The URL can be used to link to this page

MLP 88-16 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. ,,4 t'::!p"/,,;':',''..';',,,'.'.,.,,'„2"1.`'.,'.'''.'',''',,.,.•,,.,...*'.,,,.",',•,./',' '4,,,,l'T''•"''''..!•*.4 '`,`", 77757 •• •■•,',... . ---"---- - -,:,-'' HORN Southern bal:. \LI 08-16 SEE: -''''''',',,'''I,':,''::..,3.'.,,:,,',;'::,':-:';:','..'4.:*,r''-,..„.•,.'.,';:.''•.-•.•'+'.'.'''.'.-.”,:,''-''',' e .,,f.,) "1/7,35thilF;chc)118 Fry. FILE SDR 88-25 ., :,,11.,:.•:,;,:`:, /f' ..., if fd (./.','"'.''' ,\'',,'''',,',:','.. 1S1 3;',JDB „ 4Q0 I . .,,,.....'i 1,,•„;,,,,i'''•'''''+''•'.;: .• - :„.. , ...., .... ...,,,, , . .....„, -,1 --,- t';.•:''.. ''+4•-:-;.,"+:".-,•;',,,:,' • • '''tir,!'',.'''...;::::-'',:';•.,:i- , •i','''';',,'-,+!,-'-':-,.,-',:-;"+•:, ',. 11 .,•,,,,:-,,,7-,.,1,,,,,,,,,',-,,,m,•1+ ''-'•:-'-',r-^•' -.:--,:-,+'',. •'':'.',-,.',.+_:,i.'1:,',,,, •1 4-;+`.,... .*',''*•‘''''''1.".'+''' . ,, ',,t',"•••••';',;-''''.•."'•'i.'"I'',- — ,1 ■ f t.... •t,■,„,,, ;1' ry. ...4 '•k**,,,■‘' ,'.. ,• '•'':''.•'••,;*.:',''`.'.''.•';'-''. '.;.''':'‘..,,r...-,‘r,•';',', . ; *.' ''''r:','•'''.•:'1"—..•*.,.' ,*•.'''.i. ','',..'''',,•4,•''..**,''''.''4, ''.:'•''-';,.":*.1.<':''''''''''.'''" .,..i Ir,t'i''.1'•.',,..,'''',.*'::'''' .. ',I!'''k•'' ■L'1'. ,"''•'''"'';,":A•, •,r1 ,fr.,..k'.•'.; ': ';, *■•.' .,• , Vi't'V'','.„.-•'•*,...-•"*.., ':••i ..■ . • N'''. 'i ■'.''''`''''''.1 :••■:1':1■'`*.' )' )1 .:',I■r.'::;,',,. '''''.';'•1'.IT::' ''' ,:,...7.:■1.•'''‘'c'''.1,. ),I '''*' ''''. 1.'','.'...*!!•i' *'''L "•'' ".''''',4'-'"'''' ,I '1 '''.!':',':` r••, *,..`,,,.,,.,' .,.,;::ri," ,•,,,,:..",,,,,,:.•''',. •,' ,:i'•','',,,'.''''':',,,,''.•;''''. ••" , r.•,-,*,....*":'''',*'' '... .1',*''','''.';''''',;''...:*•.■''t.":,.. *,••,.'',..• ';',„'•',.,e, ;.",,..,',''2,-",-,,,'`.,,1•,,'',',,'., ,,.■ ,k.*::‘:':,*.,..,,,,,'p:.,,.,,,:■..,„, •it, t.''' •'.'"' '''''''''.. .*I ,*,'•,,,,I• •:',.; ,'''..'...,"-!',.!•,,, r:.'''".,,,:c*':7i'''''''''' ' '1 ,'*4..:',...:*.;,•'•i'''..."',,•'''' */ 1*,1 *■ .4'"'•" ,:',•'..-'1,, '• ,.,• •:- . ...r, *,+ . , , .. •, 4■ 4. 0 .•:'' ..C..' ') ':',..*''j.::‘• 1 a i ''''4'.' .(''''.•,':. .: '''''. '1 •.-*.' *,..;',';‘,.:r.•'' ,''', . r 1 ,;L '5Vr .,r. '•■ I i '•***** ,*'1 ,• r 1 ';*.•':,•,'. ,,L ..,,,.* ,,, ....1 IM .,. cp , 0,, 2 ,I ''. ,A.11 •.1 .1 ..- ,1 , + •t'+''': i •1• ,.. , ,., -;•-•''•, ,..• .-f , . ,,f■ ,,,,, . ■ ■• 1 '''''4'„ "‘,,,,j.'• ''' :,,'P '' , ''. • ,.. ,':'''' ' ■' :.,''' ."1 --1 . ;:';:',•1 ' ''• '' 1 +'',..'''' •'-' ' '''' ,-;,,• ,,-;-`, •,,,,`,'4,,,-, , , . . . , , -,, . , • .,,,,,,, . ,i-, .,,.. ", .„, ,,-.,,'. ,,,, ''.:,+-,, ,,, fl,-',-, --,• ,I'',,.,'-‘,' ''IN,,....., IZ S4.c,"'' *' '0 '4;;1,' '•• ''+1' • 14'' ',." ',,':. -. '•ia;',•7'+•''''' .' ,,,,,,,' 414,!,*+'.• -' '. ''•, - ' :4''*'t,'••'. '''''''. -'''..„-',""2-,, -'..,-''''.',. :- ! '-''''-'•.' .-,-;-'.•+' " ''''.'.r- I t-N,-- -'',, , • -•,,-,-',, '--;-,• ,, ,-* ,•'•,,, ,-, "' -. ..' .+••• -', . '•,,', ' - •• • , ",,,,..-.„:','''•'''. .,,'. 4•1„,,,,,•'„ -'i",,,,, •„"++ ''',,,'-. ,' ,-,'. - z .. ,-'.," -, ," _- „ • . -- ' ‘- , -,-,--..',,,, ,,,',.. ',- '''''''' .' ti',4' •:4, •''• -",,-'.-,.''' :,' . ''''', ''' •.4.', ,..,'.„.'''4 , , '.''' ''' .;,, r-+-+, ''',-*,,,'-'':•+.' *(: "--, •''''1,„ ''''• ','' - .; .-- `7"",--"'* ''''' ' - -4 ,,1-"+•''' ,,'' 1,. ,, '-- ',-''i■ '',',' ,4 :- '' . . 9N0-05)Co )'C5 XV4 OWb '9(O9? 9OO IQ 1J04 AQG3/r:1Cy1 ems pone/nos uefIV"rV;0 9 0II, JNfAI1f~I(1S 1 JNINNV1d eNI?.a NIJNa 1)A$ .3uI se bpass + d3NVM 4u 3p!seJd CiiN.1 R Y.i 1, ry r,t A 1 1 a r 4 , CITY OF `T'I , OREGON rM. i • v r. ;� '°� TO: Chris Davies , FROM: Bill Baierskl 4 ," ;t ;•. a ti` DATE: September 30, 1991 1 1L T tr t 1. A , t Sr \ lR 7 " .a. r 4 r. SUBJECT: MLP 88-16 (Grabhorn) .",,,-,... •'''','":',',", Y1:',..art .5h*.i ,v , .'•,,,',,,,, „;* 1 ` �,{, - ,.� At approximately 3:45 this afternoon I received a call from Iterstent a Land Use Planner for Waker Associates in Beaverton. Her %,!,,.. - '-.4,-,:, I c�li(ants are ODOT and Chase Manhattan Bank. ,:,•:,,..'.•,...,:,,,,.;:".. • Y h i .', '; The issue revolves around MLP 88-16 and Resolution 89-27 , '').,:"':.A.*:''.::,-, (Grabhorn) . '' k According the Kersten, Mr. Grabhorn was to rake additional "- dedication along SW Scholls Peery Road as part of his MLP application. A survey was files and a legal was written for the . . , `' dedication but Mr. Grabhorn never signed the dedication. Now, with ODOT actively recor,structina and acquiring right-of-way along SW Scholls Ferry Road, Mr. Grabhorn has place a two million ';:, ; .• r dollars price tag on that portion which should have been dedicated L 0..--.*.:,. -> as a prerequisite of ILP 88-16. ,,, ` ' Kersten is presently working with Roger Warren, a district, attorney from Salem concerning right-of-way acquisition and would like to know the City stand regarding the above. Her phone number is 643-- 9410 .a, cg v. goodwin .,,), --1 , i +t 4' a k ..h Y' i s • M, ri x �., - a i `,� r• w a r. , p. 4 �✓. a,. a In Y,' 3 ✓• y y, ,� - v ;l. s „ ��, (uc�arrw.n.r.+wws+.wtw.+w�r�M?nr+r.x.-.-....�...-'"--•--•-.....•.- ._.�__...�...__.__----- ;,.!,.:)7„'', !;',,;,::',-.','''-`-='.':". v 'iu t i,.t',�i. Y� ejj t:� «�l�t i�IIIIV' �, 1312 S.W. HALL BLVD h uM• �..r._.. .♦ P. • BOX 23397 ,A, ..L:` , TIGARD, OR 97223 ,, ski' #t ` ( 03) 639-4171 1 OREGON r•. r a; i d.:- Rt IM - vM " , 7/G nary ,I ,a��d,;r :., ' ,---1), ()(df gi'0604 I . 9/7/. e'7( tia5471fec ` •,;t ; , i52 L..��/� - Wi, ,7/ G � ti r.:',r,.,,'",',,,,,'4,:...:.,),... 5 e , 'e V•• , 4,:,......„:,:,,,-,,,,:._-;.,.,,,. , MESSAGE •••• •" ' ee ... ' • ii e7.4.e)kt ., k . /7-. ::40,"ie .e ' ' .z. or 6we'404,e1, ' ‘ . -: 4,,,d,h::.:',..,',:',:::::,.:::';.,,i.:,, , 'iFe.L.. .......,.....,..EL . r ' ' ,. .4--- , '' - ' ' : . ,, y Yr` ` � i w e. j � f y (/ / � /y /e1 0 $4x ,, m'� .AL R!¢.' d 4 ,Ir. ✓Lf),, • .'I: d , ..72._.' ,e20 6 . e,2:A6r ' ' ..: v � G /i Yr,.r it `i......`.. . .. .�- , ., _ it - vA a war.. .�...�.,..' - - ...�...,....ur. - , -,: . CZ •''. - 411111111111111111111111111111111111=11111111.2111111 �....� . f co REPLY' I ■ y SIGNED, Y �1 - � _i! PLEASE RETURN r LO Y W.T H R KEEP PINK COPY POP YOUR RECORDS",_ yy �p��yYYr..'4411. . I4 . .. .., ':. ; ., •'.„era .,� .;', .,' * . .� �'. �_,± Via; 4 t `* � n m II • . 1 4 ;. . :: •,,',,.',,..' -r,.. .■:. -1.'..::••:'''',:::'. . :.„ I 1 'I ..,..,,... 1 ',.. ".;.". „ $ !,,,,,, -.•'''',....:, ,•.; v:,,,'''. ...D CITY OF TIGARD, OREGON , ",„ `',* .*• .".'-',''.'[.. ..',!;'..,,`‘,•,:".';,..,,,,, RESOLUTION NO. 89 -a- 3 , )..,::...-, ......' A RESOLUTION ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE AN APPLICATION FOR A 1 •., =:..... ..',....„. MINOR LAND PARTITION, SITE DEVELOPMENT REVIEW, AND VARIANCE (ML? 8S,=,-5.6, SDR SS- 25, V 88-39) REQUESTED BY BURTON E. CRABRORN (CENTRON). , '.'0' "'%.'•",4''•-", .......;,...'•,..„'t. -; 3 ''i',.: ''I.:"-'/,'''.; ..—..*...,,,,,...—...........— ........ 4..ma.r a me N.a.sr a ir■••Pm ta a o•■■•••I■+...••■•■■........ sosomwooesams..... • ''':'' ,':" • ,1, WHEREAS,' Burt Grabhorn and Centron of Oregon Corp, have requested a partition to divide a 35.39 acre parcel into two parcels of 17.83 and 17.56 acres and for development of a 266 unit apartment complex on the southern 17.83 acre tract; , , . WHEREN%, the Planning Division approved the above applications subject to , .7. ,.. ...• .., ,..,,„,. conditions on December 22, 1988; and l. WHEREAS, the applicant appealed this decidion to be heard by the Tigard '. .i• -•-... r„, Planning Commission. On February 7, 1989, the Commission modified the Planning ,i• '.,, - -,:tS',„ ... ,„-. ",, .. Division decision by deleting the requirement for a public east-west street but ..,.'..*-7—4. .o.,‘;:. , retained all other conditions originally prescribed by the Planning .Division; .• . • and - -4.7', .',4-.',.,'•": , . . . ' ." •!,,L ,'. . .. . . .. . . , J-4.'..t,•*.,":, ." WHEReaS, at the applicant's request, the City Council agreed to review the Planning Commission decibion as it pertained tr1;..street' right-of-way dedication ) requirements. The Council also moved to review the east-west street issue as "•Af-% ;-' . 0 .,..-t' ...J well; and .--2*.'„ • . ".':,-','• ',-..,.* WEEREASp a public hearing was held before City Council on March 27, 1989, to consider the proposal. . . . ;,'•'''-'..'",'.' „:;. . NOW , THEREFORE, BE IT RESOLVED by the Tigard City Council that: . . Section 1: The proposal consistent with all relevant criteria based upon j: •-*;',.. . . p the facts, findings, and conclusions noted below. , ',0.- ,''''.•-• ::. . • A. FACTS ' . ' 1. General Information CASr: Minor Land Partition (lKLP 88-25)0 Site Development Review (SDR OD ' •• . 88-25) and, Variance (V 88-39) , REQUEST: To construct a 266 unit apartment Complex on a 17.83 acre site. I. The complex will be located on both sides of Sumner Creek. A minor and partition approval will divide the 35.39 acre parcel iill . into two parcels of 17.83 and 17.56 acres. Also, to vary the Code building setback along the eastern property line to 20 feet 4 IN. where 30 feet is required, Zone Desilnation: R-25 (multt- IT ' family, 25 units/acre). ) RESOLUTION No.80-07 PAGE 1 , J Y yYT� F Y ,i{ y 7)�,) , t t' • . 1g4, 1 rk x; rt ` aJx i. ,', + 4:!:,::7;,-;„x COMPREHENSIVE PLAN DESIGNATION: Medium th.gh Density Realdential ') +° ' ZONING DESIGNATION. It-25 (Multi-family, 25 unite/acre) , t > .�Zx Ai x,`xt rte'° `: :.:i..:.'.''' '':.'7,.t ,Lr-, APPLICANT: Centron of Oregon Corp. OWNER: I,%t ` 11080 SW Allen Blvd. t.r • r i{c x A Beaverton, OR 97005 ••.,' j -y M, LOCATION: East of 135th Avenue, south of Scholl Ferry Road, spanning Summercreek (WCTM 1S1 33DB TAX LOT 300) 1N , 4 �ktt t�, 1.r , • i',.: 2. Background Information - t/ +,. The property was annexed inl.o the City of,. Tigard in 1987. The )w�. k property was also involved in a local improvement district to' improve �, � p oPe y k't a 135th Avenue. This property is subject to assessments as are other properties in the area for this street project. No other laid use applications have been reviewed by the City relating to this property. • , '� i .,�'.:I The Planning Division approved the above application on December 22, 1988 subject to conditions. The applicant appealed this decision because of `4.� objections to several of the conditions. Also, the applicant amended the j ', application before the Commission to include a building Setback variance ;; tµ''l i 4 1 request.