Stree easements om the south end of Street to t to the south edge of��h site can be to comply with d condition recommended by staff and wit,a�plica jle City fre: r standards. Conditions o f,approval°15 and 21 should be adm nistertc!accordingly.. 30 There is a dispute a cC �y • ,• complies with� 1V•1`�J"� ►• '- :� � boast wl�ettaea the subdivision p ,. development ..,mend 's and City staff argue that to provide safer access for regarding streee.� The lrtc4e y tY I p • convenient utilities, should be i" - . loud ono the south b�,�n south of ;site � 1sc.arzt disagrees,location a�stet�h® or I g Pp. The hearings ``-, fends that the preliminary plat complies with applicable street standards inn CDC 18.164. . . lhrMore,a condition�n of approval is not warranted req a a-the pp hcan-to redesign the � . plat provide of the she.• ' . •_ lit to ode for a half street centered on the south edge ° sou • a 1i~a1 a. CDC 18.164.030 eP provides for far ..st reet rxt plans• 5ubsec�®n 1 ' "t requires r an applicant to isle such a p lan Subsection 1 pr oV ides• • •e " : hn c e - When necessary to give a�eess or penmt a satisfactory fume t.,~, t•''. division of adjoining land,streets 5.71311.be extended.to the brundary ,q+ -. • r 4 lines of the tract to be developed ICI , 7�7' (' - •" r r (1) This section does not autho • ` applicant to relocate development - i��the hags officer to require an extend streets to the .proposed , rn off the�i It mere:l site o f,a gi�ten a bc� ., c sa t pattern s y an applicant to s a edge of the she so that they can be attended off-site in the future. The applicant has done so by extending "A" and "B" Streets to the south edge of the site. The record reflects that those . . .al constraints nifty affect such ". streets can be extended off-site to the south although physical es :, . off-site hearings officer ex�nsioaLS Without mom evidence about the'.o,�sif�conditions,the h off-site _ ; but the C r it a leasable to extend streets to a south, r cannot determine whether does not require such a determination:. i • �subsequent application to d its at this game If a Stab ,� adjoining land aension of the street feasible then sot � adjoining includes evid.en��e that e� treat aS not •- 18.164.030.F.i s allows modification yf the approved street ply. (2) 'There is not subst ►teal evidence in the ° h • rec�Ioird that the sight distance from proposed.access points violates applicable standards Or that the sight distance '' A condition of approval is . . _,. proposed the those taridards. �P ;., .. ir�tcr'Sectaons complies with standards requiring pp ° ° m it certification from a professioria,t engineer that warranted the a hcaa�t to submit certification • y Page S° Hearings �e Fc d Ceder SUB 9 5/SLR 94-0007(Totldview Estate Q] ,, .. �i sight distance with 13a�d�� 135th Avenues complies at proposed intersections r ' '� 4 - � lies witka city ., , standards if any. b b• A half-stet would not comply with general standards of the CDC. CDC 18.164.0301 provides that partial street improvements are"plurally not acceptable,' altho�.gh they"may approved where essential to reasonable development.ao • a�F (1) The ltd nrngs officer Binds the word aloes not contain evidence a 1)' •• ..k :n that a partial street centered on the south edge of the site between"B"Stet and showing g ,- 132nd Avenue is essential to re.a.sonable development. On the contrary,the preliminary plat ....,-- •• '. shows that the subject site can be developed without the half meet. Therefore,in the 