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06/02/1993 - Packet AGENDA NPO #3 MEETING WEDNESDAY, JUNE 2, 1993 - 7.00 P.M. TIGARD CITY HALL 13125 SW HALL BLVD. TIGARD, OREGON City of Tigard JOINT MEETING WITH NPO #7 FOR THE FOLLOWING: • Proposed Land Use Notification Process MATERIAL ATTACHED - Presentation and Discussion - Liz Newton • Proposed CIT Boundaries - Presentation and Discussion - Liz Newton ADJOURN TO REGULAR MEETING 1. CALL TO ORDER 2. ROLL CALL: PORTER BISHOP FROUDE GARNER HANSEN HELM MORTENSEN 3. Approve Minutes from May 5, 1993 meeting (attached). 4. SUB 93-0002 Ames - Status Report (memo attached) 5. Hot and Now - Update 6. Other Business. 7. Adjournment TO ENSURE A QUORUM TO CONDUCT BUSINESS, PLEASE CALL L2 NEWTON AT 639-4171, EXTENSION 308 IF YOU ARE UNABLE TO ATTEND h:\login\o\npo3-a MAY-11-1993 12:58 FROM PGE COMM&INDUST PROGRAMS TO 96847297 P.02 i 0 NPO #3 MINUTES May 5, 1993 1. joint meeting with NPO #7 called to order at 7:07 p.m. 2 . Duane Roberts of the city planning staff presented information regarding the proposed wetlands inventory. 3 . Joint meeting adjourned and NPO #3 called to order at 7.53 p.m. 4. Present: Bishop, Froude, 4arner, Haneen, Helm, Mortensen, Porter 5 . Review of notices received were discussed. 6. Discussion was held regarding the final decision of the HOG'tl Now and Taco Bell applications.. 7. Lou Anon Mortensen asked to be excused at the June meeting so that she can aLLead Lhe WulttuL islciUla dtlaeAALIUtI meeLlny . S . Meeting adjourned at 8:20 p.m. Respectfully submitted, Lila Garner I -- • LAND USE NOTIFICATION PROCESS If a proposed development involves the following, the applicant must contact affected property owners (as specified in the TMC) , and the CIT Steering Committee representative following the pre- application meeting but BEFORE submitting the application: Comprehensive Plan Map or Text Amendment Zoning Code Map or Text Amendment Conditional Use variance Subdivision Planned Development Site Development Review These requirements do not apply to applications not listed. The following must be completed: The applicant shall contact the affected property owners, CIT representative via first class letter. The letter shall briefly describe the proposed development and its location and request a meeting to discuss the application in more detail. The meeting should occur within 4 weeks of the date the letter is sent. The meeting should be held in the evening during the week so the maximum number of interested parties may attend and should be held in the CIT area, if possible. Efforts shall be made to avoid scheduling conflicts with City Council, Planning Commission or other community wide meetings. The applicant shall submit an affidavit of mailing with the mailing label list of all property owners and residents (as specified in the TMC) , with the application. The applicant shall provide and post notice at the site at a location which is viewable from a public right-of-way. The notice shall be posted on the same day the letter to interested parties is mailed. The notice shall state that the site may be considered for a land use action and the telephone number where the applicant may be reached for additional information about the proposal. The applicant shall complete an affidavit of posting for the notices, which shall be submitted with the application. The applicant shall provide a sign-up sheet at the meeting held to discuss the proposal. Those in attendance that wish to sign will be notified of future meetings, hearings, and provided copies of written decisions or recommedations on the proposal generated by the City. In order for an application to be accepted, the applicant must submit: A copy of the letter sent setting the meeting(s) on the proposal with a mailing list(s) . Corresponding affidavit(s) of mailing. Affidavit of posting for the sign. A copy of the sign-up sheet(s) from meeting(s) held with interested citizens on the proposal. MEMORANDUM CITY OF TIGARD, OREGON TO: NPO #3 FROM: Jerry Offer. Development Review Planner DATE: May 26, 1993 SUBJECT: SUB 93-0002 (Ames) Resubmittal On April 5, 1993, the Planning Commission continued the hearing on the Ames Orchard II subdivision proposal for the property between the intersection of SW 121st Avenue and Gaarde Street and the Ames Orchard subdivision. The Planning Commission was not satisfied with the applicants' proposal or with the proposal as recommended by City staff to be modified. The Commission continued the hearing on this matter until June 7, 1993. The applicants submitted a revised subdivision plan on May 7, 1993. This