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SUB1991-00002 SUB 91-0002 PDR 91-0002 LOEWER/RENAIS. HOMES S. OF RENAI. WOODS E. 1 OF 3 ASH. OAKS 2S1 12CA, 600 & 700 1h of Renaissance ssanc• Wooda, R. POR SOI-Ot frt le O, AMhtord Oaks 251 12CA, 600 i 700 ?., •,1-04 • g . L .. li All a ATVJDAVIT OW KAILINO WTATZ OW OWBOO( ) County of Wash1rgtnn ) *• City of Tigard I ) 1.. . �_'1 %i.!_L_..frits.i_i� (''-' , being first duly sworn/affirm, ae oath dsp ow w way► iP ea• . R ) mat I r a Y. �'<<' A.e2 (5 ir for The City of 'Piga , Oregon. That I carred MOTICZ Or Pl1RI.IC =ARIMO TOM* __ILThat I served MYTIC1 OP cowman POO, City of Tigard Planning Director `__ Tigard Planning Oammisart a !— Tigard Nearing• Officer _______ Tigard City Connoll A ropy (Public Rearing Potioe/Notloe of itemi•ion) of which is attached (Narked t•hiblt "A•) was tailed to sar.h named per at t " shown oq the attached list marked exhibit 'e' on the `,"dday of f' 4 11._.,j__ . = said notice MOTICOr IMICWon as he•-1to , t,a. on att - _^ an a>iv4rc'aQr late bulletin board on the J. day of ‘,.1 ,:i_ ,�7� � �� I• ' ' ./ end depoaltad in the United StateN Stators ai1 on the day c71I7T _. ti c�'k, _. 10...1.1-8 postage prepaid. a twiesE_l oto n coo r i ":£ C and earn/attire to me on the L� day of ut , 1 ,1 j , f , '14.••'• • vt I �Qef l Q i-.4 • (1 j *,.�� è,,, ,, POSLIC 1W �ooua / . ,.moo .! /�( My c.5oww t••ion carpi roe( N J 1144 � \;� li Q l ►�r a (r) 1Y Aablpribed and sworn/affirm to •e on the 1A3t.__ day of __/41fit.) a My !salmi Rtpit..t 4471,L4____._himr/Arr1IlAV. RRN i ( (•1TY OP TIGARD Waahlnytim, county NOTICI OF FINAL. (1P0SY PI.ANNIN(1 (x1MM1RR1(W 1. Concerning Case Number(a)2DVflJ],- QQ4VJ'i2R 91- QQWlwtAr 91 1?44a 1. Nasse of owner: 214ha1_S2Qsi�r ___ _._ Naas of Applicants Blllailt !_ ill._In4]-a 3. P.ddr•es 2090 211_8th_1ta2lt.__ -.___ City PIUt_-Lins- State ink ZIP MEL_-.- 4. Addrwus of Property/ R.4NS2.h_-41_M11a.JJAa1Qt i_Rt/.G_12 _Alh1QrQ_.Q I Tax Nap and Lot No(.) . 2 201 12CA. tax ism ItQQ_i_.NS/ ._ S. Requests & raau•at tgi_1] long_Ctlancti amaraval_1ram J1-.L1L1Bltalsllt t.ial� �In1Lxl 1-ssi�s, (Mgt tMui, ial.�s.& Ltga<.t., Z_� (Ms i'entW _.2 j1 S■ ac[f• _t L 2j. • i � • - anp*Q •. ,I •i• i• •t• h clan aaoroval SQ • 3isd altQrlaiattthtA • aQZat4gstion omad Q,� 1. ► - Y4Pen • m1 12111J_ a A_fri tMxililn£tet0.laIl,a.. ,L�4Qnjuiacie. ai4antial. 7 unit 6. Agt1Vn1 Approval as requested A_ Approval with conditions Dental 1 . K.1 Notice was published in the newspaper, posted at City Nall, and walled tot _ X The applicant and owner(s) X Owners of record within the required distance _ X The afflicted Neighborhood Planning Organisation _ X Affected governmental agencies 8. t nal 00014/onl TM! DICIAIION SHALL. as FINAL 0W _March 11.._1441DRUBS' AN APPRAL IR 11110. The adopted findings of fact, decision, and statement of conditions can be obtained from the Planning Department, Tigard City Mall, 13146 NW Mall, P.O. Sox 23197, Tigard, Oregon 97773. 9. WW1 Any party to the decision may appeal this decision in socordanoe with 18. .12.290(6) and section 11.32.370 which provides that a written appeal may be filed within 10 days after notice is given and sent. The appeal say be submitted on City forms and must be accompanied by the appeal tee ($313.00) and transcript costs, (wart.• up to • maximum of $600.00) . The deadline for filing of an appeal i. 1230 p... Aiwa) d). 19'916 10. Qyast4Qpal If you have any questions, please call this ( Ity of TIgx.d Planning Department, 619-4171. 0 CITY OP TIGARID PLANNING 00PIMIBe' •A PIKAL ORM) No 91 06 PC A FINA1. ORDIR INCLUDING FINDINGS ANP ('(N1('I.0@IONS WHICH APPROVRS AN APP'.I('ATION FOR A IONS CHAMOIS TO ADD Mt Pt. OVIRLAY 800* (800 91-0002) , SUBDIVISION PRELIMINARY PLAT APPROVAL, (S S91 0002) , 02) . BAN.R MONIS MLOPMINT` �1CI �1)AI. PLAN APPROVAL (PDR 91-0002) MOUNTED The Tigard Planning Colrlss.lon has reviewed the above application at a public hearings on March 5, 1991. The Commission has based It. dec i s l on on the facts. findings, and conclusions noted below. I . SUMMARY of? reef RIQ(1*N1 CASS, N*NA1SSA11CI wcxx)a 11 subdivision SUB 91-002 Ions Changs SON 91-002 Planned Development Review PDR 91-0002 SUMMARY, The applicant requests; 1. Sons change approval to add the son (Planned Development) overlay sons to the 4.0 ,acre sits in addition to the existing R-4.6 and R-7 zoning. 2. subdivision preliminary plat/Planned Dsvelopa►ent conceptual plan approval to divide approximately 4 sores into 12 lots ranging in size between approximately 5,580 and 8,540 0�s care are feet. In addition, the applicant proposes to approximately 1.35 sores of the site to the City of Tigard for greenway/open space purpOees. APPLICAINT' Renalseanca Roma, Ina. (Randy Sebastian) 2098 SM 8th Street Nest I./nn, OR 97068 AGENT) Harrla-McMonagle engineering (Bill NcMonagls) 12555 SM Hall Blvd. Tigard, OR 97223-6287 o111fIR, John Loswer 14725 SN 83rd Avenue Tigard, OR 97224 cOMPRlNINAIVI PLAN DISIONATIONt Low Density Residential (western 1/2 of sits) NedlusSDeneity Residential (eastern 1/2 of site) ZONING DSSIONATIONI R-4.5 (Residential, 4.5 unite/acre) - wstern 1/2 of sits R-7 (Residential, 7 units/sore) - eastern 1/2 of sits LOCATIONI South of the newly developed Renaissance Woods subdivision, east of SW 79th Avenue, and north of SW 76th Avenue (W TN 2111 12CA, Tax Lot 600 and 700) APPLICABLE LAM: Cosnsunity8 D.v1� n 18 Cods haptters0, 1818.32 ,164 18.110, 18.52, sive Plan Policies 2. 1. 1, 3.2. 1, 3. 2.4, 1.4.2, 3.5. 3. 4. 3. 1, 7. 1 .2, 7.3.1, 7.4.4, 8.1. 1, and 8. 1. 1. STAPP REPORT SU891-0002 - RENAI$SAM'7 110008 II PAO! 1 111 111 II . IINDINO8 ABOUT BIT* AND HURROUNDI$k A. flit* mise and shaon loth Tax Lot 600 and 700 contain 1.88 acres. The existing right-of-way of SW 76th Avenue thatseparates the parcels contains approximately 0.24 sores. The total site therefore is 4 acres in six.. The site is rectangular in shape extending approximately 700 feet east-west by 26S feet north-south. R. fate 1Q4at1Qpl The sits is located immediately south of the Renaissance Woods I subdivision. The SO foot wide undeveloped right-of-way of SW 76th Avenue e xtends through the middle of this site. The site is between two developed stretches of SW 76th Avenue. The northern segment in Renaissance Woods I is a fully developed local street. The southern segment is a combination of pavement in poor condition and gravel. The southern segment doss not extend all the way to the site's southern b u ndary, but instead terminates in the driveway to the residence to the south. The site is approximately 1200 feet north of SW Durham Road. C• �XLISlR9_S!!!l..�IIQ1t CNctytA! The site is presently undeveloped. Tree cover consisting of • mixture of e vergreen and deciduous species is found throughout the site. The eastern portion of the site includes a substantial area within the 100 year floodplain of Fenno Creek. 0. TQWUX anhY and_Usinagit The site slopes from west to east towards Fenno Creek. Slopes range from 12.6 percent in the western portion of the site to 4 percent in the eastern portion. Approximately 1.3S acres are situated in the 100 year floodplain of Fenno Creek. S. limuslinslinaJAansUans• The Renaissance Woods I subdivision to the north is currently undergoing development as a single family residential suhllvision. Parcels to the south and west of this site also include single family residences although these parcels are on larger lots that may he redivided in the future. Tax Lot 100 to the south of this site on the east side of SW 76th Avenue is currently vacant. P. plan designation and .wanLnat The sits is equally split between the 1-7 (Residential 7 units/aero) sone and the Medium Density Residential plan designation on the eastern halt of the site and the R-4.6 (Residential 4.6 units/acre) and Lnw Density Residential plan designation on the western half of the site. The plan and zoning boundary follows the current right-of-way of SW 76th Avenue. The boundaries follow 76th Avenue for some direction north and south of this site. Properties to the west of the subject site are designated for Medium Density Residential use and are coned R-12 (Residential 12 units/acre) . O. pevelon■ent proposals The proposal is to subdivide 4.00 acres into 12 detached single-family home building sites and to dedicate approximately 1.3S acres to the City STAFF RIPORT - 5U191-O'02 - RAI MICS =COS II Phan 2 411 of Tigard for open space and vresnway purposes. The area proposed to he dedicated is shown its 'Nowt s on the preliminary plat . The subdivision plan, as proposed, would require that the existing right- of-way of SW :6th Avenue on this site be vacated and relocated further west as shown on the plat. The applicant states that this will allow the area that is next to the flood plain to be morn efficiently utilised and to :.iso allow for future development of a portion of Tax Lot 100 to the south. H. Public sariAgi_ Altlllt n' An eight-inch sanitary sewer will be extended through the site as shown on the preliminary plat from Penaissanre Woods I. story drainage would be collected by • network of store sewerw within the proposed public and private roads, and would be discharged into the Panne, Creek flood plain just east of Lots 10 and 11. Public water and other utilities would also he extended to the site from Renaissance Woods I. 1 . ItZNts_ _aC4211 t WV 76th Avenue through the site is proposed to be a 34 toot wide local street within a fifty toot right-of-way. The proposed street would contain sidewalks on both sides, curbs, and other typical public street improvements. A cul-de-sac bulb would extend to the west off of SW 76th A• nue to nerve proposed lots 1-6. A 24-foot wide private drive would extend eastward to provide access to lots 9, 10, 1), and 12. The private drive would include 24 fest of pavement, a sidewalk on one side and would be located within a 30-foot wide access tract that will be owned, operated and maintained as an equal and undivided interest in the lots. III APPI,ICARI.[ APPROVAL. STAIIDAROR h. C12111unity Daralo»snt 2o4aa 1. Chapter 18.19 authorises the Planning Commission to approve changes to the toning of a property upon a finding that the requested change is consistent with applicable Comprehensive Plan policies. The chapter also provides procedural requirements for the review of quasi-judicial land use and development applications. 2. Chapter 18.50 contains standards for the R-4.S sons.. A single- family inglefamily detached residential unit is a permitted use in the sone. Lots in the tons must comply with the following dimensional requirements: Minimum lot site 7,14)0 square feet Average minimum lot width in feet. Front setback 20 fest Interior side setback S feet Corner yard setback 15 feet Garage setback 20 feet Rear setback 1S feet Maximum building height 30 feet ATAPP IMPORT - R01191-0002 - RSMAIIIA$CS 80008 II MOO 3 011 3. Chapter 18.52 contains standards for the R•-7 sone. A single-family detached residential use Is a permitted use in the sone. Lots in the sone must comply with the following dimensional requirements! Minimum l.)t site 5,000 square feet Average minimum lot width 50 feet Front setback 15 feet Interior side setback S feet Corner yard setback 10 feet Garage setback 20 feet Rear setback 15 feet Maximum building height 30 feet 4. Chapter 18.92 contains standard• for density. The number of dwelling units permitted is basest on the net development area, excluding sensitive land areas and land dedicated for public road. or parks, or for private roadways. To determine the number of lots, divide the net development area by the minimum lot slue of the sone. An opportunity is provided for a transfer of housing opportunities from areas that are dedicated for park and open space purposes to other portions of the development site. S. Chapter 18. 100 establishes landscaping, buffering, and screening standards between proposed uses and abutting zoning districts. 5 Chapter 16.108 allows private streets to serve up to six dwelling units subject to pavement width and improvement standards that vary with the number of dwelling units served. Turnaround areas are required for private streets in excess of 150 feet in length. 7. Chapter 18. 160 requires a tree removal permit and contains standards for removal of trees on undeveloped land having • trunk 6 inches or more in diameter four feet above the ground. A permit for tree must comply with the following criteria, a. The trees are diseased, present a danger to property, or interfere with utility service or traffic safety; h. The trees have to be removed to construct proposed improvements or to otherwise utilise the applicant's property in a reasonable manner, c. The trees are not needed to prevent erosion, instability, or drainage problems, d. The trees are not needed to protect nearby trees as windbreaks or as a desirable balance between shade and open space, e. The aesthetic character in the area will not be visually adversely affected by the tree removal, and f . New vegetation planted by the applicant, if any, will replace the aesthetic value of trews to be cut. R. chapter 18. 