4, ,; content of`the application under consideration, the•ha1fseet ils not essential°• (2) The menial also does not show that�; half-street is halms sheet� a.,., a the development of the Etche rendy property. There is testimony disputing the sarety of an err ,rectuon of an east-west sheet from the Etchemendy property to 132nd Avenue,but that Neither City staff nor the.. r,estirnony ire not supported by substantial evidence in the record. � �e �a andal evidence of si ght d a- ,ments,speed � r�iaernendy°s provide subs, . °g " taYice,such as rne.�,� r ° studies or the like,at either of the poissible 132nd Aa. hue intersection pouits. Neither r d_ a. r • evidence that the suet system shown on n'ie'future stmt plan . , � -�rovtde�;1 substantial evx o prepnr+edd by the applicant is not feasible due to topography or natural conditions. In light of c the ° of the co ose':treet,the hearings officer 0 �c➢c of subst�taal evidence of�e essenn�'�need for the halt� , • , finds a b stet should not b�required inst�,d p p �'�'�l:etS. -• .r .. 4„ There is a disptate about die safety and adequacy of aCCOAS to SW 135th Avenue. The parties did not cite to specie;,cope language tegairding this dispute. The hugs officer cor ludas that the proposed location of the intersection of the street on the site to • .h. • n ,4- S. 135th Avenue is safer than the location that was approved when 135th Avenue was created t ° (as ref1e d by the curb cut abutting the site),because it provides better sight d stance. The �h - intersection at SW 135th with Walnut Street is awkwa ,but the proposed subdiv On . .t.�• does not significantly affect that intersection: By providing for access between 135th and proposed y °" « ,.,�.� 132nd Avenue, the so Osed subdivisioai may reduce traffic volumes on 135eh.Avenue. i° e ♦ does not show that 132nd or 135th Avenues are �� , m In eraevent,vercapaci nor are subject significant hazards. p over p ' 5. There is some confusion about the application of Molar access standarrda to tare • ro �:- : • i CDC 18.88 040 requires that 80 percent of - the lots a1e.�z certain standards for subdivision. . v solar or=ientation. CDC 18.88.04.0(D)provides criteria for exewp+tiling lots from the solar • i .. . ; orientation standards and CDC 18.88.040(E)p oxides criteria ur der for teducin the percentage of the lob that must comply with the standard,. The hearings o finds that ' li n y plat complies with the solar access..:.. t : , ' , ° a.. the pr�� . . �.y p P exceptions and standards,-with eacc ., � � adu�er rents permitted by law, 1 based s on the inuebutted hould i de end.testimony y of the applicant. Therefore,condition of approval 18 6r: a There is a concern -. bo.•t storm water ds; nae The ♦ g officer finds the preliminary reae p lan,the findings regarding storm drainage its the Staff Report, further calculations reviewed lay the City staff confimiing that the,size of the detention pond •• adequate,and the fact : ° « • d show that the plat complies lies with ,nplat to • .� .. tare a s o is a wade that a improvements reviewed with _ final they satisfy the City's design p p riff .. Section ® e i approval criteria or a senor five lands permit within dra ewa, s in Se ?8a . 