was too late to be reviewed at the NPO's May 5th meeting. We would appreciate the NPO re-reviewing this proposal at your June 2nd meeting and getting comments to the Planning Division as soon as possible, or presenting your comments directly to the Commission on June 7th. The Planning Division staff report on this revised proposal will be available for review on June lst. Thank you. • AT ENGINEERING INC. ENGINEERING • DEVELOPMENT SERVICES . SURVEYING AMES ORCHARD PHASE H APPLICATION FOR DEVELOPMENT May 5, 1993 Requesting: Subdivision preliminary plat review to divide Tax Lot 600, Tax Map 2S1 10BA containing 12.68 acres into 33 lots that average 13,500 SF. Variances to permit: right-of-way width of 40'and a curb width of 28'for proposed S.W.Vista Circle and S.W. 121st Court APPLICANT OWNER Bull Mountain Land Development Co. Robert Ames 16325 SW Boones Ferry Rd. c%Mark Rockwell Lake Oswego, OR 97035 16325 S Boones Ferry Rd. Contact: Mark Rockwell Lake Oswego, OR 97035 (503) 635-2996 (503) 635-2996 DEVELOPMENT CONSULTANT Alpha Engineering Inc. 9600 SW Oak, Suite 230 Portland, OR 97223 Project Manager.Randy Clarno Staff Planner: Mark Dane (503) 425-8003 TRAFFIC CONSULTANT Kittleson&Associates 610 SW Alder, Suite 700 Portland, OR 97205 Project Manager: Gary Katsion (503) 228-5230 PLAZA WEST SUITE 230 & 9600 S.W. OAK & PORTLAND, OREGON 97223 & 503-452-8003 & FAX 503-452-8043 I. BACKGROUND INFORMATION The initial application for this parcel was submitted January 25,of this year. After discussions with staff, a final application was submitted March 10. It requested a zone change from R2 to R3.5, a subdivision approval, and a variance to the right-of-way width and improvement standard. On April 7, the Plarming Commission approved the zone change and continued the hearing for the subdivision and variance request to June 7, 1993. The purpose for the continuation was to allow the applicant time to redesign the plan in response to the Commission and neighborhood concerns. A revised subdivision application is now being submitted The applicant has revised the right-of-way design. A variance to the standard right-of-way and improvement width is still requested. H. VICINITY INFORMATION This application is situated on Tax lot 600,Tax Map 2S1 JOBB. The site lies south of the intersection of S.W.Gaarde Street and SW 121st Avenue and north of the plat of Ames Orchard. Existing developments lie to the east, south and west of the property. A Planned Development is proposed north of the site. This vicinity is composed of upscale single family dwellings,which to the west are zoned R4.5,to the north PD R4.5 and to the south R1. The property to the east is in unincorporated Washington County and is zoned R-5 (per County Zoning). M. SITE INFORMATION AND PROPOSAL DESCRIPTION The subject site is currently vacant. An old orchard covers 2/3 of the site excepting the east end. There are no other trees on the site which is primarily covered with grasses and brambles. A few overgrown shrubs lie on the north boundary of the property and a drainage course runs along the east boundary. The site slopes down from the southwest corner to the northeast at a steady 10%for the westerly 3/4 of the property increasing to about 16%-17% at the east end of the property with some localized slopes of 20% (see section 18.88). It is the intent of the applicant to develop a 33 lot subdivision. In order to accomplish this subdivision as proposed,the applicant has requested a number of land use and development approvals as described below: a) Subdivision preliminary plan approval to divide the parcel into 33 lots ranging in size from 11,050 to 28,100 square feet. All lots would have direct access onto a public street. The site will access the intersection of SW 121st Avenue, and SW Gaarde Street by extending SW 121st Avenue to SW 121st Court.A loop street will complete the on site circulation. A storm water quality facility will be built in the northeast corner of the property to treat on site drainage resulting from the proposed development. b) A variance is requested to permit a curb-to-curb width of 28'within a 40'wide right-of-way for S.W. 121st Court and S.W.Vista Circle, an internal loop street (see Utility Plans for details). SUBDIVISION APPLICATION COMPREHENSIVE PLAN COMPLIANCE: Statewide planning goals do not need to be addressed for a development proposal because the Tigard Comprehensive Plan has been acknowledged to be in compliance with statewide planning goals. The relevant criteria in this case are Tigard Comprehensive Plan policies:2.1.1, 3.1.1,6.1.1,6.3.1,7.1.2, 7.3.1, 7.2.1, 7.4.4, 