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Planning Commission Packet - 12/14/1977 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT December 14, 1977 Tigard City Hall 12420 S.W. Main Street - Tigard, Oregon Docket: Subdivision S 18-77 Request: To subdivide a 3 .89 acre parcel into ten lots in a R-7, "Single Family Residential" , zone Location: S.W. 103rd and View Terrace (Wash. Co. Tax Map 2S1 11BC , Tax Lot 3000) Applicant: Douglas E. Johnson I. Findings of Fact: 1. The applicant is requesting preliminary plat approval in accordance with Section 17.16.100 of the Tigard Municipal Code to subdivide a 3. 89 acre parcel into ten lots with a minimum lot size of 7,500 square feet at S.W. 103rd and View Terrace Streets. 2. The site is designated Urban Low Density Residential on the Tigard Community Plan, 1971, (and NPO 6 Draft Plan) and zoned R-7, Single Family Residential. 3. Preliminary plat approval was applied for and granted for a 12 lot subdivision on this same parcel on two occasions-- in 1967 and 1973. In 1973, the Tigard Planning Commission approved the preliminary plat for Douglas Heights Subdivi- sion subject to the following conditions: (1) That engineering plans and specifications shall be approved prior to acceptance of the final plat. (2) That the right-of-way of S.W. View Terrace be 50 feet with 34 feet of pavement width and a cul-de-sac of 53 feet radius and 45 feet pavement with curbs and side- walks. (3) That sidewalks shall be 4 feet wide, located next to the curbs, and shall meander around clustered mail- boxes. (4) That utility and storm drainage easements of 5 feet shall be provided along all property lines. STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT December 14, 1977 Page 2 (5) That the property owner (s) will support the formation of a local improvement district now or in the future to bring S.W. 103rd Avenue up to city street stand- ards and that the present property owner (s) execute a recordable covenant in accordance herewith. 4. Section 17.20.010, Submission to City Engineer, of the Ti- gard Municipal Code states that: Within twelve months after tentative approval of the preliminary plat, the subdivider shall cause the subdivision or any part thereof to be sur- veyed and a final plat prepared in conformance with the preliminary plat as tentatively approved. 5. Applicable policies from the Tigard Community Plan, 1971, are as follows: a. The maximum overall density of development will be four dwelling units or 12 persons per gross acre. This amounts to a standard of 7,500 square feet of land per dwelling unit, allowing for streets and other open . space. Some areas will have a lower density owing to topography, existing development patterns or the de- sire of individuals to own a larger lot. b. Residential subdivision will be developed with paved streets, curbs and gutters, street lights, and walk- ways, according to city or county standards. All util- ities will be placed underground. c. Development will coincide with the provision of public streets, water, and sewerage facilities. These facili- ties shall be (a) capable of adequately serving all in- tervening properties as well as the proposed develop- ment and (b) designed to meet city or county standards. 6. Section 17.16 .100 states that: No tentative plan for a proposed subdivision and no tenta- tive plan for a major partition shall be approved unless: a. Streets and roads are laid out so as to conform to the plats or subdivision or maps of major partitions al- ready approved for adjoining property as to width, gen- eral direction, and in all other respects, unless the 1 ma STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT . December 14, 1977 Page 3 City determines it to be in the public interest to modify the street or road pattern. b. Streets and roads held for private use are clearly in- dicated on the tentative plan,, and all reservations or restrictions relating to such private roads and streets are set forth thereon. c. The tentative plan complies with the Comprehensive Plan and applicable zoning regulations of the City then in effect. } d. No tentative plan of a subdivision or map of a major partition shall be approved unless there will exist adequate sewage disposal system to support the pro-- posed use of the land described in the proposed plat.. 7. The site is relatively flat, with the exception of the northwesterlymost portion of the parcel, which drops off sharply along the rear portions of Lots 6, 7, and 8. Tax Lots 2900 and 3001, which are located along the west prop- erty of the plat, have been excluded as part of the appli- cant' s resubmitted preliminary plat. Both these parcels were partitioned out of the larger parcel (Tax Lot 3000) ' and are currently occupied by single .family in the 1960 s currently P x , homes. The remaining portion of the site is surrounded by undeveloped parcels to the north and south and single fam- ily homes to the east and across S.W. 103rd Avenue. 8. The applicant is proposing to deed to Tax Lots 2900 and 3001 the westernmost portion of Tax Lot 3000, which is an approximately 50 by 100 foot wide area identified on the preliminary plat as Tracts "A" and "B" dedi- cation 9 . To facilitate the construction of the cul-de-sac, a cation of right-of-way for street purposes would be neces- sary in the northeast corner, of Tax Lot 2900 and the southeast corner of Tax Lot 3001. Y to 10. Sanitary sewer service would have to be extended approxi- mately 600 feet south. up 103rd from the existing eight inch line in 103rd Avenue. Water service is available to the site via six inch and 12 inch lines in 103rd serviced by the Tigard Water District. Ar +)1 STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT y!, December 14, 1977 Page 4 11. S.W. 103rd is designated as a local street on the Tigard Community Plan, 1971 (and the NPO 6 Draft Plan) , requiring 50 feet of right-of-way; there currently is 45 feet. Therefore, an additional five feet will be necessary. S.W. 103rd is also in substandard condition (e.g. , no curbs, sidewalks, etc. ) . 12. No indication has been given as to how storm water run-off is to be handled. State law requires that: Rain, storm, and other surface run-off water drained from roofs, paved areas, courts or courtyards shall not be con- veyed and discharged to the storm sewers or to the street gutters in a manner which may cause flooding to adjacent property, streets, alleys or walkways. 13. Condition 3 of the 1973 preliminary plat approval by the Planning Commission allowed for sidewalks to be four feet wide, meander around mailboxes, and be built adjacent the curb. The applicant has given no indication as to whether or not he would be proposing the same deviation from the street standards for the new plat. 14. Section 17.44.040, Sidewalks, of the Tigard Municipal Code states that "concrete sidewalks shall be installed along both sides of each street. . .not less than five feet wide . . .and constructed adjacent the property line" . 15. The applicant has not indicated the name of the proposed street within the subdivision. Section 17.16 .070 of the Tigard Municipal Code requires that the names of all streets be included on the preliminary plat. II . Conclusionary Findings: 1. The proposed preliminary plat conforms to the Tigard Commu- nity Plan, 1971, in that the proposed lotting pattern is for residential purposes and conforms to the dimensional requirements of the Zoning Code. 2. With the attachment of appropriate conditions, access will be available to all lots, and each lot as proposed will abut a public street. 