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02/20/1991 - Packet AGENDA NPO #7 MEETING WEDNESDAY, FEBRUARY 20, 1991 - 7:30 P.M. TIGARD CITY HALL 13125 SW HALL BLVD., TIGARD, OR 1. Call to order 2. Roll Call. Woolery Blanchard Cunningham Dorsett Gross Howden McGlinchy Robbins 3. Approve Minutes from January meeting 4. Voice Mail - Presentation by Staff 5. SUBDIVISION SUB 91-0003 PLANNED DEVELOPMENT PDR 91-0003 VARIANCE VAR 91-0002 CENTURY 21 PROPERTIES (NPO #7) A request for 1) Subdivision Preliminary Plat- Planned Development conceptual plan approval to divide approximately 3.7 acres into 22 parcels ranging between approximately 3,500 and 5,550 square feet in size in addition to dedicating approximately 0.8 acres as open space;and 2) Variance approval to allow more than six dwellings on a private street, and an intersection on a collector street at a spacing of 265 feet rather than the code requirement of 300 feet. ZONE: R-12 (PD) (Residential, 12 units/acre, Planned Development) LOCATION: Southwest corner of SW 130th Avenue and SW Hawks Beard Street (WCTM 1S1 33DB, tax lot 100). 6. REVIEW FOR AMENDED DECISION MIS 90-0014, MLP_90-0017 VAR 91-0005 - OLSON Applicant requests Lot Line Adjustment approval to adjust two parcels from approximately 18,295 and 44,431 square feet to two parcels of approximately 7,296 and 55,430 square feet. Applicant also requests Minor Land Partition approval to divide the resulting 55,430 square foot parcel into three parcels between approximately 7,068 and 7,376 square feet. A Variance is requested to allow lots of less than 7,500 square feet in size whereas the Code requires a minimum lot size of 7,500 square feet. All parcels will be served by a privately owned common access drive. The site contains approximately 27,442 square feet of undevelopable floodplain and will also contain a privately owned drive of approximately 5,589 square feet. LOCATION: 11895 SW 113th Court(WCTM 1 S 1 34DC, tax lots 3600 and 3602) ZONING DESIGNATION: R-7(Residential, 7 units per acre) COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential 7. Review Notices of Decision Received 8. Other Business 9. Adjournment TO ENSURE A QUORUM FOR THE CONDUCT OF BUSINESS, PLEASE CONTACT LIZ NEWTON AT 639-4171, EXT. 308 IF YOU ARE UNABLE TO ATTEND. &WgtnWbbieVW7-A NPO #7 JANUARY 16, 1991 MINUTES ROLL CALL: Present - Jim Blanchard Bill Gross Larry McGlinchy Chairman Cal Woolery Absent - Vice Chairman Lee Cunningham Secretary Katy Dorsett Ed Howden Nancy Robbins Meeting convened at 7:30 p.m. SUB 91-0001 NAR 91-0001/PDR 91-0001/ZON 91-0001-HARTNENTURE PROPERTIES Applicant's presentation by: Gordon Hobbs, Pres. OR-AK Corp John Middleton, Eng. Zarosinski-Tatone Eng. Discussion: Members support applicant's proposal to deed wetlands and land to north of wetlands to City of Tigard and transfer density to land south of wetlands. Members support applicant's street and lot configurations. Members object to Ms. Hart's proposal with respect to Lot 2400 to: Obstruct the full construction and connection of streets at Black Diamond and 109th. Restrict public access to wetlands with a lot line adjustment of the lot into the wetlands. Members assert that Ms. Hart's proposals with respect to Lot 2400 significantly diminish the merits of applicant's proposal to deed open space to the public and transfer density to the land to the south of the open space. Motion to approve with two conditions: 1) Full construction and connections of streets at Black Diamond and 109th to promote traffic circulation; 2) No lot line adjustment of Lot 2400 into the wetlands, in order to promote public access to public open space. Motion by Bill Gross; Second by Jim Blanchard. In favor 3; Against 1 MLP 90-0025/MIS 90-0019-SCOTTCO Motion to approve. Motion by Larry McGlinchy; Second by Jim Blanchard. In favor 4; Against 0 Minutes from December meeting. Motion to approve with correction; NPO #7 supports NPO #3's approval with conditions of SUB 90-0015-BURGE/ROTH. Motion by Jim Blanchard; Second by Larry McGlinchy. In favor 4; Against 0 Signalization at 135th and Scholls Hwy. Dennis Carlson, Project Mgr., ODOT, will present construction details to CPO #4 on Wednesday, January 23, 1991 , 7:30 p.m. at the Tigard Water District Building. OTHER BUSINESS: City of Tigard Resolution No. 88-114/UPAA with Washington County Discussion: Members support an amendment to the UPAA to delete Subsection II I.C.4., Murray Extension and Connection to 121st and Gaarde, in its entirety. Members assert that the Murray Connection will not improve local Tigard traffic circulation but instead attract and channel Beaverton traffic from Old Scholls and Scholls Hwy. onto local Tigard streets and into Tigard neighborhoods. Members assert that the Murray Connection will destroy significant urban wetlands and wildlife reserves within the Summercreek wetlands and watercourse. Members support an amendment to the UPAA to replace the Murray Connection with alternative transportation improvements to serve the broader transportation needs of Washington