-, . • 1 k f I. 3.. Vicinity Information . 41 1k Scholia Ferry Road and the. City of Beaverton lie north of the subject it �' property. A church, a small acreage home site, and the SumMerlake development are to the northeast and these properties are zoned R-7 (PD) t. w ,' (Residential., 12 units/acre, Planned Development). An approved.-preliminary E' plat- for B'ittany Square IV has • been approved for the property immediately to the southeast which is zoned R-12 (PD) (Residential., 12 units/acre, rk • A'' Planned Development). Immediately to the south are earlier phases of 't, � Brittany Square subdivision and this area is also zoned R,12 (PD). : w,. Immediately west is 135th Avenue and beyond are the number of developed' and undeveloped parcels that are zoned R-w25. ' 4. Site Information and Proposal bescrivtion SumMer Creek run n in a east-west direction through the southern portion Of ® the property and a 100-year flood plain as well as a wetland and wildlife habitat area have been identified on bath Sides of the creek. The area to the south Of the 100-year flood plain in wooded and the area to the north ,i has been in agriculture use. There are no structures present on the property. ;� RESOtUT�ION NO.89- / ., "I " '• ., PAGE 2 I ' i ' N ',�' .t W, i .'..., .::,' i...K .,. ..yy ^„ ';� I, Fe:� ... ,°.�'• �.� A#. ,� � .w�:, = � ..� • �` +' {ry ,k I I o: I y� ��y , . ,,,,,..,,.:r .i,'..-,', ) The applicant is first proposing to divide the property into two parcels of '''''', "-::',2'"%:'':,'1'±',': unit apartment complex. The remaining 17.56 acres are located closest to ":-..1';',-•"-4.,%:'-:;:,,,- Scholls Ferry Road and are intended to be retained for future development. :-:•••"..•1.-':..n:•i,,-'•,....- : The Site Development Review applcation applies to the 266 init apartment , ',:',,..t,,,,,•„'--,,,;.n,4?: complex which consists of a comh.l.nation of 1, 2, and 3 bedroom units. This ,,, ',,,,..n-:: ..,-',i'„'(,..;: development it divided into two sections with 96 units proposed on the ;;;;,.'„:11,•':',,:-..-:- south side of Summer Creek'and 170 units on the northern side. Each half » "'",,n-'t,':: was originally intended to have one separate access onto 13Sth Avenue. A •,:•, •.' 0.•-- -,',:.' ''''‘ common activity center building and swimming pool are also proposed on the '',:i',..-!,',-.;;:, 'n., northern portion of the development. ' In addition, a day eare facility is il shown in this northern section neXt to 135th Avenue. This day care has ':',, ' ,,,,, ,:',,,t,.' received a separate Conditional Use approval from the Hearings Officer on .%'■,' ..:'..';::.ii- .4, At the public hearing bef',re the Planning Commission, the applicant ',,,,,,nn'*--.1..qk presented a revised site plan for the northern section of the apartment .•"-i •,..;., --•.,.„-,,„::\.z.• complex which inclnded 'two driveway entiances onto 135th Avenue. The •,.. :..., ..,,..,-,-,,,,,,,-,.: northern driveway heads east between the two parCels proposed in the partition. Two additional entrances are to be provided for the northern . :- ' %.?,-,,,'-'n1., "-,:, portion of the project and the day care facility from this driVeway. The :; '4,. .n.- ,..-" , applicant also indicated that this driveway could be extended in the future to 130th Avenue and be made available for access . to all abutting ,-- :."::; ":"1.7'1%'- .'sf, development in lieu of a local public 'street. ,-: n''','::,.:',','-,4,,,`;'''',., The Engineering Division has the following comments: . . -1L,,,': .., ,*.-In', ' , a. Tho submitted site plan shows a proposed apartment complex consisting ,,,, ,,,'..,..., :-- •,, t of 96 units on the south side of" Summer Creek, and 170 units with the At ', +,„' •!''','•,,„ administration and recreational facilities on the north side of Summer •,' ::',''t" 2.'''....:n.: Creek, each with one access to 135th Avenue. Also proposed, as a -. '"",,••,.- s-•,... separate application, is a day care facility at the northwest corner , - „:',“ .-,:'". ' of the site with a separate accese to 135th Avenue. . n-',--:1,:,,'-',.-?,:„ The proposed developeent is located on the Southern portion of a -.; •.:;•,. large parcel which is bordered by Scholia Ferry Road. to the north and n: en ' 130:!,th Avenue to the east. This application proposes to partition the •'.% E •• apartment complex site from the larger parcel. OA ,7:' >U. , b. 13Bth Avenue is a City minor collector street and ie currently being ,.. 4,,* , fully improved by a Local Improvement District. The improvements to , :,' as i , 135th Avenue required realignment of 135th Avenue to the east at ,*. . .,' 0 ' Scholia Ferry Road, requiring additional right-of-way dedication from -: c. The City's Comprehensive Plan Transportation Map has identified the i need to extend 130th Avenue from scholia Perry Road to Vinterlake , Drive. The portion from Scholia) Ferry Road to Hawks Beard Street is ', ) • ;,:e,..:,,er.e.',,4•',ISOMErEler.,17",Fale, ',4.";,• e.,-..;,,,, ..':•,',.•'`-`.''', ...',..-e. . . v '':•"', .:",1 ,,'''"..4,«4 r, '•' ••■••.•:••' ,.,,i... .• .,•''•-•,NOM"-• . . • •-• • --- ..'''';':::.}'''';'*?'",',..,'; •1-.''''•:' ••• :, • •"'' • i, r•I''''',,r,1,.,'",f'.«.:•',,' 4 .""v 'ill,'L;: ••-•;'"V.."' " t ,,,:',"':•;', ';,%:''' ';',i.''''', *;•,'",,■••'.;"".',"«,,, .."•:,"''''"''''-•%.,•...,4' '1,',','',"..:•',:•V.,.■•„;,7. , . , ',,i 4:t(4,,:',.i■t,','Aii"..• adjacent to this parcel. ll'Oth Avenue is desiquated to be a minor . ...e: ,,',.e.• ...','''.,:,,,;',., collector street reqeiring a 60-foot right-of-way width, 40 feet of ,,..,k•"I• :4 i'.' . ' pavement width, with the aseociated improvements. Right-of-way dedication for 130th Avenue is necessary to previde for tte construction of i3Oth Avenue. The construction of 130th Avenue wi11 e..„. .,* be required with the development of the adjacent properties. t r ) . . .,'.... In addition to the extension of 130th Avenue to provide the necessary ,,,' '',"',',,,e collector street network, City staff has identified a need for end .„ , east-west road txom 135th Avenue to 130th Avenue. ,,,,,,, „,..,,,i,.,,',e',',• ,n.re • '1,;•:?w,;';':"''4,.«••„' ,'P,'",'-:"•'',. :7,, d. Scholia Ferry Road ts a state major arterial roadway. Improvements to .,-,.;• r.',4",..; :;,., eee-ee..."2.. Scholls Ferry Road are currently being designed in conjunction with , , • 4 the Washington County Major Streets Transportation Improvement , Program. Right-of-way for these improvements is required to be 55 , .. ,,... :4..".c:'...,.',.--,,',.,,,e,,,'.. feet from the centerline. Current right-of-way is 30 feet from the . centerline. ...,.:,,r''" -%".4'e- e. The Community Development Code Section 18.108..070 requires that for e apartmentill complexes with 50-100 units, two 24-foot wide driveways be provided with curbs and sidewalk. For the 170-uvit complex, three :::::: :: claim 1. driveways are required. One driveway has been proposed for each complex. The width of the southern apartment complex limits the ability to ',• -`,-. :......."''''.„,, have more than one access, therefore one access should be allowed, , 4 '::::'!, 1, ' provided the single accass is modified • to provide and incr-ased twicithcontchreetea \ . ... .. ' ',',.` e) . et,:e',..,.i.,, f. The narrative submiB aatptheadi application cillielodioce:;ecdrasthheadt rock ..•-:4 ',... , , ..;•• roadways and parking areas within the complex are to be paved with 2 .... . :.1,' Y '.P•"4'; base. This total thickness is inadequate. The parking areas. and low volume roadways require a minimum of 2 1/i inches of a class C asphaltic concrete over 8 inches of baserock. .- .. .-:•,%e4,,,„,,,,,,,,c g. 133rd Avenue, a City local street, is stubbed up to the south property ' ,. line of the site from a residential subdivision. Typically, access . from a high density to low density development is not allowed. . , . ,... .y .L !- Therefore, access to 133rd Avenue from the apartment site will not be .; pursued as is ehown in the submitted site plan. A breakaway type , barricade at the end of the existing 133rd Avenue may be required to I . 0 i allow access to the apartment complex for emergency vehicles. *' .''. )... '.. ..9 h. The apartment complex straddles Summer Creek, therefore storm , drainage discharge is available. The 100-Tear flood plain is defined ,.., to be below the elevation of 175 feet at 135th Avenue. ' '[ !I *.' i. A USA trunk sanitary sewer line exists along Summer Creek and the '0 . ' ,. 7 . apartment complex proposes to connect into this line. ' , ... ,4:' ' RESOLUTION NO.89-,,a1 ... PAGE 4 , ,•. ... , .. „ .„ 1, A : 4, , ,, .,,,,,,, , .,.,,., 4 ,,,... , ,„i «,, ,,,, . ,,-, , .r, « . .. A I • , ,,,* .Z. 4 ,, :',;•"'-''"\ ',", ' ".• ', , "" ,*' ,,:' : ,, '2'4,% ,., •', _ , :, it•«; ,,*4';' 9.•, , '.._** ',,,, ',, ;4;' l" 1`4,'.,,,': ,"_, .. ,. "4, 'e4'„ •4,",, '*,.•Z. . , *4«/,* i« "' '-. , '' " '',,,i ...,:',: :''.;,'"..*'', :fi'.'-'.' ".v,'::::,,;`,-, :-',.:,i,',!.::;:„:'f,'''.;:i.::::,.,',:,'.7,7g..:,.i:'",:.,Y,,'AtitiS',:z7)::..ii.:1"..",;k:,,,, ,;:,,:,t-,''''' ,,"•',..".::%, 'e.:,',.,V■ .;.•, '',•...,',A • , ^+•, , ,,,• • , .'r's,"!,; ' ''.:''''''' '' ''' '' '.. '" ' ' '. s ' :4;.!i'''.,■, '•'...r:•',":•:'. '/-'' '■ :'' ''':', r:'''','.0: , .::::brI,•.;,■,,7: /r?'::::":- e.1,; Building Inspection Division, Tigard Water District, ME, and General J'0 ,• '*:1;:1.:1':::,..:::'.,','.I,',‘:'.;:::;.''■,,'''.'.l''''i,1‘ "■ i',....... ..Z.' eeeeeee Telephone all have no obiections to the proposal. ,.,L Washington County Fire District No. 1 has the following comments: , e •• ,. 4 0.),Ite„,.,,,,,,,,., , '`,i,'''....:4.4 .4•",, is a. There should be an intsrtie to 133rd Avenue to allow for an emergency e', ,(:... access from the south. e"P'', er'• 'e,t; :::,:‘,..e,"''... ,•.%41 b. There are a number of areas within the development where turning ee, . ' ''',' `,k,-'•..' r 171N '.., A. radii are deficient. A minimum outside turning radius of 45 feet and an inside radius of 24 feet should be provided in all locations. '•,,,i.;.'.•. .''',•' .•.■:1,:,.::I' ,,,,'ii;,„,,'..,,,,, .•,,.. . l':....:''■* N'' '',. ':' C. Buildinge K, P, and M all exceed the 150 foot access requirement to . . . •`;',,;,,,',.'''..;;•."'„."', all portions of the first floor of the structures. This situation ee,- can be addressed by relocatinv the buildings or providing automatic sprinkler protection to these buildings.