3. Sanitary sewer will have to be extended approximately 600 feet to the site from an eight inch line in 103rd. Water � r a STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT December 14, 1977 Page 5 lines are available to the site to facilitate the proposed density. 4. To facilitate the construction of the cul-de-sac, dedica- tion of right-of-way in the southeast and northeast corners of Lots 2900 and 3001, respectively, will be necessary. Since these two lots are not included within the plat, per- mission from the owners of these properties will have to be obtained before the cul-de-sac can be built as p roposed. 5. T he provision of a curb cut drivewa Y P apron) for. Tax Lots - P 2900 and 3001 will be necessary to assure these properties have access to the newly created street. III. Final action: Based on findings of fact and conclusionary findings, the pre- liminary plat for "Douglas Heights" subdivision is hereby ap- proved subject to the following conditions: 1. That a half street improvement to local standards be made on S .W. 103rd Avenue to include a sidewalk, street lights, and street trees. No building permits will he issued until construction drawings have been approved by the public works department and the necessary bond filed. 2. That a storm water plan be submitted for public works de- par' ment approval which meets standards established by Washington County. 3. That easements be provided according to public works de- partment specifications for drainage and utility purposes. 4. That street trees in accordance with the Design Review Board approved list be placed along S.W. 103rd Avenue and the newly created street within the subdivision. 5. That permits be obtained from Washington County for any street, sewer or storm work in S.W. 103rd Avenue. 6 . That fire hydrants be placed as per Tigard Water District and City of Tigard regulations. 7. That the necessary right-of-way to accommodate the cul-de- sac be acquired from Tax Lots 2900 and 30.01 or the cul-de- sac be moved easterly to avoid having to obtain this right-of-way. STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT December 14, 1977 Page 6 8. That a driveway apron be provided for access to Tax Lots 2900 and 3001 and that the applicant actively pursue ac- quiring cross easements for joint access purposes between Tax Lots 2900 and 3001. 9. That a name be given and approved by the public works de- partment artment for the proposed street on the final plat. 10. Five feet of right-of-way be dedicated along the 103rd Ave- nue frontage. Richard Bolen Planning Director • STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT a= December 6, 1977 Tigard City Hall 12420 S.W. Main Street - Tigard, Oregon Docket: Subdivision S 17-77 Request: To create a six lot subdivision on a 1.90 acre parcel in a R-7 zone, "Single Family Residential" Location: S.W. 98th and Durham Road Applicant: James and Irene McCoy I. Findings of Fact: 1. The applicant is requesting preliminary plat approval in accordance with Section 17. 16.100 of the Tigard Municipal Code to subdivide a 1.90 acre parcel into six lots with a minimum lot size of 10,000 square feet at S.W. 98th Ave- nue (west side) just north of Durham Road. 2 . On August 22, 1977, the Tigard City Council adopted Ordi- nance 77-81 (Zone Change 15-77) which requires the adja- cent property owners to the west (Woody Hughes and Kermit Carlile) to improve the street onto S.W. 98th Avenue to a 24 foot width with curbs, storm drainage, and sidewalk on one side, if the right-of-way becomes available before the subdivision (Kerwood Estates) is completed and streets and improvements are accepted by the City of Tigard. 3. The site is designated ''Urban Low Density Residential" on the Tigard Community Plan, 1971, and zoned R-7. Attached as conditions to the application of City zoning (October 24, 1977) were the following: (1) That the necessary right-of-way be provided to accom- modate the extension of a street from the Kerwood Estates subdivision onto S.W. 98th Avenue. This would require a minimum right-of-way of 50 feet along the west property line, tapering to 40 feet out to S.W. 98th Avenue. (2) That five feet dedication of right-of-way be provided along the S.W. 98th Avenue frontage. 4. On September 20, 1977, the Tigard Planning Commission ap- proved a request by the applicants to locate five duplexes i! on this site with the following condition: STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT .R;;: December 6, 1977 Page 2 o A half street improvement to collector street standards be made on the S.W. 98th Avenue frontage, to include a sidewalk, street lights, and street trees. 5. Applicable policies from the Tigard Community Plan, 1971, are as follows: i a. The maximum overall density of development will be four dwelling units or 12 persons per gross acre. This amounts to a standard of 7,500 square feet of land per dwelling unit, allowing for streets and other open space. Some areas will have a lower density ow- , ing to topography, existing development patterns or the desire of individuals to own a larger lot. 1 p b. Residential subdivision will be developed with paved f streets, curbs and gutters, street lights, and walk- ways, according to City or County standards. All utilities will be placed underground. c. Development will coincide with the provision of public lI streets, water, and sewerage facilities. These facili-- ties shall be (a) capable of adequately serving all in- tervening properties as well as the proposed develop- ment and (b) designed to meet City or County standards. 6. Section 17.16.100 of the Tigard Municipal Code states that: 7 No tentative plan for a proposed subdivision and no tentative plan for a major partition shall be 0 approved unless: F f a. Streets and roads are laid out so as to conform s to the plats of subdivision or maps of major parr i titions already approved for adjoining property as to width, general direction, and in all other li respects, unless the City determines it to be in t7 the public interest to modify the street or road j' pattern. k" b. Streets and roads held for private use. are clearly f°, indicated on the tentative plan, and all reserva- ri tions or restrictions relating to such private roads and streets are. set forth thereon. }' p vi 1 i STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT s'• 115,°= December 6, 1977 Page 3 c. The tentative plan complies with the Comprehensive Plan and applicable zoning regulations of the City zi then in effect. d. No tentative plan of a subdivision or map of a ma- jor partition shall be approved unless there will exist adequate sewage disposal system to support the proposed use of the land described in the pro- posed plat. II. Staff Observations: 1. The site is relatively flat. A single family home is lo- cated in the southern portion of the lot, and a nut or- chard is located in the northern end of the parcel. Sur- rounding land uses are the Summerfield golf course to the north, the Church of God and Church of Christ to the east and across S.W. 98th Avenue, a house to the south, and the "Kerwood Estates" subdivision to the west. 2. Sanitary sewer is available to the site via an eight inch line in S.W. Kimberly Drive to the west or via the exten- sion of a ten inch line from S .W. 98th and Durham Road or from an eight inch line in Brentwood Drive (Summerfield P.D. ) to the east. Water service is available to the site from a 12 inch Tigard Water District line in S.W. 98th Avenue. However, the water district will be requiring that the six inch line in Kerwood Estates, stubbed out to the east property line of the development, be extended through the McCoy property onto S.W. 98th Avenue, where it would tee with the existing 12 inch line in S.W. 98th. 3. No indication has been given as to how storm water run-off is to be handled. State law requires that: Rain, storm, and other surface run-off water drained from roofs, paved areas, courts or court- yards shall not be conveyed and discharged to the storm sewers or to the street gutters in a manner which may cause flooding to adjacent property, streets, alleys or walkways. 