8.1.1, and 12.1.1. Section 2 :Citizen Involvement Policy 2.1.1 is satisfied because City of Tigard Neighborhood Planning Organization#7 was provided with a copy of the proposal and was afforded the opportunity to discuss the proposal at their January 1993 regular meeting prior to issuance of this report. Also,several meetings with local residences have occurred to address any concerns and consider their input relative to design. NPO#7 was also provided with the opportunity to review the revised plan at their May 5, 1993 meeting.In addition,property owners within 250 feet of the site will be given notice of the public hearing on the proposal and will be advised of their opportunity to comment. Section 3: Natural Features and Open Space Policy 3.1.1 will be satisfied in that established and proven engineering techniques related to the site plan will ensure those areas having slopes in excess of 20%are suitable for the proposed development. There is no evidence of slumping earth slides or movement and minimal potential for severe soil erosion. The foundation soils appear adequate for the proposed development. There are no areas designated or significant wetlands on this site, nor are there any area of significant environmental concern. Policies 3.2-3.7 are not relevant to the project. Section 4: Air.Water and Land Resources Quality This section is not relevant to this application. Section 5• Economy This section is not relevant to this application. Section 6: HOusiriQ Policy 6.1.1 is satisfied because the proposed development would increase potential residential development opportunities in the City by some 33 residences.In this particular case,the underlying zone would provide opportunity for an 44 units,however the applicant is proposing significantly less than the maximum density allowed. Policy 6.3.1 is satisfied because the proposed plan would not allow uses or a residential density not presently permitted in the surrounding area and would therefore maintain the character of this semi- established residential area Policy 6.4.1 is satisfied in that the proposed development allows for an effuient use of the site. Policies 6.2 and 6.5 are not relevant to this application. Section 7: Public Facilities and Services Policies 7.1.2, 7.3.1 and 7.4.4 can be satisfied because extension of sewer, water and storm drainage facilities to serve the development will be required prior to approval of the final plat. Preliminary plans for extension of these facilities are provided in conformance with City standards. Policy 7.2.1 will be satisfied with the creation of a storm water quality facility which will handle all on-site drainage. In addition, erosion control techniques will be applied per the site development plan. Policies 7.5, 7.6, 7.7, 7.8 and 7.9 regarding local services will be satisfied and coordinated with the city as required. Policies 7.10, 7.11 and 7.12 are not relevant to this application. ' • 0 Section 8: Transportation Policy 8.1.3 calls for the provision of safe and efficient street system which will accommodate present and future needs. This policy is satisfied because: an additional 10'is being dedicated to Gaarde Street; the streets and sidewalk will be constructed to adequate level consistent with City standards;street signs will be provided where required by the City; adequate on-street parking will be available; open space will be dedicated to implement a bicycle/pedestrian corridor. Policies 8.2, 8.3, 8.4 and 8.5 are not relevant to his application. Section 9: Enerev This section is not relevant to this application. Section 10: Annexation This site is already a part of the City of Tigard therefore this section is not applicable. Section 11: Area of Special Concern This section is not relevant to this application. Section 12: Location Criteria The new R 3.5 zoning is compatible with the surrounding area,and complies with this section of the code. COMPLIANCE WITH ZONING PROVISIONS -TITLE 18 Criteria applicable for subdivision approval are code chapters 18.48, 18.92, 18.100, 18.102, 18.10618.108, 18,114, 18.134, 18.160 and 18.164. 18.48: R-3.5 Single Family Residential Under the proposed R-3.5 zoning district,all the lots would meet the requirements laid down by the code. R-3.5: Average Min. Max. Height Minimum lot size Lot Width of Home 10,000 SF 65 FT 30 FT Minimum Setback Requirements: Front Yard Side Yard Street Side Yard Rear Yard 20 FT 5 FT 20 FT 15 FT 18.88: Solar Access Requirements This application is for a 33 lot subdivision. Therefore 80% or 26 lots must comply with solar access requirements. Of these,2-lots 28 and 29 are exempted because of an east-west slope of greater than 20% The remaining 24 lots comply with the basic requirements of a 90'north south dimension,and a front line orientation within 30 degrees of trues east/west bearing. These lots are No.s 1-6, 12-27, & 33. Therefore less than 20%of the proposed 33 lots do not comply with solar access standards therefore this application meets solar requirements. 