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I ��: BEFORE THE LAND USE HEAA,'i[d S OFF i��tt I �I ri'• x N 1 ,i! • �.ti-.._4 FOR THE CIT�f OF TIGA�.O, OREGON I I ., _ Regardirmg an application by the Dalton Cowipany SASE'REPORT n ici consisting of, ppr'oxirnately SUB 94..000m:' forubsvo�a4�1 ca - 13,7 aaaes located west of SW '132nd Avenue, east. r I SLR 9,4-OOO'7 s a�f SW 1,3Lth Avenue, approximattiy 700 feet sot/4th , • a • intersection of SW Walnut Street acid SW 32nd r -� of the trot �- I ' . I s Avenue acrd 1000 feet south of the intersedior of SW Walnut Street ar*d SW 135th Avenue: - I. SUMMARY OF THE REQUEST 4y CASE: SUB 4.0005 ,,,�'. SU�Subdivision� Sensitive Lands Review' SLR 94-0007 ` : ' " SUMMARY The appliicant requests Suk di vision approval to divide a parcel consist ng y,., I of approximately 13.7 acres into forty-Seven lots ranging in size from 7,500, a square feet to 13,000 square feet, The applicant also requests,Sensitive , Lands l�e�vi vv approval of the prelirrminary plan because road canstructipri d r de areas , ,. � � excess'of 2,� ' a�A.� lot p�r�e aratlor� would include with slopes in e ,,-.' nercent: The site also contains a drainage swale« I' ,. i . APP!�JCANT4 Steve Dalton ,OWNER: ,perry Burge , 8465A SW Hemlock 18915 NE Calkins' La ,e ,I;, Tigard OR 97223 erg, OR, ' ,• ,' E f��uv� I ._ � CCVPty �hlLvgl�� PLAN �ESi�, JAT90 b e Low � ty ntial }., , .. . .a 1.'1.1'19 1�. ,i Z CN!NG DESIGNATION: R-4::j,'d (Residential,entia, 4 5 Units per acre) LC CATBON• (WCTM 2S1 4B, tax lot 600 3. i r i • Al N S +C ffiCER SUB 94-0005 , Dalton/ ur�gi( PACE 1 _ , . - rr ' .l it ' ' ' ., .. .r . . L . _ ..x.. e „ Sri: I ,�., „� �,,.,,.. ix,.1...... , .., r.:V°,,-",..'..,:,::• 'Y7 1 lf` a Y r t ':.f, �"� L y..k'"". .,, ,,', ,M1r .�- i rc -7yx.. t r,.v-.i l ��,. ..�'+-'-•�'^ 1 6 1 -'1 r, fr :'r ri ,,r �(`�� 1� r ��'.�• -w!-..>T._""t9 'r{�.. aY.�. . ,, .�. ,;w ,••,, .. . ,r 7w•v s:•-, •,y :. ��" v 1 4,r. �,v z ;{�� `gip.� }.,.• 11 r / It -;, ( ,, ,,, ,,:.y,•r,r,, t. •, 1 ,', w ''' f� '.i.lk ,.{fir,r;';',:4 1 1-it,''',,--;:. 1'u 4,5:,91 ,'-f,; ' ''',",:',;;,,,,,V,,,,,',", 1 ,"11 � ,� M^ I �' -:^a t C',?r� '+ lit �,,,rryY z'I'PJ � �(;f'r { �:[.:� `� J , r. i < .1. P; ..i �\f',:;;' f, � � ^rr' "r { ...-Y"S>'" „,:,:',;"4-144;',.d.. '�4 I ° ./.. ;fl. ..a ',!: r r� f 4.; '.',r�' `".^,t• r, f; i�v riu A t, r. , , st t t L r .,_.t _ r h, d ''.,r JJ Y a} C+ 1 � I rr•'";i �+ , ��, `,j e, F �, t,l � `1D .l � J `•;� r - {JY I Y S M•,.v t•',I n, ^r �<<'Y , t S {A. }, r ✓M.; (�j ,r �1 �/�O .l �;!' r,.. r , I'_ G::.r - r`” _',.', r Z` r•J I..�r: 4,r. i� l r'-' �,';� i 1� 1 L:r ' M1q ^` m;r. c' 11', ` �� ) i I (f1 �� , l, ' y, 1 �) ,a' r•y. I 1 °1 8`. •1: :+8 18: ., ��s -;��;�.�.�i,'tp/. Co�rnur�rt '�►evel®pme�nt�?�cide �.hapters 18•�� ir: � ,��' � i 18.150i,„10.1,66',and 18.i 6 4b Corn rehensove'.'lan , � .�$.1-Cf�,.��1;'�,,,1 O2� 18.1�,'8<��8.108 1$411,�4�. p., ar'- i'1�1h°ties 2 1 1 3 1 1 4 2 5.`7 1,2 7 3 1, 7 4 4, 81.1p.. .and 8 1 r-): ° i S7'AFF RECOMMENDATION: Apn'ova! ;EL:5je.t to "rndIt!ofss , II r FINDINGS ABOUT. SITE AND,•SL$RRO,UNDI,N(J -;r ' •"4. ''' ',44 'A,. ',' ,.5,11,e size and s , : , ,� ' a '? T. Lot 600 is a rectangular parcel contaunin8 a'pproximately'13,7 ages. the site .r r, 'o' :•• is ap�proximateiy 650 feet north-south by 975 feet east-west:, ,A,,225 foot Ly'1 5, . .. 'e:' t. foots notch is taken out of th►s northwestern corner of this rectangle for the parcel , ''' coiltainittg the Tigard's Water D trict's water storage tank On SW 135th Avenue. -''' a' '• Site lio ation: , ,;t' . a f ` '' :` The'site is bour1ded by 132nd on the east and SW 1 35th-Avenue,'o: the west. ,'f. The'site is a 'tokinnatei 700 feet south tion of Walnut Street and ' ' �. ' .