160 contains standards for land divisions. It allows phased development, provided construction is initiated within eighteen months of the approval and construction of each phase does not exceed a 2 years. To be approved, a preliminary plat must comply with the following criteria, a. It must comply with the City's Comprehensive Plan and the STAFF RSPORT - SU891-0002 - RIMAISSA/"f MOODS II PAOR 4 411 applicable Boning ordinance and other applicable ordinances and regulations, b. The proposed plat name must not be duplicative or otherwise satisfies the provisions of ORS Chapt r 92, c. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern . . . v. Chapter 15. 164 contains standards 'or streets and utilities. a section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved lased on the classification of the street. A future improvement guarantee may be accepted in lieu of improvements, among other reasons, ifs (1) A partial improvement is not feasible due to the inability to achieve property (sic) design standards, or (2) A partial improvement may create a potential safety hazard to motorists or pedestrians . . . b. section 18. 164.U30(S) requires a local street tc have • minimum S0-foot right-of-way and 34-foot paved section between curbs and sidewalks. o. Section 18.164.030(P) requires • reserve strip and barricade at the end of • dedicated street that can be extended off- site. d. Section 18. 164.030(J) allow* partial street improvement 'where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of t'.c other half when the adjoining property (is) developed.' e. Section 18. 164.O30(li) requires local street grades of 12% or less. f. Section 18. 164.060 prohibits lot depth from being more than 2i times the 'ot width and requires at least 2S feet Lf frontage on a street . g. Section 15. 164.070 requires e.dswalks adjoining all local residential streets. h. Section 15. 164.010 requires sanitary sewer service. i. Section 18. 164. 100 requires adequate provisions for Storm water runoff and dedication of easements for storm drainage facilities. r Apl1cabls Cp[shsnsivs Plan IQli2.liui. . Policy 2.1.1 provides the City will assure oitlaens will be provided an opportunity to be involved in all phases of the planning process. STAPP %SPORT - aUs91-0002 - RSf1AISSAMC! IR700S II MON S i 1► 2. Policy 3.2. 1 requires the City to prohibit development within the 100 year floodplain that eight result in elevatlln of the 100 year flood level. 3. Policy 3.2.4 requires the dedication of all undeveloped land within tl.e 100 year floodplain plus sufficient open land for greenway purposes specifically identified for recreation in the Plan. The eastern portion of tax lot 600 within the 100 year floodplain of Fenn Creek is identified as future greenway on the Comprehensive Plan's Parks, Oreenways, and Open Space flap. 4. Policy 3.4.2 requires the protection of fish and wildlife habitat along stream corridors by maintaining riparian vegetation, requiring erosion control measures, and by retaining standing trees and natural vegetation to the extent possible. 9. Policy 3.5. 3 requires the dedication of sufficient land within and adjacent to the 100 year floodplain of Ianno Creek and the Tualatin River as greenway as a condition of development approval on properties containing floodplain area. A transfer of residential building opportunity from the floodplain area to the buildable area of the site is offered as compensation for the dedication. 6. Policy 4.2.1 provides that all development within the Tigard Urban Planning Area shall comply with applicable federal, state and riegionrA water quality standards. 7. Polley 7. 1.2 provides the City will require as • condition of development approval that public water, serer, and store drainage will be provided and designed to City standards and requires that new utilitiet (phone, el eatioity, cable TV) be placed underground. S. Policy 7.3. 1 provides the City will coordinate water services with water distr.lc•s. 9. Policy 7.4.4 requires all new development to be connected to an approved sanitary sewer system. 10. Policy 5.1.1 provides the City will plan for a safe and efficient street and roadway system that Beets current needs and anticipated future growth and development. 11. Policy 5. 1.3 provides the City will require as • precondition of approval thats e. Development abuts • dedicated street or has other adequate access' b. Street right-of-way shall be dedicated where the street is substandard in widths c. The developer shall commit to construction of the streets, curbs and sidewalks to City standards within the development. d. The developer shall participate In the improvement of existing streets, curbs, and sidewalks to the extent of the development 's impacts; e. Street improvements shall be made and street signs or signals shall be provided when the development I. found to create or intensify a traffic hasard. RT11PP RItPoRT - SU891-0002 - NSIUAISSA$CI MOODS II PROS 6 411 IV. MVO i ADSMCy ooMmIWt 1 . The City of Tigard !Ynginesring Department has reviewed the proposal and provided the following comments' a. Streets The applicant is proposing to extend A.W. 76th Avenue south to the property line. This will require a vacation of the existing platted right-of-way through the site. The earlier alignment of A.M. 76th Avenue to the north was vacated and then relocated for the existing subdivision to the north and this would allow for the logical extension. Vacation of the existing right-of-way will require • separate hearing and approval by the City Council. Therefore, preliminary plat approve' should be conditioned upon approval of the right-of- way vacation. Aase4 on the plans submitted, the applicant has not shown how the connection of A W 76th Avenue will be accomplished if the existing right-of-way is vacated and approval of the new alignment is acceptable. Therefore, it should be required for the applicant to demonstrate that there is a poaaibls oonneotion, between the two termini of 76th as proposed on the plat. b. Sanitary sewer service is available from an existing line north of the site, on !.W 76th and a line that runs east of the 76th line within a easement. The applicant is proposing to extend the line on A.M. 76th and connect 011 of the lots to this line or the one that runs east. The applicant should be required to extend the sanitary sewer to t.ho southern terminus of A.N. 76th Avenue within the proposed sub'1lvlslon. c. The applicant is proposing to direct the storm drainage to the east side of the development and discharge it into an existing drainage ways Fenno Creek. Therefore it should be required of the applicant to show that the existing drainage way is adequate and that downstream properties will not be significantly impacted. The Unified Sewerage Agency has established and the City has agreed to enforce, *"solution 40-41 Surface Water Management Regulations, requiring construction of on-site water quality facilities or foes in-lieu of their construction. Requiring surface water quality facilities on email sites wou;d result in numerous fanilitles that would become • maintenance burden to the City. Furthermore, the. applicant has not proposed any such on-site water quality facility. Regional facilities, funded by fees to-lieu of oonetruction of these facilities, would provide the required treatment with improved reliability and less maintenance. Therefore • fee in-lieu of their construction should be accessed. 2. The City of Tigard Building Division hos reviewed the proposal and has oommsnted that a private storm sewer within a private easement shall be provided across the northern boundaries of proposed peroels 1 and allowing the storm drain to connect to the public storm sewer within SW 76th Avenue. 3. The Tualatin Valley Fire and Rescue District has reviewed the request and has commented that the applicant's engineers should coordinate fire hydrant locations with the Tigard Water District and the Fire District. STAFF *SPOUT - SO191-0002 - RIMAISSAMGI MOODS II Fives 4. The Tigard Mater District has commented that a 15-foot easement and ti-inch ductile iron water main needs to be extended across the southern portion of lot. 1 In Renaissance Moods II. S. The Oregon Diviaion of State Lands has noted that if the proposed development will require the removal, fill, or alteration of SO cubic yards or more of material within the banks of the Fenno Creek floodplain or adjacent wetland areas. the applicant need to apply for a state removal or till permit well in advance of construction deadlines. Specific information on the need for permits may be obtained from the Division of State Lands office. 6. Tigard School District 23J has reviewed the proposal and has noted that the proposed development lies within the attendance areas of Durham e lementary School, Twality Junior Nigh School, and the Tigard Senior High School . The proposed development is projected to generate the following additional enrollment at those schools' 4 students at Durham School; 2 students at Twality Junior Nigh; and 1 student at Tigard High School. The School District notes that school capacities are projected to be e xceeded as a result of this proposed development and other recently reviewwd and approved developments within those attendance areas. The District notes that core facilities of the schools are insufficient to be able to consider portable classroom additions. Additional school capacity may be provided by other options under consideration by the school district, including' grade level reconfiguration, rescheduled school year, boundary adjustments, double shifting, busing to Hinder-utilised facilities, future bond measures leading to construction of new facilities and other school housing options. 7. The Metropolitan Area Communications Commission (cable television) has reviewed the proposal and had requested that the developer install two (2) PVC schedule 40 2-inch conduits at all street crossings for underground cable use. S. NPO IS has reviewed the request and has recommended that • fence be required along the southern border of the proposed subdivision to discourage :oot traffic onto properties to the south. 9. The Tigard Parks and Recreation board has commented that pathways along the north property boundary and south through the dedicated greenway portion of the site should be constructed at the time of development. 10. A letter was received from Phillip and Sally Christensen, owners of the property immediately south of the subject site, requesting that a six foot tall fence be installed along the southern boundary of the proposed lots abutting their property as well as across the south end of SM 76th Avenue. The letter is addressed to the Planning Department and is dated February 12, 1991 . The letter was attached to the Planning Division staff report and is hereby made part of the record on this application. 11. POs, OTs and the City of Tigard Public Rorke crew have reviewed the proposal and have offered no comments or objection. 12. Phillip and Sally Christensen submitted another letter to the Planning Commission dated March 3, 1991 . In addition. Mr. Christensen submitted photos illustrating their property as well as the subject Site. The pictures and letter are hereby made part of the record on this application. Mr. Christensen provided oral testimony related to potential adverse effects upon Fenno Creek from runoff from the development; with regard to overcrowding of schools; and with regard to the potential impacts of realignment of ewe 76th Avenue upon the Christensen's property. He also requested that the Planning Commission require the potential STA// REPORT - SUb91-0002 •- RRNA1r!' INC1 W)0 S I1 PAO, S S developer of the subdivision to construct a fence between the subject property and the Christensen's property. 13. Amy Patton, 1537S 8M 76th Avenue submitted a letter to the Planning Division in advance of the hearing. The letter was distributed to the Commission and is hereby made part of the record. 14. Rent Patton, 15375 SW 76th Avenue, pro.ided oral testimony in opposition to the proposal. Concerns expressed inclusded school overcrowding, potential impacts of the proposed development on wildlife, wetlands, end Fenno Creek water quality; and the imprint of future extension of SW 76th Avenue. Mr. Patton submitted a photo of the subject property. 15. Mo other oral or written comments have been received. V. IIVALUATIOtf OF RRQ(IRNT A. cool.ansa_wit1L smisi li] _RoV 1. The proposal to add the Planned Development over_ay tone to the property is consistent with the approval criteria for • zone change as demonstrated by the following findings which show that the request la consistent with applicable Comprehneneive Plan policies. Community Development Code Chapter 18. 