11/06/1991 - Packet AGENDA
NPO #7 MEETING
WEDNESDAY, NOVEMBER 6, 1991 - 7:00 P.M.
TIGARD CITY HALL
13125 SW HALL BLVD.
TIGARD, OREGON
NOTE: JOINT MEETING WITH NPO #3 BEFORE REGULAR MEETING - PAT
REILLY WILL DISCUSS TAX BILLS
1. Call to order
2. Roll Call. Woolery Blanchard Cunningham
Dorsett Gross Howden McGlinchy
3. Approve Minutes from October 2, 1991 meeting (attached).
4. Metro Staff/Mr. Mel Huie will speak on Metro Greenspaces program.
5. Bev Froude will discuss the West Side By-Pass.
6. Albertson's zone change proposal update.
7. SUB 92-0014/ZON 91-0008/PDR 91-0007NAR 91-0019-Olson Development Co.,
John Glaubke, Owner-Applicant requests approval of the following development
applications: (1) Zone change approval to designate the property with Planned
Development overlay zone; (2) Subdivision preliminary plat/Planned Development
conceptual plan approval to divide 5.84 acres into 9 lots between 6,572 and 8,464
square feet, with 3.96 acres to be dedicated to the City as open space; (3)
Variance approval to allow a lot depth to width ratio of 2.9 to 1, whereas Code
Section 18.164.060 requires a 2.5 to 1 lot depth to width ratio.
ZONE. R-4.5 (Residential, 4.5 units per acre).
LOCATION: South end of SW 113th Place (WCTM 2S1 3AB, tax lot 300).
8. ZCA 91-0017-Shrauger Annexation-Applicant requests annexation of one parcel
consisting of 0.70 acre to the City of Tigard and to change the zone from
Washington County R-6 (Residential, 6 units per acre) to City of Tigard R-4.5
(Residential, 4.5 units per acre).
ZONE. Washington County R-6
LOCATION. 13030 SW Walnut Street (WCTM 2S1 4AC, tax lot 1800.
9. MLP 91-0012-Karls/GTE Northwest, Inc. -Applicant requests Minor Land Partition
approval to divide a parcel of approximately 3.00 acres into two parcels of
approximately 87,120 and 43,560 square feet each.
ZONE: R-25 (Residential, 25 units per acre)
LOCATION. 13900 SW Scholls Ferry Road (WCTM 1 S 1 33CA, tax lot 1300).
10. Review Notices of Decision Received
11. Other Business
12. Adjournment
TO ENSURE A QUORUM FOR THE CONDUCT OF BUSINESS, PLEASE CONTACT
LIZ NEWTON AT 6394171, EXTT, 308 IF YOU ARE UNABLE TO ATTEND.
MloginVolnpo7 A
NPO #7 Minutes
October 2, 1991
Call to Order: 7:45 pm
Roll Call -- Present: Blanchard, Howden, Dorsett, Gross, McGlinchy, Cunningham
Absent: Woolery
1. Approved minutes from September 4, 1991 meeting. Motion to approve by
Blanchard; seconded by Cunningham. In favor 6; against 0.
2. CPA 91-0003/ZON 91-006-Albertsons, Inc. Discussion ensued.
Motion by: Ed Howden. Motion that the Albertsons proposal be denied. Please
note the facts and findings. Exhibit A attached.
Seconded by: Larry McGlinchy. In favor: 6 Against: 0
3. Motion by Larry McGlinchy regarding Albertsons proposal: We feel that the
imposition of R40 zoning adjacent to single family residential, existing
neighborhood (Cotswald) is incompatible. R40 adjacent to R6 or R7 is also
incompatible.
We need to have the acreage reduced before this happens again. How can we
challenge-this oversized piece of land when it is zoned neighborhood. 1.5 miles
to two shopping centers. We need a hearing?
Seconded by: Katy Dorsett. In favor: 6 Against 0
4. Meeting adjourned at 8:45 p.m.
Respectfully submitted by,
Katy Dorsett
EXHIBIT "A"
CASE CPA 91-0003 / ZON 91-0006
FACTS
1. Scholls Ferry is under State Highway jurisdiction at present. HOWEVER, it will be
under Washington County jurisdiction within the year.