- , 47',/ , ,...,;.;.. . , 'e d. Hydrauts shall be located so that no portion of the first floor of a ';'";:.,5 1 non-sprinklered building is further than 250 feet from.a hydrant.. If buildings are equipped with automatic sprinklers, then distances may •:::'.''.■, , .,..,,,,:, .z:,-- 'ee-ee be extended to 500 feet. The hydrant location,o on the paa7s .ahould be '44",,,•',.,:,44 's.' 'I': revised and resunmitted for approval. , r, .. .,..e.4 - .. .,„...,.. 4, ...,.. 1„:0 :•-•`..:.#.t.', e;.,: e. Approximate available fire flow in the .area is 2$780 gallon° per ,:;,,,,,,,,, '•,'...,4.4.., -',.e, minute. Required fire flow for any hydrant shal/ not exceed this eee e ...,...".• , , amount. As these plans do not show the number of stories, aggregate square footage between fire.walls and type.of,cconstruCtiono the plans . ..• ... , examiner was unable to determine the required flow. .e.'..., ',1,, !..4 -e. . . . : . • e e '''''',''''''•': 4",' '' . . . •4''.',. f Ae..'0:1%:. ...,.. f. Prior to coneideration of this case by the Commission, the District 2,•.;',,,. -, submitted a letter in support of aelocal street between 130th and '-'•':'. ....--'.:' '4; . e - Le'C'e! eee", 135th Avenue. , ,, . . . • • . ev, , : ''7",'•'.,' . . NW Natural Gas Company comments that the applicant should be sure to •••'",'::",,•1.b.e.,:, .- : , complete a set of construction drawings including an underground utility ;:.• .2";:', ,4'.'' ''•''.,,.'•,. pike is provided as soon as possible. ',.• "*.'',:.:,'" '-' ' • , ,. , ••' ' - ,, ,,,', , ... The City Park Board comments that A right-ref-I.Fay for a public bikepath .e'.. between 130th and 135th Avenue should be retained through the Summee Creek ..•' „,' e., . drainageway. . ., .. • ., , ,-,' at -•' . *:.,...' The Beaverton School District comments that it would anticipate *sy school IV •, age students from the proposed development and that these students can be accommodated at either McKay Elementary, Whitford Iotermediate School, or .4 Beaverton High School. . . . • - e- A letter was received signed by Terry Wasco representing the homeownats .... .,. south of the subject property and Stephen J. MaloaM representing the . -e4 developer (Centron of Oregen) agreeing to the following conditions wlth , .u regard to the propoeed apartMent complex. .. A , . ) RESOLUTION e., PAGE 5 "4ee t ,• e - , , •"V %,. , . . L 1 ,' ,.. )1 - , :,,, ,,. .,' ik,-.,' , .,'. . . . ',. '!. ,.. '-:2 , , .'' *.'''.' 41''._ ''',/"*-' *" '',, '*i.1 ''',; ''''',' ',...;:`*: ' %, '.!'.. .,+.'",11. ;' *r*''' :' *''."."■ * _, , ..' '''',..''''„ :..' '• " '"■ ' * '0' '...,f,) :''.. ' *, .:',.. „ ,".-."..e..°.'.4''.4.,1-'1"'L......."..'ee,",,..e...e.'e ...' .. . ;..,, ; . e.,,,•-..,4... ;,- ..e''...... .. ee,• , . . .-',',i,:.,''':, ...‘,',..-,"..,. , , • re. '1,,t,;,.; ,4.-,.,-.,: ' -' .eee ,4',.. ,,,,* ;, 4.‘",.2-'. , ' 0,:-,• St a4, The garages indicate6 on tl,a site plan on the southern portion of the parking area will be bui7It as approved by the City of Tigard. :.. .., . '.e . ) . ,.., ,:.,.."....::' ee- b. All natural vegetation, deciduous and fir trees will remain in a 30 ,e,,, .• ..•;” .. foot buffer. The homeowners do realize that some trees will have to e be removed for compliance with City Code regarding grading. ''' ef. C. Screening structure of a mieimum of 5 feet will be attached to all .'',i,. ',.•:: ee• -, C arport . facilities to pro::ect the adjoining households from e i,.. 4,,,,,,- - antomobile headlights. te-xe ,e d. Asphalt speed bumps will be placed on the southern portion of the e• k.1,,,, iparkng area. • .,,e;. feee. ,:- .e.e ...e. . . e.e.; No other agency comments were recekeed. . ,.. ..e-, 4■ * ,,,'''.''';':::■.: '1' 4.11' ■,.•:' ;''', B. FINDINGS AND CONCLUSIONS: • --% e This application contains four partso the Minor Land Partition, the Site ,..'.,-, ,.1 .e.r,..., : ..-„ Development Review, the access Variance, and e setback: Variance. ..."..iee;.` th 1. Minor Land Partition . . ,,..,... Section 18.162.030 of tits Community Development Code contains several criteria which must be Oetiefied in order to approve a Minor Land .) - 0,,-- Partition. These criteria require that the proposal conform with the . . ,,,. . ,,...e City's Comprehensive Plan and implementing ordinancee, public , facilities and services are available to the site, the proposed lots conform with the size and dimensional requirements of the Code, and all proposed improvements will meet City eld applicable agency '. ,•. ..,,,'- .. re:,•) standarde. The Council finds that this proposal is consistent with these criteria subject to the conditions listed in Section C below. It is the applicant's contention that the right-of-way dedication ir e•.,.. , ..,,,,, ;,- ',...,e." requirements along the Scholls Ferry Road and 130th Avenue frontage is -`....,....i.- . "*. .:. inappropriate and premature. However, the Council finds that such a ''.,‘• requirement is called for by the Code in Sections 18.26.030 and ..e. . 18.164.030. Section 18.26.030 defines "development" to include • "..' i , QC "...dividing land into two or more parcels, including partitions ..." ...' , ,'. ,., aD and Section 18.164.030 requires that additional right-of-way be dedicated oa abutting streets in accordance with an "approved street ...' .!, 5 plan". A dedication of 30 feet from centerline should be dedicated as .. m . a condition of approval. The additional righireofeway needed to go around lots 94-97 of Summerlake subdivision should be purchased by the dl, LU City at the time of development of the proposed northern parcel. • -.. Scholia Perry Road is deeignated as an arterial street and 130th e. Avenue as a minor collector street on the Oity's Transportation Map e , which is adopted as part of the Tigard Comprehensive Plan. Code , .. , , RESOLUTION LL2,,89- a7 , ) 4, 4. PAGE 6 , 1 r :..!' *!,1v*A',". ! :j",,..-fe',.eeee.'2:i're.,,..eee- *:,,,,',,f, cr':,'-',,:'")'..; ■''''':i:',:',,' '' ''...i,',,;.' • '.:' '''' ,:',...:7:,.'•:":;',. "t:.1:2!;:, n,'.:2."1"!: ''.'.,:^'; :',':'"),,,,':•.,•,,,,,. '';;,',:t■!..', •t"."' Section 18.164.030(e) requires a minimum right-of-way width for i:t,.,,•.,:7..,-,,' e, ) arterials of 60-90 feet and 60 feet for minor collectors4 . Also, the impraementt scheduled for Scholls Ferry Road were approved by the ,:.,.:,V1,;,,;:-;,•i voters as part of the Washington County Major Streets Transportation Improvement Program. The design of these improvements,* including the 110 foot wide right-of-way, have been reviewed in public meetings , ..,.,e. - through the environmental hearing procese sponsored by the State . . ., f.:'. : et-- Highway Divicion. *:...-,.,,.. ,,•1.. .. 4;,,,v,, .,,,,.:..;,,',' 2. Site Development Review ,. . .,....„,..-4, The proposed apartment complex to be located on the southern parcel ...-.., H.,Ill is consistent with City standards and the Community Development Code .;..,41,. . relating to allowable .41ensity (266 units proposed, 366 units 0, - . . permitted), building height, eee coverage, and vision clearance. Additional discussion is warranted pertainine to parking, the wetland and wildlife habitat are, , the public pedestrian pathway, landscaping, the written agreement between the developer and the homeowners, vision clearance, as well as Plan policies 3.4.2, 3.5.3, 3.5.4, and S.1.1. - ..../...,e: a. Parking . ,., .- *',.:* **!::' l-,' . . ' . ... „ y';':'„. :t e . ;P: The site development plaa proposes a total of 447 parkirg spaces and :,. . , ::: %%. the CDC requires that 443 be provided. Also, of the required parking Spaces, 266 should be covered. This number Of 'carports is proposed. The only deficiency relative to parking' ie. the lack of any Provisions * for handicapped parking spaces. One such space mu.t be provided for 4,C,'i'; : .,..,, , ..... . every 50 required parking spaces. This would in the need to ,.:. incorporate 9 handicapped parking spaces as part of the 447 spaces. .1. It is suggested that these spacee be 'Concentrated near the common - %.,, activity areas such ae the swimming pool.' - ''',4** :..e..'''. . • * . . b. Wetland and Wildlife Habitat Area The wetland and wildlife habitat area has been identified in the Cemprehensive Plan and specific boundaries haee' been determined by a .... 1e.,, wildlife biologist -which are shown on the site plan. With some ee . exceptions .shown in the grading plan, no development or earth moving e , is proposed in this area. Comprehensive Plan Policy 3.4.2 requires that no development take place within a wetland. In addition, because ., :'. al * , of the open space element of the Plan, which is reflected in Plan ' e, Policy 3.5.3, this area is to be dedicated to the publie for greenway ,. CO purposes. The grading plan should be amended so that no grading takes e -,. place within this identified wetland/flood plain area. , The applicant indicated a desire to retain owrership of the 100 year 4 ,. wetland/flood plain area. The Council finds this request to be i' ,,,,,J ' inconsistent with Plan Policy 3.5.3 and also, separate, private ,... ownership foe this area would create four individual parcels that : , . " necessitates a subdivision rather than a partition approval. e , . . • ) RESOLUTWN NO.89-a7 , ' PAGE / , . .. . - . .1,,. *.',;.:, ''',.•'•'-,,..r..4 ' , ,,, ' --.1 f- ::eee '''' •:.''',, '-* •J';,'"-"t..,,:: ,,',"'„ C. Pedestrian Pathway 1;',*.. V::,--')' The applicant has shown a public pedestrian bikepath along the . ' northern edge of the wetland area extending from the eastern boundary .: . e," f.' to 135th Avenue. This pathway i. called for in the Comprehensive Plan .,. :•,:.. by Policies 3.5.3 and 3.5.4. Because this facility is am open space ... '...- c".,,'.. amenity and the amount of fill required to install the path is .., • . ,Wsf': '' . negligi'....-le_. a seasitive Lands permit is not requised. In addition, ., e...'...., :..P,: the consu1tie2 biologist for the applicant has indicated that a Corps le. . . . of isngineern pert is also not required. The need for any possible ' ‘ .',..',....e,r; permits threugh the Corps of Engineers of Division of State Lands .....'- shall be verified by the staff. The plane submitted by the applicant . ,../". do not indicate any connections between the 8 foot side public path • .'e . eee •.'' :, •'... „.: and any of the sidewalks within the development. The Council recommends that eeveral connections be providel to allow for adequate access to the public pathway grom the northern portion of the - . .,•.:'...t,.4,1.:...