12 procedures for the review of a quasi -judicial land use and development action have been followed in the review of the application. 2. The proposed subdivision in consistent with the use standards of the R-4.5 and R-7 toning districts oecause the lots are intended to be used for single family detached dwelling units. The lots are consistent with the average lot width requirement of 40 feet applicable to both sons. The average else :If the lots is greater than the 7,500 square feet minimum lot site of the R-4.S sone, although some lots are smaller than the P-4.5 zone's minimum rise as is permitted by the planned development overlay sone. Mo transfer of density has been requested from the floodplain area to be dedicated. All proposed lots should be able to be built upon in conformance with setback and maximum site coverage standards of the tones without requiring variances. Although the Planned Development overlay sone would allow the applicant to request different setbacks than required by the underlying .tones, no request has been made for different setbacks. Staff, however, recommended that the Planning Commission establish the R-7 setbacks for all of the arras of lots 7, 8, 9, and 12 rather than having different setbacks for different portions of these lots duo to the split underlying 'toning of these lots. The Commiseion agrees to impose the recommended special setbacks for these lots. 3. Chapter 18.80 is satisfied because the development application has been reviewed by the Planning Commission as required, because the proposal is consistent with the applicable Plan and Common'ty Development Code review criteria asrequired by the Planned Development approval criteria and as described .n this order, an' because care has been taken w!t' :-espect to the site's natural environment. Slightly larger lots are proposed in steeper ares on the west side of the site where there are significant numbers of mature trees in order that tree removal may be minimised. In addition, the dedication of the 1.35 acre tract along the river as STAFF RSPORT - BU891-0002 - RIMAISSAMCQ 11O0O41 II PAOR 9 • • greenway will assure that the area will remain undisturbed and tree removal in this are& will be kept to what is necessary for possible path and utility installation. 4. The proposed subdivision complies with the density standards of Chapter 18.92 because the 4.0 acre net developable area of the site (after deducting 0.5 acre for public streets, 0.68 acres for the private street, and 1.35 acres for gr^nnway dedication) yields an opportunity for 12 dwelling units on the 2.07 acre net site under the R--4.S and R.7 sonirg designations. Twelve single family residential lots are proposed. The applicant's submittal includes a density calculation. 5. The buffering and screening matrix contained in Chapter 16. 100 noes not apply to the proposal since boundaries between sones on the site separate areas of detached dwelling units. The Code therefore does not authorise the imposition of • condition of approval requiring a fence between the proposed subdivision and the Christensen's property to the south. No clear arguem•nt has been presented why the property owner on one side of this border should be required to pay for a fence when the other property owner is not required to pay anything since the fence would provide equal screening for single family residences on both sides of the property boundary. 5. The proposed private street is consistent with the private street standards included in Chapter 18. 108 because tract A is of an appropriate width (3I) feet) for the number of dwelling units to be served (4) and because the plat notes that the tract and street will be jointly owned and maintained by the owners of the properties served. No street section has been provided for the private street. Code Section 18. 108.070 requires that • 24 foot wide paved driving surface, curbs, and a sidewalk be provided for • private street serving more than two dwelling units. The applicant shall be required to submit • private street construction plan consistent. with these requirements as part of the public improvement plans. The private street should be signed for no parking on one side. A sign niting that the drive is private •h Auld be posted at the drive's intersection with 8N 76th Avenue. The sign shall also note that maintenance of the drive is the resporsihility of the owners. 6. Chapter 18. 150 requires that the number of trees over six inches in diameter that are removed during the course if construction be minimised. The proposed development 's public streets, utilities, and residences will necessarily require the removal of a significant number of trees. However, the number of trees removed can be minimised through careful study of the site to be accomplished through phased tree removal. Initial tree removal should be limited to the proposed public right- of-way areas. Individual lots, potential driveway locations, and potential building sites will then be easier to see. The developer and City staff can then identify which trees will need to be removed to construct residences on the lots. The developer wiiall be required to provide the services of • certified arborist for this analysis. Care should be taken to retain as many mature trees as possible through careful site planning and rare during the site development process. Minimising tree removal should be a benefit to the proposed development in both increased property values as well as atmosphere. No tree removal or site grading shall be allowed to STAPP RNPORT SU891-0002 - MINAISSANCS N0008 II Paul 10 • occur prior to Planning Division review and approval of a tree removal permit. 7. The proposed subdivision compile). with Chapter 18. 160 becauset a. The proposed subdivision oo►wlies with the Comprehensive Plan Map designation density opportunity for the site and with the applicable plan policies, the regulation& of the R-4.S and N-7 sones, and other applicahle regulatiorul b. The proposed name of the subdivision, Rennissvncu 'Moods II, is net duplicative; c. The proposed roads will provi]e for adequate and safe access to the site and ad)aoent parcels, asuuming that the existing right-of-t.'ay through the site is vacated and the applicant can demonstrate to tta City Council through those proceedings how the new alignment of SW 76th Avenue through the site can be connected to the •xisting alignment of the developed street to the south. The proposed realignment to the south would appear to provide a better development opportunity for the parcel to the south, although the realignment of the right-of-way is an issue that must be derided by the City C oncil through vacat ion proceedings. Approval of the present application is conditioned upon right-of-way vacation approval being granted prior to recording of the final plat. 8. The proposed subdivision complies with Chapter 18.164 beoaueo. a. The preliminary plat proposes adequate dedication of right-of-way for SW 74th Avenue and the oul de sac to extend to the wast and also proposes improvements of these streets to full City standards. b. The proposed roadway preliminary design. are oorsistent with City of Tigard public roadway standards. A reserve strip shall be created at the southern end of sa ?6th Avenue, • barricade shall be installed, and a sign shall be poel.ed noting that the road it intended to be extended In the future as further development occurs. c. The proposed lots are consistent with Code standards for maximum lot depth-to-width ratio, frontage on public streets, and other lot dimensional standards. J. c c*m1lanste h OarrpMnslvs Plea P liclit6 1 . The subdivision le consistent with Policy 2.1.1 becauwe notice of the application and the public hearing on this item was prc.vtdsd to the neighborhood planning organisation and to owners of property in the vicinity of the site. The site has been posted with a sign noting that a development application on this .it. is pending. Public testimony regarding the proposal was reoaived and duly consl-lered at the Commission's March 5, 19,1 hearing. 2. Policies 3.2.1, 3.2. 4, 3.4.2, 3.5.3 and + 3.4 are satisfied because the preliminary subdivision plat places the area of the original parcels that are within the 100 year floodplain of Fenno Creek within the tract to be (iodinated for greenwsy purposes. *ewer.est ton of this area in its existing stats earns several Plan purpeeesr STAFF PRPOPT - SO891-0002 - A1MAII1AMQs WOODS II PMI It permanent prohibition of development within the floodplain; continued riparian wildlife hat,itat. along Fenno Creek; and • continuation of the existing greenway to the north with the potential for possible future pathway development . Pike path construction was not required as a condition of subdivision approval for either t.hc Renaissance Woods I or (lentlewood■ subdivisiu.ns to the north of the x .bject property because it was not clear on which side cif the Fenno Creek floodplain path should be constructed due to the limited width of the western section of the floodplain to the north. Construction of a bicycle/pedestrian path should be deterred until such time as the Parks Board and staff determine a preferred location for the path within the Fenno :reek floodplain in this area, despite the Parks Board's recommendation that the path be constructed at this time. A path in this location would not connect to any other pats segments except the paved pathway that extends eastward from SW 76th Avenue on the southern edge of Renaissance Woods I. In addition, it would be • substantial burden upon the subdivision's developer to have to construct • path in addition to dedicating the amount of land to be dedicated if the path will not add value to the subdivksion's lots if it is only marginally useful. 3. Ir order to comply with Policy 4.2. 1, a condition is warranted to require the City to develop an erosion control plan ensuring compliance with erosion control standards for th Tualatin River Basin, as part of the grading permit application. 4. This subdivision proposal complies with Policy 7.1.2, 7.3.1, and 7.4.4 because the applicant will extend public sewer and water systems to this site and will provide for underground installation of phone, electricity, and cable television lines. All necessary public utilities ars available at the site's border and can be extended through ths. site. Servide providing agencies have not commented that capacity deficiencies exist that would prevent the axtenaion of service to the subdivision. 4. The subdivision proposal complies with Policy 8. 1. 1 and S. 1. i because the proposed improvements to the public streets within the proposed subdivision will be developed consistent with City of Tigard standards. It will be necessary for the City Council to act on a request for vacation of the existing right-of-way of SW 76th Avenue across the site before the plat may be recorded. It will be necessary for a new subdivision application to be filed and reviewed for these parcels if the right-of-way is not vaca ed as Indicated. V I. cosci.Us I ON The Planning Commission concludes that the proposed subdivision/Planned Development and Bone change to odd the PD overlay is consistent with City of Tigard Comprehensive Plan and Community Development Code standards for these types of applications. The Planning Commission hereby approve the placement of the PD (Planned Development; overlay tone on tax lots 600 and 700 of WCTN 251 12CA. The Planning commission hereby approves the preliminary subdivision I.1 st /l .)nowpt uw 1 1+1 annwd development plan subject to the following conditions; IINI.RRP4 (YI'HI01w19R NOTED, ALL CONDITIONS SHALL BE (SATISFIED AND COMPLETION OF FI1NI.it' IMPR(►VRMRNTR FINANCIALLY ASSURED PRIOR TO RECORDING THS FINAL PLAT WITH STAFF REPORT NUR91-0002 - RENAISSANCE WOODS 'I PARE 12 !II 411 WA1IH I$GTOM COUNTY- STAFF COIPTACT FOR ALL (XiW[?t T I ONR or APPROVAL IS s UR I+A OR V I ZA or T71i INOINUI4JNG DIVISIOM (639•-4171, IXT.316) UNLESS (YT IRwiAV N(YTSD. The final plat shall be limited to creation of no mote than twelve (12) lots. Al] lots shall be fully dimensioned on the final plat . Basements shall be recorded as proposed by the preliminary plat. All lana below the 131 .S elevation shell be dedicated to the City of Tigard for gre..nway purposes. 2. Two (2) sets of detailed public improvement plans • 1 profile construction drawings shall be submitted for preliminary 'review to the Bngineering Department. Seven (7) sets of approved drawings and one ( i ) itemised cons*.ructior cost estimate, all prepared bi a Professional Bnginoer, shall be submitted for final review and approval . MOTlT, theme plane are in sadiL.L n to any drawings required by the Building Division and shawls: only include sheets relevant to public improvements. 