2. The Functional Classification Map for the County Transportation Plan shows:
a. Scholls Ferry will be a 2-lane major collector street from Old Scholls to Old
Scholls, and
b. The proposed Murray Extension will be a 2-lane collector street.
3. No TRIMET transit line serves Scholls Ferry from Old Scholls to Old Scholl$.
4. In CPA 1-86 and Ordinance 86-12 the City Council approved five acres of C-N and
only declared that the configuration and the five acres could be modified to
conform with the final alignment of Murray Blvd.
FINDINGS
1. Policy 8.1.1 is not satisfied because the proposal assumes IN ERROR that Scholls
Ferry will be a 5-lane arterial street.
2. Policy 8.1.1 is not satisfied because the proposal assumes IN ERROR that the
proposed Murray Extension from Old Scholls to Scholls Ferry will be built in the
near future.
3. Policy 12.2.1 is not satisfied as the proposal does not meet locational criteria for
General Commercial areas because:
a. The proposal would be surrounded by residential districts on more than two
sides.
b. The scale of the proposal would not be compatible with surrounding
residential uses.
C. Public transportation would not be available to the proposal or the general
area.
h:Uogingolnpo7min.105
PROPOSAL DESCRIPTION
FILE NO: SUB 91-0014 / ZON 91-0008 / PDR 91-0007 / VAR 91-0019
FILE TITLE: OLSON DEVELOPMENT CO. / GLAUBKE
APPLICANT: Olson Development Co. OWNER: John Glaubke
RT. 1 BOX 948 Martha Glaubke
Beaverton, OR 97005 11405 SW 92nd Ave.
Portland, OR 97223
REQUEST, ZONE, LOCATION: Applicant requests approval of the following
development applications: 1) Zone Change approval to designate the property
with Planned Development overlay zone; 2) Subdivision preliminary plat/Planned
Development conceptual plan approval to divide 5.84 acres into 9 lots between
6,572 and 8,464 square feet, with 3.96 acres to be dedicated to the City as open
space; 3) Variance approval to allow a lot depth to width ratio of 2.9 to 1,
whereas Code Section 18.164.060 requires a 2.5 to 1 lot depth to width ratio.
ZONE: R-4.5 (Residential, 4.5 units per acre) LOCATION: South end of S.W. 113th
Place (WCTM 2S1 3AB, tax lot 300)
COMPREHENSIVE PLAN DESIGNATION: Low Density Residential
NPO NO: 7
CHAIRPERSON: Cal Woolery
PHONE: 639-4297
_ STAFF DECISION
XX PLANNING COMMISSION DATE TIME
_ HEARINGS OFFICER DATE _7 TIME
CITY COUNCIL DATE TIME
XX REQUEST FOR COMMENTS (see attached list) RETURN BY
ATTACHMENTS: XX VICINITY MAP _ LANDSCAPING PLAN
XX NARRATIVE _ ARCHITECTURAL PLAN
XX SITE PLAN
PREPARE FOR PLANNER APPROVAL:
XX ADVERTISEMENT - TIMES /_/_ OREGONIAN
XX NOTICE TO PROPERTY OWNERS TO BE MAILED
_ LETTER OF ACCEPTANCE OF APPLICATION
NOTICE TO DLCD - ATTACHMENTS:
STAFF CONTACT: Jerry Offer
COMPREHENSIVE PLAN POLICIES: 2.1.1, 3.1.1, 3.4.2, 3.5.1, 7.1.2
7.3.1, 7.4.4, 7.6.1, 8.1.1, 8.1.2
8.1.3
CODE SECTIONS: 18.32, 18.50, 18.80, 18.88, 18.92, 18.134, 18.150,
18.160, 18.164
USE LISTINGS: Single family detached residential units, public support
facilities, residential treatment home, farming, manufactured homes, family day
care, home occupation, temporary use, residential fuel tank, and accessory
structure.