4 . All six lots within the proposed plat will have frontage on S.W. 98th Avenue. The applicant has not indicated where driveways will be provided to these lots. With the lotting pattern as proposed, access for Lots 1, 4, 5, and • ail `i STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT �I December 6, 1977 Page 4 6 would apparently have to be from S.W. 98th Avenue, which is designated as a collector street. Access for Lots 2 and ?' 3 could be provided from the extension of Kimberly Drive onto S.W. 98th Avenue . III. Conclusionary Findings: 1. The proposed preliminary plat conforms to the Tigard Com- munity Plan, 1971, in that the proposed lotting pattern is for residential purposes, conforms to the dimensional re- quirements of Title 18 of the Tigard Municipal Code (zon- ing) . 2. With the attachment of appropriate conditions, access will be available to all lots, and each lot as proposed will abut a public street. 3. Adequate sanitary sewer and water lines are available to the site to facilitate the proposed density. 4. S.W. 98th is a collector street. The primary purpose of a collector street is to collect and distribute traffic be- tween arterial and local streets or directly to traffic r destinations. Therefore, the provision for joint access drives to serve all six lots within the subdivision should • be provided to facilitate the safe and efficient flow of traffic along S.W. 98th Avenue. :. IV Final Action The preliminary plat for. the "McCoy Estates" subdivision is hereby approved subject to the following conditions: 1. That a half street improvement to collector standards be made on S.W. 98th Avenue to include a sidewalk, street lights, and street trees. No building permits will be is- sued until construction drawings have been approved by the public works department and the necessary bond filed. 2. That a storm water plan be submitted for public works de- partment approval which meets standards established by Washington County. ? I, 3. That easements be provided according to public works de- partment specifications for drainage and utility purposes. to STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT f December 6 , 1977 Page 5 4. That street trees in accordance with the Design Review Board approved list be placed along S.W. 98th Avenue and the extension of S.W. Kimberly Drive onto S.W. 98th Avenue. 5 . That permits be obtained from Washington County for any street, sewer or storm work in S.W. 98th Avenue. 6 . That, if it is deemed necessary during the design review process, joint access may be required to all lots within the subdivision. 7. That fire hydrants be placed as per Tigard Water District and City of Tigard regulations. 8 . That the existing six inch water line in S.W. Kimberly Drive be extended to S.W. 98th Avenue and connected with the existing 12 inch line in S.W. 98th Avenue. Richard Bolen Planning Director z i STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT November 29, 1977 ( Tigard City Hall 12420 S.W. Main Street - Tigard, Oregon Docket: Minor Land Partition MLP 15-77 Request: To partition a . 83 acre parcel into two 7,500 square foot lots and a 21,000 square foot lot in a single family residen- tial zone Location: S.W. 78th and Pfaffle (Wash. Co. Tax Map 1S1 36CA, Tax Lot 5400) Applicant: Phillip Kelleher I . Findings of Fact: 1. The applicant is requesting permission, in accordance with Section 17 .24.030 of the Tigard Municipal Code, to divide a .83 acre parcel into two 7,500 square foot and one 21,000 square foot lots in a R-7 Single Family zone at 7825 S.W. Pfaffle Street. 2 . Surrounding parcels to the north, east, and west are zoned County RU-4 (Single Family) and designated on the Tigard Community Plan, 1971, as General Commercial and planned Ur- ban Low Density on the NPO 4 draft plan. The area to the south is zoned A-2, Multi-family, and C-3, General Commer- cial, and designated Urban Medium Density and Highway Com- mercial on the NPO 4 draft plan. 3. In a R-7 zone the following lot requirements are applicable: o 7,500 square foot minimum lot size (Section 18.20.030 (1) o Setbacks shall be 20 feet in front, 15 feet in rear, and five feet on side lot lines (Section 18.20.060 (2 , 3, 4) . II. Staff Observations: 1. A single family home is located in the southern portion of Tax Lot 5400. The applicant is proposing to retain this home and create two 7,500 square foot lots on the north side of this house. 2. S.W. Pfaffle and S.W. 78th Streets are in substandard con- ditions (no curbs, sidewalks, etc. ) . S.W. Pfaffle is desig- nated on the NPO 4 draft plan as collector street, requiring if STAFF REPORT - FINAL ACTION F TIGARD PLANNING DEPARTMENT e November 29 , 1977 ± Page 2 } , 70 feet of right-of-way. There is currently 50 feet of right-of-way. Therefore, a dedication of ten feet would be necessary. Sufficient right-of-way exists on S .W. 78th Street. , 3 . Water service is available from a six inch line in S.W. Pfaffle and a three inch line in S .W. 78th. , Sewer service is available via an eight inch line in S.W. Pfaffle at S.W. 78th. III. Conclusionary Findings: a 1. The proposal conforms to the "Urban Low Density Residen- tial" designation of the NPO 4 draft plan. 2. Adequate water and sewer services are available, and, with attachment of appropriate conditions, public streets to city standards will also be available. 3. The proposed lots will all meet the minimum 7,500 square feet, as required by the zoning code. IV. Final Action: i' Based on Findings of Fact and Conclusionary Findings, the pro- posed minor land partition is hereby approved subject to the following conditions: is 1. Ten feet of right-of-way be dedicated along the Pfaffle Street frontage. 2 . A half street improvement to local street standards be ,I made along the S.W. 78th Avenue frontage and a half street , improvement to collector street standards (44 foot pave- ment, five foot sidewalks) be made along the S.W. Pfaffle { Street frontage. No building permits will be issued un- ;M til a bond has been filed and construction drawings sub- r; E mitted to the public works department. 1 / ', ichard Bolen Planning Director /' of r f 4 STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT ,5r November 3, 1977 Tigard City Hall 12420 S.W. Main Street - Tigard, Oregon Docket: Minor Land Partition MLP 11-77 Request: To partition a 2 .75 acre parcel into 1.36 and 1.39 acre parcels in a R-7 PD, "Single Family Residential Planned Develop- ment" zone Location: 121st and S.W. Springwood Drive (Wash. Co. Tax Map 1S1 34B, Tax Lot 500) Applicant: Howard Glazer I. Findings of Fact: 1. The applicant is requesting permission, in accordance with Section 17.24.030 of the Tigard Municipal Code, to divide a 2. 75 acre parcel in 1.36 and 1.39 acre parcels in a R-7 Planned Development zone at 121st and Springwood Drive. 2. The site and surrounding area to the east, west, and south are designated Urban Low Density Residential on the Tigard Community Plan, 1971; the property to the north is desi:g- w nated Commercial (Community Shopping) . 