3. Building permits well not be issued and construction of proposed public improvements shall not commence until after the engineering Department has reviewed and approved the public improvement plans and a street opening permit or construction compliance agreement has !men executed. A 100 percent performance assurance or letter of commitment, a developer-- engineer rgreement. the payment of a permit fee and a sign installation/streetlight fee are required. 4. Construction drawings shall not be approved, construction of `ublio improvements shall not begin, and there shall be no removal cf existing trees until the City Council has approved the vacation of the existing right-of-way of S.M. 76th Avenue within the proposed subdivision. 5. Pull width street improve ants for the internal streets! including traffic control devices, mailbox clusters, concrete sidew.iks, driveway aprons, ourbe, asphaltic concrete pavement, sanitary •ewers, storm drainage, streetlights, and underground utilities shall Ise installed within the subdivision. Improvements shall be designed and constructed to local street standards. 6. A 24 foot wide paved driving surface, curbs, and a sidewalk shall be provided for the private street. A private street construction plan consistent with t' ese requirements shall he submitted as part of the public improvement plans. 7. A one (1' ) foot reserve strip gren'.ed to the "City of Tigard" shall be provided at the southern terminus of the proposed S.M. 76th Avenue extension. R. Driveway cuts shall not be permitted within thirty feet of intersecting right-of-way lines nor within five feet of property lines. o. Sanitary sewer and storm drainage details shall be provided is part of the public improvement plans. Calculations and a topographic map of the storm drainage basin shall be provided as • supplement to the public improvement plans. Calculations shall be based on full development of ti serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 10. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageway without significantly impacting properties downstream. 11 . 'rhe applicant shall, prior to recording of the plat, pay the fee in-lieu of water quality facilities. STAFF IMPORT - SUS91-0002 - RUMA:SSAMCl MOODS II PROS 13 I ' • • 12. A maintenance and access agreement shall be executed and recorded on City standard forties for all storm drain outfalls. The agreement shall be referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the tngineering Department prior to recording. 13. street centerline monumentation shall be provided am follows* a) Centerline Monumentation i) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadwr+y rights-of-way shall be manumented before the City accepts • street improvement . 2) The following centerline monuments shall be sets A) All centerline-centerline intersection points. B) All cjl-de-sac center points. C) Curve points, beginning and ending points (PC's and PT's) . b) Monument Boxes Required 1 ) Monument boxes conforming to City standards will be required around all centerline intersection points and cul-de-sac cantor points. 2) The tops of all monument boxes shall be set to finished pavement grade. 14. A grading plan shall be submitted showing the existing and proposed contour•. In addition, the applicant shall include a typical finished floor elevation for each lot. Thi• shall include elevations at 4 different corners of the floor plan which are tied to the top Lf curb e levations, as shown in the public improvement plans. IS. An erosion control plan •hall be provided as part of the public improvement drawings. The plan shall conform to "trosion Control Plans - Technical Guidance Handbook, November 1989." 16. The applicant shall maks an appointment for a pre-construction meeting with the City of Tigard tngineor ing Department after approval of the plans but prior to starting any work on the sits. The applicant, applicant's e ngineer and contractor shall be required to attend this meeting prior to receiving the approved plans/permits. 17. The applicant shall submit with the public improvement plans a proposal that demonstrates • logical connection between the two proposed terminus' of S.N. 76th Avenue which meets local street standards and building set back requirements for all existing structures. 10. Private storm drains should be provided for lots 1 and 2. A joint access and maintenance agreement should be recorded for all private storm drains. STAFF CONTACT~ Brad Roast, Building Division (639-4171) . 19. Any tree removal or grading on this property must be approved by the Planning Division through approval of a tree removal permit and approval of the grading plan. Trees over six inches in diameter shall be removed only as necessary to construct streets, utilities, and residences. Tres ATA/1 RBPORT - SUB91-0002 - RSNAIBBANCR MOODS II PADS 14 ® • removal permit& will be necessary for two stages' private street area preparation and lot preparation. The applicant shall provide for au arborist to review the plans for grading and tree protection. Tho arborist or the Planning Division may prescribe protective measures for tree", to be retained on the site. Areas rent covered by structures or impervious surfaces shall be revegetated as son as possible after completion of grading. ' -spy of the tree removal permit and approved grading plan shall be cable on-site during all tree removal and grading activities. STAPP CONTACT, Jerry Offer, Planning Division (619- 4171) . 20. Minimum building setbacks on lots 1 through 6 shall be as follows, front yard - 20 feet corner yard -15 toot garage - 20 feet Cf side yard -S feet (N rear yard 1S feet setbacks for lots 7 through 12 shall the same, except that • minimum 15 foot front yard setback and 10 f eM4e yard setback will be required. Front and corner yard setbacks shall apply to lot frontage. abutting the proposed private street . STAFF OONTACTs Jerry Offer, Planning Division (614171) . 21. The private street shall be signed for no parking on one side. A sign noting that the drive is private shall be posted at chs drive's Intersection with 6N 76th Avenue. The sign shall also note that maintenance of the drive is the re.ponsibility of the owner.. STAFF CONTACT' Jerry Offer, Planning Division (639-4171) . 22. A 10 foot wide Utility easement shall he providsu along the southern lot line of lot 7. An 8-inch ductile iron water main shall be installed within the easeirent. contacts Tigard Mater District. IIURDIVtSTON APPROVAL SHALL SS VALID OILY IP TUS FINAL PLAT IS RSOORD*D RITNIN R I ONTUKN MONTHS OP Till •FFICT I VI DAIS OF ?NIS DR'CT A ION. It is furthest ordered that the applicant be notified of the entry of t ' Ss or.tvr. PASSIM' This /3 day of March, 1991 , by the Planning roe-86ie4,lon of the City of Tigard. oonald Moan, ir.ai t Tigard Planning Commission Nt\jerry\sub91-02 STAPP RSM"? -. SU191-0002 - R*NAISSAMCO MOOS II Phil 11 , � l • tia •\t 1 BILL MCMONAGLE HARRIS-MCMC)NAGLE: PNGINSING 12555 SW HALL BLVD. TIGARD, OR 97273 PHILLIP CHRISTENsgN 15685 SW 76TH TIGARD, OR 47224 KEN' PATTON 15735 SW 76TH AVE TIGARD, OR 97224 RENNAISSANCE HOMES, INC. RANDY SEBAST I AN 2098 SW 8TH STREET WEST LIMN, OR 97068 JOHN LOCHER 14725 SW 83RD AVENUE TIGARD, OR 97224 _ ® • ATTIn*VIT Of 1a►ILIIIo ATATN OP 0/11100/1 ) County of Washington ) as. City of T'gard ) 1, ..1,•INA11 C l `�i{\v telt:- -, balrq first duly worn/affirm, on oath depose and nay (Pions* print) That I as a n_ Q(1 f '_ for The City of Tigard, Oregon. -_._k.-_ That I nerved SOTTCI Or MIMIC IMAM MO POW s That I nerved VICTIM Of D11CI/I(1N TORN City of Tigard Planning Director k Tigard Planning r.` si•sien ___ Tigard Searing• Offboar TLgard City Council A copy (Public Nearing not ice/act ion of Decision) if which in attached (Narked *shibit 'A') was sailed to each named pareane at the rinse shown on the attached list oarhad ashiblt 't' on the _42'4' day of 1jr11, . L._-, said notion NOTICE OW D*CI$IOM as hero attached, vas on n approve ate bulletin board on tbs _ day of ",1 __ , 1• s and s it in the United itatea Nall on the __ wi,_ -awy, or _I- . lP_ 1 postage prepaid• � ) 4. Pr 7 Mot n 001Tl Wiabnc r i bad and •worn/a f t i r+s to me on the 4 day of L_ 1a. / ._ -. 11AL f` - Pt1eLIf' OI •' 111, Commission aspires. __ " ' a - to+os .d�,llirerid to •MOST arms i dub ar (morn/affirm bled ane gr to a on the (,3 drLnay of 'I L�� 1•oT a � - Ny Colonisation aspires, ___ igl Q�__ SIMVPIOT.UN 111 411 h Q I a tc a '.) Y 1' fl /A 1 c !LILA_H-11L_st NOTICE IA HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON MONDAY, Kar_kh x.._1491. AT 113Q PM, IN THE TOWN HALL OP THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD. , TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPT.ICATION: FILE WO. : SUE 91-0002/PDR 91-0002/EON 91-0002 VILE TITLE, Loew•r/Ra :issanc• Hoes, Inc. NPO NO. 5 APPLICANT: Renaissance Homs, Inc. OWNER. John Lo•w•r 2098 SN 0th Street 14725 SW 81rd Avenue Mast Linn, OR 97068 Tigard, OR 97224 REQUEST EUt1DIV1I1GN SU■ 91- QQ __ QEYSLOP11i11T ._YQ$_Y1449 4!!J Sys 11=QQ01 IE CE e. 1.I(. (NPO S) A request for 1) tone C ange approve roe R-4.5 (Residential, 4.5 units/acre) to R-4.5 (PD) (Residential, 4.5 units/acre, Planned Development overlay sone) and R•-7 (Residential, 7 units/acre) to R-7 PD (Residential, 7 units/acre, Planned Development overlay sone), 2) subdivision preliminary plat-Planned Development conceptual plan approval to divide approximately 4 acres into 12 lots between approximately 5,880 and 8,640 square test in rias. In addition, dedication of approximately 1.35 acres for Orsenway/open space is proposed. t0IlEt R-4.5 a R-7 (Residential, 4.5 units/acre), (Residential, 7 units/acre) [.()CATION. South of Renaissance Woods, east of Ashford Oaks (MCTW 281 12CA, tax lots 600 a 700) (See Nap On Reverse Side) THE PUBLIC HEAR I NO Oil THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OP CHAPTER 18. 32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY (r)URC'IL AND AVAILABLE AT CITY PALL, OR RULES OP PROCEDURE SET FORTH IN CHAPTER 10. 10. ANY PERSONS HAVING INTEREST IN TNIP MATTER MAY ATTEND AND BE HEARD, OR TESTIMONY MAY RE SUIUIITTID IN WRITING TO NE ENTERED INTO THE RIt'.7ORD OP THE HEARING. VAILURE TO RAISE AN ISSUI IN PERSON OH B1 LETTER PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION IRON 711E COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A CONMAINT IA DLRECTID PRECLUDES AN APPEAL. BASED OM THAT CRITERION. TOR FURTHER INFORMATION PLEASE CONTACT THE PLANNING DEPARTMENT AT 619-4171, TIGARD CITY HALL, 13125 SW HALL BLVD. , OP CONTACT YOUR NEIONAORHixxi PLANNING ORGANISATION (NPO) CHA I RPERSON i Craig _making .--____--_-- PH0411 NUMMI, 0,39 -504j bke/SU891 'Q.8104 •- (.• 4 \ / 4 1 __, 141' "4. 4 . -.--- -1'- 1 ....... ,...__ .___ -___ - .. II __. ----------- -- 1 .-:: . .,— ... 1 , ..... \,... > 1 11- 'TAW 21_ 1 :al T T 1- T 1 I S.W. GI I of pz •. . •' 4.----_____ ----"----.---)---, __-(( MITT 'cr Wor--- -4— IIN ,____1,..t4i'll go i x II I M!1". ) .__i_1.- aiii li'- •• • '-'\.‘, ---•.. : INIT — 7 . : r, , 11 N I L.. . ) . ...... .AD II I .• I i- - Ili 11)PII r or / . Unlit! lo _ Ag P11:"Fi IST n ...-. _ •---4. $ li :ii it r 4 z_--- iv •- C___.saL ..,7rT,PAT T I ••••-.......L.- "...4 lirrija 1 10.I i --- : LIT ITIM IIIIIIIIIIM ' •.. ' a' . . A \ A• , * f , _ ... .....1....• .% ,.... . )4 '4• 4 110,/ .. .... . ..-.*•• •(‘''...*‘% ., • • 23112CA--03600 . . . . 28112CA-0) 700 BROFIIS, wAurrat JOAN DI 111R00lR, WALTER J & .MAN NAR I 15570 SW 79TH AVE 1554O SW 79TH AVE TIGARD OR 97223 TIGL&.,Rb OR 97224 26112CA--0 3 600 2 6112CD-00100 . R*X)&6, J i JOAN NARIOOl 111101T, NEVA N AND 15540 SW 7 AVN WILLIAJOSOII, JOHN AND TIGARD .AR 97224 SWITH, MARVIN 1110 SW FAIRVIIIM BLVD PORTLAND OR 97201 26112CD-00200 2a 112CD-011100 C HRI STENS EN, PHI I,L1 P I AND RAA4,, PRA TU ERIKA N SALTC 15610 SW 7911( AVENUE 16065 SW 76TH AVM TIGARD OR 9722 TIGARD OR 97224 26113CD--011101 25112CD-0 2000 NUI/TON, EARL II AND RAA6, FRANZ AND ER I KA N PATRICIA .7 15630 SW j9'17i 156110 SW 79TH AVENUE TIGARD OR 97221 TIGARI) OR 97224 7511 MC-01500 211112Dr. --01600 1;(HRE I NEP, ElMER ELLEN 110W I S. JOHN MARGARET 1 '5715 R11 74TH AVE 15575 RW 74T1f ANA TIGARD OR Q 7121 TIGARD OP 97"22 1 20)11 0Ol1OO IN)RIANO> . I.ENI'IRtt It .IOHP1RON, OPVA). P RE 1(11E1,, I)AVII) L 11551'0 11W 14TH T !GARD OR 97223 P FNA I SSA* R H MI S, I Pic'. 98 9W frill ST wF'!:1' 1 1 W, ()R 97068 1( 1)4 rar1)41121 83RD AVE I( (iP 97224 (1-4J ;(. Ilr'4'1(INN 141(' 'iW VARIT: tiT TIGARD. (1P 91273 111 40 16,114\/ CnrV Of TIGARD1, OREGON ( ( "; 01/ TT'.ARti, )3123 SW Hall, PO So: 23397 i :Kqr t, Grog' n 97223 - (303) 639-4171 FOR STAR USS ONLY ')'TIiRA ('.ASF WO's:P .o1111 /ToA) 9 . .' /-o RFCFh1' NO. Ap}'I,I ':+1'tI(>N AC(:F?TF.I) 11t= i l I)ATF.: /if I . GENERAL INFORMATION Application elements rubml t t e'i: Ppnt'•9RT`( t}.DDRESS/1.00ATIOLr <uy it ► laYk.iva,. ,7rzar.it4K, (.