� � pp 001 south of the intersec , �m ; .. SW` 1 32nd Avenue, 1000 feet south of;the intersection 6,b'Walnut' and 135th , r : Avenue, and east of "Hilishire Estate? subdivision: ” • r r. r C .,•,:. � ' �xiaton i.ises inzl s�iuct�res_: C The sites r presently vacant and shows evidence of havrdg beer? l, gg, ° 1r logged sometime ` ill the last 10-15 years. De I.2. o graphyAnd drain- e .; • a ' The site slopes significantly from a height of approximately 450 feet adacerit to d ` `✓ . the newly constructed, : area of SW 115th Avenue. Ievatdor� Of ,, ,_, to a IOW e .� ern cornet o, t ie,siteb A dra • � " nage sw:�le r apprl�xi�riately 300 feet in the northeast `` runs across the southe of the site The ao %l. ant has submitted'a shape r ast corner ....1/24(9 a,na w ; i �, r i to .. iysi� map that notes that approximately 2,1�acres of this�scte c�;ar�itaon� Dees, t rode: se a portion skcpes in i tcess of 25 y . � 8ecau' of.t ese . in excess of 25 percent A percent will be ut l ized for i oad development anr1 reeidential devrlipc e�tt andhtn,', site contains a drain- e svvale a sensitive' j ` : 3 C i ■ • y�ow is t szc exec,,, paw�t of tars -lands r ev , • subdivision application: i , w , ,'''' ' ''4 ;,, ,,,,,, 4,.-,'", g',', 1,;,,,'' .1.4''''''-', . I°1EAR1NG5 OFFICER 5�8 ��®�QQS � Dattoni8�r,�e ,.� P�d : ti, ,, , .. � rr ,. 4 .: ., -.: '.. ' E. 5 rr uhdin ono nd I rE SM� - The sur►.oundrng properties to the norr�A1 and south are x.oned`'for '11' le fasq,,.Iy ' v ' �r� n I � at of .- r s de teal � 'being>, �r�t�a a f 5 units� e acre. ��' � e • p � �' to `west • �I. are &urrently being:developed with single family homes on property zoned iR 7 . ,, per p r �" p a.� t ��esidential 7 �nits�. er acres. I''ro ertle� to the n,��th of the pub eat site contain • a ni tuber of single faimily'residences on lots substantially larger than the minimum, ,, v:. - lot size for the zone: „These lots have potential for''ret evelopment. A Tigard Water District water storage tank is located on a pareel to the northwest,of the .' -'' propo d subdiviiiort Parcels to the east and south are largely undeveloped Banc, . •- are wooded: " ' Go f ro used u l ` . single z , T ,�app l oca nt p rn p uses to subdivide the site. into 47 faril Y residential lots I. R 41,ig in size from 8,000 to 13,440 square feet The subdivision proposal . ° • kE t ,dudes the development of local streets off of both 132nd Avenue and SW 1 35th P topography, • anus. Because of the steep the two roads ®n the;site are-not . connected this �: � serve 20 lotis, .: . westernmost road would intended to be coranecte at t is tarn The wester and would terminate in a temporary dead end abutting Tax Lot 500 to the south. - r .. .. The eastern x., . • 27 lots and wv4u�� alsG! terirninate in a , most road would serve temporary dead end ab tting Tax Lot 50�. The preliminary plat shows a p o possible---, £cherrone;for road development and connections on the four parcels to the south: provide,��. This scheme would fpi� a future street't�pnnecetson betty' Avenue and SW 135th Avenue. No road connections to the northf,are propoosed: -..� - . pP •. . also requests Sensitive Lands Review approval of tti0G preliminary %4 The a Ir�:ant als � � a lan because ro preparation i oli.rde areas with d. � ad construction and lot rep ton �nro�ld �n .. ,I M. slopes in excess, of 25 percent and the site contains a dfainaage swIfiispe • . ,, a:. III APPLICABLE APPROVAL STANDARDS h .. A. Come iuinit a velo alert Codet 11-1 loo elo :. ar t Star d rd � - 5 zone, ° � ._._...,...,..�.p.�l...t_..�..�...