NEIGHBORHOOD PLANNING ORGANIZATION
DEVELOPMENT REVIEW CHECKLIST
NPO # 7
FILE NO: SUB 91-0014 / ZON 91-0008 / PDR 91-0007 / VAR 91-0019
Request; Zone; Location: Applicant requests approval of the
following development applications: 1) Zone Change approval to
designate the property with Planned Development overlay zone; 2)
Subdivision preliminary plat/Planned Development conceptual plan
approval to divide 5. 84 acres into 9 lots between 6,572 and 8,464
square feet, with 3.96 acres to be dedicated to the City as open
space; 3) Variance approval to allow a lot depth to width ratio
of 2.9 to 1, whereas Code Section 18. 164.060 requires a 2 .5 to 1
lot depth to width ratio. ZONE: R-4 .5 (Residential, 4.5 units per
acre) LOCATION: South end of S.W. 113th Place (WCTM 2S1 3AB, tax
lot 300)
Please review the attached development proposal and comment on
those items listed below which concern(s) this NPO regarding this
application. This listing is a template to aid in your review of
this proposal. Please let us know how you feel about this
development taking place in your portion of the city.
Thank You.
Access To and From Site
Traffic Impact
Neighborhood Impact
Environmental Impact
COMMENT:
NO COMMENT: [ ]
Signed: Date:
s-.
WESTLAKE
CONSULTANTS 'Nc.
MEADOWGLADE
City of Tigard, Oregon
SUPPORTING INFORMATION
Prepared for:
Olson Development Co.
Route 1 Box 948
Beaverton, Oregon 9700
October 1991
E iGI�EERI�iG • �liRVEYIL�G . PLANNING
DATE: October 7, 1991
OWNER. Glaubke Living Trust
11405 S.W. 92nd Avenue
Tigard, OR 97223
(503) 639-1411
Attn: John & Martha Glaubke
APPLICANT: Olson Development Company
Route 1 Box 948
Beaverton, OR 97005
(503) 628-3539
Attn: Mr. Lloyd Olson
ENGINEER / SURVEYOR Westlake Consultants, Inc.
7340 S.W. Hunziker, Suite 204
Tigard, OR 97223
(503) 684-0652
Attn: Mr. Darren M. Kipper, PE
Project Manager
EXISTING USE: Single residence.
PROPOSED USE: 9-lot subdivision consisting of single-family lots, with
3.96-acre portion being conveyed to the City as an
open space.
PROPERTY DESCRIPTIO?\: Tax Lot 300; Tax Map 2S.1 3AB
LOCATION: South end of S.W. 113th Place, Tigard, Oregon.
SIZE: 5.79 acres
ZONING DESIGNATION: R-4.5 (Residential; 4.5 units/acre; 7,500 square-foot
minimum lot size).
BACKGROUND
Olson Development Company proposes to subdivide 5.79 acres into 9 single-family lots
with 3.96 acres being dedicated to the City of Tigard as a park. The project is located in
the City of Tigard at the southerly terminus of S.W. 113th Place, south of S.W. Tigard
Street. It is adjacent to Fowler Junior High School. Summer Creek flows through the
property.
The site is presently zoned for residential development at R-4.5 density. (4.5 units/acre).
The proposed 9 lots will be built on a 1.8 acre portion with a resultant density of 5
units/acre. jhe applicant is requesting a zone change to create smaller lots within the
development than allowed by Code. This zone change is being requested in conjunction
with a density transfer. Density transfer calculations indicate this increase to be within
allowable limits, chiefly due to the large portion of the site that is being conveyed to the
City as an open space. The proposed lot sizes range from 6,572 square feet to 8.646
square feet.
The subdivision meets the requirements for solar access and the appropriate calculations,
worksheet, and Solar Access Plan are included with this application. Private restrictions
relating to solar access are required on six of the nine lots. These restrictions will be
included in the conditions, covenants, and restrictions for the subdivision.
Lot #1 does not meet the depth to width ratio requirement for individual lots. A
variance is requested for this condition and is addressed in this application.
The 3.96-acre tract being conveyed to the City of Tigard as an open space will lie in the
southerly and westeriy portion of the property. It will include Summer Creek: and its
associated 100-year flood plain. For access and stormwater system maintenance
purposes, an unimproved access to the 100-year flood plain will be provided along the
North property line of the site to the west of S.W. 113th Place. Pedestrian access to
Fowler Junior High from S.W. 113th Place is proposed via a public tract along the North
property line. This tract will be dedicated to the City of Tigard.
A cul-de-sac will be constructed as an extension of S.W. 113th Place to provide access to
individual lots. This extension will be constructed to City standards with curb and gutter,
sidewalk, and street lighting. The proposed road width is 34 feet. The proposed cul-de-
sac layout is within city requirements for maximum length and is shown on the attached
Preliminary Plat and Preliminary Utility Plan.