3. On June 13, 1977, the Tigard City Council approved a 24 unit planned development on Tax Lot 500 with the following applicable conditions: (1) That a half street improvement be installed to City collector street standards on 121st Avenue. (2) That the applicant agree to the vacation of 122nd Ave- nue if and when this is deemed necessary by the City. (Note: The applicant, as a condition of site plan and architectural review approval, was required to file with the city recorder a non-remonstrance agreement for the vacation of 122nd prior to issuance of a build- ing permit. ) (3) That the sidewalk constructed adjacent to the street be eight feet in width (minus curb width) to accommo- date the pedestrian and bicyclist. II. Staff Observations : 1. The site is relatively flat with surrounding land use of R-7 Planned Development (Englewood) to the east, farm land STAFF REPORT FINAL ACTION TIGARD PLANNING DEPARTMENT November 3, 1977 Page 2 fi to the south and west, and to the north a recently approved C-4, Neighborhood Commercial, planned development (undevel- oped at this time) . G • 2. S.W. Springwood Drive is fully improved. S.W. 121st is in a substandard condition, and 122nd is roughly more than a gravel path. 3. Water and sewer are available to the site via existing lines in S.W. 121st Avenue. III. Conclusionary Findings: 1. The proposed partitioning conforms to the "Urban Low Density Residential" designation of the Tigard Community Plan, 1971 in that: a. Adequate water and services are available. b. The proposed lot sizes (1. 36 and 1. 39 acres) are greater than the minimum allowed. c. Each lot as proposed will abut a public street. d. Street improvements to S.W. 121st Avenue will be pro- vided in accordance with zone change and site design rs and architectural review conditions of approval. IV. Final Action: Based on the findings of fact and conclusionary findings, the proposed minor land partition is hereby approved. ///::;4Ar„:" Richard Bolen Planning Director ir STAFF REPORT - FINAL ACTION crTIGARD PLANNING DEPARTMENT November 3, 1977 Tigard City Hall 12420 S.W. Main Street - Tigard, Oregon Docket: Minor Land Partition MLP 12-77 Request: To partition a 1.94 and 1.83 acre parcel into 78,593, 60,888, and 24 ,687 square foot parcels in a "M-3, Light Indus- trial" zone Location: S.W. 72nd and Kable Streets (Wash. Co. Tax Map 2S1 12D, Tax Lots 2500 and 2700) Applicant: McHenry Constructors, Inc. 1 I. Findings of Fact: 1. The applicant is requesting permission, in accordance with Section 17.24.030 of the Tigard Municipal Code, to divide a 1.94 and 1. 83 acre parcel into 78,593, 60,888, and 24,687 square foot parcels in a M-3 zone on the west side of S.W. 72nd Avenue. 2. The parcels and surrounding area are designated "Light Indus- trial" on the NPO 5 Plan and zoned M-3, which has the follow- ing lot requirements: o 6,000 square feet minimum lot size (18.48.030) (1) o 60 feet minimum lot width. (18.48 .030 (2) 3. Section 17 . 36 . 020 of the Tigard Municipal Code requires that each lot abut a public street so each lot will have public access. { II. Staff Observations: 1. Tax Lots 2500 and 2700 are generally flat, vacant parcels. The applicant is proposing to locate a wholesale distribu- tion ;1 building on Lot 2 and a contractors ' supply office on "i Lot 3. Lot 1 is to remain vacant for the time being. Sur- rounding land uses are the Convoy Company to the east, pas- ture and vacant land to the south and north, and the South- ern Pacific Railroad to the west. The proposed lotting pat- tern will provide access to each lot fronting on 72nd Ave- nue. STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT November 3, 1977 Page 2 2. S.W. 72nd Avenue is designated as a collector street on the NPO 5 Plan, with 60 foot right-of-way. There currently ex- ists the necessary right-of-way for this street; however, 72nd Avenue is in substandard condition (e.g. , lacking curbs and sidewalks) . III. Conclusionary Findings: 1. The proposed partitioning conforms to the requirements of the Tigard Municipal Code in that each lot will abut a pub- lic street and will be greater than 6,000 square feet and have a minimum lot width of 60 feet. 2. S.W. 72nd Avenue is in substandard condition (e.g. , lacking curbs, sidewalks, lights, etc. ) . IV. Final Action: Based on findings of fact and conclusionary findings, the pro- posed minor land partitioning is hereby approved with the fol- lowing condition: 1. An agreement to participate in a local improvement district for the improvement of S.W. 72nd Avenue to City collector street standards be filed with the City recorder. r 'G Richard Bolen Planning Director tee' STAFF REPORT FINAL ACTION TIGARD PLANNING DEPARTMENT September 29, 1977 Tigard City Hall 12420 S.W. Main Street - Tigard, Oregon Docket: Minor Land Partition MLP 10-77 Request: To partition a 2 . 55 acre parcel into .24 and 2. 31 acre parcels in a "R-7, Single Family Residential" zone Location: 14070 S.W. Hall Boulevard (Wash. Co. Tax Map 2S1 12B, Lot 1000) Applicant: Raymond L. Young I. Findings of Fact: 1. The applicant is requesting permission, in accordance with Section 17.24 .030 of the Tigard. Municipal Code, to divide a 2.55 acre parcel into .24 and 2 .31 acre parcels in a R-7 zone on the east side of Hall Boulevard (14070 S .W. Hall Boulevard) . 2 . The site and surrounding area on the east side of the planned spine road (NPO #5) are designated for eight dwel- ling units per acre and six dwelling units per acre on the west side. S.W. Hall Boulevard is designated an arterial street requiring 90 foot minimum right-of-way. 3. The minimum lot size requirements for this area with the underlying zone of R-7 are the following: o 7,500 square foot minimum lot size (Section 18 .20.030 (1) of the Tigard Municipal Code) unless submission is for a planned development o 15 foot minimum rear yard setback (18.20 .060 (4) o Five foot side yard setback for one story building (18.- 20.060 (2) 4. Section 17. 36.020 of the Tigard Municipal Code requires that each lot abut a public street so each lot will have public access. II. Staff Observations: 1. The site is generally flat in the western portion of the lot, sloping toward Fanno Creek in the P r eastern end of the g STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT 4- 29 , 1977 MLP 10-77 Page 2 parcel, and is presently occupied by a single family resi- dence and accessory building fronting on Hall Boulevard. The remainder of the site is covered with a thick stand of evergreens. The northeasterly-most portion of the site is in the 100 year flood plain. 2 . Water service is available from a six inch line in Hall Boulevard. 3. Sewer service is available from a 60 inch interceptor line in the rear portion of the site. 4. A problem arises from the fact that the submitted land par- tition makes no mention of the existing house 's septic tank and drain field system. It is doubtful that this system can operate effectively on the 10 ,283 square foot lot being created for the house. Of even greater concern is whether any part of the system will be on the adjacent owner's prop- erty following partitioning. z° 5. The applicant's site plan envisions the creation of an ap- proximately 10,283 square foot lot to be located in the north- westerly portion of what is now Tax Lot 1000. The existing single family residence and accessory building will be re- tained on this site. 6 . A 30 foot wide access from Hall Boulevard has been provided for the new lot (2. 