• ., e .. .- --. development. •• *Le, , . .'• .-",',...,e d- Landscaping and Uuffering ,*,--",:',/•-•:,1/4. .1 The proposed landscaping plan conforma with Code requirements for , minimum amounts of landscaped area, street trees, tree: within parking areas, and buffering along property boundaries. The success • , .:• .- -,„„. )1 of this plan will depend primarily upon the ability to preserve the existing fir trees on the south part of the property. The proposed „ .. t11111:: p1=01:t71 tjof.:171'.tc::e:)rIttvelcileb::::nal.tre? :1:11:pc:t11:17171:3)!:::d.:11 . ) .. , , . proposed buildings and parking areas. Zn order te ensure that the . „....,,, E. • - ••• :,,, 0, 4 .'• ee maximum number of existing fir trees can be preserved, an arborist's , report should be presented as part of the final landscaping plan for e.` staff approval. This report should indicate the methods to be used to • - preserve the trees and to ensure their sur7ival during and after , construction. After it is deternined which trees can be preserved, - .4°''':,„ .. .• . - they should be protected at a minimum by fences during the construction phases and the arborist should be available to make periodic inspections of the site during construction. In order to .., . .".. e meet the agreement between the developer and the homeowners to the south, the landscaping plan should include preservation of all natural 4 . , •\ . vegetation and deciduous and fir trees within 30 feet of the southern - i property line. , -. e. Homeowner/Developer Agreement - . 0 1 The letter of agreement noted above between tile homeowners of J Brittany Square II and Centron of Oregon indicatec four conditions .- that should be met by the developer dating the conetruction of the (" project. Of the four, three are items that can be required by the . • :`,3 City. Those include construction of the garages or carports as indicated in the .ite plan, preservation of natural vegetation within iii 1 i 30 feet of the southern property line, and provision of a structural screen that is a minimum of 5 feet to be mounted on all carports to RESOLUTION NO.89-0..,"i'l ) i t PAGE 8 • ,,,,i,' : •:' • , , ) t :1).),, ' ' l''' ' '1. '', '' ,. ,,',* ' ' :i ■.''''''' '1 '1 4"' ''; .*- , ' : '4 „ , ' 1 ' MinfirMANZESMINSISMIMMUMWM2113521galaggnMENNIUNINAimincromm.......■.-. .,.i ' ti ,.,,', 1,..•*: ..„. 4 --- protect households tzom automobile headlights. The one item that I cannot be required through City Code is provision of asphalt speed - .• . . 'Al -..: ,..:.. bumps. The enforcement of this condition will rest between the - ':- ....: homeowners and the developer. , ---.-.,,. - f. Vleion.Clearance -a-:.: .. :-7.4,- The propoeed landscaping plan does interfere with vision clearance at driveway intersections. The Community Development. Code states that area within a 30 foot 'triangular area on either side of the driveway exizte must not have obstructions that are over. 3 feat in height. The landscaping plan indicates that there will. be a.number of evergreen ......4 trees and shrubS that would be over this height and would be within . . the 30 foot triangle. The plan should be amended so that vision -.',....., - clearance requirements can be satisfied. .,.. '-.' ' • , . - •- .,, P4 3, Accese Variance and Traffic Circulation ... ,.,... .,' . ., . ,, • . . .. - . .-.% , :''i.-. . Section 18.;108.070 of the COmmanity DaVelopment Code raquires that the southern portion of the deirelopmeut have two driveway accesses anti that the northern portion of the development have three access points. „,;.--.0!" The proposal shows one aceese for the southern. segment and one common '....., - lriveway for the northern half between the two pro:oosed, rercels. ..-. . This commOn northern driveway Will have two'entrandep to the.apartMent ' --,u -- complex as shown on the applicant"s site plaii which' was amended 4 following the Planning Commission hearii-Ag. Section 18..108.150 contains variance criteria through which tlie Council can grant ,-,-• * variances to the access requirements of this Chapter. 4 • ''''''eN '' • , •. .. . •. • "';'• *', .'''', '. • The southern half of the project has limited frontage along 135th . . ' A- Avenme and the establishment of two driveways:with Sufficient spacing , ,.--k- 4. between each would be extremely difficult if not impossible. 133rd . Avenue terminates at the south end of the property: boundary but due to _ the single family development that exists' to the south, opening thie . ,-.. .- access would be inappropriate. In order to .meet the desires of the Washington County Piro District, conditions of approval will include .-: ',AL , that an emergency only access of approximately 12 feet in width be - . , provided from the terminus of 135th Avenue into the project. This 1 ' " , access should ba located in a manner that preserves the maximum number .- of trees. Because of the limited amount of frontage on 135th Avenue and the provision of an emergency access, the variance to access for the south part of ti a project appears o be justified. This driveway ',- - 0) will be across 135th Pscisnue from another apartment complex.driveway. " The driveway for thio-project should either be directly opposits from ' t the eXisting d_viveway or have a sufficient offset so as not to pose a t.' ...11 , _ -. al traffic hazard for vehicles entering or exiting oither Fite. IMO The northern portion of the apartment developmont is intended to be ?.- '.- served'by two driveways onto 135th Avenue as 'shown on the amended site , , plan. When reviewing the proposed access for the northern portion of ■• .' "4 .. this developMent, it is important to also consider the development , potential and future access for other abutting properties, mainly the - ., , . ,.) RESOLUTION 1O.89- ar7 , . PAGE 9 r. .0' , i , ' „ , ' ,,,k_ ''4`...'...,,,,...,:,,.....N.„ ' ' ' ,,41',14., 4.,' , 4 - : . ''4 ' ..':^f *„:' ' .". ' ;''',-:)'; . . ''''; ''' . ' :\''. .*:' * ', +'* : .!' .• ',",ts. , .'' . ':.::. ''' li , ' * '. 4 ' ., .4 —,*,. • , ., ',' ,i_. ''''... .',, ' : .. ' ' ' 2'j :. : ' _ d4 ■*1. 41 ''''I'L ' 4 ,' "'" "-' , . V ' ''' ' * 4 :,,:,'"t6 ,1,- .':,"4:',.`..::',.:''''.-s::.:''',',..:',..:::,•::',,F,,i',:"',IP.:'* ,1.f,.-. . isimminiessausin . :',W4...,,, •• 4:-A 4.',.. ''', • ,,-,,,, ,, :•,:::":'... ir , . . 17.56 acre parcel to the uorth of the apartment project as well as the l'...,. :. e.:..' -:-'1' , property zoned R-12 (PD) whIch lies immediately to the east. In .., , ..„,.. , ,.,.,„...--:.; evaluating the access altuation for these properties, Comprehensive T 1,.. .,;,., . Plan Policy 8.1.1. appliee: ',,,: •.,„., :...,,,,,. '- -,v,. The City shall plan for a safe and efficient roadway systems that meets current needs and anticipated future grove-h and development. In addition to the 170 units proposed to the northern portion of this •,'' 4e' , ..:--.. project, the remaini -t parcel which is subject of the proposed partition has a develok...eent potential nf appreximately 435 residences and the adjacent eastern parcel zoned A-12 (PD) has a potential for 90 • ., 4-,,, . ,. ,:e: residential unite in the area north of Seromer Creek. When this project ,...-,.., .,, t is viewed in conjunction with the development potential of these abutting parcels (the number of required access drivee will vary 4', '" ■.' ''"''. .4'' :'4,t .:,.. i' :I.,,t. depending upon the method in which these rroperties are developed), it .. . .., L. , ,., is clear that a minimum of 10 driveways access points would be requirad in order to meet Section 18.108.070 of the CDC. In addition, 18.108.060(8) discourages direct access to arterial and collector ..."k, ' :e.,‘",',: streets. .",.e.. ',.., This raises the question as to 1i:tow driveway access will be provided ,.. ,--,- for this project as well as the abutting propertier when they develop. ..---- .-. .— ..'':,.f. ,,.... i Street accesa is presently available on 135th Avenue, Scholls Ferry %-, ." '*.i!' , Road, and in the future on 130th Avenue. Although there is a - , .... ',- - ...,-1.',^ considerable amount of frontage, accede is limited in the following • -;. e, fr,j: manner: ' :* l , it " *'.4't, '';' a. Scholls Ferry Road La under the State Nighway jurisdiction and the Division has a policy of discouraging the creation of new ,..,.:-.. , :•:., ,:- driveways onto this road. Although an individual driveway access would be possible, it is not likely and it will not be permitted if other r- ' ions are available., -e , ,. ■„7'1,:..:..j .' • ',, 1: '-.. b. 1Z35th Maw .1. will have limited access within 350 feet of the Scholia Perry Road intersection in order to provide for turn lanes and safe traffic flow as drivers approach the intersection L.., ,--•,..., . . Drivewaye within 350 feet of this intersection will create , . unwanted turning movements. ,. „ .. c. 13Clth Avenue has not been built but it also is designated ae a minor collector in the City's Comprehensive Plan.. As a result, ',-*- CO the same limitations that apply to 135th wil3 be preeent on 130th .- \. as it is developed. Because of the functional claseifications of r, i Scholia Ferry Road, 135th Avenue, And 130th 3.vettiet and the i 6 distances between street intersections, it appears that the fall ' i mazimum number of driveways elhich could be allowed for this development plus the abutting properties mentioned wtald total ...;:.,... approximately 5 or 6. „ , RESOLUTION NO.89-;17 - . PAGE 10 ....;,i., , 4 . , 4,, . . . . t ..",, 4 0: ' , * _ 4 : ; . 3_ ,. , : , ,,,, * ''''fl',,,:,, )'. , , ,., .. .• .. _ _ 4.. • •, „ . ) The creation of an east-west local street, as recommended by • staff, would enhance traffic circulation within'the neighborhood and allow for improved access to Summerlake Park which lien to the east. The adopted park plan calls for improvements to Summerlake Park as a community park, A4th vehicular access primarily free 130th Avenue/Winterlake Drive. The park will be a , 4 traffic generator, attracting traffic from the residential areas along 135th Avenue. Currently, Brittany Drive is the only direct connection between 135th and 130th. Brittany Drive is a local street through a single-family residential area. Therefore, it is desirable to have an alternative connection to serve the multi‘ eamily residential area south of Scholia Ferry Road. . . . . Based upon the discussion above, the Council concludes that a local street should be provided along the northern boundary of ' . . the propesed development with the intent that future extensions ., will take place in conjunction with additional. development, A ' Right-of-way dedication for thie street should be made part of the minor land partition approval and the actual improvement of. Ni.z. ,,,,.