--f*i Application form ( 1) ps i gw7-QirijM ~4.,tve1g �hY Owner's .1 A n,t t u r o/err i t t e n TAx MAP AND TAX LOT NO./nv),,p,.. ,gts-/1dCi9 authorisation 7.10 --_ (C) Title tranaf r( instrument ( I ) SITE SIZE V,oaA': ' G-C6.1 Aa ...or'a wap ( 1 ) PROPERTY OWNER/DEED NOiDERaa ,(40.•dt/Z- /,..-•116 Preliminary Plat ( rte app checklist) ,*7 -' (Of- r• c ADDRESS �4/l S•w gj �� PHONE ‘19-4P/97 _kir) Applicant's statement T CITY .Theelems, 't_ ZIP Q 74'20y , (pre-app checklist ) A P P L I CANT* teliiY2 / jg,/►K.� / ZA.t-' (4. Tti 4 ee-'4 peapea to moor r a a tui ADDRESS 4p" f iu •B4-11°JT PHONE / 7 'Y4' aald,rrowww wtr*rtti 71fti est- ( I) CITY A'i'r Qom-• -- - ZIP 97069 _ ( N ) Minx tea ( 1141 ti pine S% *When the owner and the appii" 'nt are different pr. 1 ) prep i r, the applicant aunt 1,0 !he purchaser of record or a lease. in rossesaton with written authorisation DATR !MTFitMTNh(1 TO RF (X)NPI.FIF fro the owner or an agent of the owner with written authorisation. The owner(.) must 'sign this application in the space provided on page two or FINAL DR('it'TON PRAflI.TMM: albeit a written authorization with this application. CONP. FUN NE (:NAT l9N t 7. PROPOSAL SUMMARY y The owners of record of the subject property request permission to divide a 1 A' N.P.O. Numbers ct Z Total Area) pev+tmi into 1 lots between Preliminary Plat Approval Datet num r o lots) (-:),_5 AC and S I/G _ square feet in site. - Finii Arps- mel Dotal Manning 0520F/1310 engineering . Levi'' 1/H8 Rrrnrdins Pate and Norbert 110 411 L i.ts! env variance, Ylannrd Development , Sensitive Lands, or other land use a< t lotwi to th. consldrted ns part of thin application: 4 . Appilcente: To have a ccmplete appllc+tlnn you will need to submit attachments described in tic* attached information sheet at the time you submit this Application. ti. THIS APPI.1CANT(5) SKALI. ("fiEt1IPY THAT: A . The above re est does not violet any deed restrictions that say he no attac�i+d to or 1■,Pvsrd upon the sub.'s �_tt..._Ppert 1__ B. if the application 1a granted, the applicant will exorcise the rights granted in accordance with the teras and subject to till the conditions and limitations of the approval . C . All of the shove statements and the statements in the plot plan, attachments, and exhthtta tranaritted herewith, ere true; and the applicants so acknowledge that any permit isaurd, based on this application, may be revoked if it is tound that any sub statements Ate false. 1t. The applicant bas read the entire contents of the application, including the policies and criteria, and understands the tagotteeents for apprnvtng or denying the application. DAVID this /-11-7 day of a..✓ . 19 / _— SIGNATURE' of each owner (eg. husband and vile) of the subject property. ( Mrt pis/0520P) 2131 1 2CA•-03600 0 IL2CA-O3700 BROOKS, WALTER J JOAN M BROOKS, WALTER J & JOAN MARI 15570 RW 79TH AVE 15540 SW 79TH AVE TIGARD OR 9722 ) TIGARD OR 97224 281 1 2CA-•0 3800 281 12CD-00100 BROOKS , WALTER J 6 JOAN MARION ELLIOTT, NEVA M AND 15540 SW 79TH AVR IRILLIAMSOW, JOHN AND TIGARD OR 97224 SMITH, MARVIN {['�� � 3110 SW FAIRVIEW BLVD PORTLAND OR 97201 28112C.D-00200 28112CD-01800 C'HR I STEN S EN, PH I LLI P E AND RAAB, FRANK ERIKA N SALLY C 15610 SW 79TH AVENUK 16685 SW 76TW AVE TIGARD OP 9722 TIGARD OR 47124 28112CD-•01 801 28112CD-02000 NULTON, KARI. F AND RAAB, FRANK AND ERIKA M PATRICIA J 15630 8N 79TH 1'5680 SW 79TH AVENIJ1? TIGARD OR 97211 TI .ARD OR 47224 2131120C-01500 181 1 ;2PC--01600 P1 RFINER, RI,MFR ELLEN HOWLER , JOHN MARGARET 15 /15 SW 74Th AVE 1557'4 SW 74TH AVF TIGARD OR 97223 TIGARD OR 9722 28112DB-OO O0 BORLAND, LENORE % JOHNSON, ORVAL D REICHEL, DAVID L 15515 SW 74TH TIGARD OR 97223 EE .• • .. . ----I ...a. , .t.....-}„.:1_._,,Ti,..„..;,,,,,,,,nri... ...,,.. , a 1 It I z r: ç ' • • SW 74uRSION4 \ • Co wII If 0141it s 4 . 11• .1 1 n 1 a MY- 4 /tit... �• 4 .1Mt ♦ -a- I ***MOO**,4 On th'%%%%%%%%Iles•'•M•• h Ir ell'I e li 3 11,/; 4 :,ii (1 r• 11 . 4 " i , — -mss�..�• ; 0.-__-1, `'l. II t� \ ;i a a o It :I tJ b b . I \ 4 'S... n \I • 04 t 61. . ,- i 0 Rh i i , ...„ ; /tit r...', .. r; i I Ally 11, , . er'.. . 4 , . , 17 • l v. - • • 7 t R -.: — ` r' set a -4 iii , , , _ el !!li !I 110 rv# 1E11 E I Amar w.. 11 0 ie t7Oe r II I . ,j_ • I m • 1 •_ Z . . t' " 1 NIXgI r r, Mr alrEINV ! & il ., I • - 11 --..,,,SIR_ i - -- . Ta ' . AVOW +• It ' Cdj! ► i t 03" R ' • I S Q , Qw rt •v g : ---"41 .p ; I • I - I j 1 . t!1' _. V a- _ _.1. NI P I II e _ 7+ It I IN si i : ; rn UI o II 1 a 1I l Olt * 4. /M0111[ a :r� f � III IT •-----" illf • IIII Y _NJ awl yy \ a� h ' r D II 1t I 1! N 0 SW I/4 SE IM SECTION 12 T25 111W W M w*M041JT01, AOt.r" totem lc 44.1 I'•'CO I NIM,, 11 r` •r,. —� , txo NC,' ', Mt atm •r•r +-rim,/ h I M ..O... •0• ..MN .••4•• PM • • no ,t mu 1 M ..•t44 M. YM li 'MU. '• h r i 7 • 4 Ii L M_ -- 444, . I + ' I SOUTHEI - - ----- P TIGARD IND, FANNO CREEK + g ACRE TRACTS I .1tL 11111 IMP SO I OM ----- �. --------= I r _ m".� . i t + w t •Noir PM ko, I • I 'soft (----- I . ION ' TI 5 � NMei.1 I`` " r A ttwlw 1 M r.. 1110 I NWIM SE I/ACTi0N 12 T2S RIK XAL/ r'• X00 au Na. i u *Sc \" I rnw w� IMS. �a r I \ s M I • /M& * 2\ 1 \ i Ilit / • id • —AiM 1 ' '''\ .00 1 \1 i PII• / ..... 41..i.. .............1111HL...................— —— FANNO CREEK ACRE TRACTS ..� UUI FI • am I 1\ �'—=-----'r`- - T IGA F Is' ,m• 1 \s...._ — .—.r.— — — •- G ii„,....„— ...N.. ../ / v I.. >! 1 1 1 a \w I • I \:.. . ilv. \ \ 5....1,,, __ _ _ . w• -_ _. — — - 1 1 i \ . WI war — I M . tit L- 15 1 I ?- bts 110 1 RIQUSST roil CONSISTS 1 ! 1.01 .�i_._�.... .!iSi.k_ 1.. --- — --- DATII ,iAnw�rti_.J.Il.__1�Y-1 _ MOM. Ttgarti Planning Department Ri RQ .ZY.LQ0 _dUl! _: P�1� i ' - 11-Q 3 _ISM I A1&_�1_QQQl j AL LAjMI / jncr (IPO 7S) A request for 1) Sone Change approval from R--4.5 (Residsn ial, 4.5 units/acre) to R-4 5 (PD) (Residential, 4.4i unitsiaore. Planned Development) and R-- ) (Raaldentlal , 7 units/acre) to R-7 7n (Raaldential, 7 unite/er_`re, Planned Development ) ! 2) Subdivision Preliminary Plat-Planned Development conceptual plan ar►proval to divide approximately 4 acres into 12 lots between approalmstialy 6,!1.80 and 5,540 square feet in sine in addition to dedication of upproximetely 1 . 15 acres as Greenway/open space. WWI! R-4 .5 f. R l (Residential, 4.5 units/acre, Residential , 7 units/acre) `..O ATIOUt South of Renaissance Mtrode, east of Ashford Oaks (WCTM 251 12CA, taw lots 800 1. 70(1) Attached is the Site Plan and applicant's statement for ynt,r review. Prow information supplied by various departments and agencies and from other information available to our staff, a report and recommendation wi i 1 be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comment* by 4111W4114_21. 1911. You say use the space provided below or attach • vsp.r at s latter to return yo,rr c•ommsnt s. tty, lnwiAp1M to respond by the abpv, IIaLl1, v 1 sa se phone the staff Fontan noted below th yo.ce comments and conf lens your v unt a in writing as w ..n a• l.,asibls. If you hays any questions regarding t hta macter, oontaot the Tlra.r0 Planning Department, PO Rai 23397, 13125 SW Hall alvA Tigard, Oe 97223. t')h urn r 6)9-4171. v i e r s COIITACT t juuy_.S2t1ll, _---- r•t RAnt CHOCK TRI FOLLOWING 'TINS THAI APPLY' We have reviewed the proposal and have no objections to it. Please contact of our office. ►'lease refer to the enclosed letter. Written Comments, NOTA f rh,.r.r Nurr.har f hilm/V,iNQ1 0) Arm L�C T O!_LST I-_-ALL,_di 1 . i, NPO MO. TT_ (2 copier) CPO l r I TY DRPAATWINTS l$uilding Inspector/Brad R. v Parke 6 Recreation board City Recorder ----�cflles $agineering/awry A. Other ._- Termite Coordinator/Viola 0. QQ - 1. SPSC'IAL DISTRICTS Tire Dit.trlct School Diet . N..►. 48 (Beavr) (pick--up box bldg. ) Joy Pahl PO box 200 l Tigard Mater District Beaverton, OR 47075 8777 SW Burnham St . School District 21J (TIV) Tigard, oft 41721 11137 SW Pacific levy TI jar-d, OP 91221 Het.Ryer Mateo Dial r l' t 6%01 8N Taylors Terry Rd. Tigard. OR 912)1 4. AYTICTt) JURISDICTIONS Staab. Co. Land Use L Trar.rp. al'titulary (Inanimation 150 H. Ylrst Avs. 1120 SH Stark Room R10 Hillsboro, OP 97121 Pot 1anr1, OR 97)114 N rent Curti. Sevin Martin _. BTW' Joann Rice 2000 SM let Ave. Scott King Portland, OP 97201-5398 Trod aberle Nike Borreeon _..� DLCD (CPA's only) 1175 Court St. Ifs .tial Hendry( Balm, OR 97310-0590 city of Beaverton PO Box 4758 Other lteaverton, OR 97076 State Highway oiviaion Lam Portland general Clectric• lee Gunderson Brian Moore PO Box 565 14655 SW Old Scholl• Perry Beaverton, OR 97075 `` Beaverton, OR 97007 5. AWc•1A1 A4JVNCIUS \ i• Metro Area Crag wrnirat Ions Harlan Cook ownwt a1 T.I.phona Tvtn Oaks Technology c'wnfat _ Mike 1.u1 • 10115 110 169th Place I 6020 ' Jac() SM Malo at Beaverton, 0P 0706 48511 P�+a••ar r n 1►R 97007 nn Mews NW Mw. .or a t OAS Pete Mel won Don Th.Ernaa 1)1 SW oak St 220 NM q.,-,n.•-$ Ave. Portland, l►P 91704 Portland. OP 41209 TCI Cablevielon of Oriegnn, Inc , Mika Helmet 3500 SW Pond Portland, OR 97201 STAT* MiRNC I RN 410 A. Awrc+naut 1, s, Div. (000T) L0,31.Nt linginear __.k,_ Division of Stat. LA dp Board of Health Commerce Dept , -M.N. Park Fish & Wildlife Paarks & Noerer. Div. i.CDC Subdivision Supervisor PDC Dept . of !m. rpy fire Nrnrshrl l Dept . of Rnviron QualityOther 7. RD1IAAL. XOEN('I NS corps of 3ngine.rs Other Poet Office 8. ()'1 RIO Southern Pacific Transportation Oc>•pany Duane N. Forney, PLR Project engineer ROC NW 6th Avenue, Om 324, Union Station Portland, oft 47209 *.i. IRT "7' �'lay • CITY OF T I OARD - RECEIPT LW PAYMENT RECEIPT T • 1-?* i 4 N CHICK NAME I AE AIOO NC` DEVELOPMENT CAON AMOUNT t 0. O8 ADORING , tOtE OM STN PAYMCNT DATE v 01 /150,1 SUbDIVIOION i WEST L INN, Oft V70614 PURPOSE or PAYMENT AMOUNT PA Y D PURPOSE OF PAYMENT AMOUNT PAID t_A!m UiE ADPL wL�91 0P - WM. 'S0 Olid. 111401N Pill AP, . "fit' 1111 (11 tis r• r• I en Mr .r+ 1 orb ON ON ,c.. I. as e..lett zzN lylezzrrs Revapers 125S'. S W Hall Blvd Tigard, Oregon S /223 Tel ;S113) i.p MMSf nei 6331232 of t ober 4 , 1991 To Jerr V )! fi z vr',r 11m 1Urrim Project . Renaissance Woods No. 2 Subject: Tree Removal Conditions of approval for the subdivision require that tree removal be accomp 1 i sh. ; in two phases : 1 . Public and private street rights-of-way. 2 . Lot areas . This application is for Phase 1 , street-rights-of-way. Following removal in the rights-of-way a tree removal plan will be submitted for work on the building sites as may be required . Jim Harris ItifINED MANNINO OCT Q3 ei►'i Permit No. j mar CITY OF TIGARD - TREE RENOVAL POUT 1 - 4.[p .. INF9,HRATIO pp(iPRRTY ADDRESS / IAK'ATION L'_ 4. /" }i ��Qr -- ....//b' s 101 s7 TAX MAP AND TAX I/YT NO. f. L_ f C.-ior PROPERTY ()WPM-DEED ifOLDER "L�✓� ( grtgkel £ L1. SIGNATURE ADURIiss jc11,r ,reds' ,ATP-1/A1 viE PROSE CITY flh'_it lL�mi'�' _ QA' _ t I P APPLICANT •/04dialx. /C1112'..1A'IValet SIGNATURE ADDRESS /Wisi„� .5lrl, /trf e- .LRt_h,eel__- PHONE 63 5414 -r - CITY T?GZi.7 z,1 , 49!•} LIP )11 7.-1.." BUSINESS NAME • When the owner and applicant are different people, the applicant must be the purchaser of record or a lessee Ln possession of written authorisation from the owner or an agent of the owner with written authorisation. The owner(s) must sign this application in the space provided or submit a written authorisation with this application. 2. REASON(a) FOR TM REMOVAL:" dr-iv llPillArl rliel- f 1`X a"�,ce i - A")/(5,4•175 - 49,c - e!..t9,r �eg• __ ►liA qp, ..Sas 3. RELATED LAND USE APPROVAL CASE NUMBER (if applicable) iiihnr P •411"6' _ 4 Please attach • photocopy of a tax map or site plan to the back of this fors. larger site plan may be submitted if necessary to adequately eddress the proposed tree removal. The site plan shall shows 1) The location of the subject site 2) All proposed or existing Structures 3) All easements. dedication, streams, wetlands, etc. . . 4) All tree. over six inches Ln calker 'lee, measltred leer feet above grade. 5) Basic identification of tree types. S. Please attach a narrative detailing d trl5 proteetlo* plan for all 'tobeee to be preserved on site. • A 1 TN PIAN Approved by 1 /� Lok 'T/!' 4:„Zior I a I/ rielVidx 47-3-7/ Arborist'• �•rt fit rem X- no 1101 *JIM �-s Or Conditions of Appr. alp_ _JQ01/tjf 4t70Au—0E—IN2Y1PAtlic_M2115_141ird-0).—A‘iirS-‘1.444/ --_ AND ✓�4Te 5T72AE T 1,441 VV p StNce_44s 4f7VY 'CS E3 r/484I NEA / we veZ ? c ihtc Pat, ?'a s-- Ave .ac f 1trf' TREE 1Ref'1ewt& - 4 iAnNrD SAW, A &Nap OFF 45 At,) 4s AnssiacE_BL.11497Ear AGM Ea.kiei'1W11Z optlfro4E . . oc' ciwnect Aitras5aeEK 66- r"fr, 454T: trwww 1 S.W S H FORD ST. _ ____` ----7---,. �� - ____ _ • _ -- ___ __ ._._ I I __ -__ a 7 _____ ....... tor _. _. _. _. ........ _____ _ - – — •— — -- -- — - ii 1 . --- Ir. tik(Evo , - -- -1 ___ __ _ T__ _ ___ _ _ I_ .___ ___ r ____ ___ ___ .„ .14 1 7 --.......7 ie 1 I Lob \ iii IN RENAISSANCE4!) )c.s1 � OLDS / \\I '. top, I I 11 9 I 10 i 3 I 4 I 5 I := a I • Ig I I I I �' � . S� & I .. 1(.4.' '. a 138.88 I 11 4vy / 4/ I ; I ` I.E. 119.57 our - - _ �- -- - .4 _._. _ - - --I.E. 11f.n _ �\• --� �--- � 4 4 �Cf' Silty. 