�.r,_�� Section 18.50 �or�tainrs f�t,�hdardsa for the � nee , s. Singleafai�nily detached residential units are a permittled use iii the zone, and vast '' - :; 2 , I. . c�ar�ply with the following dimensional requirements , � , . :1 Minimum lot size 7,500 square`feet/Unnt' ,,� `'' . Average lob; width 50 Met ., s. 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''',''.'.',:„..':.",''..'.''',..1'',:,',,'':',,,'.''',.,:,',''',,,',','f'\,'','''„'';'''''',',:',''.,.,:'','''"'.'.:,'':,:';:,'',:'',.'.,..,.',''.,'..'..',,„.'-.,--•,':.,-°','',.',h,'',;,:.,4':,.',)',:'',.''',\,,'\'','''''''''',"',',..-',:,'',',':....',,''.,...,,.,',„•...''•.-.,':-„''',','l e'';.7n'.,r',t c-.,.' bac''..','k','. ',.,..•..,,:',','';'',,,,,„',,,,:,'-,'',';'.,.'',,',,,,.,.,,,,,,,ic,,",,,,,'",?.':,''''',,,-„.'P't,i ' ' ' ' ' OaeageAeLYa ,- • ` ' , '21,feet,,,' i .1, :,,,. , ; ,.".',.: ,:.',.2°,,!'...",.;;..'',,,';,,,‘,-!::,..,,',-',.:.',,,,,J.,,,e'-':,4"',:,'',',,',,,,';.,..,:,,,;`,:-,,,::.'':,,.',.'-,'',,,,',,,'.,,',,,.:',',,---,,', ;• i i r sideyrd'setback 5,iei ,., , ..,-',;.„'1,-,,',.•''' - ' • ''' - .- ' ',..'-'''''' : - ,-, ' -: Corner Sideyard setbacl<''' ,',-',,'-: 1 ' . '.\;..'.' ,,, ',_y,-,,,,', , , -... ' .' : , ,''' ,,,';'''",' ,'!,•-• • ”, -' -',.'. ,''.., , , ,L,. ,. . .. , ,.,,..`. ',,,',,,''',., ilS',,feet,'`.,'',',,,,,:',,,,i,,i,-,..--,- ,..';,.., ,,, ,,;i.:'-;,'','. ' '.,,,-,;.p.-,-',1,,,',,''.' .. : '' ,,„,..,.- ., , e'.,. ,,.,,,,,,Rear setback ," - ' .,, ',.„'. .:',.'..': cr?.,.. , .,' .:',,, .,,',.:',:',.,;, :..,..i.P,',.' ''',-,,-,''''‘'',..,,,,,,,,i,!...''',;,..,,,',,,-'16',',:..,',;,, ,,,:','..,':',,,,.,,,,:',,,,,,f,,,,,',:c-',,:-',.'..,,,,,.' .• - '''* ' 1 ''''''' '''' ''' '''''' M.' rn building height :, ,-'' ,- ','i.,'1 ,, 0 ,?..' '',. '''' ', ',.;;,• ' .., ''' '' ' ,•ti 7 r , ' '.1 aX1711.1 ' . . ''. 't,* . ' ' ° ''''.,1 ,'''',',''',' .1' .1r 7,r......■'..'' '°; ,''''',',, '1,! ,'"-.. ' ii".'1i1.' ..,;'''" ■. '' r'' ' ' , . ,,,•• '''',,ri° ')'''.4,-,,k''''71:,■'' 1 . .'°:;':' . I ji:.._.. e..,.*:','L ,, .' 11 0 AR 04(si(C)(i) rtadards k• new , ., , ,' . ..-•....,.---- ':. ' ' . , ',/,;;,:':'''''''''''' - '''' ''' 1\ila.,,,,...,.....g,r'ptcc SS.•,,,' atIk;Livii,..gq.:',#‘,..4 °7' ' '. '' ,'1,,I,', r,°■,,,r.,,,:,1.' •.[0:ill',,.'7.',la., 4,.r;'., has'a ,' l',' , :1 :..,,,:',:" .•I: .'','''''''''''''''s ,'. J'' '' '' ' eCS.idential'..-, , . 'A' ''''* 'ith' ,basic 501at acc'es610tt0n9r* r9iii ,ri ......,::'. ''. -.,.',' ' ,. ,''''',,'. ,., . , ,,r,‘ ,. •1',' ',r . ', devel°P.m. nyt.'''. A,, ic3tt.i'll,tc,etsiii'more li..i.d(;fra ,..ir.,:-.;„7.--0'Ilt,,10-:t:ileil,t,i,,..t:1)::,a:,.t:IsHprilent'i4;_,,,,:.7',,i',...',',..1',',..,or..::,.....*: „:,... --,',..,,,,,,,i 4 notth.soti i'll ditri erl:s. tlot,,,91,) tirevel6taxit,, A, u,,bd .i0n,,„,c0,-m0, 11ev,f. ..)1,ti..,j„,t11.t? basic,, .' '' ''' '' ' ,;'°1,,,:i° : .'" within :30 d0,..14-eees of ti. trti e.eas- ,, ‘ - .. , , , - ; '.* 1'. d ' 'I' meet this.standard -' .. '''' " - - t'' ' 80'sii . ' more of the newly ctea\* parcels , • ' •-. ... i.ecitiirerrieil- i 0.or , , , . ..,,,: ,,,. ..,,,,,, , • ',-.•..:. ,'',,' ,,,':,°, :',-;''''," '' '• .° ',': '''' ', ,' 1'. '',,, - ' - i' . - '. ''' I.. . -',. t:',the, city's'Sblar'''',Acess''',§!'a!191.u. ' 'Y • • . ' . .''''''''' Alternatively, an applicant ,-3=1,1 11'1e,e , , ,, •-•::'''' : ''''''''' ''''''''''' ' ' '' ".;" -'' ' t')rri plying. with the p.-rotedd-Solar B,iildin ,,i,'lline.,,,c?ritlo'n or tle'.-"0,.f.if,,titiei.cF-: ,' .-..°_/. .....,'.'''''''''',‘.:'1'. : ''' ''''''',',,r:' "' ' . Option.' 