A storm water collection system will be constructed to provide drainage for the
individual lots and cul-de-sac. This system will connect to the existing 24" diameter
storm line in S.W. 113th Place with the proposed outfall flowing into Summer Creek as
shown on the attached Preliminary Utility Plan. Payment of fees in lieu of water quality
and quantity facilities is proposed.
Potable water will be brought to the site by the construction of a aucuie iron water iine
endini in a nre hydrant at the proposed cul-de-sac as shown on the attached Preliminarz_-
Utility Plan. T'nis line will be an extension of an existing 8" diameter line in S.W. 113th
Place.
A public sanitary sewer line is present on the property. The proposed sanitary sewer will
connect to an existing manhole on this line as shown on the attached Preliminary Utility
Plan. A request for the vacation of certain existing easements crossing the site, but no
longer in use due to the recent construction of replacement sewers, will allow
unrestricted building placement on effected lots.
Wetlands have been found on this site, and their boundaries have been delineated by the
firm of Scientific Resources, Inc. (SRI). Additionally, the delineation by SRI was field
surveved by Westlake Consultants, Inc. and delineated on the attached Preliminary Plat
and Preliminary Utility Plan. The subdivision has been laid out such that there are no
wetlands within individual lots. A 25-foot building setback (Wetland Buffer) will be
provided to prevent the encroachment of structures on the wetlands.
In summary, the proposed development meets Community Development Code Standards
with noted exceptions and requests for modification. Specific code compliance
calculations and appropriate exhibits are presented herein.
COMPLIANCE WITH SPECIFIC CITY OF TIGARD
COMMUNITY DEVELOPMENT CODE STANDARDS
SECTION 18.88.040: SOLAR ACCESS
At least 80% of the lots in the proposed development
comply with one of the following requirements:
CA: Basic Requirement. Has a North-South
dimension of 90 feet or more and has a front
line that is oriented within 30° of a true East-
West axis.
C?: Protected Solar Building Line Option.
a. A protected solar building line is
designated on the plat or in documents
recorded with the plat; and
b. The protected solar building line is
oriented within 30 degrees of a true
east-west axis; and
C. There is at least 70 feet between the
protected solar building line and the
middle of the north-south dimension of
the lot to the south, measured along a
line perpendicular to the protected solar
building line; and
d. There is at least 45 feet between the
protected solar building line and the
northern edge of the buildable area of
the lot, or habitable structures are
situated so that at least 80 percent of
their ground floor south wall will not be
shaded by structures or non-exempt
vegetation.
C.3: Performance Option Habitable structures built
on a lot will have their long axis oriented
within 30° of a true East-West axis, and at least
80% of their ground floor South wall will be
protected from shade by structures and non-
exempt trees using appropriate deed
restrictions.
r One lot meets requirement #1. Five lots meet the
performance requirement, and two lots will require a
protected solar building line. Therefore, 8 of 9 lots
meet the requirements, and solar access for the
subdivision has been complied with.
SECTION 18.92.020: DENSITY CALCULATION
* Net Development Area
5.79 acres - gross
- 3.96 acres - Land to be conveyed to City as an open space.
- 0.035 acres - Land to be dedicated as public right-of-
way for access to Fowler Jr. High.
- 0.31 acres - Land to be dedicated as public right-of-
way for construction of cul-de-sac.
= 1.485 acres - Net Development Area
* Net Units Per Buildable Area
1.485 acres x 43,560 ft2/acre + 7,500 W/unit = 8.62units
SEC'T'ION 1892.030: RESIDENTIAL DENSITY TRANSFER
a.1 Number of units that may be transferred is equal to the
number of units which would have been allowed on 25%
of the unbuildable area.
Unbuildable area = 3.96 acres
Net Development Area = 1.49 acres
1.49 acres x 4.5 = 6.7 units allowed on buildable area
3.96 acres x 0.25 x 4.5 units/acre = 4.46 units which may
be transferred
6.7
_ + 4.46
11.16 units allowed including transfer
a.2 The number of units which could have been constructed
on the unbuildable area if not for City regulations.