• the street should occur simultaneously with the development ef e I, u . . the adjoining parcele. This condition will require a revision of ,. . the site plan for the northern portion of the development. A • ,, mitimum of three driveway accesses onto 135th Avenue and the new I east-wept local street should be provided with this development. . . . . . .4'w 4. Setback Variance All the applicable setbacks, for this proposal are consistent with Code , . • , requirements with the exception of the proposed 20 foot setback north . . 1 of Summer Creek.along the eastern boundary. of the property. Section 18.56.050 of the Community Development-Coda (CDC) required a 30 foot . . . t,-. • building setback when an apartment complex of this type abuts a more " ecestrictive zoning district. Since the R-12 zone abuts the subjects ' property on the east and south, a 30 foot setback is required along ' those property boundaries . . . . The applicant has requested that a setback of 20 feet be allowed from the eastern property line that is north of Summer .Creek t while retaining the required 30 foot setback along he remaining eestern boundary. The affected property owner testified that he had no objection to this request. - • The previous Planned Development approval (PD 88-01) for the abutting 00 >.. eastern property included an 11 lot single family residential ) subdivision south of the Summer Creek flood plain and a future multi- - .. family development of approximately 90 units north of the flood plain. OD .... Because of the similarities between this future project and the CD . ILIJ development proposed in this application, the additional 10 of setback .J area is not necessary north of tlee flood plain. The primary purse of the 30 foot setback is to provide adequate separation between single family and multi-family residences. This purpoee will be met , ) V 'dOLUTION N0.89-.22 „ PAGE 11 . . . . at.1 7 , , • I r by maintaining a 30 foot setback from the south and southeast y property boundaries. Section 2: The City Council APPROVES MLP 88-16 subject to the following : .j conditions which shall be .rat prior to recording the minor land • partition with Washington ¢:ounty. . ' :,:" 1. The legal description and survey snaps shall be submitted for City approval. STAFF CONTACT: Jon Feigion, Phone 639-4171. ■ 2. Additional right-of-way shall be dedicated to the Public 'along the 135th Avenue frontage as shown in the •135th Avenue LID construction plane prepared by Robert I . Meyer Consultants,- Inc.. The dedication • •' document shall be on City forms and approved by the Engineer Division. • Dedicatien forms and ina2 ruction: are available from the Engineering ... Division. STTAPF CONTACT: Jon Feigion. • 3. The applicant shall, develop a method acceptable to the City for `wa. dividing the asaeea,nent from the 135th Avenue LID between the • individual lots. STAFF CONTACT: Gary Alfson, Phone 639-4171. . mw 4. Additional, right-of-way shall be deeded to the State along the Scholia Ferry Road frontage to increase the right-of-way to a width from the centerline that is deemed necessary by the State Highway Division. `' The description shall be tied to the existing right-of-way centerline. STAFF CONTACT: Jon Feigion. . 5. Right-of-way hall be dedicated to the public along the 130th Avenu frontage to increase the right-of-way to 30 feet along the eastern property line:of the northern parcel. Idle description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms and approved by the 1 ngia Bring Division. Dedication forme and instructions are available from the Engineering Division. ••: STAFF CONTACT: Jon Feigion. •1 . • G. Riciht-of--way shall be, dedicated to the public for a street between 135th Avenue and 130th Avenue.' The right-of-way shall extend 25 feet on either side of a centerline for a total width of 50 feet. The right-of-way shall be aligned so as to be accessible to both parcels created by the land partition. The centerline may be established to follow the property line between the subject property and Tax Lot 100 f� of Tax Map 1S1 33DB, however, it shall be curvelinear where possible. OD The °,,lilt nment shall be a' roved by the En ineerin Division. At 130th OD 9 Pp Y g c3 Avenue, the centerline shall align with the existing centerline of Haws Beard Street. The dedication document shall be on City forms and approved by the Engineering Division. Dedication forms and instructions are available from the Engineering Division. STAFF PJ CONTACT: Jon Feigion. RESOLUTION' NO.89-cX.! ' PAGE 12, • • y..,,�, ., �.♦ , ,',_ i.. r s 0 . 1 ...•, , AillarifillIMANOMINIMMINIEMEMEIMMillin 4' MMIMMOIMWWW■Amammx...■...,-________ , ';. '' , : '• • o; . , . • u. . . • • I. I : . . , , 1 , . • . . . . „ . . , . . , 4 ,. • ..I = Section 3: The City Council APPROVES SDK 88-25/V 88-39 subject to the ' „.ti: • . . •.,, .. 'following conditions. 'Conditions #1 - #10 shall be tatisfied • • , . prior to iaauance of building permits. Conditions . #11 - #15 , • . . , . . . , "... .. shall be satisfied prior to issuance of site work: permits. . : . ..'./. 1. Thm southern apartment complex acc,7,:l.2,q shall be improved to provide 1,.". ... increased capacity. since only one access is to be used instead of the ', . two required. Improvements thall 'consist of widening the access at .J ..','.,.:-• 135th Avenue to 28 feet, 'curb to curb, and constructing 20-foot radius . . •, ._ ..• - -, . s., . curb returns n , either side of the access. The. apron shall be • .,i o, . ' '. '"' lengthened to decrease the slope from the gutter to the right-of-way '''-. line. STAFF CONTACT: Gary Alfaon, Phone 639-4171. . I■•.1 . I • . , 1• • .. ■,,• • , 2. The area below the 100, year fldOd plain elevation shall be dedicated . - . as greenway 7 open space to the City. .A monumented_boundary survey . \i.' ':.1::: . . ' showing all no* title 4.imed, 'Prepared by 'a registered professional. •, ,- , , .• . . land surveyOr, shall be submitted to the City (Authority: Tigard ,,,-, ,„ , MUnicipal.Code, Chapter 18.90) prior to issuance of a building permit. . STAFF CONTACT: Jon Feigion. * ' . 3.. . *A permit demonatiating compliance with State, Federal', and _..... ,• • , . ' . - local envirOpmental. regulatiene-claii 'be obtained by the applicant and ....0 , •• ,,, a, copy shall be provided. to the ,City (Authority: Tigard MUnicipal -7-HA - .. , - Code, Chapter 18.90) prior to issuance of a ,building permit: STAFF • , •-.-.. . „. . CONTACT: • Keith laden, Phone 639-4171. . . , . , , . 4. :The applicant shall provide for roof and parking lot rain drainage to , .:• the public stOrMWatek drainage system or by an on-site system depigped .. .* ., :. to prevent runoff onto the, adjacent property .sTAFp'CO3TACT: .Brad • , ,.. , Roast., 'Phone'639-4171,„' - . . - .... . , . , 5. - The applicant-shall obtain written' apPrcl from pnifiod .,Sewerage , .1 \ .• • . . . . Agency of Washington COunty to Connect to the sanitary sewer trunk : ._ line prior to issuance of Public Xmoroveltent .perMit. STAFF CONTACT: .... Gary AlfSOn. ' . . • , 6. Seven (7) sets of plan and profile, public improvement construction plant and one (1). itetaited construction cost estimate, stamped by a Register Professional Civil 'Engineer, detailing all proposed public improvements shall be submitted to the -Engineering Division for ' , '• approval. The Aiublio 'Bireet between 130th and 135th shall be detigned , to discourage high speed traffid. Two 121 ,o6tii of plan and profile . , ao . . , . .. i plans shall be submitted for preliminary priorto,subMkttal of final plans. STAFF CONTACT: Gary AlfriOn. , -. . . ... ...1 .. , . . . . . . , 7. Thd prOposed privately...Operated and Maintained. parking . lot and/or (9. . . roadway plan-prOfile and cross section detallits 'shall be provided' at , `,•' part of the public impre*ement plant. STAFF CONTACT: Gary,Alifebhe ,. . . . . . . . . . , . 4 . •• . , • . . , . . , .., )' f."gSOLUTION NO.89. ...■'Xi . ,.. . PAGE 23 „ . il• '..- • , , , , , - .....,..-• , . , ' , , , . , ' ' '• . _'” • ._ . 0' ' L, : , . , . ... .,.. , . ,,.. . , • _ . 8. Street centerline monumeatation shall be provided as follows: - .. . • •., — . - a) Centerline Monumentation .- . ,.., :. • • -!,s, , _ , . . 1) In accordance with Oregon . Revised Statutes 92.060, .•. - --4,-. subsection (2), the centerline of all street and roadway .. .,'.. rights-of.-may shall be monumented before the City accepts a street improvement. ..'' 2) The following centerline monuments shall be.set: . . . _ :"-4.,41', -- . • A) All centarline-centerline intersection points. , . . , .. : B) All cul-de-sac center points. 11 _ .i .. _. . . • C) Curve points, beginning and ending points (P.C.'s and P T.'s) . • . . . . . , ,• . ,. .. . . . . . . , ; ' b) Monument Boxes Required • t .. :•-- . . . . 1) Monument boxes conforming to City standards Will be required '..- around all centerline intersection points and cul-de-sac . . center points. • ... , ,' • 2) The tops of all monument boxes will be set to finished . . 4,... pavement grade. STAFF CONTACT: Jon Feigion. . - 9. The proposed paved pedest .)rian bike path along the north side Of the • --'4 Wetland shall be installed with a minimum width o' 8 feet and shall. be •.- conOtruoted to City standards. Plans for this path ohall be submitted . , . ' •..- . prior to building permits. The City of Tigard, %hall obtain the •• ...-- • ., necessary permits fro the Division Of State Lands and the U. S. Army . .-. ,.. . Corps of Engineers. , , . • . , . 10. COnOtrdttion of the proposed public improvements, including the ,path .'• . nated in Condition 9. above, shall not commence until after the . . - - :- Engineering Division has approved public improvement plans. . The Divieion will require a 100% performance assarance or letter of . . .. . .. commitment, a deTreloper-engineer agreement, the payMent. of a permit '.. ....