31 acres) which is behind and to the east of the lot on which the single family residence is located. III. Conclusionary Findings: 1. The proposed partitioning conforms to the requirements of the Tigard Municipal Code in that each lot will abut a pub- lic street and the proposed lots will exceed the minimum lot size of 7,500 square feet. 2. Until the proposed spine road is completed to the west to intersect with Hall Boulevard, the 30 foot wide portion of the eastern parcel which fronts on Hall Boulevard should serve only as a temporary access point. 3. The area needed for the septic system for the house must be determined and remedial action taken to guarantee its pres- ervation until sanitary sewer service can be provided. STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT I , `. September 29 , 1977 I MLP 10-77 Page 3 i i 1 IV. Final Action: Based on Findings of Fact andConclusionary Findings, the pro- I posed minor land partition is hereby tabled until such time as the following items are resubmitted: a 1. That the area and location of the existing septic system , be identified on a revised land partition plan and approval be obtained from the Washington County Health Department I. regarding the amount and location of land needed to support this sytem. 2. That the land partitioning plan be revised to either: a. Show a lot of adequate size to accommodate the exist- ing septic system, as deemed necessary by the Washing- 'I ton County Health Department, or r' b. Designate an easement area on the larger lot designed 1' to protect the septic tank serving the house until such time as it is connected to the public sewer system. 1! Richard Bolen Planning Director 0 [a !s' r f f3 is Er yf. r• IL — — STAFF REPORT - FINAL ACTION 4. TIGARD PLANNING DEPARTMENT September 27, 1977 Tigard City Hall 12420 S.W. Main Street - Tigard, Oregon Docket: Minor Land Partition MLP 9-77 Request: To partition a 1.20 and a 1.74 acre parcel, respectively, into .68+ and .27+ acre lots and create a new lot 2 .15 acres Location: 11365 S .W. Greenburg Road (Tax Map 1S1 35CA, Lots 900 and 1000) Applicant: Len Osborn I. Findings of Fact: 1. The applicant is requesting permission, in accordance with Section 17.24 .030 of the Tigard Municipal Code to divide a 1.20 acre and a 1. 74 parcel into a .27, .68, and 2. 15 acre in an A-2 zone on S.W. .Greenburg .Road. 2. The site is designated "Urban Medium Density Residential" on the Neighborhood Plan II, which specifies a density of 12 dwelling units per gross acre. 3. On July 25, 1977 the City Council approved Ordinance 77-68, which changed the zoning on Lots 900 and 1000 from County RU-4 to City of Tigard Zoning "A-2, Multi-family Residen- tial" with the following condition: a. File with the City Recorder an agreement not to remon- strate against a Local Improvement District for street improvements to S.W. Greenburg Road. 4. The A-2 zone (multi-family) has the following applicable requirements: o 7,000 square foot minimum lot size for one unit (18.24. 030) (..1) o 20 foot setback minimum for front yard for a one story structure (18 .24 .040) (1) o Five foot setback minimum for side yard for a one story structure 18.24.040 (2) o Rear, yard setback shall be the same as side yards (18.- 24.040) (4) qL 1 STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT 4 September 27, 1977 MLP 9-77 Page 2 5. Section 18.64 .020 (b) of the Tigard Municipal Code requires a 40 foot minimum access with a 32 foot driveway for 20 to 49 units . II. Staff Observations: 1. The front portion of the site along Greenburg Road is rela- tively flat, sloping down and away towards the rear of the lots. On Tax Lot 900. there is a single family home and a grove of trees to the rear of the lot. There is also a single family home on Tax Lot 1000. A stand of trees ex- ists along the southeast side of the lot. Both homes are located toward the front of the lots along Greenburg Road, and both units are presently on a septic tank system. To the north and to the east across S.W. Greenburg Road are apartments. The site abuts the Burlington Northern and Southern Railroad lines to the west, and to the south are the Costello Sorrento apartments. 2 . The applicant is proposing to partition the front portions a: of Tax Lots 900 and 1000 into single family lots and devel- oping the remaining parcel for multiple family units (12 CI- units per acre) . 3. Water is available to the site by means of a six inch water line running along the southwest side of Greenburg Road. Sewerage service is available from an eight inch main line in S.W. Greenburg Road and is of adequate capacity to fa- cilitate the proposed density. 4 . The Tigard Community Plan and NPO #2 Plan standards for a collector street are a minimum of 60 feet of right-of-way width. That portion of S .W. Greenburg Road which abuts the subject parcels has a present right-of-way width of 60 feet. 5. Each lot conforms to 7,000 square foot minimum lot size of the A-2 zone. 6 . The single family home located on Tax Lot 1000 is currently serving as a rental unit. Access to the site is provided via a driveway approach. from Greenburg Road. The driveway and garage for this home are situated in the north corner of the parcel. The applicant site plan envisions access for the new parcel to the rear of Tax Lots 900 and 1000 to C STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT September 27, 1977 MLP 9-77 Page 3 run parallel and in between these two lots. To avoid the creation of an additional access onto Greenburg Road, a shared access between Tax Lot 1000 and the "new lot" should be provided. To accommodate a joint driveway use, a por- tion of the hedge on the north side of Tax Lot 1000 (see attached map) would have to be removed. III . Conclusionary Findings: The proposed partitioning conforms to the requirements of the Tigard Municipal Code in that each lot will abut a public street and the minimum lot size will be 7 ,000 square feet. , .i IV. Final Action: Based on the Findings of Fact and Conclusionary Findings, the proposed minor land partition is hereby approved subject to the following conditions: 1. A covenant be attached to the deed of Tax Lot1000 prohibit- ing direct access onto Greenburg Road. . 2. Cross easements be recorded for Tax Lot 1000 and the newly created lot for access onto S.W. Greenburg Road. ✓ -/ Richard Bolen Planning Director • STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT hf� August 31, 1977 Tigard City Hall 12420 S .W. Main Street - Tigard, Oregon Docket : Subdivision S 13-76 Request : To create a five lot subdivision with a 10,000 square foot lot size in a R-10, Single Family Residential zone Location: S.W. Fairhaven Street , west of S.W. 110th Avenue (Wash. Co. Tax Map 2S1 3DC, Tax Lot 700) Applicant : Barnum Homes I . Findings of Fact : 1. The applicant is requesting preliminary plat approval in accordance with Section 17. 16 . 100 of the Tigard Municipal Code to subdivide a 3.09 acre parcel into five lots with an average lot size of 10,000 square feet in a "R-10, Single Family Residential" zone on S.W. Fairhaven Street . 2. Section 17, 16. 