` 3.96 acres x 0.25 x 4.5 units/acre = 4.46 units which may
be transferred. (6.70 + 4.46 = 11.16 units allowed
including transfer.)
a.3 125% of the maximum number of units allowed for the
site per the gross acreage.
5.79 acres x 4.5 units/acres x 1.25 = 32.6 units allowed
The number of proposed units is nine. Based on the above
calculations for sections A_1, A.2, and A3, the subdivision falls
within the guidelines for density transfer and the proposed 9
` lots are-acceptable.
SECTION 15.164.060: LOTS
a?: Lot Depth Ratio
Lot #1 exceeds the requirement of 2.5 to 1 for depth to
average width. The actual ratio is 2.9 to 1. A variance is
requested for this requirement due to special conditions
that exist on this site. The necessity of providing access to
Fowler Junior High School, coupled with the extensive
wetland and flood plain areas that exist on the site, and
the resulting street alignment have limited the buildable
area. A variance to the lot depth ratio is needed in order
that this subdivision may accommodate nine single-family
residential lots. The narrow configuration of Lot #1 can
be handled by the selection of a proper house style.
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WESTLAKE CONSULTANTS, INC.
Engineers, Planners & Surveyors
7340 S.W. Hunziker Suite 204
Tigard. OR 97223 Phone 684-0652
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TIG RD _ The City of
T I G A R D
SUB 91 - 0014
S PDR 91 - 0007
CREST CT Z 0 N 9 1 - 0 0 0 8
VAR 91 - 0019
K T E I E
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PROPOSAL DESCRIPTION
FILE NO. : ZCA 91-0017
FILE TITLE: SHRAUGER ANNEXATION
APPLICANT: Rosemary Shrauger OWNER: SAME
Harold Shrauger
13030 SW Walnut Street
Tigard, Oregon 97223
REQUEST: A request to annex one parcel consisting of 0.70 acre to the City of
Tigard and to change the zone from Washington County R-6 (Residential, 6 units
per acre) to City of Tigard R-4.5 (Residential, 4.5 units per acre) . ZONE:
Washington County R-6.
LOCATION: 13030 SW Walnut Street (WCTM 2S1 4AC, tax lot 1800)
NPO NO. : 7
NPO CHAIRPERSON: Cal Woolery
PHONE NUMBER: 639-4297
CHECK ALL WHICH APPLY:
STAFF DECISION COMMENTS ARE DUE BACK TO STAFF ON 1991.
PLANNING COMMISSION DATE OF HEARING: TIME:
BEARINGS OFFICER DATE OF HEARING: TIME:
XX CITY COUNCIL DATE OF HEARING: 11/19/91 TIME: 7:30
ATTACHMENTS
XX VICINITY MAP LANDSCAPING PLAN
NARRATIVE ARCHITECTURAL PLAN
SITE PLAN OTHER
STAFF CONTACT: Victor Adonri - 639-4171
APPLICABLE REVIEW CRITERIA:
Comprehensive Plan Policies: 10.1.1, 10.1.2, 10.1.3, 10.2.1, 10.2.2
10.2.3, 10.3.1, 10.3.2
Code Sections: 18.32.020, 18.32.040, 18.32.130, 18.36.030
18.136, 18.138, 18.138.020 (A) (B)
USE LISTINGS: Single family residential, public support facilities, residential
treatment home, farming, manufactured home, family day care, home occupation,
temporary use, residential fuel tank, and accessory structures.
NEIGHBORHOOD PLANNING ORGANIZATION
DEVELOPMENT REVIEW CHECKLIST
NPO # 7
Request; Zone; Location: ZCA 91-0017: A request to annex one
parcel consisting of 0 . 70 acre to the City of Tigard and to change
the zone from Washington County R-6 (Residential, 6 units per acre)
to City of Tigard R-4 .5 (Residential, 4 . 5 units per acre) . ZONE:
Washington County R-6 .
LOCATION: 13030 SW Walnut Street (WCTM 2S1 4AC, tax lot 1800)
Please review the attached development proposal and comment on
those items listed below which concern(s) this NPO regarding this
application. This listing is a template to aid in your review of
this proposal. Please let us know how you feel about this
development taking place in your portion of the city.
Thank You.