1--y ......... ••••••• ... .r. �� r At --Dc1S7. 6. ...t°71 22' ` 131 t0' 1 ■ I. i• 140' r iv SAN �--•� A' 11 "S►. ‘t* 12 I 53:30 S.F. ilk1 Soso s. / „ 2//�� , RIP-RAP 7060 .F. I.,� �.' - , ,I. 110' /r' DISCHARGE PA 3 77 , —_ .r. t -- 12' STM '- 8 \\;\ 0 S.F. / , 1‘. R-12 ./ L. ei _........ 401110 il. 10' =Pa • (C At \ i., i,. i # ' -----io ks 1 ,, ` / / 1 • T I �j, 7440 S.F // ;0/ ullit . • iiiii . _ 114' I IWO S.F.' • ( / ! , - - 105 �_ NI i�e i y —T 100 YEAS FLOOD HI 4 I ( I 01.131.8ii, Ill 0 / �, mss . f'° L U ,1 ! . . a J I ( AHANOO►J f XIST T/L 600 1.35 AC. 6 lar - ti I wni N 25- 1 -� 12CA TRACT EENW� 71170S.F 1 . I / �— tW. len, Hutt m TO CITY OF TIGARO 5940 S.F �( 7 I . 1 hi I IMTS. .� - - . CONNECT TO EXIST FAN NO CREEK �• �. I ,, •w - - r I II- WATER LINE ' _ Ie' ESMr. ACRE TRACTS - g g - . \I I L ._ _ _ _ ____ ___ _ -- J20.9. (. a°' I 1 I - -1 41. + �_____ t/L 200 I 1 I T/L 100 2S- 1 - 12CD I w Ip, I 2S- 1 - 12CD I � ;I I �; I6I 1 , l . DEVELOPER: _-. .__� L. O !_ : r-::-; 1 It ' 1••. U ! RENAISSANCE HOM, • •HarrsMcMona$le Associates, Inc. ENONNEER!•WRVBYOR‘ 125M Kw. HAl.1,HIND RECE!VFD PAANNINiG TIGARD OREGON WT2 l-A 7 'Methane(MSD MUM ,EP 1 2 1991 Mr . Jerry Offer City of Tigard Senior Planner 12125 S.W. Hall Blvd. Tigard. ';.Preson 97223 September 10. 1991 RE: Renaissance Wr.uds I 2 Dear Jerry. as we discussed. the Private give that will be created in the plat of Renaissance Woods 0 2 will provide driveway access to lots 10 and 21 only and will not require a sidewalk . will You please inform John Harman :f this conditi:n. SinAor.1V rte----- 4(f ! 'lie L . M:M: e/ile Azwe otoieved 49114 1„,liArada yid Wit, Vivi veil_ #11 71/9-if-414 Az tx44. 4114440,44gi,4 . ft4111(44 �t • p/id. Alkaiverm. " m 4( !pro' 04 • d 4-7/ 4 �;,, " *� .,j« �,,�, ,fie, /ha ,� .,/ De /9 610. A 1,71 �' ,loci/a 4 hvcdt 4..vf di444+C &- K /I) %r (11# "41- f-.?/- 1/ - ' 1 — f4-141- 411 "'TWA 14e4-4 KXMOORAwDOW CITY OF T I OARD, °ARGON =MO TO, P l a nn i ng C oami c s ion FROM Planning Gaff OAT'. April 22, 1991 Attached you will find a Council Agenda Item fiummax-g for a vactlon of a portion of AMW 76th A-renue and a soap showing the area to be vacated. It appears that no publi2 interest will be compromised by the vocation as we hove received no comments from any agency expressing such concerns . 411 CITY OF TI(MRD, OREGON C.OUN2I1 AGENDA ITEM SUMMARY AGENDA Ort 11Ry 21. 1221 _.._ MATE SUBMITTED, pQyLL,_22.1421 ISSUE/AGENDA TITI.it t VncAtiQf. _ _ PREVIOUS ACTION t ARRygyA,L. ifit4 AYODU, 8wa�xa�sr� Wit_ .�ui�.i ice_ DEPT HEAL} OX PREPAR3D St t CITY AMU!.t! OX _ MQ . 12 Lrec tot _, PIQURfI'TeI) Bit s.T.R1I-_i. pwatagy dr NM 11 PUL1UI. 1UU Should tha City vacate an undeveloped portion of SW 76th Avenue that current ly does net servo any {nshlic purpose and would be subataquwnt i y roe i ignoti with the eat inti SW 76th Avenua which rune through Renaleetxn. w Noodm s thd:virsion ...raw.• 11471)816411Uti bUtthhilI John and Na(,m1 IAt .mer, the tuners of the property upon wi ich the proir. ^wi vt nt ton exista, have requested that a portion of SW 76th Avenue+ near the Renaissani s Woods subdivision be vacated. The portion of SW 76th Avenue Gni tyiosed for vacation is located at the south end of the Renaissanc* woods subdivision and is not aligned with the existing SW 76th Avenue which runs through Renaissance Woods. BLTZBMI " .* _CQMSIj2IBiD 1 . Approve the attached ordinance appro•iing the vacation proposal . 2 . Take no action at this time. [iflU4BCT Vacation of this right-of-way would have no fiscal impact because a new right-of-way that aligns with the existing SW 76th Avenue will established with .development of Renairsance Nooda II. •• SU(QLt3TEP ACTION Staff recommends Council approve the vacation by adopting the attached resolution. a. Ilk_ , ..,_P --"..______ ____--------- a J la-1. _ ,....,_ r b _, _ -.40- ; .g z M X 1___L_____ 0 3 _--- toot 0. 01 --"------nr-------------- O J CO '- \ ' 1fo L1\ IL f • 011 kra a.- .., _......__._ SAV c eh" KID w , '�� 211.1 O _ A. ■ r TI if/ ' ! OOM 1j 5.�_ �: / Di T1 p .. .4 , ___ . , 4, ,,,_... i • . ,.41V _ • • .- . �'E 1 �► 11111■1► I�.i1111I` -M. 1 - 11111■111 a �_,_ _1a 1• . i _0 1jlti --- ,Ei tr so 1 "44' A, k i '—'1--- : hi". ; • 0 ____7_,w ,,, .4 4r, ..... , . iik ?t, '� sINN -� _ • . j 4 111 MEMORANDUM CITY OF TICaARD, OREGON TO, Planning CottuRianion Berbera PROW: Planning Staff DATE* Nay 3, 1991 RRi Additional Information regarding the 8W 76th Avenue Street Vacation Attached to this memo you will find a copy of the preliminary .,it. plan for Ranaieaance Woods II subdivision (SUA91--0002/PUR91--0002) which show. the portion of SW 76th Avenue poop. sod to be vacated. This subdivision was approver+ by the Planning Commission at a public: hearing ha1d on Nar,'h 4 , 199 ) . You are being pakel to snake a rarcummendat icon to the Council fnr approval, approval with conditions , or denial f t ha pi cipoomci street vacation. Th+• Tigard Water District noted that a water ! Ina located within thw right of-way mast be relocated. l?t harA.0 t1a, staff has not reef wived mny com ant a or concerns that 1.1 necessitate a recoetteendat h>n 1w denial and, therefore, actylgamts n recommendation for approval with the condition that the water 1 i na tot mc)vad to coincides with the proposed realignment of SW /tot) Avenue I I I p I • I Z0I • 130 r7 l'. \, I iV I � Q I N I I ti, 1 ,� x I 1ki I Is i OLI i \ 41 I p , ......._._,,,,,,, , ,,,, rs.i t JI1 )I . 1 a K �w R� 1 1 1to I\ 7 !VI 7 $n \\ nao 1 . i h \\ , 1 gii \ 4, " lig _11 1 fl \ \V I p i( `-- . r id I 0 I` \ \ \, r $ Iii III _ � `` � ' 3�, Cli S k j Ili i I lye "� f 40rt.'' ,3 ,: i k 1"..�....,� 'w 'I sie I I /rlAdi 1 -7 w /_.-_--___:,.. 1 1p... . r^.:1 II ''' -` --; .- • 't , f VN 'Q (\i 1/4 01 ii `.' �' _ W II- 4 1 1 I. V) 41110 400 4 s 0` II Q "° ,I LA Z 0 ....---11"-- • *---- , 000 in e M 5. a i (.4., ... i I- - - - - -- - 1 - --- I I I I I N 010 Ary rieM MEMORANDUM CITf OF TIGARD, OREGON Mfl() TO+ Planning Commission FROM: Planning Staff DATY, Apr' l 22, 1991 Attached you will find a Council Agenda Item Summary for a vast.itm of a portion of SW 76th Avenue and a sap showing the area to tura vacated. it appears that no public interest will be compromised by the vacation as we have received no comments from any agency •xpre,ns i ng such concerns . 111 111 CITY OF TIGARD, OREION COtDIC I L AGENDA I Till SUMMARY AGENDA OP a d,Qy 2w�_._19�1DATE SUBMITTED S m=il. 22"149.1 ISSUE/AGENDA TITI.E. Vacgtlon PREVIOUS AC IONt .yaljt_ 41 A 2QLtIVI-1 .QI___AN__ 41.4_Ar,_�ue BanAl,a __ a_ILA Alar 7L ilgn1 IJ 1.91.-_0002 DEPT HEAP OK PREPARED 8T o CuMmeinlLy Develop CITY ADMIN OK REQUESTED R♦a 81.a1k_i_.1 QuSLtx Umiak • kilLICL.1511111 Should the City vacate an undeveloped port ton of SW 76th Avenue that ^urrent1y doer not nerve any public purpose and would be subsequently realigned with the existing BM 76th Avanua► whit-h runs through Renaissance Woods cubdlvision7 1NFABhAx1o1! AMAMI -_ John and Nn.,01 Wowot , t ha nrniors flt the property upon which the proposed vacation ex i s t w , have requasted that a portion of AM 76th Avenue near the Renaissance Woods subdivision be vacate4 . The portion of SN 76th Avnno proposed for vacation Ie located at the south end of the Renaissance Woods subdivision and is not al t,tnn d with the existir.l SW 76th Avenue which runs through Renaissance Moods. ALTIRSATII CC^W^WYY R'--A- Y�iO� IDARAD 1 . Approve the attached ordinance approving the vacation proposal . 2 . Take no action at this tine. Vacation of this right-of-way would have no fiscal impact because • new right-of-way that aligns with the existing QM 76th Avenue will established with develop ont of Renaissance Woods II . AV.;Ai 8T U )ICTIQII Staff recommends Council nF,w ,vn tha vacation by adopting the attached resolution. a. Illk___ _,,..,J-,_„.>------e-,,- '. • _1 ----1_44,. 2 4 ..,;,.. ,-<':/-__/-- A r. zz _-; "'"IlltZ" M Y 8 4)------- . - II° ----____A 4,.... .: ______ _______ __—_.±-_______:_______ __,,____ ...e_:4)__„ 104 il ------________ 41/rt ra "'. 4 > 1v O. < - c'n _ = + (-tro ---" o ---.--- _,), -,..1.• -7 in- 0 I ''' a t . --: 1P1/7 di'4414 ._ . a : to. • •BAV . 10-re iii. ,D . . .�= . •z:,-,I., An, .... ..-s___ ..... • • .? % — -8-,_._, .I.4 4 _ - - - 01111 _ - —1 \-- 6 ok 4)k ' 3 LI-: -1.\—. -k. . S 004 111. ar\--- ".27, -1--, �of __! _ �--, 1 _ - [ I , LI 1 _" -6" ... -ii IT 1 .. i - rlig - f --_ . : .. �.e 11111 1► teimilIlliliriNIC Ni 11111111111 1IuIIIuIII 1" ( ( j _o jE ' JIuJ *s 141:8 = gi,&* "ll la I �-P-• ---'1/ Mi • •M'! U T 1 J�•7 13t,I `Y' 1 . �. / 1 I1 Emil • (02' • _, 6106*-‘) stddtar-V= it142, 444.4 'Adz ferar,,,„_g„i_A**t __ VAiii.412/2144: 10119 )1 21.144444144.itual__ LiAzAtfil e'e ? e --_ - �!� 7 30 0 _ -zI '-5 ee. i/1,«'.e L oo 166144 - - a • AUSNDA !TIM STAFF RRPORT To TNS PLANNING COMMISSION MONDAY, MARCH 4, 1991 - 7130 PM TI GARD CITY HALL. -- TOWN HALT. 1112S SW HALL BLVD. TI(ARU, OR 97221 I. SUMMARY OF THS R.BQUIST CASs, RZINA I SSAMCI WOODS 11 Subdivision SUB 91-002 Sona Change ION 91-002 Planned Development Review PDR 91-0002 SUMMARY. The applicant requa•ts1 1 . sone change approval to add the PD (Planned Development) overlay sone to the 4.0 acre sits in addition to the existing R-4.S and R-7 zoning. 2. Subdivision preliairary plat/Planned Development conceptual plan approval to divide approximately 4 aores into 12 lots ranging in also between approximately 5,580 and 8,540 square feet. In addition, the applicant proposes to dedicate approximately 1.35 acres of the site to the City of Tigard for greenway/open space purposes. APPLICANT. Renaissance Homes. Inc. (Randy Sebastian) 2098 SW 8th Street West Linn, OR 97065 r' *WTI Harris-McMonagle Sngineering (Bill McMonagle) 12555 IN Nall Blvd. Tigard, OR 97223-6287 .MN[R 1 John Loewer 14725 SW 83rd Avenue Tigard, (:R 97224 comvmanSmaIVR PLAN t111111!iNAT10N1 Low Density Residential (western 1/2 of site) Medium Dwnuity Ptsidential (eastern 1/2 of site) ZONING USAIGNATIONI R-4.S (Residential, 4.:. mutts/acre) - western 1/2 of site R-7 (Residential, 7 unfL./acre) - eastern 1/2 of sits LOCATION, Routh of the newly developed Renaissance Nominee auhd l v$elon, east of SW 79th Avenue, and north of 111 76th Avenue (MCTN 2111 12CA, Taw tot 600 and 700) APPLICAILS LAM, Community Development Coda Chapters 18. 12, 18.10, 18.82, 16.60, 16.92, 11.108, 18. 1SC, 18. 160, 18. 164 and Oomprehensive Plan Polloies 2.1. 1, 3.2. 1, 3.2.4, 3.4.7, 1.5. 3, 4.3.1, 7.1.2, 7.3.1, 7.4.4, 6.1. 1, and 8 1 . 1. I.TAPP Ric0MMINDATIOM, Approval subject to conditions. STAFF RSPORT - SU891-0002 - RINAISSANC9 M0001 II PAM 1 411 411 II. FINDINOB ABOUT BITS AND SURROUNDINOB A. �11Lfl�tJa81 Both Tax Lot 600 and 700 contain 1.88 acres. The existing right-of-way of SW 76th Avenue that separates the parcels contains approximately 0.24 acres. The total site therefore is 4 acros in else. The site is rectangular in shape extending approximately 700 Bret east-west by 26S feet north-south. S. 4111_12c1112111 The site is located immediately smith of the Renaissance Woods i subdivision. The 50 foot wide undeveloped right-of-way of BW 76th Avenue extends through the middle of this site. The site is between two developed stretches of SW 76th Avenue. The northern **wont in Renaissance Woods I is a fully developed local street. The southern segment is • coubination of pavement in poor condition and gravel . The southern segment does not extend all the way to the site's southern boundary, but instead terminates in the driveway to the residente to the south. The site is approximately 2100 feet north of 1x11 Durham Road. C. ■tructur j The site is presently undeveloped. Tree covet consisting of a mixture of evergreen and deciduous species is found throughout the site. The eastern portion of the site includes • substantial area within the 100 year floodplain of Fenno Creek. D. Tg1)49.riQhw and drainway The site slopes from west to east towards Fenno Creek. Slopes range from 12.5 percent in the western portion of the mite to 4 percent in the eastern portion. Approximately 1.35 acres are situated in the 100 year floodplain of Fenno Creek. B. SULLI/M1113/lea land is The Renaissance Woods I subdivision to the north is currently undergoing development as • single family residential subdivision. Parcels to the south and west of this site also include single family residences although these parcels are on large' lots that may be redivided in the future. Tax Lot 100 to the south of this site on the east side of SW 76th Avenue is currently vacant. ►. Rlan_ deiianat vn and aRD/OQ' The site is equally split between the R-7 (Residential 7 units/acre) sone and the Medium Density Residential plan designation on the eastern half of the site and the R-4.5 (Residential 4.5 units/acre) and Low Density Rasidentlal plan designation on the western halt of the site. The plan and sorting boundary follows the current right-of-way of SW 16th Avenue. The boundaries follow 76th