-:.-.. i, fee and a sign installatiOn/strettlight ,fee. Also, the execution of a .. , . street opening permit or construction compliance agreement Shall occur prior to, or ccmcurrently With' the issuance of approved public • improvement plena. ... ' 11. The revived landscaping plan shall be submitted whidh in' consistent with visual clearance and buffesting i t,lequiremeritd in Chapter 18.100 NEM 1 an '' and 10.102 of the Community DeVelOpMent. Cole. STAFF CONTACT: Keith. tiden. 1 2. An arborist's report shall be subMitted, which outlines which trees . . . _ ate to be preserved and the methods of which they will be protected ,. Otiaq and after constructibh. staff recoommeade' that this be , . _ . . RESOLUTION NO 89- . . . , ) , , PAGE. 14 , . . , .. . . , . , . , . . , . , . _ N,. . . . ,*.... - , . . accomplished with a field visit involving the developer, a staff r� member, and the arboriat to adequately identify the trees. STAFF CONTACT: Keith Liden. 13,. Fencing with a minimum height of 8 feet shall be installed around the On, : drip line of all trees proposed for retention prior to an construction on the site. The fencing shall be inspected and approved by the consulting arboriet and the Planning Division prior to permit ' F issuance. Any later land clearing work within the drip line shall be performed by hand. 4_ sualigied arboriet shall inspect the site at a minimum of one time per week during construction to ensure that the tree preservation program outlined in the above-ment.,oned art oriet•s report is being followed. STAFF CONTACT: Keith Liden. • 14. Tree removal permit shall be obtained: prior to any tree removal on the site. Removal val permits will not be issued for trees designated for protection in the approved arborist's report: unless sufficient cause - is verified by the consulting 'arboriet. STAFF CONTACT: Keith Liden. ',, IS. A revised site plan shall be submitted for Planning Director's approval which includes the following items: a. Location of the east-west local street in the vicinity of the . °•+ northern boundary of the proposed project. b. Nine handicapped spaces within the development. c. Turn radii and access requirements shall be revised to satisfy Washington County Fire District standards. d. A 30 foot building setback shall. be provided along the eastern boundary of the property South of the Summer Creek flood plain. A minimum of a 20 foot building setback shall be provided along : the eastern property ltne to the north of the Summer Creek flood plain. e. There shall be no encroachment within the identified wetland area for either fill or construction wkth the exeption of path noted in Condition 9. above. STAFF CONVICT: Keith Liden. 16. The applicant shall comply r�•ith the letter of_ af,treement dated November LL 29, 1988, between Centrt n of Oregon and Brittany Square Il with the exception of item number 4 contained in that letter. Number 4 is not. enforceable by the City. STAFe oviMTACT: Keith Liden. to an issuance of an occupancy permit for any new buildings on the Prior . . g the site, l • MIN the following conditions shall be met to the satisfaction of the Planning Division. STAFF CONTACT: Keith Liden. 17. All landscaping materials, permanent fencin g, and other proposed site p installed per the a roved landsoa in and inn rovem�entr� shall be ind:.al led are pe pp p g site plane: .. .. . .. ) RESOLUTION NC).89� ".. PAGE 15 r y • 18. A sign =mit shill be . obtai.ted prior to the erection of an ! ) identification sign. Sign location and size must be in accordance with provisions of Section 18.114 of the Community Development Code. • o� STAFF CONTACT: Deborah Stuart, phone: 639-4171. ° `•,. THIS APPROVAL SHALL BE VALID IF EXERCISED tilTHIN am YEAR OF THE FYI APPROVAL DATE. ` PASSED I; This lb day of April, 1989. • IIP 1;:')I's..4, ' �,,i =- i.� �r � ..... .. •, .~ Ga1d R. ,Edwards, Mayor ATTEST:• ATTESi�i .. • Teen aan-R n, City P.ec rder Catherine Wheatley, Deputy , • `-\ kl/adr88-28.cck ry) • ' li""• • .� 'tip • w y , RE 'SOLUTION NO.89 .... .) • • ' `AGE 16 • • 0 • . . • File 9/P '8/ .s. -- SOR P/ ). • Applicant: n. - e 0 • Location: "_-._ Decision Date: • CONDITIONS OF APPROVAL TO BE FULFILLED uo .• Prior to a Contact Sign-Off Date 1 / / 2. a / / ■ 3. / / -.1 5. - / / •r e. / / K to 8. / / • • 01 ia3527P m.. • ' I w .,. I • 7 • • rF 411 Burton E. Grabhorn 11493 S.E. 82n4 Avenue Portland, Oregon 97266 . April 27, 1989 City of Tigard P.O• box 23397 Tigard, Oregon 97223 Re MLP 88-16; Letter of Intent to Deed Gentlemen: This is to notify you of my agreement to deed to the State of Oregon the property on Scholls Ferry Road shown on the attached 4 map. This Letter of Intent is given to satisfy the condition of MLP 88-16, City of Tigard, Resoiution No 89-27, which states that "additional right-of-way shall be deeded to the State along the Scholls Ferry Road frontage." The amount paid for the dedication shall be $0, but the consideration for the dedication is the approval of MLP 88-16. Very truly yoUrs, b 6 Burton E. Grabhorn The City of Tigard hereby acknowledges that the foregoing 0 I . constitutes satisfaction of the condition of MLP 88-16 referred to above. DATED this day of April, 1989. oo THE CITY OF TIGARD By wi Its • — •*' 4' 4 4 . „. , .. . . ‘ . --q-03 0 i. .. . . , , , , ... ty - " S i r♦, , , .. , ,, 410 .,,, T:.., . , t .• , , , . , . • k ,,, , , , , . ...... _ , , , , . STREET DEDICATION ' J .. KNOW ALL MEN BY THESE PRESENTS, that BURTON E. GRABHORN ' does hereby dedicate to the Public a perpetual right-of-way for • . • street, road and utility purposes on, over, acro��s, under, along and within'the real property described on the attached Exhibit A. r To have and to hold the above-described and dedicated rights • t ' unto the Public forever for uses and purposes hereinabove stated. ,. • The grantor hereby covenants that he is the owner of the y : • " _ property in fee •simple, he has good and legal right to grant the rights above-described, and he will pay all taxes and assessments now due and owing on the property. " . The amount paid for this dedication is $0 but the true cash value of the property conveyed is. $4,l,600.OD. . IN WITNESS WHEREOF, the undersigned gra toytias caused this . . a Street Dedication instrument to be executed this day of April, 1989. . . . r . . , STATE OF OREGON ) ' ss. County of Multnomah ) ' l,. The foregoing instrument was ,acknowledged before. me this day of April, 1989, by Burton E. Grabhorn.i :I °• •.,. /fit 4.1t. I l / � y IL otary Public f' r Orego My commission expires:. g''' ' p 1 a Approved this .3I"4 day of ,Ap i, 4989 ;At fyr '' DEPAR MENT OP COMMUNITY T?EVI~LOPMFNT .. ....I ,. ', ..'„ ', .' :/.. 14■0762 a/7 4., :. . .,, --'- By • h _� .�. .., . � -. e 111 K:_.j. • w .. ., .. G .,.. EXHIBIT A Situated in the east half Section 33,Township 1 South, A'ange 1 West,Willamette Meridian, City of Tigard, tn. Washington•County,Oregon and being described as follows: • •r 0 Beginning at a point on the east right-of-way tine of S.W.135th Avenue,said point being North 89°54'13"East .'.• a distance of gr7.46 feet and South O0°02'43"East a distance of 7.10 Beet from the center o4 said Section 33,a _ Washington•County Brass Cap found,said point also being on nor',-tangent 570.00 foot radius curve right;, • ' thence on said curve and said east right-of-way line through a centitat angle all 03°49'52" (the long chord of • , which beaus North 14°41'13'East a distance of 38.10 feet)an arc distance of 38.11 feet to the end thereof and . • .. the beginningof a tangent 6330.00 foot radius curve Deft; thence on said curve through a central angle of • ,.... 00°29'55"(the long chord of which bears North 16°2111"East a distance of 5.48 feet)an arc distance of 5.48 feet to a point thence leaving said Bast right-of-way line and running North 9054'13"East a distance of 694.95 . . feet to the beginning of a tangent 200.00 foot radius curve right;thence on said curve through a central angle ", of 16057'21"(the long chord of which bears South 89037'07"East a distance of 58.97 feet)an arc distance of 59.19 feet tb a point thence South 00003"32'East a distance of 26.31 feet to a point on a non-tangent 175.00 ,foot radius curve left;thence on said curve through a central angle of 19°27'47"(the tong chord of which bears North 80°21'54"West a distanco 01 59.16 feet)an arc distance of 59.45 feet to the end thereof;thence South • ' 89 54'13"West a distance of 684.78 feet to the beghining of a tangent 22.00 foot radius curve left;thence on said curve through a central angle of 77°07'56" (the long chord of which bears South 51°20'15" West a distance of 27,43 feet)an arc distance of 29.62 feet to the Point of Beginning containing 19,006 square feet or • . • 0.436 acres more or less. Basis of Bearing of the legal description being County Survey NO.22,891. . J 7 ■ • co Prepared by: Wake r,Associates,Inc. ��• ' 11080 S.W./Men Beulevard t ,. ,yi, . ® Beaverton;Oregon 97005 r `� • ' d „, 643-9410 "—®'` EX44.EXA 111,/ T 1 1 ILI 4111.,Y 14.103 THOMAS J.BROWN , 01575 , �xr ,---4., _ ,111MIENIMEMENNumummiammomms„., ._ . . - .. • • /--- rY. °)' ' . 4, # is . 1 L , _f--- ,§ (.....0.1:„........„......„ ,...) 0 1 j'".4 lc ii 1 0 II i 1 i).,, • F , !, • ku NI - 1 111 i , _ - - --. - - - .- - 1 - -. - -,0..... , .. , . ..�•,i•i.if�ii•♦°• ♦'�f°•��1��:•-��.•••:::::•.,f:.••i°•°°°••:°°:i:°♦°:• °ii.°°°i♦•• :if : • °.t� •••i i•,:.•I I°°°°°°§i°°:°E<°°1 i°°�°°I•°°°°•f:°•r°4°•1•i°:::°a c°.e•e.:s i :.i°::•::$..♦:r:::•ii!:r:•••:li i::::a••••::: °°:::::: 0 , , • 0;.. STREET DEDICATION M1 KNOW ALL MEN BY THESE PRESENTS, that BURTON E. GRABHORN f does hereby dedicate to the Public a perpemtual right-of-way for ; street, road and utility purposes on, over, across, under, along and 01, within the real property described on the attached Exhibit A To have and to ,Hold the above--described and dedicated rights unto the Public forever for uses and purposes hereinabove stated. The grantor hereby covenants that he is the owner of the property in fee simple, be has good and legal right to grant the ill rights above-described, and he gill pay :Al taxes and assessments now due and owing on the property. `' The amount paid fol.• this dedicatioli is $0 but the true cash value of the property conveyed is $80,800.00. /: IN WITNESS W�EREOF, ';'he undersigned granto 'h as caused this •r Street Dedication ication instrument to be executed this 2 day of ?'t ril, 1989. .