'ElenrgY efifrieleticv.-' i '.',\,,,nsur,e.. dilili' g),"ale',h,,,,th,'!4,hlb6.'.ai,.)t..i'dh64! the.-'res'lcltce with . . g . . '' fficient solar access or.through, t1710, design .ot,,,.... e homes vii.:)iOh'inorporat!s,,,, . ' . '''' '''' 'su ' ' with soiar,`,i)t,i'eritatic)ri,. An ap,Iitant'ca.n.t''ecif u:0/ tian,,,eX,ce,ptiohtc), ',, ,,,,,,t,',,,,. ' .'.' •- • ° doit,,,glazing wit ' - i' t - Its. .,$ite ' 1' :.. "..:...'::ç. ' 'Wthelnsolar access, standards based o the (Olio:wino deve.„.1,,Irre. , -cons rair , , topography in exc'e.5,,,," of a 19 percent slope, Shad,e'from.eX, =ItingOrt-,slite(,)r,off-site_ , , ,., : '.--. '''' '''''' '' . vegetation or structures,significant ilIJral f"tur_esip'x,,,is,.t,!iig,:.",,,.),4‘t.,ret'pu,public f a:,se, m,,e.r)t, ..s, . , ,:,:•,. t which adds 'rive 1:•• • ' ' patterns imPaci to denS,b'tv-,' c:°--Sil; 61: amenities', ' 9! ' ne' 1:1Piec,..,,,,,, percent or more to the'cot,of oaell lot. Section 18084.049(B)cOritains'reg■till.at,i.a.t1,,,fot the development 0. € '''' Sensitive'. ' 1.-ndi.1' .. .. :-. • , , lands with a slope fyir 25 pere.ent.pii.,,,tre_ai.,er.,.. ,Th, .iti,t,e,..11t Ic■ .11-ies,,, a, ,,,,,,,,, Review process is to,assure,'that land disturbances on ,s!00,e04,i3O.f, 25 rirr,..!ni,t ohtr, .?, 17.0.4,4ter are iimited in extent t()what isl neteggar ,for,'th„!'In,teri,t,l,' 4 '.0's.',5,;,,ASast/tol,rrs limit' ' s-ciii%; erosion/ gt,00nd.int,abilitY;arid other Possible adverse effects Pr,hz,hazards .., I, f, or property. The D;1#0.-1,'tor shall approve an application for'sensitive lands Perrn't, ' '''''. . 'that all ..'f tlirt. 1 I on slopes ey 25%. or geeater based upon flr1131, ings a a '7 , ',.-.. .°:'•'')‘ "A''118 criteria ,''' have.. been satisfied,' - ' ei - i'i'....-t".. ri or ' Intl I The extent and nature of the 'roPOSe... land" 'use form alteration e proposed greater .' that d*evelopetti- ent will holt.create site disttirtice;t0 at!) e)ti`lt. t.eater a r;.,,I,1,,,a,,,,,,'',,,,,,,',' , , 1, „•,,i required foe the use; , . • .,,, , , , , , ■ ' ,■ ' I 1-1EARtNGS OF ICER ii, SUB 9,4-0 0054' Dalton/Burge ,•- ' ' ' , r • �.�. , _{ ,r, •' ,.i-.' �- , ..,. .::' ,. r��'' ! } r I�+� 1 f'd�� {Y5 .�r � .,,,',..',,,'2;.r'' ,77771,,,,,,,,;; : r ::r... t„.- :. .�:',, ..., ,.� ',.. ..,t :. I,a ii . ;. ''1 Y:! �� 'rF , ��s vb .,1;:_✓;. , .�� .: ,, ,q. ,.a , . Y�:.:..W ..,,. ...> .,. : `1t �;�r ,Y '''''''''''',TA: � ��-6 I S. .kd.. r ,: ' : �-:;� :, e —•,,'`., x.y,F _, :, .jF „ r,, �' `1 , ' � wJr i,rr wu r ff',. .. n ..- r, �. ,,, ., , . • .• r.. .F;-. 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' 11 : � " 4" s • ., , � �� ;fc�rrr��:alts 1�• ��r, cede'A Vert �,rr :�'� t'r suit;�.� . r� tt M •° ..t. I•. .#y'.^ �tr ,I .',7', ,r.. ti,:�' 7 A '�� ,r •,• .� 1.�,.e,l^f k7 fY .r: ,.n' 'gym r �1' .r' ,� ',:�. 'i r i , r Y 1, ,1,},• .y r r. .� c' 1 ! ;fi �' �� r .. I s • . I �csrc�n',�.s relan '� imeratatrrs�r rr��nd, n�ta�►� a ,r�t��. a e � c� ItL. �i:(•r� A,f ''� 1 ,. y ,r�Y� T f I, '°i 1 I =l raw• ,i } n a �i , ; 9 Lr•r'h-zar 5 , 1� �' a . wY its' � �, ��'yA ��.✓7p- , ' 's ,�-, -, ,r u a ,• .., S,Ir '.. 1 ', ;' " � ..,,l';''''7;,r' h,,. r ,.0 '1 •d 1 , Y.,. .,.': �;�i�: .. t, y t , , ,, .,; , ' •{ J 1 r, - ?.it�. ry'"j � -' _ yl •. • ,! ,t. �� 'r � '.'_ 1 *�y 'r r{ } t d.}� {q�j'• ,, �7ti I • 'i ' 1 �rr� A i r�. sr n • o�.� .,Y :1 J axi Thy tr et,lres area r elate! sr ac n •de ed:t ns�re qtr ur_..l, • / - `1 1 I `` '�r rJS(e.I,�11� t it , r 1}� t 4 `' F .r '. r. . i ,/ � l 1 L crawl':- 'p 16l ity' p 4, , .fl�, Y�'irT l�«� 'r' ✓rte'�1} + •, ^:{ . "y, ; 1:7, d9f. �`` �'� Lf�zd6lti`'1 �4�r1 -.Cat�►ndd.l�ll`��9�s..11b'k 1 .