Avenue for some direction north and south of this site. Properties to the west of the subject site are designated for Medium Density Residential use and are roned R-13 (Residential 12 units/arra) . u. Pev lvi1W*ni Drommalt The proposal is to subdivide 4 00 acres into 12 detached single-family home building sites and to dedicate approximately 1.36 acres to the City RTArr RRPONI 80891--0002 - RSNAISSANCR HOODS I1 PAat 2 • O of Tigard for open specs and greenway purposes. The area proposed to he dedicated is shown as Tract S on the preliminary plat. The subdivision plan, as proposed, would require that the existing right-- of--way of SM 76th Avenue on this site be vacated and aelocatod further west as shown on the plat. The applicant states that this will allow the area that is next to the flood plain to be more efficiently utilised and to also allow for future development of • portion of Tax Lot 100 to the south. N. FlikJ jii_airy Ci and at lltAl1, An eight-loch sanitary sewer will be extended through the site as shown on the preliminary plat from Renaissance Woods I . Storm drainage would be collected by a network of •tome sewers within the proposed public and private roads, and would be discharged into the Fenn Creek flood plain just oast of Lots 10 and 11. Public water and other utilities would also be extended to the sits troy. Renaissance Woods I . I. 3traats and acca•eE SM 76th Avenue through the site is proposed to be a 34 foot wide local street within • fifty foot right-of-way. The proposed street would contain sidewalks on both sides, curbs, and other typical public street improvements. A cul-de-sac bulb would extend to the west oft of SW 76th Avenue to serve proposed lots 1-6. A 24-foot wide private drive would extend eastward to provide access to lots 9, 10, 11, and 12. The private drive would include 24 foot of pavement, a sidewalk on one side and would be located within • 10-foot wide access tract that will be owned, operated and maintained as an equal and undivided interest in the lots. III. APPLICASLS APPROVAL STANDARDS A. c unliv pevaloci■mnt Coda' 1 . Chapter 11.12 authorises the Planning Commission to approve changes to the sorting of a property upon a finding that the requested change is consistent with applicable Comprehensive Plan policies. The chapter also provides procedural requirements for the review of quasi-judicial land use and development applications. 2. Chapter 11.50 contains standards for the R-6.6 sone. A single- family detached residential unit is a permitted use in the sone. Lots In the sono must comply with the following dimensional roquirement51 Minimum lot sine 7,500 square feet Average minimum lot width SO feat Iront setback 20 feet Interior side setback S foot Corner yard setback 15 feet Garage setback 20 feet Roar setback IS feet Maximum building height 10 feet STAFF RIPORT -- 1U191 - 0002 RRMAISSANCI WU)R II PANS S • 3. Chapter 15.57 contains standards for the R-/ sons. A single-family detached residential use is • permitted use in the sons. Lots in the sons most cwmOy with the following dimensional requirements, Minimum lot size 5,000 square feet Average minimum lot width 50 fest Front. setback IS feet Interior Aids setback 5 feet Corner yard setback 10 feet Garage setback 20 .feet. Rear setback 1S teet. Maximum building height 30 feet 4. Chapter 18.97 contains standards for density. That number of dwelling units permitted is based on the net development area, excluding sensitive land areas and land dedicated for public roads or parks, or for private roadways. To detereins the number of lots, divide the net development area by the minimum lot mise of the sons. An opportunity is provided for a transfer of housing opportunities from areas that ars dedicated for park and open space purposes to other portions of the development site. S. Chapter 111. 100 establishes landscaping, buffering, and screening standards between proposed user. and abutting coning districts. 6. Chapter 16. 106 allows private streets to serve up to six dwelling units subject to pavement width and improvement standards that vary with the number of dwelling units served. Turnaround areas are required for privatn streets in excess of 150 feet in length. 7. Chapter 18.150 requires a tree removal permit end contains standards for removal of trees on undeveloped land having a trunk b inches or more in diameter four feet above the ground. A permit for tree Aust comply with the following criterias a. The trees ars diseased, present a danger to property, or interfere with utility service or traffic safety, b. The trees have to be removed to oonstruct proposed improvements or to otherwise utilise the applicant's property in a reasonable manner, c. The trees ars not needed to prevent erosion, instability, or drainage problems, d. The trees are not needed to protect nearby tree• as windbreaks or as a desirable balance between shrde ani open apiece; e. The aesthetic character in the area will not be visually adversely affected by the tree removal, and f. Mew vegetation planted by the applicant, if any, will replace the aesthetic value of trees to be cut. 8.. Chapter 18. 160 contains standards for land divisions. It a ‘lows phased development, provided construction le initiated within e ighteen months of the approval and construction of each phase does not exceed • 2 years. To be approved, a preliminary plat must comply with the following criteria, a. It oust comply with the City's Comprehensive Plan and the STAFF REPORT -- AUR91 0007 ARN)+1 lIRPOMc'R ,+cx.K)3 I i FAGS 4 4 r applicable toning ordinance and other applicable crdinance• and regulations; b. The proposed plat nam must not he duplicative or otherwise satisfies the provisions of ORS chaptar 921 c.. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless t.ha City determines it is in the public Interest to modify the street or road pattern . . 9. Chapter 18. 164 contains standards for streets and utilities. a. Section 19. 164.010(A) requires streets within end adjoining a development to hw dedicated and improved based on the classification of the street. A future iaproveu►wnt guarantee may be accepted in lieu of improvements, among other reasons, ifs ( 1 ) t. partial improvement is not feasible due to the inability to act leve property folio) design standards or (2) A partial iaproveslsnt may create a potential safety haaard to motorists or pedestrians . . b. Notion 18. 164.030(1) requires a local street to have a minimum 30-toot right-of-way and 14-foot paved sectLon between curbs and sidewalks. c. Notion 14.164.030(S) requires a reserve strip and barricade at the end of a dedicated street that can be extended off- site. d. Section 11.164.030(J) allows partial street taprovesaent 'where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to r qui. r the improvement of the other half when the adjoining props, y (is) developed.' e. Section 14.164.030(M) requires local street grades of 1211 or less. f. Section 14.164.060 prohibits lot depth frac being more than 21 tills the lot width and requires at least 25 feet of frontage on a street. g. Notion 14. 164.070 requires sidewalks adjoining all local residential streets. h. Section 18. 164.090 requires sanitsry sewer service. 1. Notion 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. S. k lloaale Cealarehenelvs Ilam lc e . 1. Folic; 2.1. 1 provides the City will assure citizens will he provided an opportunity to be involved in all phases of the planning process. STAFF RSFON? - RU491-0002 - RUIIAIISANcI MOODS Il FAQs s • • 2. Policy 3.2. 1 requires the City to prohibit development within the 100 year floodplain that might result in elevation of the 100 year flood level. 3. Policy 3.2.4 requires the dedication of all undeveloped land within the 100 year floodplain plus sufficient open land fox greenway purposes specifically identified for recreation In the Plan. The eastern portion of tax lot. 600 within the 10C year floodplain of Fenno Creek Is identified as future greenway on the comprehensive Plan's Parks, Greenways, and Open Space Kap. 4. Policy 3.4.2 requires the protection of fish and wildlife habitat along stream corridors by maintaining riparian vegetation, rm uiring erosion control measures, and by retaining standing trees and natural vegetation to the extent possible. R. Pclicy 1.5.3 requires the dedication of sufficient land within and act)acent to the 100 year floodplain of Fenno Creek and the Tualatin Rive, as greenway as a condition of development approval on properties containing floodplain area. A transfer of residential building opportunity from the floodplain area t^ the buildable ares of the site is offered as nompensation for the o.dioation. F Policy 4.2. 1 provides that all development within the Tigard Urban Planning Area shall comply with applicable federal, sta-e and regional water quality standards. 7. Policy 7. 1.2 provides the City will require as a condition of development approval that public water, sewer, and storm drainage will be provided and designed to City standards and requires that new utilities (phone, electiolty, cable TV) be placed underground. e. Policy 7.3.1 provides the City will coordinate Mate: services with water districts. O. Policy 7.4.4 requires all new development to be oonnected to an approved sanitary sewer system. 10. Policy 4.1.1 provides the City will plan for a sate and efficient street and roadway system that meets current needs and anticipated future growth and development. 11. lrolicy 9.1.3 provides the City will require ss • precondition of approval that, a. Development abuts a dedicated street or has other adequate access/ b. Street right-of-way shall be dedicated where the street ie substandard in width; c. The developer shall ocmmit to construction of the streets, curbs and sidewalks to City standards within the development. d. The developer shall participate in the improvement of existing streets, curbs, and sidewalks to the extent of the development's impacts; e. Street improvements shall be made and street signs or signals shall be provided when the development is found to create or intensify a traffic hasard. STAPP MOOT - SU941-0002 - RINAISSAJJC9 WOODS II PADS 6 • • IV. SPO 6 AOSNCY COMMENTS 1. The city of Tigard Inglneering Department has reviewed the proposal and offers the following comment's a. Streets - The applicant le proposing to extend A.M. 76th Avenue ai,utn to the property line. This will require a vacation of the •xis'_inS slatted right-of-way through the •ite. The earlier aligna+nt of S.M. 76th Avenue to the north was vacated and then relocated for the existing subdivision to the north and this would allow for the logical extension, Vacation of the existing right-of-way will require • separate hearing and approval by the City Council. Therefore, preliminary plat approval should be conditioned upon approval of the right-of- way vacation. Based on the plans submitted, the apVllcant has not r'iown how the oonneotion of 6.90. 76th Avenue will be accomplished if the existing right-of-way is vacated and approval of the new alignment is acceptable. Therefore, it should be required for the applicant to demonstrate that there is • possible connection, betweer, the two termini of 76th as proposed on the plat. b. Sanitary sewer service is available from an existing lino north of the site; on S.M. 76th and a lino that runs east of the 76th line within a easement. The applicant I. proposing to extend the line on S.M. 76th and connect all of the lots to this line or the one that runs east. The applicant should be required to extend the sanitary sewer to the southern terminus f S.M. 76th Avenue within the proposed subdivision. c. The applicant is proposing to direct the storm drainage to the east. side of the development and discharge it into an existing drainage way; Fenno Creek. Therefore it should be required of the applicant to show that the existing drainage way is adequate and that downstream properties will not be significantly impactat. The Unified Sewerage Agency has established and the City has agreed to enforce, Resolution 10-43 Surface Mater Management Raqulationa, requiring construction of on-site water quality facilities or tees in-lieu of their construction. Requiring surface water quality facilities on small sites would result in numerous facilities that would become • maintenance burden to the City. Furthermore, the applicant has not proposed any such on-site water quality facility. Regional facilities, funded by fees in-lieu of construction of these facilities, would provide the required treatment with improved reliability and less aairtenance. Therefore a fee In-lieu of their construction should be accessed. 2. The City of Tigard Building Division has reviewed the proposal and has commented that a private storm sewer within • private easement shall be provided across the northern boundaries of proposed parcels 1 and 2 allowing the storm drain to connect to the public storm sewer within SM 76th Avenue. 