County and Beaverton. Motion to petition Tigard City Council to: Review CITY OF TIGARD RESOLUTION NO. 88-114 Amend the UPAA to delete Subsection III.C.4., Murray Extension and Connection to 121st and Gaarde, in its entirety. Amend the UPAA to replace the Murray Connection with alternative transportation improvements to serve the broader transportation needs of Washington County and Beaverton. Review the Tigard Comprehensive Transportation Plan. Amend the Transportation Plan to delete the Murray Extension and Connection to 121st and Gaarde, in its entirety. Amend the Transportation Plan with alternative local and collector street improvements to serve local Tigard transportation and neighborhood needs. Motion by Cal Woolery; Second by Larry McGlinchy. In favor 4; Against 0. Meeting adjourned at 9:30 p.m. Respectfully submitted, Bill Gross nm:1oginViz\npo7min.129 . 1 • PROPOSAL DESCRIPTION FILE NO: MIS 90-0014 / MLP 90-0017 / VAR 91-0005 FILE TITLE: OLSON APPLICANT: LLOYD OLSON OWNER: SAME ROUTE 1, BOX 948 BEAVERTON, OR 97007 REQUEST: Applicant requests Lot Line Adjustment approval to adjust two parcels from approximately 18,295 and 44,431 square feet to two parcels of approximately 7,296 and 55,430 square feet. Applicant also requests Minor Land Partition approval to divide the resulting 55,430 square foot parcel into three parcels between approximately 7,068 and 7,376 square feet. A Variance is requested to allow lots of less than 7,500 square feet in size whereas teh Code requires a minimum lot size of 7,500 square feet. All parcels will be served by a privately owned common access drive. The site contains approximately 27,442 square feet of undevelopable floodplain and will also contain a privately owned drive of approximately 5,589 square feet. LOCATION: 11895 SW 113th Court (WCTM 1S1 34DC, tax lots 3600 and 3602) ZONING DESIGNATION: R-7 (Residential, 7 units per acre) COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential NPO NO: 7 CHAIRPERSON: Frank Becker PHONE: 641-2423 X STAFF DECISION _ PLANNING COMMISSION DATE _/_/_ TIME _ HEARINGS OFFICER DATE _/_/_ TIME CITY COUNCIL DATE / / TIME X REQUEST FOR COMMENTS (see attached list) RETURN BY _/_ ATTACHMENTS: X VICINITY MAP _ LANDSCAPING PLAN _ NARRATIVE _ ARCHITECTURAL PLAN X SITE PLAN STAFF CONTACT PERSON: Jerry Offer PREPARE FOR PLANNER APPROVAL: X ADVERTISEMENT - TIMES _/_/ OREGONIAN X NOTICE TO PROPERTY OWNERS TO B_E MAILED _ LETTER OF ACCEPTANCE OF APPLICATION NOTICE TO DLCD - ATTACHMENTS: February 12, 1991 APPLICANT'S STATEMENT The applicant requests variance approval to allow the four lots created through the previously approved Minor Land Partition MLP 90-0017 and Lot Line Adjustment MIS 90-0005 to range in size between 7,068 and 7,376 square feet rather than the 7,500 square feet minimum lot size required by the R-4.5 zone. At the time of the earlier application, the lots were planned to range between 7,500 and 9,500 square feet in size. The survey done for the final partition plat resulted in a finding that the area of the parent parcels within the 100 year floodplain of Summer Creek is substantially larger than had been previously assumed, thereby leaving less area outside of the floodplain for division into the lots. The land within the 100 year floodplain is intended to be dedicated to the City of Tigard for park and open space purposes. The variance is requested to allow the land owner to divide his property into a reasonable number of lots, considering the large amount of the original site area that will be dedicated for public purposes. 44 percent of the original site will be dedicated for public purposes. The applicant purchased the property after consulting City of Tigard topographic maps which showed that there was more area outside of the floodplain than the recent survey indicates. The applicant relied upon the topographic map in determining that there would be an opportunity for four lots to be created from the parent parcels. Requiring that the lots to be created to be consistent with the 7,500 square foot minimum lot size of the R-4 .5 zone would limit the applicant to three lots and would create a hardship for the applicant, especially in light of the applicant being required to dedicate -over 44 percent of the site being dedicated for public purposes. Community Development Code Chapter 18.92.030 permits a residential density transfer of 25 percent of the housing opportunities from floodplain areas to the buildable portions of the site, thereby allowing smaller lot sizes. The density transfer is permitted only when the development application is reviewed as a planned development. This approach could allow the applicant the number of lots he seeks; however, planned development reviewq is typically intended for larger sites and therefore the applicant does not find that this is the best approach to pursue the housing opportunities needed. The variance request would not change the uses allowed on the parcels. The applicant intends to build single-family residences on the lots - - the primary