- „„•.-----2 Burton E. Grabhorn +,tsti . STATE OF OREGON ss. County of Multnomah r' The foregoing instrument was acknowled'ed before me this .. day of April, 1989, by Burton E. Grabhorn r . ' 1 %: '`- a C.,t,61-.- • ?/-•• , .. ( l''''' P4 C6 d... 0,- - , . Notary Public W.r +Oregon My commission -moires: ifl 7x:► co : Approved this gref day of 4v.;41, 1989.' ,,mile DEPARTMENT '5V COMMUNITY DEVELOPMENT '' x 0 ' By: /42I-Ite‹..&/?//k2f-,eA-e---4K- - -I Title: 'r& n grab1067\srreet24.de4. , I y . . a t, e 0 ?., EXHIlBIT A ti e • Situated in the east half of Section 33,Township 1 South,Range 1 West,Willamette.Meridian,City of Tigard, Washington County,Oregon ana being described:.e follows: r' Beginning ate point on the east right-of-way line of S.W.135th Avenue,said point being North ot7°02'43"West a distance of 35.00 feet and North 89°5413"East a distance of 33.71 feet from the center of said Section 33,a Washington County Brass Cap found,said point also being on a non-tangent 630.00 foot radius curve left; thence on said curve through a central angle of 04°48'35"(the long chord of which bears North 13041'56"East, ., a distance of 52.87 feet)an arc distance of 52.0 feet to a point,said point also being on anon-tangent 22.00 foot radius curve left(the radius point bears South►+° • 42' 't"East,a distance of 22.00 feet);thence leaving said right-of-way line and running on said curve through a central angle of 101023'26"(the long chord of which ' bears South 39°24'04"East,a distance of 34.Q feet)an arc distance of 38.93 feet to the end thereof;thence leaving said curve and running North 8954'13"East,a distance of 68824 feet to the beginning of a tangent ' • • 225.00 foot radius nerve right;thence on said curve through a central ang,a of 24°08'49"(the long chord of whirr bears South 78001'23"East,a distance of 94.12 feet)an arc distance of 94.82 feet to the end thereof and ' the beginning of a tltngent 175.09 foot radius curve left; thence on said curve through a central angle of• •" ' ` 24°08'49"(the long,Chord of which bears South 78°01'23"East a distance of 7 321 feet)an arc distance of , 73.75 feet to the end thereof; fiance North 89®54113"East, a distance of 225.43 feet to the beginning of a tangent 175.03 foot radius curie left;thence on said curve through a central angle of 20°21'56"(the long chord • .. of which bears North 79°43'20"East,a distance of 61.88 feet)an arc distance of GO feet to the end thereof and the beginning of tangent 225.00 foot radius curve right;thence on said curve through a central angle of 20021'51"(the long chord of which bears North 79°43'18"East,a distance of 79.55 feet)an arc distance of 79.97 feet to the end thereof;thence North 89°54'13"East,a distance of 7.99 feet to the beginning of a tangent .22.00 foot radius curve left;thence on said curve through a central angle of 90°00'48"(the tong chord bears "'" ° North 4453'59"East,a distance 31.12 feet)an are distance of 34;56 feet to the end thereof said point also . • being 30.00 feet west of the west line of the plat of"AMART SUMMER LAKE"as recorded in Plat Rook 52,Page 34 and 35 plat records said county;thence South 00°06'35"East parallel with and 30.00 feet weeterfy of the 6 ' west line of the end of S.W. Hawk's Beard Street, said plat, a distance of 72,00 feet;thence leaving and running South 89°54'13'West on the east-west center of section line a distance of 499.96 feet to a point; thence leaving said center of section line and running North 00°03'32"West,a distance of 26.31 feet to a point '''') on a non-tangent 200.00 fool radius curve!eft;thence on said curve through a central angle of 16°57'21 (the ` icng chord of which bears North 81°37'07"West,a distance of 58.97 feet)an arc distance of 59.19 feet to the • ,.id thereof; thence South 89°54'13"West, a distance of 694.95 feet to the Point of Beginning containing * 35,194 square feet or 0.808 acres more or less. . ,•• ` '• .3 :.:L• Basis of bearing of this legal desc ption is County Survey No.22;89i. • IL . Ct - Prepared by: gin; m' 1C, " ker A§sbciates,Inc, ! �, t irtie 11080 S:at.Men Boulevard i PR :.' ? «.;-'auk.�F °. Beaverton,Oregon 97005 • f (503)643-9410 ‘,M�` • g� t ��"`� `t lri)x .i lj it t.` v • ' • ex4-17a,exa 41ILY J r; + t: iv' :01 M; ....S AO ,°f c ?'' it' s , ■ • ] :� ,u' yr/ w` 0 };r" r"' r. y•sec :„...,, ,..4..:::.* ....,.., .$.,........ • ., . ... ,,,,,::: .. I • I, y• t.,,, , `"'�, LxN/c�i7 i41AP t LA • I} • TLe 1 , {4 fir r/, \ . 2.5' t y. . , r ■ i-T7Z6 ' ` E,T ,�E',Lo,c.A I7o,J yeti ti { *"N ti• ■ ti 110 iz ,%,,,,,t.0,.. LI!. •• �7;:, I -i Z •,•..••` r :r. •. ''`'� w"` .: ....." �...�/'34Ll+ 4id 4e.'4‘ I• . • .. �» n' it • •■ r i ' . • I. N . . " • • • . • . • '. Ir , • , ' '..4 . . • ... • . . • . : '',. +• '.. • . . ) • . . ';'''''11'416111' . ." , -. April 26, 1989 '' , '... a11(0F WARD I. -.0 ,. . OREGON TO WHOM IT MAY CONCERN: . , .. .. .„ . . .. We have reviewed our files relation to the property being purchased ,4 , -,..,- of Oregon Corporation from Burton E. Grabhorn in the City of Tigard, Washington County, Oregon, ae more specifically described in attached Exhibit A (the . "Property" on a City zoning map). , , . Our file indicates the following: ., . 1. That the applicable zoning for the Property is R-25 (Multi-family residential, 25 unitsfacre). The R-25 Zone permits multiple family . dwellings. . . , . • r. 2. That the proposed uses of the Property, as presented in four recent application to the City (File Nos. Site Development Review SDR 88-25, Variance V 88-39, Conditional Use CU 88-11, and Minor Land Partition MLP . 88-16) comply with all applicable Tigard Community Development . Code . , • . // requirements for the R-25 zone. 3. Upon satisfaction of each of: the conditions of MLP 88-16 as set fonth on • • 4 Nw, • , the attached City Council approval (Reg, No. 89-27), the przpeity will then be allowed to be divided into two legally separate parcels. We have received the documents submitted for the satisfaction of said . . . . . ..-- - conditions and believe that they are satisfactory. The City CouncJA at its meeting on April 10, 1989, granti44 fitel approval of the applicatieu . - . and the cvxiaitiona of approval for MLP 88-16. The appeal period for this approval expire on May 1 0 1,389. ,,• ' • , . 4. That there are no pending amendmegts to the Comity Development Code ' e ■ & • „ . r. that would, if enacted, regulate use of the Property more restrilively than the current Code reqUitements. Sincerely, ,... , 1,- 4700/getei-. GI. j 1••• Keith S. Liden 4 == Senior Planner . C9 in • ****************4 ****************** F A X rr, ANsmiTTAL, MeNio • Tr:: a*Pi •s (LV-1* DER ..., (.2.-1 ......... FAXM 4-- b-4440C) / PAGES ,........_ A •,,,,) , FROM: Cie relP 7;iieteD PHONE: 6 39 4171 , Co: ,_FAX II: 4e6clu 7217 , ,.. Pota-It'brand fax transmittal memo 7678 . 1 . " 1 13125 SW Holt Blvd.P .Box 23307"Tigard Oregon 07223 (503)639-4171----7--------- _ . ,.. z . A w 4 • Burton F. Grabhorn 11493 S.E. 82nd Avenue Portland, Oreglzln 97266 April 27, 1959 City of Tigard P.O. box 23397 Tigard, Oregon 97223 �. Re: MLP 88-16; Letter of Intent to Deed Gentlemen: This is to notify you of my agreement to deed to the hate of Oregon the property t,.. -cholls Ferry Road shown on the attached . map. This Letter of Intent is given to satisfy the condition of MLP 88-16, City of Tigard, Resolution No. 89-27, which states that "additional right-of-way shall be deeded to the State along the Scholls Ferry Road frontage." The amount paid for the dedication shall be $0, but the consider;ation for the dedication is the approval of MLP 88-16. Very truly yours, Burton E. Grabhorn - The City of Tigard hereby acknowledges that the foregoing 7 constitutes satisfaction of the Condition of MLP 88-16 referred to 1, above. A DATED this day of April, 1989. co THE CITY OF TIGARD t:."" 4 ra By Its : • • MCEWEN, GISVoLD, RANKIN 63 STEWART • .. J (FOUNDED AS CAKE&CAKE-18861 DONALD W.McEWEN ATTORN;=YS AT LAW RALPH H.CAKE • DEAN P.GISVOLD 11891-1973) • ROBERT D.RANKIN 1600 STANDARD PLAZA JANICE M.STEWART 1100 S W'SiXTH AVENUE NICHOLAS JAUREGUY DON G.C.` S.W.RTER 11896-19241 1r JAMES RAY STREINZ* PORTLAND,OREGON 97204 ALLEN B.BUSH (503) 226-•7321 HERBERT C.HARDY 1 SUSAN K.EGGUM RETIRED JJ DENNIS J.HEIL TELECOP1ER • DAVID D.PARADIS OF COUNSEL TURID L.°WREN (503) 243-2687 LISA C.BROWN is GENE D.KENNEDY '. { JANET A1.GRAVDAL 7� y�j 2$ h SARA V.drRASER April , 1989 *ADMIT mu IN OREGON AND WASHINGTON ti i y 212ssenaer • • John Feigon City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Centron/Chase Manhattan Bank Dear John: I enclose herewith the following documents in N, ' connection with the Grabhorn/Centron property: 1. Five (5) Street Dedications and 2. Letter from Burt Grabhorn to City y of Tigard regarding Scholls Ferry aadicafc ion. If you need anything further in connection with this • matter, please feel free to call. Very truly yours, McEWFH, tVOLD • 1 KI & STEWART toe co Don G. Carter CD DGC:j g J Enclosures .�c o SteVe 1 alsam Pat Jensen • N• . .. . . . . - - • . ' _ -: _,, -. - .:-- •-:-..' • • .. .... . '71 .. • . '. •. • -: . ■7.... 1. :.. '... •-. - - : '-- '..'*,. :'... . :.. 1. ' 1,:. '.''‘- ',''' -,iddhk„ 7.N.• t '. .137.7 -..i " ....: - -, -4. . 4 .., .. • - •'. -. ' '' ;'-• - . •. 0 ' ' • .. "! -: r--; ' • ::. -' -- '-.:' s• ' .. fr- - ;' - i -. - --'. - , -- "• '- '' ' - -- ' • , ..C'-, .• : - -.., ....--' '-'; ',.'.', 4. --" 4 •.7." ". . -111•6- ‘ . .- ''.. * X- -_, -.;-.- •- ' - ,.... , . . IMP . . . . . 1 . . .. - . . - - s, 2 .. - - ... .-----,.- - -..• , , . ., -... .,_ _ - ------------1,:_ ,-.,---L-,--,...L---;-: ----.:.• -,... . . t: - , ,- .;--_. _-_- ?.,_:•.i,--- .,.._ _ 4 . . . ---.- -•:,, 1..--7-__,,,, - - * N. • V f V - - . - - ---71_,,11,;•.'' ",---: , - __,-' t.-- . . f-:,- . 't - -•-.,.-'' A •=i, -: - i -,i.----._ • .- 3_-, ,, •i ...,/,-z- - , , - • I.._ . ,,,-.. -.: v , •_ v..---- -v---•_ ,, - _ l•. -,,, , - I - . , _...„, F_ \-- •,.. .,- .....,,------ - . ., 1:-. t-- ------2,..4-(/ . I - .. 1 g , 5/8" I.R. W./YELLOW ,-„ -- ,...,.....- -3 .:_ ciSIA6.54 (CAP .-- STAMPED • '' ,t'tk - 4 "'LS 01875" .. , SSI .--;-.,-. _ . 9 ...., ..., i,-,*i I- I .-*w-- fr-BENT „- --, 1 0.00 t..i, \ \ ....-----1 - - , ,, tr. O.-- 1 . • -:-.. - i \ - . ..,1 ‘‘ . 