�h ''std„ ,< .' r ., ,; 1 . de v. ■/�■ /�,s iii,. gr �yy /� � (]��. ( Y�Fgy/. {*' �yH��gyl t I 1 3,(V,O ,.Yp::' ,n pr , :IMn t ve 440. i":..1I�.4•• ^ ,,:. •Rr till r 4\ •',•y . , , � ,. ,:::. ,.pf r f d,'.• ,..... , a: ,�" � -.:?:,•,',.:',., -I' ^i •�t r�r , b'' I,, k \ , ' .,:\,.,..-L..,:,.,...,„,^,.. ., 1 v,.,, r4;.r � ,. :� • • 4 it °.,.• " a .1 l Q� ere ��r nic ' 1 , ,. ;. '�-, teb�e h �s.hro�k=��r �� abode ��c►�ra �s�bi /��Ia y :4�r,� '`sh�,N+�v� .■as, q {.1 '''''L.' I,� � �N, F � � rR. / rr1"� 1., t ^r•rr~: ,I: r. /'�fI I • �t b" +r t' I dot• , 1� ,t err/ edc�cla L#!Id ( ' ;`t ' .z .y; ' r''''; ' '�\ '..'.1, '�i drM� ;� .r, / � ,r' J > t �', r! i?4 I �.. ,�+ t r.. 'fir , n+c• Y r � t Ir - �. 1, r� 1, I .t� + t�. F t a� I- L. 4 •.,p�'"., � r ', I '1,;1 I .,q`! '. ,", Ir rri•;'.7(�, 'T''''''i'' � 1 ., - rYr,, I ,L 4 ` • , I r .,t �K�' ter, �n >:• \,wh�� n �rad�rye° •tatrQn has ��rer�b � "due �,!��rid. �'�� t r � ?� � e atta ge �� ,, ,� r, t ,,. , , I, I, t' h..ai eas rii t Covered uC:tu►,e 'Ir"�"!:' us'Sur °es F �; �r��e�e��pl�er�•��t� � bY•s�r �► .p r I i r I 't r r` �t �tii t , '` �` sa r� Id1 rdanre�.Ws � �� ter�� d�1�a , I I� ,• �+IJ� �`� rep�lant�,� � �re�e�lt e � � a��a � �. � � � ;,; are sca Ire and Screenin .' , . l . , I() r 4'i ltd 'states "ti ►t th:: 11)iteetar:'shall; r ve or,� alp rove: with Y ,.' ' ; It ta,,pie" 1 ., f! c r ° L e' f 'r i,i•^ A, ,r,' f .1,., ,ti.a d i• s e walk� It�'irr��dear� ;�' �� .s.•I cbh ltic'hs ah applrc .:!, r'eq,ae t:fair°a,erls,lt ve ear d , r w ,, , ' ' J �1 ' y, ';'J� w�i.�s h1"1tit , e j w,' based u on f deb gs that l 'of the folio .n i� ,4a h „b�t� rtn's ':� � In �I �v �':�.�: � �, 1tIS��ed,� ,, � I � 1 ,;r •,r•. del "r� ,., ,•t � I I1� :�,1 ! I , I I r 'A .• 1�-. T'her a item and "natture of�the prix ose�d land ,;a form ' �lteratic r''or r .a ce t h �tent re ter r 1 dlstubn�. s c+^� e ,. , l at s �e , r de�elo�rrrerlt ill/Id rtiat � e e 8 � than that required for the use.''' � A I r, ' :� ,� I',;":i.'1''''''' ' 1, r � i f • the proposed land form alter�rItti n or development`w�yl'`notl.'result in , erosion, stye m edi entat i n, ground i stab li ,;+ r to he`r`adverse I;`: ch site and 'offsite effect; ear'hazards t7 life or,properirty. f A %�" �s; '4'4 s' 3 The water Flow capacity Of the drainageway'is not decreased° f I' . M,lit,, + 1 • f I roe ^ 4 here n,at/viral' vegetation has beers removed due � ; lan forte '°''ql alteration n ar d cvelop ant, the,areas, not.co r bv,st� ur s r impervious ` surfaces will b replanted to p` ven�ir erosion ire •''';c f} a'� accordance with chapter 18'.100, Landscaping an f r i�'�in . al�el �'fi.r r�,R If, � r r brI , r 7 , r r +I�YI� i i tell , ,J• o' i C ,i:'L ,y, �I r { ;'t ,: �'I • 5. The t„ < inagewa ' ril4'be,,rep►lac by a. ublic'f cilrt ofuadequate , A sizr4 to accommodate maximum flog in alcccorc ance with,,. the '° ,,,' .pted 1981 Faster Drainage P a►n. t .,..,� .,, 1 ' I I. 4' ul� r it .fC , + i�� 'r',11• • ,, r'; ''z t'r", r , I, " A • � r q } 'r''''''', yK '� 4 dtnly ;V'. + �q ,�.I, ,.l e l' r r4�I I 1 I �fJ r'�' ..,,r' F r '- ran ai ,A � .,..'.� r ti �I„ '��'� .I r a• .c.. . I HE R NGS OFFICER StiR.9� u5 Palton/Brarge 4 PAGE '. --�' 1 I ( ',., + i , � , I4 1 t , 1� '"�, fi� , rt f ' , I Ir f'�,'I I 1v lA ,{ , ' I [ .... ,.� ,.. ,.. ,._,,...' , ,. ,,, .,.,. ..., ,,,. .. ..,, , 5r1 t r,'.:.r.,r''. ,.vwc, n.,l''',.''''''''I •• a { « ' I I '1''''''.',.' X -'"� I h�, 'i 1 1. t ,�-:�' t ;Ap. •1 R 1 ''''''.