18.92: Density Calculations Gross Area: 552,350 SF(12.68 AC)-(Public Improvements = 110,420 SF)/R-3.5(10,000 SF) = 44 lots potential density, 33 lots are proposed which is a density of 3.3 per acre. Section 18.100: Landscaping& Screening No screening or buffering is required as the surrounding land uses are compatible with the proposed subdivision. All street trees will comply with City of Tigard specifications. Section 18.102: Visual Clearance Areas visual clearance is complied with on the affected lots in this application - See Utility Plan. Section 18.106: Parking& Loading Requirements All proposed lots will meet the minimum of off-street parking requirements. Section 18.108: Access Egress and Circulation All lots will have direct access to a public street. The site accesses the existing road system at the intersection of Gaarde Street and 121st Avenue. Internally the a loop street connects to the southerly extension of 121st. All lots will use the 121st entrance to access the site. A 1'non-vehicular strip will be created along the north line of lots 11 through 17 to nullify the possibility of said lots accessing the possible future extension of Gaarde Street (see Circulation Plan). At the initial public hearing there was considerable discussion whether or not this site should contribute to the construction of that portion of Gaarde extension that adjoins the site to the north. To help evaluate this it is important to note the following. a) The site receives no benefit from the Gaarde extension relative to direct access or improved access by it's residents to area destinations. In reality the extension is a detriment to the site,particularly to those lots directly adjacent to the street. b) The site has little to no ability to contribute area to the proposed right-of--way due to the existing alignment of Gaarde east of the site. In addition, Vista Point an approved PUD north of the Gaarde extension has already proposed sufficient right-of-way to compete the necessary improvements. c) The S.W.Gaarde extension is absolutely necessary to provide access and circulation for the Vista Point development. d) The proposed development will generate$48,180 in Traffic Impact Fees. These fees are collected to contribute to the improvement of collector streets such as the Gaarde extension. In summary the proposed project receives no benefit from the Gaarde extension. Therefore funds that will be collected from the Traffic Impact Fees appear to be more than a sufficient contribution to the construction of this portion of the Gaarde extension. Section 18.114: Signs Traffic signs will be provided if requested by the City. Section 18.134: Variance A variance to the traditional street standard is requested to reduce the right-of-way width and curb-to-curb width for the proposed Vista Circle, which is the main internal loop street, and S.W. 121st Court. In addition, the applicant request to provide a sidewalk on one side only. The functional characteristics of the proposed street exceeds that of the City's current local street standards as it relates to: 1. Number of on-street parking spaces per unit. 2. Width of driving area or"clear zone"for local traffic and emergency service vehicles. 3. Clearance between improvements and the right-of-way line. 4. Pedestrian travel. To require the current standard improvement of a 50 foot wide right-of-way and 34 foot wide street would create unnecessary hardship on both the applicant and City by. 1. Requiring the applicant to incur additional development costs with a wider street and right-of-way. This may also require up-sizing drainage facilities to accommodate the increase in storm water runoff. 2. Require the City to maintain right-of-way and facilities that are sized larger than necessary. In summary,the proposed street does not sacrifice any of the integrity of the City's current standard and in most cases exceeds the City's standard. In addition, to require the current standard in this particular circumstance would create unnecessary hardship on both the applicant and the City. 18.160: Subdivision AAPlication All submission requirements will be addressed and met where applicable to this development. Variances are addressed in Section 18.134.