uses in the R-4.5 zone. The amount of variance requested is minimal. The average size of the four proposed lots would be 97 percent of the 7,500 square foot minimum lot size of the zone. At 7,068 square feet, parcel 1, the smallest of the proposed lots, would be 94 percent of the minimum lot size. No adverse effects upon adjacent parcels are foreseeable. Because of the amount of open space adjacent to the proposed lots, the slightly smaller size of these lots will not be noticeable compared to other lots in the area. No adverse impacts upon physical or natural systems resulting from the requested variance are foreseeable. statement WRITTEN STATEMENT for BRITTANY SQUARE #5 PLANNED DEVELOPMENT Tax Lot 100, 1SiW 33 DB APPLICANT Century 21 Properties, Inc. 7160 SW Hazel Fern Rd. Tualatin, OR 97062 ENGINEER Alpha Engineering, Inc. SW Skyline Blvd. , #19 Portland, OR 97221 Date Job No. 1/15/91 108-013 PROPOSAL: It is proposed to subdivide Tax Lot 100, 1S1W 33DB, which is a 3.70 acre parcel as a planned development in accor- dance with the R-12 (PD) zoning. The development proposed is twenty-two single family detached dwelling units. The PD also includes two private streets (Tracts "A" & "B" ) , dedication of right-of-way for Hawksbeard and the dedication of a 0.8 acre par- cel (Tract "C" ) to the City as open space. The lots are designed for proposed home plans. The "Site Plan" (Sheet 3) indicates the three types of home plans and proposed setbacks. The lots vary in size from 3550 to 5550 square feet which exceeds the 3050 square feet minimum. The proposed minimum setbacks are: Front Yard - 20 feet Side Yard - 4 feet with 8 feet minimum between houses Rear Yard - 15 feet Corner Lot Side Yard - 10 feet VARIANCE REQUESTS : Two variance requests are made with this development proposal. The first is a variance to allow more than six dwellings on a private street. On private street - Tract "B" , the development plan proposes seven lots, or one more than the standard of six. The proposal is justified due to the limited property available between the west property line and the wetlands boundary, and additionally, Lot #16 at the corner of the private street and can be accessed, and parking provided, off Hawksbeard. On the east portion of the property, a loop private street - Tract "A" , is proposed with fifteen lots. The proposal is jus- tified due to the loop street providing two accesses to the lots, versus only one access, and the opportunity the two corner Lots #9 & #15 offer access or parking off Hawksbeard. The second variance is to allow an intersection on a collector at a spacing less than the 300 foot standard. This development plan proposes the intersection of the private street - Tract "A" and 130th , 265 feet south of the intersection of Hawksbeard and 130th . The proposal is justified due to the location of the flood plain at the south property line, and there is available 265 feet which will provide a sufficient distance along 130th for the safe functioning of both intersections . This functional standard is especially met since Hawksbeard is a local street and minimal traffic would desire to turn left from 130th west-bound on Hawksbeard and that movement would dictate the spacing re- quired on the collector. WETLANDS: As a part of the previously completed Phase 4 of Brit- tany Square, the Summer Creek flood plain south of this develop- ment was dedicated to the City. This subject property includes a wetlands area. A wetlands survey and delineation was performed by the ecology firm of Fishman Environmental Services. A copy of their report is submitted with this application. The wetlands boundary as marked by FES was surveyed by Alpha and that boundary is shown on the proposed development plan. This Plan proposes the dedication to the City of a 0 . 8 acre parcel - Tract "C" , which includes the wetlands. STREETS: Both public streets adjacent to the site (Hawksbeard and 130th) will be improved to a half street section plus ten feet. It is proposed to build two private streets to serve the lots . The private loop street - Tract "A" will be a twenty-six foot wide street with mountable curbs and a five foot sidewalk on the west and south within a 33 foot wide tract of land. The private dead end street - Tract "B" will be a twenty-six foot wide street with mountable curbs and a five foot sidewalk on the east within a 35 foot wide tract of land. Driveway approaches will be provided on the private street at 130th and Hawksbeard. The dead end Tract "B" provides sufficient turnaround area as would a typical "hammerhead" design. UTILITIES: Power, telephone, cable TV, and gas services will be extended from the intersection of Hawksbeard and 130th. The sanitary sewer service will be provided by two connections to the USA sewer trunk in the Summer Creek flood plain. Street and lot storm drainage will be discharged to the wetlands or flood plain area. Water will be provided by mains extended from the existing 12" water in Hawksbeard and 130th. The preliminary Utility Plan is shown on Sheet 2 .