\\',' A,, ,I, ,r I ,€� + , y 'y+pt 4.,-:1 .Ik,�. 1 ll^ .l1� JI, P., f. . +. 1 a 1 t 11y = `I.1 1 A' :+, d •U5,� .rr(r,. ,` { it-y. .r 1 , ' w I It r , y;: „i�'; rr , ,� t ;�IA.' t + r 1 F I 'I ,1 I C. Y. .:� 'ti ' 4, t. "r .a t j;i, }l�` r ';I ,a i1� yam"... � , :. .:, .p ' ', •. t t I „,,,,,-;:ii.) , d tf rra..;< +I !r t f + r"+ ,�. r� + 5 ', ,{ } + �:.r r'1 � I tl ). 0 j y,•r + 1s rryr 7 lr A � 1 t ..1 c"' l ) P 7 ,y�I, t r •1 14 t}.,. r If ff 'e ;,q.. • t' I � X�� : . ` 1t 6. iThe necessary ��r,3' , Army +Co riis'Of a Eal fre1 ers apI t ic SIat�M1 Of Oregon • . = Land hoard Divisi ot-ii,o t ate'Lands approvals shah be obtained. , 7 Where landf+ rrrtiialterations and/or development; re,; owed within . and adjacent to tile 100-year.rfIoodpiair''.''the City :shiali require the ' ` X `ke: --, ' ' dedicatik n of sufficient,o •en land area Within,and adjacent"to the . '' ” r -X floodplairi in accord,Attce with'.the Connprehensive I'la .,This area . shall include portions of a suitai le elevat'on',forthe,dro strrubtiorn of '.;I,‘:4 a pedestrian/bicycle pathway within the floodpiaen in accordance • with the adopted pedestrian bicycle'�athvway plan. ,;t: ' M M ar i i ..'--` .- X. I'" BecaL‘se a subdivision is reviewed by the Hearings Officer, the sensitive lands I requirements for slopes and drainage come under ithe"scope of the Hearings } e _ Officer a-e..,!.e'�ob • r �#. [ eri ,l Section 1 8.92.020 contains-standards>,for density',. 11-he' riu\r ber o� . ;.-- . . dwelling units permitted is based on the net development area,exidlud ng set sitive , p 1 •. land areas and land dedicated for pulJlic roads-or parks, or for:private roadavay�,s. by• - This land area is then divided b the rriinihrrum. parcel,.size perrritteel by the zoning district to determine the number of lots whic i rilay'be created on a sites -: __..,.._._._. tg: i , p I_ar�dscr it Section 1�i.1 landscaping standards for new '. i.. " r X10 contains develo rmerit: The applicant must also comp y i standards i • 1,•..� p l with the randard5 set forth in ; t, Section 18,100.035 which requires that all,develops "� . � . : ant project fronting on a .;, A• rr,� public or private street or a private driveway more than 100 feet in length plant street trees. i. :r... • •M. a Visual lea rr.ince Areas. Sectaori 18,102 requires that a clear vision area sh l l be r�maintained on the cornetts of all •, �,o�_,.er •. adjacent to intor°sectireg:rpght-ofaways or . will' the intersection of a public street and a private driveway, A visual',clearance area ' is the triangular area forrrnerJ by measuring a 30 foot distance along the street right- . g ' of-way and the drivewa and then connecting i y Y g � � distances pc�ir�ts s . with •i ectlh these two 30 loot with a straight lane. A clear vision area shall contain no vet l�lrl hedge;.planting, '• � � y • p fence• wall structure signs' or temporary rary or er • rr�arrent obstriuti®n exceeding ' The height is measured from the top of the crr� or where three feet in height. � � p ro, o .w no curb exists, from the street center line grade, except that trees�� xceedi... Y � � rrrg this height may be located ire this area eight feet are height � provided all'branches�bel;��v e ' removed: , k,:i7 *' Ii EA tr NGS O+riCER w SUB 94 0005 Daiton/a,urg! iIA s a � .,...., ...,.,,... ,... , .,• .,., ...war ...,M..,. .•,,.. ,. ..1 ....• . n... „1 .•,. ,r fl ' 1� �.... [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]