100 states that : "No tentative plan for a proposed subdivision and no tenta- tive plan for a major partition shall be approved unless : a. Streets and roads are laid out so as to conform to the plats of subdivision or maps of major partitions al- ready approved for adjoining property as to width, gen- . eral direction, and in all other respects, unless the City determines it to be in the public interest to modify the street or road pattern b. Streets and roads held for private use are clearly in- dicated on the tentative plan, and all reservations or restrictions relating to such private roads and streets are set forth thereon c. The tentative plan complies with the comprehensive plan and applicable zoning regulations of the City then in effect d. No tentative plat of a subdivision or map of a major partition shall be approved unless there will exist adequate sewage disposal system to support the pro- posed use of the land described in the proposed plat . " '- 4 1/ STAFF REPORT - FINAL ACTION ?', TIGARD PLANNING DEPARTMENT i August 31, 1977 Subdivision S 13-76 Page 2 1, II . Staff Observation: ;?: A. Site Conditions: f.' The site is a vacant , easterly sloping site of 12 to 25 =' percent, creating considerable development constraints. The site is also transversed by a small creek along the `s eastern edge of the site. B. Situation : The site is surrounded by single family residences, with a recently approved 96 lot subdivision on a heavily wooded parcel to the north, ;' The creek portion of the site is shown to be included in the greenway system, as depicted on NP III . This can be realized by a 25 foot easement from the center line of the creek and the construction of a standard bicycle/pedestrian or path along its entirety. i C. Public Facilities : v` 1.sx S.W. Fairhaven Street (west) is fully improved to City f hi standards. The applicant is proposing to add a 36 foot radius cul-de-sac at its present terminus . This creates a 550 foot cul-de-sac, which is prohibited by the Subdivi 4'! sion Code , but its extension is also prohibited by the NP III . In light of this conflict and considering the topo- graphical constraints of the site, the cul-de-sac proposal is warranted. With the minimal right-of-way, easements will ` '. be required for sidewalks. A six inch water line crosses the property in an east-west direction and is adequate to service the property, 1 A sewer main line exists along the creek, through the site of adequate capacity to serve the proposed development. The adjacent parcels to the west are on septic tanks, which are having difficulty functioning properly. A 15 foot ' easement between Lots 1 and 2 will provide sewer accessi- ; STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT ° August 31, 1977 Subdivision S 13-76 Page 3 III . Conclusionary Findings : 1. With the attachment of conditions the proposed preliminary plat conforms to the NP III in that it is in keeping with the character of the surrounding area and at a lower den- sity than adjacent subdivisions. 2. The proposed density conforms to the density limitations of the underlying R-10 zone. 3. As noted in the staff observations, adequate water, sewer, street, and recreation facilities are available to service the proposed subdivision. IV, Final Action: The proposed preliminary plat is hereby approved in accordance with Section 17. 16. 100 of the Tigard Municipal Code subject to the following conditions : 1. Ten foot lot line utility easements be provided so as to k..,. allow sewer connection by those residences to the west. 2. An eight foot wide asphaltic-concrete pedestrian-bicycle path be constructed from the north to the south plat bound- ary along the following route: Beginning at the north plat boundary the path will join up with the Genesis subdivision path on a 30 foot wide easement and extend south to the boundary between Lots 1 and 2; at this point it will curve westward along a 15 foot easement between lots 1 and 2 and connect with the cul-de-sac bulb on Fairhaven Street ; from this point the path will extend south on the 30 foot access easement to Lots 2, 3, 4, and 5 and use the same paved sur- face. At the terminus of the 30 foot access easement, a 15 foot easement will extend across Lot 5 to the southern plat boundary. Bikeway construction specifications shall be subject to Public Works approval . 3. The driveway for Lot 5 be constructed so as to save the existing oak tree on the west side of Lot 3. 4. The location of known springs be identified and a drainage plan for handling this and any other surface or near sur- face water run-off be submitted with the subdivision con- struction drawings. } I STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT Wit August 31, 1977 Subdivision S 13-76 Page 4 5. A street light be installed at the cul-de-sac terminus . 6. A 20 foot wide storm water easement be provided adjacent the eastern plat boundary to assure protection of the open drainage way, pursuant to Tigard Municipal Code 17. 32.030 (b) . . ((nn,,,, Ri hard Bolen Planning Director III I Hi I I a tl { ( 1 1 t1 1 7 1 it STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT August 15, 1977 Tigard City Hall 12420 S .W. Main Street - Tigard, Oregon Docket : Subdivision S 16-77 Request : To create a 13 lot subdivision on 2 .75 acre parcel in a R-7 zone, "Single Family Residential" Location : North side of S.W. North Dakota Street (Wash. Co. Tax Map 1S1 34D, Tax Lot 400) Applicant : Steven Spiegel I . Findings of Fact : 1. The applicant is requesting preliminary plat approval in accordance with Section 17. 16 .100 of the Tigard Municipal Code to subdivide a 2. 75 acre parcel into 13 lots, with a minimum lot size of 7, 500 square feet in a R-7 zone on the north side of S.W. North Dakota Street . 2. The site is designated "Urban Low Density Residential" on the Tigard Community Plan, 1971 and zoned R-7. Attached as conditions to the application of the City zoning (July 25, 1977) was the following; (1) An agreement to participate in a local improvement district for the improvement of S.W. North Dakota Street be signed by the property owner, be recorded, and transferred to all deeds for all new lots as they are sold. (2) Ten feet be dedicated along this property for street improvements to S.W. North Dakota Street . (3) Sidewalk be allowed to meander or abut the curb in order to save trees on the site. 4 No construction or fill in the flood plain . ( ) p 3. Applicable policies from the Tigard Community Plan, 1971 are as follows: a. The maximum overall density of development will be 12 four dwelling is ox 1 persons per gross acre. This amounts to a standard of 7,500 square feet of land per dwelling unit allowing for streets and other open space. Some areas will have a lower density 9 STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT August 15, 1977 Page 2 owing to topography, existing development patterns or the desire of individuals to own a larger lot . b. Residential subdivision will be developed with paved streets, curbs and gutters, street lights, and walk- ways, according to City or County standards. All utilities will be placed underground. c. Development will coincide with the provision of pub- lic streets, water, and sewerage facilities. These facilities shall be (a) capable of adequately serving all intervening properties as well as the proposed de- velopment and (b) designed to meet City or County standards. 4. Section 17. 16 . 100 states that : "No tentative plan for a proposed subdivision and no ten- tative plan for a major partition shall be approved un- less: a. Streets and roads are laid out so as to conform to the ' plats of subdivision or maps of major partitions al- , ready approved for adjoining property as to width, general direction, and in all other respects, unless the City determines it to be in the public interest to modify the street or road pattern . b. Streets and roads held for private use are clearly in- dicated on the tentative plan, and all reservations or restrictions relating to such private roads and streets are set forth thereon. c. The tentative plan complies with the comprehensive plan and applicable zoning regulations of the City then in effect . d. No tentative plan of a subdivision or map of a major partition shall be approved unless there will exist adequate sewage disposal system to support the pro- posed use of the land described in the proposed plat . " II . Staff Observations: 1. The site is a vacant parcel with no development constraints other than a part of the Fanne Creek flood plain, (164 feet IL STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT August 15, 1977 Page 3 mean sea level) , which intrudes into the parcel on the east side of the street . The site is surrounded by. gen- erally undeveloped property and large lots with. single family dwellings. The general character of the area is rural, undergoing change to urban with the introduction of the Englewood and Black Bull subdivisions. Water and sewerage service is available from the recently approved Black Bull subdivision to the north . 