1)- t ,kar.....\_.* . . - ' CA.:0 '-------). ,- \Pt.% , 01,0 ‘'... "---....'N.-\\ - - . SN'`VCI ti '‘;'' ..":"....„..,...,,,..*li:A ., I _ ' 1, . t 1 1 ' 1 4. el \ ''kH - ' AiT , --- ill VP ‘ / --- lit es. C14C) w-t, ‘ck.1 tik-Ch-1 :1(0 - of •x fttio /lei ?SO .piol i ‘0 x tt5.03,......' .,. ...• i I 1 ,--''' _ i - r ...e ,&Ilk I ...... A - - _ so ,,-.„---3.,_ I 5 " 9.--- 61 \ 4:0.......;).,...,..`"-' 1 , 03/4 . 3,;i?-(c-.41 II ' .. . - , ..... -i. . 0\ _ -0 -.:i ...-- . 3 to - -1 %-f. ,------ \\;-.6\ . (.7 „,.3_,,...... .. Pk- 0 -. . . , - _ . ( i , .„, : 4, ,..,..,- , - , , . . 1 1....• f\3 41* SI :-C3-- ---'''--- .,I . , 1-J-1- 65-1\ A.*.,... IS) . . i , Nti l'iCt''_ 6015 '-' .,, ./ '''. \ .:., ,,,, ..-• '' - ' IN) -PO I I . .. -- . _ to __ \,;,. I p i,„ ...... 0 5 1 e tels7 .9 . to F f:, V-ZfZE%( 6-54 a - i SID - ---"---XiC. -- 1 v \4 -..- , r ,-- _ -. - - th ... ..--1.8.9 - - - -- - \kr • r" SEE SHEET 2 OF 2 FOR: ..... , . < ■:* ''' A ‘' ,_..... _ ,,- NARRATIVE, CURVE DATA, LEGEND, & * , ...-4 9 . , ,__. . . ,. _.,,- i„..-tri . DETAILS. . . a-AI...1000S -----" co _ . . • 1 • „.„. . ,• .„..-.. _:•,-, ...... ei5 v . trIc ..) ,..) s. -6 -).-- 3V - 4 va SG ......fic; i \?,t3,-;- . . 0 - - 5s - 0 / 1 E.4 , ....--°- ,. S. la" p , ...---- .45 - - ....- - ' 00 ‘ - E. tliEr 1 _.... .. .2'lk 01 ' .., --- ,,,), 69 - 9 ica I -o - keGJ ....) . O. ) .. -- . _ , ‘ tip • S SfS. S° . . top 1 - --:-',i.-.... ,,`..,. ---,-... - 4 a .L- - t , . ,., .,-, ., '''' . /.. ---:*4 .'-;' ' '..... -'--_-4--° ila° - . - , -',- 4-_,.......:,- ,-.----Lzc„..., • (71 I co • 0 . ...Y :', ' ...-• 0 C-.) ' ., ,,-, -. - :, - , 6 - .;;-,.-k_.___,v_,_-f:-_,-- _ ',- '.-- -.... , io<ssl.)._ „a...0 .0.s,, . ui 0 lia * - . , . .,. .... 1 c3 -.1 . 0 03 co-.4 -• -1-0.,.. , - . . . -NI ' •If 30- _,,,.-1: .. 09 U2 ix) ;0413 - -- V ...,_ ---- -, . ‘1., , .11 ,... 691,026 SO.FT. NET OR N3(7) I - . . ........, ......i ae6 AC..t NET . to _ . 4 "IV 19 'Z''F., •"" * ,......- 0 ...--, co i 0 ee '---1 0 i,gif..------"---6.-..W i -.. • ......., . -- i . .... ............, CI r1* ,t, ik,./ , , < 1 , - * -- NOTE: SW SCHOLLS FERRY ROAD FUTURE I Onl•P co . ..-- 9 -... , ."%,„, S2006'15" E - SC-C- v ,..... S. ...... . , .44 N....a . U) , .::.. DEDICATION NOT DETERMINED AT win m--------r' - to 25.00 HELD DEED .00V THIS TIME. bat / ....... EP -.:1A N 69'15345"E , 56.11 (55.38 DI , yi...--.'-'#6. '55 ?'-----T-\t ROAD DEDICATION , - -.....4 .49 ' ' - -- --- . , . _- - ' "..• ' (4.)-- --t_ i Ji - .. .-Ft lo ''''...1-'-1 11 illsiC ,. 0 L '". 41.23 25,213 SQ.FT. OR ----.- I I .....0 .....4, ' : Ar 91 GS \‘°t. . 0.58AC± .......--- f 2- ......--/,•. V 0 ,SS. 4004 Zrr) 1 S 08.5004" E , . _ -.. -...,_ . - lik-‘4 S !i* 3:28 i 7..an. ii ; kvie.,.., 25.14 (25.29 D.) 1 ...._ _ . . . 41, - . ., .0)46b9 -I 1 c'Y PI .. I =....-4_ 6 . - ittl- 42,,,„,T, (D 1:-.(-- BENT ,. _ . _. .. ......... I SA ) A = 24 (3 '49" I NO CAP 01-vt...r ..... , t - -. ,- ' V.; .0, • ....,-I, *-7-.1 . ' .(..;,.. =1-,‘ , .‘ S. r,a " I r- i R = 225 00 , 01---E-t- . MI . . r-61 a 04" L = 221.48 V-L = 94 82 I , . _ _ , . _ :-....--. i, -. = . I ti 1012-rWa. %!377) - . . i \ C = 94.12 . _ -4 , ,t-lk •-: 16°5721" • al 135th DED iew, 0,14 . -.....e 200.00 \ (I) L =20"2ff I" ...„4. I r; I ' T = 135.49 HELD I •,, .. ... -= L *a: 59.19 --------\\ \ ........x A = 20.21 511 il Si 1. ----.". l•,4 5/8" IR W/REM INC PLASTIC CAP IN MON BOX - 0 i . ,-.4--..-.„ , - co C - 58.97k\ 04. 0 A = 24'08'49" R = 175.00 _ - ' .. - - . . 4. i --) ., P.1 -- HELD II.) R = 175.00 \ -R = 225.00 5/8" 1.R. '"\ N,W/DEA CAP 1 /0) • - (ZY.X- ) , L = 62.20 - 0 L - 79.97 --.....0) _ -.._ ---_,. .: ' . - rn i , 1 -----.. cf1\ <( Lc : C = 61.88 n 7733.72 - _ :.- ---. i'-' " C-7- i * i/0,) . 7\ BASIS OF BEARING: <(./ 40,` c." \ (7 kl-* r II i' 01 /.c..........)........‘ ,•- ', _--' , - ., , 0:1,.....=.. --,_ . CA I ICII ' C) C5 14;? 1 0:....q 0) CTR. SEC TO E, 1:(14 COR. r) D. z 89°59 12 HELD HELP--.?.. .‘. c 89'15656" HELD CS*18634 0 2 . -....-.7.t-, v...,..c. 0 po . r.) i rTi CS.17,892 \ -- --- 4,NN4> .....::,i ...... , ...___ ....... * \ PER CS022 8891 4?) (12 . . ,,- '•_. .4?- 4.)% oi ,:- ..,,, , ,.., (.0 -- .. t ----01_ -- 38 93 - .,C,TR..S5EC.1.3TOEE_ 1/4c_pR. r _ 78 --..' 43 °. 02 ‘11 -,_ . --.-- if \cpa.-C's -, SEE DETML B"--------- ,....1-1 / . -- 0 L = $2.88 ......... i ,.... , . 225 43 K-- c,Ofte I t , at . ...... N.,J,39°54'13"1-....‘94.95 ,..1 V_.0 _ --- ---C3- :' - -- . J.• -* 0-7-- -t- f _, .. 0.--- L = 5 4g A -,VI I i 5 I-, N opleg.49.2. . v. . / • ‘, 68-... . ,., , I \ I t - *- _.2..., ,.." • ‘ - - ' -' . t - '• , ' --- -------0- - t ...-- N 8954'13" E 499.95 A '''•' ........,........111.1. 1.1.1.11111.1 “'.."" ' twee. .../•■•• 0.4.7.11.........- 9.....1 , ,.... ..„. ...... .„...,, . ,... ,. • ........-- - ..... 14.2..... "4 W ---- - - ,, . ''''.":4', ...."'.....`t '''.."' =1: ' 4. . - WA CO BrIASS CAP --_J----4' - -, I 762.67 -- - / 4, 1 ...j‘i,.._____ '1329,95 .. _ . . . ........... . ' HELD T ..,-- = 87 49 HELD- - \ 788.60 '0 , \\N., ) - - - . . - . , , S... \ 5/8" IR W/REt.4.,!tr. CA P I P.... , I - CTR. TO 5/8" IR 792.00 (792 D./ (792.05 CS 44 22,944} . ,„ . ,, . _ 5/64' 1.R. W/REM, 1NC , ,--7,10.- I . REPLACED 3/4" IP, SEE NOT.. rn - . - , . .......... , . . .. _ ._ _ . - PLASTIC CAP IN MON I ' -).- LCS022891 A = 1927'4788 / / 1 ////,tk),t.'16 1 11 - . . . ---ft . i ' , WA! ALUM. CAP SET IN CS*22,89i - _ .. ..t-„. .-_-.:= - BOX -- PI -- HELD i co 1 -..)5 i 1 . / R = 175.00 AT N 8954'13" E, 1.44 , REMOVED 03 41. _ .- ,=.,-. -..,-,.. 61--_, ' ' rn:4 , ROmo DEDICATION ‘6p (.D ..:. , - _ -.. :--4...-.1 L c 59.45 ,,t cp THIS SURVEY. tzsey_ .. aro e (/) _ CA - - -Or. C) 19 006 SO.FT. OR 'S - _ . „ -. - ,-. 1 i- --41 - rel,, i C zr.. sP.lb ■53. 4% 13 tn.. r- SEE DETAIL "E" 0 . , r- 0.436 AC..I.: i\CL4ak (6 0\l' • ,- , ., 41. _ i. _ fr1/4 - CII* A4 I ..•••••••. • 1 - :- ,........ ,. TV n • _ , . % eit 1 `. to II '% -at .,.., \. : .... -, -- . - _ - t V *', I •%„. * (J ' 4i *IS '''.--' I „ _, .0' k z(1,9 .r.... > r‘) i‘s 0 n 1)'4 , \ 0- Ng' - , _ ..... 1 . (.0 co C\Iv ND' . \ 0- -. • t ip 8 0 e?-rl-c't - (0 • 0 i- 1 8.395 ACt GROSS , , - 0 0) )1 30 nO 1 , .%..- r) -I.' 7.96 AC ...t NET - . . _ r- . ca I. -,„ .. ...... v - . .2.-....-v , , . . . . . to - ._,..j ......,„ ,- _..., , .....„.„ , .-. -o . ..... Z 14 0 . to , i ....._,., ., . 0 . , -.I= 1 • . _ -_..1 f -4 (11 M • -1 c; ..... - 0 I 0 • 0,1 -r . -r) o .f 1■•■■■ - 0 • # . (..4 - ,-- --• - ., .., ........v. Z " ASH VALLEY TRACT .........„ o o -.,.. .-, • -.. -.....,,r.-„. . „, 0 . ca ' r- 0 - ‘-- .,'' ... ... c.) •=- ,'' . o, _., rn - m i ..._,=e- , . 0 : m - - • . . . . o 0 1 . . -4 0 ._.,.„L i--..--,-f, . : h)._ . ' 1 ' : : rn .: u) ,• ....kr+ , - 0 -g, ,, ' I 9 c) : - 4,\9:19AA =-..i„ * a) _..., . cn • FEE NO. 86-45562 4 . , -- . . ..._=, , ,,,,. . .... - . c ,,,,,?.. , , ,V 1,..1. . r. , ,-. i - .,, po =1.,, 0 tO 4.■,,, , - CO . (D i CS --- '-. ' '7r ....-' ''''.1: • . • ''''''• - / •••••••-%,• .- --'-' . 6 po . -. . , . _ ....... .........._ ....... - -------- --- ........... --- ,--- . co -- . - - - - . . 0 _...-- tO CD 0 110 ,•., - --- -, - --. - Ca - ........: ' a?` - -NI 1 2 . , .: -•=,,k , 1 0) . * co - OMNI. I - ',,t ...t.V„. CD °I I i , ,,,,,, Gi=:.,......E, ., , CA ....■ 1 .' .....4-I, 416 S.... - co o o co t-o * . .... .. --1- t., IA oD 4. o (A .., cAl n to K) o , a.) . . ... •,.--:- .0,.. -i..- 3 -. --4 =1- . .. co - z, .„. ..,..., .., --.7-. -...t v . 0 BK. 291, PG. 558 . =- - - , • ....... .. (.0 > . . 01 ; ..., -.- ,• (11 =t s - . GREENWAY . co < - . i, . ., i, - .. . . . :. -1- U) 5.07 AC ± A rn _ _ .- . -_ (-4(0 ••-----1 . .,_, -.••••-■ ,••• I ) -rel.. ...NI - '.. * ' . CD ..,....., s.- .........,. . _ T. ' '. ... ...".".1. . N 0 C3Sr \ _. . ., • 4., ,4 • • • I , - - • - -•-'•• ••••.--t,. ; 0 sa-W 1 I ...___ -f . - t . , lk) =! 4 - _ C -... . 20.00.. --.. . . , _ . 1 , . .,_. _ _ fo _,. , - . _ on i _ (4.71 CO \I ,. I _ , •. ----.. - -- N... - f -.--t , t . -- -- i .-- ,*r-, --,, -- ------_-1- i .....u"1 W , - --- ... - . .-c.....- .':, _ ._.. -1-- --i i ' 0.J N ....--- ,--....- , . --- N__ __-, (.0 =...._ 2 . . . -- - _;-- z--...: . -;- --r---- t "3140. 41 .. ......= . ..... ., . . . ,-- . .. --- , -* .i--- 1 . 1: t co . , - . „. ,...._ , . , . ........-_-_,, ,.-, . 01 , , • . 4 I . -77:-.....02 ,-, r ..:, '.' , 0 '4 -NI ....... ....------ :, ii...._< . - - - -- -...._...... ........ i • , ___ ____ • 0 0 ..'-;,:' --- -;31 CO - Cti ti e 1, i - , . I li to ‘ = - . -- ' • 1 c i, • ... i , 1 / -1W' 7. - , . I . -. : - . 1 . . - 4.71 AC + , . ,. I . ... , . . - . , - _ 1 . , . . . . I.R. W/OTA-L(. CAP , 1 5/ .. . , _ ..-.---,-. g0899; III ..i. ' . I I/ ,,,.....-,, , ---...: , , - \ .........., • , ,,., S 8958'03 W . . . . ' " -HELD ---....',..-/ - , . le-- 598;50039" . HELD '. I -...: . .,,L , 779.79 _ . 1 I ft11,1111 --- PLASTIC CAP IN MOt4._)‹-i* '-- ,, , CTR. SEC. TO OTAK CAP ....-- it I /„.441 Q _ ...,.... I , _ . BOX -,... HELD N „, 792.10 (792 DJ NOTE: eJti Al WAI ALUM. CAP SET IN CS0‘.'2,892W19A)AT N 895803" E, (i. 52+23.92 ANGLE PT. '----- ---11C- SEE DETAIL "A" 1.02 , REMOVED THIS SURVEY. 4 . ,, . , 9. 1,1 4 MEMPAIIINIZIAP ' W - • • -., •... .- '._-. • II 03 0 0 o 0 ,...., _ . X )0, X i711. Mt 2 , 111 MIME PI M rit 7* . In cm FOR. _ . aim - :-. RECORD OF SURVEY z . s :,- - 2 z 0 • r 110 I -; .2:111. . PI X 0 -.- SITUATE IN THE EAST 1 /2 SECTION 33 . -4 it 1-4 --I 0 . . . = - 1 c.... Z - cENTRoN OF OREGON cpLivAINLNINEGN.GsuNizE: 1,7,,,tAGG . a) CO -13 TIS , RIW , WM. CITY OF TIGARD 4a$2. -..... Platt , 1,t3 i .....4 41117•0111WIreib a) , \I; ' . CO '. I CD 1 C° CZ I ==IP" -,c.'---,4_.s.1't.-," „, wA ,..,_....,.,,., rt.--1-,. .::-,,,, a,,:- 7.-,, ,NM' c,_...: ---f-r.: 7 - . #10 •- R . -•_,--. 1rf:-"4t.- -4*-:,.! -. • WASHINGTON NGTON COUNTY OEGON / •\:* / - i I a , '-:--c:;.::4------, ,:, .,::-.---;,....-- _-.... ,,-. 03 .;. - , _ ......, Li.,____.., __. _ i a a , I die VV-. e av l..L..111 ; • - ria IQ",S 0 C fates . , , 1 in ca. . FIELD SURVEY. APRIL 7 1989 'iti num - 4 4 4 ,ys . ‘A. 4 Z N 3 •;' : ''f- 4 -7' ,i•-•ft' "")'-, --rst',10/N4 - ' * - .- I Afatle .. VVVVV fl, Allagir- ligatEMEENNIMINZIMMIZINSW . . MLP 88-t6 PP 1 Of 1 - \ - -;,-, ....---- , - , ,..- - , 1 = t3/41. - '.. i - - . • . ---- - • 'k''.''';'.; -'"'-.'--. _ - .- --,!:1 -...: J-,"--1: ----i • ‘..-. . ,-- ._ - - - -•.-----...---,bt:'-1-_..,.,!--4.-__- . . , .....„, . . if