Access To and From Site
Traffic Impact
Neighborhood Impact
Environmental Impact
COMMENT:
NO COMMENT: [ ]
Signed: Date:
The City of
T I G A R D
Z C A 91 - 001 '7
ST
Site area
be
annexed
Parcels
within
Tigard city
limits
City limit
01 00 boundary
01 g 1 t 4 t Iota h map reprersa-
I,llon eenplled by the Clty
of llger/ ulllltlag Cea9ra-
p110 InlarnatlaI Syatem
CIS) aoll.or., lator-
�� motion par f 0y ed 10 r.
may be irta ndrd la be
used .ilh additional
N 0 R T fl laah�ical aad/or
i me rdata
as det unlned ly
the C(ly of ligdrd.
{tl PIA9111)
d too {10/10/11)
PROPOSAL DESCRIPTION
FILE NO:MLP 91-0012
FILE TITLE: KARLS/GTE NORTHWEST INC.
APPLICANT: GTE NORTHWEST INC. OWNER: EVELYN KARLS
P.O.BOX 1100 RT 1 BOX 382
BEAVERTON, OR 97075 BEAVERTON, OR
REQUEST, ZONE, LOCATION: Applicant requests Minor Land Partition
approval to divide a parcel of approximately 3.00 acres into two
parcels of approximately 87,120 and 43,560 square feet each. ZONE:
R-25 (Residential, 25 Units per Acre) LOCATION: 13900 SW Scholls
Ferry Road (WCTM 1S1 33CA, tax lot 1300)
COMPREHENSIVE PLAN DESIGNATION: Medium-High Density Residential
NPO NO: 7
NPO CHAIRPERSON: Cal Woolery
PHONE NUMBER: 639-4297
CHECK ALL WHICH APPLY:
X STAFF DECISION COMMENTS DUE BACK TO STAFF ON 1991
PLANNING COMMISSION DATE OF HEARING: TIME:7:30
HEARINGS OFFICER DATE OF HEARING: TIME:7:00
CITY COUNCIL DATE OF HEARING: TIME:7:30
REQUEST FOR COMMENTS AND ATTACHMENTS:
X VICINITY MAP LANDSCAPING PLAN
NARRATIVE ARCHITECTURAL PLAN
X SITE PLAN OTHER:
PREPARE FOR PLANNER APPROVAL:
X ADVERTISEMENT - TIGARD TIMES OREGONIAN
X NOTICE TO PROPERTY OWNERS TO BE MAILED
LETTER OF ACCEPTANCE OF APPLICATION
NOTICE TO DLCD - ATTACHMENTS:
STAFF CONTACT: Ron Pomeroy
CODE SECTION: 18. 162
USE LISTINGS: Single family detached/attached residential units,
duplex residential units, multiple family dwellings, residential
care facility, mibile home parks and subdivisions, public support
services, residential treatment home, manufactured homes, family
day care, home occupation, temporary use, residential fuel tank,
and accessory structures.
NEIGHBORHOOD PLANNING ORGANIZATION
DEVELOPMENT REVIEW CHECKLIST
NPO # 7
Request; Zone; Location: MLP 91-0012: Applicant requests Minor
Land Partition approval to divide a parcel of approximately 3.00
acres into two parcels of approximately 87, 120 and 43,560 square
feet each. ZONE: R-25 (Residential, 25 Units per Acre) LOCATION:
13900 SW Scholls Ferry Road (WCTM 1S1 33CA, tax lot 1300)
Please review the attached development proposal and comment on
those items listed below which concern(s) this NPO regarding this
application. This listing is a template to aid in your review of
this proposal. Please let us know how you feel about this
development taking place in your portion of the city.
Thank You.
Access To and From Site
Traffic Impact
Neighborhood Impact
Environmental Impact
COMMENT:
NO COMMENT: [ ]
Signed: Date:
The City of
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to KGE INC/ ENGIINMERS & PLANNERS
14 N.W. Fifth Ave
Portland, Oregon
Pb. 222-1687
287.00 22LOO
OWNER: EVELYN M. KARLS PROPOSED PARTITION
RT. / BOX 382
BEAVERTON,OREGaV r: OF A TRACT A..
PH. 644-6194 S.W. tk�,4 SECTION 33 TIN.,R./W
49 M. X. 1004 AVOM
WASHINGTON COUNTY,OREGON AND_�so
SCALE: 1" = 50'JUNE 1991