2. Access to the site is available from S.W. North. Dakota, which is substandard in right-of--way and improvement width.. In order to bring the existing right-of-way to meet the plan standards, a ten foot dedication along this property was required as part of the zone change application. 3. Tax Lot 402, located adjacent the southwest corner of the subject parcel, has not been included within the plat boundaries. Based on the applicant ' s plat submission, the accessory building (garage) on Tax Lot 402 encroaches into the plat boundaries. This encroachment , therefore , would necessitate the removal of that portion of the structure on the applicant ' s property. 4. On June 30, 1977 the Unified Sewerage Agency dedicated to the public, as a public right-of-way, Tax Lot 401. The dedicated right-of-way is a 60 foot wide strip, more th a n sufficient to meet the local street standard. of 50 foot right-of-way as required by the code. Tax Lot 401 bisected the applicant ' s parcel and previously served as a private access drive for the Metzger Sanitary Sewer Plant , located to the north of the subject parcel . Oper- ation of the sewer plant has been discontinued, and the plant is to be dismantled at a future date . The existing surface pavement and curbing of this former driveway would require improvements such as : grass between curb and black- top killed and joint sealed, storm line flushed and T.V. 'ed, and a core sample of asphalt surface be made . 5. The existing utilities between the curb and property line on both sides of the recently dedicated right-of-way would necessitate the placement of a five foot sidewalk adjacent the property line wherever possible in order to avoid the possibility of having to remove portions of the sidewalk and curb to repair or alter the underground utilities. Page 4 6. A steep embankment between the property line and the curb on those lots in the northwest corner of the plat makes it a undesirable to construct a driveway curb cut, or sidewalk . The bank should be graded off or else sidewalk and driveway aprons would be impractical to build. 7. The recently approved Black Bull subdivision immediately north of the proposed plat was required as a condition of approval for a zone changed, "to improve the street pro- viding access from S.W. North Dakota Street to the site (Black Bull) be brought up to City standards. " The ap- plicant has agreed with the developers of the Black Bull subdivision to provide street lights and sidewalks in front of his property in exchange for their bringing sanitary sewer services to the applicant ' s property. This agree- ment will relieve a portion of the Black Bull requirement, but they will still be responsible for providing a con- tinuation of the street starting at the applicant 's north property line and up to the entrance of the Black Bull subdivision. Therefore, the connecting street improvements between the applicant 's subdivision must be compatible with the access/egress improvements with the Black Bull sub- division. 8. The Public Works Department has advised staff that there may exist a possible drainage problem in the northeast corner of the plat , in that the storm sewer line from the roadway outfalls in the back portion of Lot 8 and then "surface flows" easterly across other private land to the east . State law requires that : "Rain, storm and other surface run-off water drained from roofs, paved areas, courts or courtyards shall not be conveyed and discharged to the storm sewers or to the street gutters in a mariner which may cause flooding to adjacent property, streets, alleys or or walkways . . . " III . Conclusionary Findings: 1 . The proposed preliminary plat conforms to the Tigard Com- munity Plan, 1971 in that the proposed lotting pattern is for residential purposes, conforms to the dimensional re- quirements of Title 18 of the Tigard Municipal Code (Zon- ing) . 2 . With the attachment of appropriate conditions, access will be available to all lots , and each lot as proposed will abut a public street . 3. S .W. North Dakota Street is a substandard street, and im- provements are needed to bring it up to City standards. Page 5 STAFF REPORT 4 . Both sanitary sewer and water lines are available to the site to facilitate the proposed density. IV. FINAL ACTION: The preliminary plat for the "Northern Pine" subdivision is hereby approved subject to the following conditions: 1 . Easement be provided according to Public Works Department specification for drainage and utility purposes. 2. A half-street improvement to collector standards be made on S.W. North Dakota Street frontage. No building permits will be used until construction drawings have been ap- proved by the Public Works Department and the necessary bond filed. 3. A storm water drainage plan be submitted for Public Works Department approval . 4 . That portion of the structure on Tax Lot 402 which en- croaches into Lot 6 be removed. 5 . Fire hydrants be placed as per Tigard Water District and City of Tigard regulations. 6. Street trees in accordance with the Design Review Board approved list be placed along the street in the develop- me n t. 7. The alignment of the street be compatible with the access/ egress improvements adjacent the north property line. 8. Permits be obtained from Washington County for any street , sewer or storm sewer work on S.W. North Dakota Street. _pn ) d (-2,,Lw Ric' ard Bolen, Planning Director STAFF REPORT - FINAL ACTION • TIGARD PLANNING DEPARTMENT July 20, 1977 Tigard City Hall 12420 S.W. Main Street - Tigard, Oregon DOCKET: Subdivision S 3-77 REQUEST: To create a 71 lot subdivision on 19.06 acre parcel in a R-7 zone, "Single Family Residential" LOCATION: North side of Durham Road, 800 feet west of Hall Boule- vard (Wash. Co . Tax Map 2S1 11D, Tax Lot 1400) APPLICANT: David Farr/Harris McMonagle Associates I . FINDINGS OF FACT: 1. The applicant is requesting preliminary plat approval in ac- , cordance with Section 17. 16 . 100 of the Tigard Municipal Code to subdivide a 19 .06 acre parcel into 71 lots, with a mini- mum lot size of 7, 500 square feet in a R-7 zone at Durham Road west of Hall Boulevard. 2 . The site is designated "Urban Low Density Residential" on the Tigard Community Plan, 1971 and zoned R-7. Attached as g Y conditions to the application of City zoning (June 7, 1977) was the following: a. Right-of-way necessary to provide for 45 feet from cen- ter line be dedicated for street purposes . Y 3. Applicable policies from the Tigard Community Plan, 1971 are as follows : a. The maximum overall density of development will be four dwelling units or 12 persons per gross acre. This amounts to a standard of 7,500 square feet of land per dwelling unit allowing for streets and other open space. Some areas will have a lower density owing to topography, existing development patterns or the desire of indivi 4 duals to own a larger lot . b. Residential subdivision will be developed with paved streets, curbs and gutters, street lights, and walkways, according to City or County standards. All utilities will be placed underground. ill c. Development will coincide with the provision of public streets, water, and sewerage facilities. These facili- ties shall be (a) capable of adequately serving all in- tervening properties as well as the proposed development and (b) designed to meet City or County standards, i, 'll �.i 171 Iry . STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT July 20, 1977 Page 2 4. Section 17. 16 . 100 states that : "No tentative plan for a proposed subdivision and no ten- tative plan for a major partition shall be approved un- less: a. Streets and roads are laid out so as to conform to the plats of subdivision or maps of major patitions already approved for adjoining property as to width, general direction, and in all other respects, unless the City determines it to be in the public interest to modify the street or road pattern . b . Streets and roads held for private use are clearly in- dicated on the tentative plan, and all reservations or restrictions relating to such private roads and streets are set forth thereon. c. The tentative plan complies with the comprehensive plan and applicable zoning regulations of the City then in effect . d. No tentative plan of a subdivision or map of a major partition shall be approved unless there will exist adequate sewage disposal system to support the pro- posed use of the land described in the proposed plat ." II . STAFF OBSERVATIONS : 1. The site is flat with houses along the western edge. The parcel is essentially a vacant piece of farm land, with very little vegetation other than grass and a few trees around the houses. No development constraints are ap- parent . 2 . The site is surrounded by farm land on the north, Tigard High School on the south side of S .W. Durham Road, Summer- field Planned Development to the west , and a vacant par- eel to the east . The undeveloped parcel to the east is proposed on the Tigard Community Plan, 1971 to develop as a community shopping center. The general character of the area is rural, undergoing transition to urban uses. 3. S.W. Durham Road lacks the right-of-way called for in the Tigard Community Plan, 1971 and is in a substandard con 3, dition. Washington County Public Works Department has developed a design for the improvement of S .W. Durham r; Road which calls for a 90 foot right-of-way. Therefore, right-of-way necessary to provide for 45 feet from center line should be dedicated. STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT It July 20, 1977 Page 3 4 . Sewerage service is available from a ten inch main line in S .W. Durham Road and is of adequate capacity to facilitate the proposed density. Water service is available up to the site. However, this parcel is not within the Tigard Water District at this time. A petition to annex this parcel and adjacent parcels to the east into the Tigard Water District will be considered before the Portland Metropolitan Area Lo- cal Government Boundary Commission on August 24, 1977. 5. Lots 7, 16, 70, and 71 are being proposed as flag lots . Street frontage for these lots varies between ten and 20 feet of width. The Tigard Municipal Code Section 18 .64 .040 requires that (a) no curb cuts shall be allowed within five feet of an adjacent property line except when two adjacent property owners elect to provide joint access to their re- spective properties and (b) the minimum curb cut width shall be 15 feet (measured from top of curb to top of curb) . 6. No indication has been given as to how storm water run-off is to be handled. State law requires that : "Rain, storm, and other surface run-off water drained from roofs, paved areas, courts or courtyards shall not be con- veyed and discharged to the storm sewers or to the street gutters in a manner which may cause flooding to adjacent property, streets, alleys or walkways . . . " 7. An existing older home located on portions of Lots 15 and 16 fronting on S.W. Stratford Loop will be razed. 8. The Summerfield Planned Development immediately west of the ' parcel has been required as a condition of the approval of that development to provide a bike path along S .W. Durham Road to the east end of the planned development . In keep- ing with the policies of the 1974 Comprehensive Pedestrian Bicycle Pathway Plan, continuation of this path along the Durham Road frontage of the subject parcel should be under- taken as well . 9. The traffic and noise on Durham Road, combined with the ac- tivities on the Tigard High School site directly across from the parcel, will tend to adversely impact the proposed residential character of this development . To lessen the impacts of noise, traffic, lights, air pollution, etc . and maintain a compatible relationship between the development, Durham Road, and the school site, some form of buffering Ar 1 ■••••=■ STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT July 20, 1977 Page 4 would be desirable, such as landscaping or a berm along the southern portion of the parcel fronting on Durham Road. 10. The addition of a common street tree would be beneficial and add to the desirability of the subdivision, especially since this parcel is essentially void of vegetation ., III . CONCLUSIONARY FINDINGS : 1. The proposed preliminary plat conforms to the Tigard Com- munity Plan, 1971 in that the proposed lotting pattern is for residential purposes, conforms to the dimensional re- quirements of Title 18 of the Tigard Municipal Code (zon- ing) , and furthers the arterial streets policies of the Ti- gard Community Plan, 1971. 2. Water is currently not available to the site. However, the necessary procedure for assuring the availability of water by the Tigard- Water* District is currently being pro- cessed through: the Boundary Review:.Corflmission . 3. With the attachment of appropriate conditions, access will 4 , be available to all lots, and each lot as proposed will abut a public street. IV. FINAL ACTION: The preliminary plat for the "Stratford" subdivision is hereby approved subject to the following conditions : 1. Right-of-way necessary to provide 45 feet from center line of S.W. Durham Road be dedicated for street purposes . 2 . A covenant be attached to the deed of any lots abutting Dur- ham Road restricting direct access to Durham Road. 3 . Joint access and curb cut agreements be filed for Lots 6 and 7, 15 and 16, 67-70. 4. Deed covenants be attached to all lots sharing joint access for purposes of prescribing responsibility for maintenance of the access drives. 5 . Five foot easements be provided adjacent to all lot lines for drainage and utility purposes. 6. Street plugs be provided for the north terminus of S .W. ir 88th Avenue and east terminus of S.W. Hamlet Street. } STAFF REPORT - FINAL ACTION TIGARD PLANNING DEPARTMENT July 20, 1977 Page 5 7. Fire hydrants be placed as per Tigard Water District and City of Tigard regulations. 8. An earth berth be installed and landscaped along S.W. Dur- ham Road. Landscape design to be submitted for design re- view approval . 9. Street trees in accordance with the Design Review Board ap- proved list be placed along all streets in the development . 10. No final plat will be recorded for any lots within the pre- liminary plat boundary until such time as water service is available. ' 11. A six foot wide bike path be constructed along Durham Road. 12. That permission be acquired from Washington County to put the additional storm water which will result from this project into the Durham Road/85th Street system. -/ 7--_7 fA • J Richard Bolen, Planning Director rrtr zr