3. The Tualatin Valley Fire and Rescue District has reviewed the request and has commented that the applicant's engineers should coordinate fire hydrant locations with the Tigard Water District and the Flr.e District. STAFF RSPORT - SUB91-0002 - rANAISSANcs MOOOS II RAO, 7 • • 4. Ths Tigard water District has commented that • 15-foot easement and 8-inch ductile iron water main needs to be extended across the southern portion of lot 7 in Renaissance Wood.. II. 5. The Oregon Division of State Lands has noted that if the proposed development will require the removal, fill, or alteration of 50 cubic yards or more of material within the banks of the Panrc Creek floodplain or adjacent wetland areas. the applicant need to apply for a state removal or fill permit well in advance of construction deadlines. Specific information on the need for permits may be obtt'ned from the Division of State Lands office. 6. Tigard School District 23J has reviewed the proposal and has noted that the proposed development lies within the attendance areae of ^urham elementary School, Twality Junior High School, and the Tiger. High Sch.,oi. The proposed development is projected to generate tto tullowing additional enrollment at thoan schools. 4 students at Durham Schools 2 students at Twality Junior Hight and 1 student at Tigard High School. The School District notes that school capacities ars projected to be exceeded as • result of thix proposed development and other recently reviewed and approved developments within those attendance areas. The District notes that cow, facilities of the schools are insufficient to be able to consider portable olaasroos additions. Additional school capacity may be provided by other options under consideration by the school district, including, grads level reconfiguration, rescheduled school yeas, boundary adjustments, double shifting, busing to under-utilised facilities future bond measures leading to construction of new facilities and other school housing options. 1. The Metropolitan Area Communications commission (cable television) has reviewed the proposal and had requested that the developer install two (2) PVc schedule 40 2-inch conduits at all street crossings for underground cable use. S. NPO 16 has reviewed the request and has recommended that a fence be required along the southern border of the proposed subdivision to discourage foot traffic onto properties to the south. 9. The Tigard Parks and Recreation bard has commented that pathways along the north property boundary and south through the dedicated greenway portion of the site should be constructed at the time of development. 10. A letter was received from Phillip and Sally Christenson, owners of the property immediately south of the subject site, requesting that a six foot tall fence be installed along the southern boundary of the proposed lots abutting their property as well as across the south end of SM 76th Avenue. 11. FOR, OT! and the City of Tigard Public Mous crew have reviewed the proposal and have offered no comments or objection. 12. No other comments have been received. V. [VALUATION OP R11QOPST A. tc DSVSloarnt Sd21,• 1. The proposal to add the Planned Development overlay sons to the property is consistent with the approval criteria for a sone change as demonstrated by the following findings which show that the request Is consistent with applicable Comprehensive Plan policies. community Development Code Chapter 1$. 32 procedures for the review gTAPP R/PORT - SU091-000i - RUNAI/MNCH N0006 II PACS 8 411 • • of a quasi-judicial land use and development action have been followed in the review of the .application. 2. The proposed subdivision is consistent with the use standards of the R--4.S and P.-7 toning districts because the lots are intended to be used for single family detacheu dwelling units. The lot. are consistent with the average lot width requirement of 50 tee' applicable to both sones. The average size of the lots is greater than the 7,500 square feet minimum lot size of the R-4.S zone, although some lots are smaller than the R-4.S zone's minimum site as is permitted by the planned development overlay zone. No transfer of density has been requested from the floodplain area to be dedicated. All proposed lots should be able to be built upon in conformance with setback and maximum site coverage standards of the zones without requiting variances. Although the Planned Development overlay sone would allow the applicant to request different setbacks than required by the underlying zones, no request has been made for difteren.. setbacks. Staff, however, recommends that the Planning Commission establish the R-7 setbacks for all of the area of lots 7, 8, 9, and 12 rather than having different setbacks for different portions of these lots due to the split underlying zoning of thele lots. .l. Chapter 18.80 is satisfied because the development application is being reviewed by the Planning Commission as required; because the proposal is consistent with the applicable Plan and Community Development Code review criteria as required by the Planned Development apprr Al criteria and as descr'tied in this report; and because pare has been taken with respect to the site's natural environment . Slightly larger lots are proposed in stewper areas on the west side of the site where there are significant num►5ers of mature trees in order that tree removal may be minimised. In addition, the dedication of the 1.35 acre tract along the river am yreenway will assure that the area will remain undisturbed and tree removal in this area will be kept to what is necessary for possible path and utility installation. 4. The proposed subdivision complies with the density standards of Chapter 18.92 because the 4.0 acre net developable area of the site (after deducting 0.5 acre for public streets, 0.08 acres for the private street, and 1.35 acres for greenway dedication) yields an opportunity for 12 dwelling units on the 2.07 acre net site under the R-4.5 and R.7 zoning designations. Twelve single family residential lots are proposed. The applicant'. submittal incaudes a density calculation. S. The buffering and screening matrix contained in Chapte. 18. 100 does not apply to the proposal since boundaries between tones on the site separate areas of detached dwelling units. The Cods therefore does not authorise the imposition of a condition of approval requiring a fence `retween the proposed subdivision end the Christensen's property to the south. No clear arguement has been presented why the property owner on one side of this border should be required to pay for • fence when the other property owner is not required to pay anything since the fence would provide equal screening for single family residences on both sides of the property boundary. Staff recommends that the Commission not impose a condition requiring • fence. Nevertheless, staff recommends that the applicant consider constructing the requested fence of him own accord in an attempt to make this development coexist well with its neighbors. A fence A'TAPP RRPORT - S01191-0002 HKMA)SSAN L M0008 _ PAGE 9 • cannot be constructed within the proposed public right-of-way of SW 76th Avenue. A fence could be constructed just south of the end of the right-of-way on the Christensen's property. S. The proposed private street is consistent with Chapter 13.108 because tract A is of an appropriate width ( JO test) for the number of dwelling units to be served (4) and because the plat notes that the tract aid street will be jointly owned and maintained by the owners of the properties served. No street section has been provided 'or the private street. Code Section 18. 108.070 requires that a 24 foot wide paved driving sur:ace, curb's, and a sidewalk be provided for • private otreet serving more than two dwelling units. The Lpp) lcant should be required to submit • private street constructif, plan consistent with these requirements as part of the public iapiovement plans. The private street should be signed for no parking on one side. A sign noting that the drive is private should be posted at the drive's intersection with SN 76th Avenue. The sign shall also note that maintenance of the drive is the responsibility of the owners. 6. Chapter 10.150 requires that the number of tree., over six inches in diameter that are removed during the course of construction be minimised. The proposed development's public streets, utilities, and residences will necessarily require the removal of • significant number of tress. I;owever, the number of trees removed should be ■iriaised through careful study of the site to be accomplished through phased tree removal. Initial tree removal should be limited to the proposed public right- of-way areas. Individual lots, potential driveway locations, and potential building sites will then ho Basler to see. The developer and City staff can then identify which trees will need to be removed to construct residences on the lots. The developer s.►ould be required to provide the services of • certified arborist for this analysis. Care should be taken to retain as many mature trees as possible through careful sits planning an ; care during the sits development process. Minimising tree removal should he a benefit to the proposed development in both increased property values as well as atmosphere. Mo tree removal or sits grading should be allowed to occur prior to Planning Division review and approval of a tr. removal permit. 7. The proposed subdivision complies with Chapter 18. 160 because, a. The proposed subdivision complies with the Comprehensive Plan Map designation density opportunity for the site and with the applicable plan policies, the regulations of the R-4.% and 0-7 sones, and other applicable regulations; h. The proposed name of the subdivision, Renaissance Moods II, Is not duplicative, c. The proposed roads will provide for adequate and sate access tc the site and adjacent parcels, assuming that the existing right-of-way through the site is vacated and the applicant ', can demonstrate to the City Council through those proceedings how the new alignment. of SW 76th Avenue through the sits can be connected to the existing alignment of the developed street to the south. The proposed realignment to the south would appear to provide • hotter development opportunity for the 8TAP? RRPORT 00119!-0007 - IlltNAISSANCR MOOR 11 PAOR 10 • • parcel to the south, although the realignment of the right-of- way is an issue that must be decided by the City Council through vacation proceedings. Approval of the present application must be conditioned upon right-of-way vacation approval prior to recordation of the final plat. 8. The proposed subdivision complies with Chapter 18. 164 because, a. The preliminary plat proposes adequate dedication of right-of-way for SW 76th Avenue and the cul de sac to extend to the west and also proposes improvements of these streets to full City standards. b. The proposed roadway preliminary designs are consistent with City of Tigard public roadway standards. A reserve strip should be created at the southern end of SW 76th ovenue, • barricade shall be installed, and a sign should be posted noting that the road is intenned to be extended in the future as further development occurs. The pr,Toaed lots are consistent with Code standards for maximum lot depth-to-width ratio, frontage on public streets, and other lot dimensional standards. H. CvAp]l4nc'e W ktli_c000rehealkr _31an._Ysll1212.1 1 . The subdivijion is consistent wtth Policy 2.1. 1 because notice of the application and the public hearing on this item was prc'vlded to the neighborhood planning organisation and to owners of property in the vicinity of the site. The site has been posted with • sign noting that • developsant application on this site 1s pending. 2. Policies 3.2. 1, 3.2.4, 3.4.2, 3.5.3 and 3.5.4 are satisfied because the preliminary subdivision plat places the area of the original parcels that are within the 100 year floodplain of Fenno Creek within the tract to be dedicated for greenway purposes. Reservation of this area in its existing state serves several Plan purposes' permanent prohibition of development within the floodplain) continued riparian wildlife habitat along Fenno Creeks and • continuation of the existing greenway to: the north with the potential for possible future pathway development . )like path construction was not required as • condition of subdivision approval for either the Renaissance Moods I or Qentlewoode subdivisions to the north of the subject property because it was felt that it was not clear on which side of the Fenno Creek floodplain a path should be constructed due to the limited width of the western section of the floodplain to the north. Construction of • bicycle/pedestrian path should be deferred until such time as the Parks Board and staff determine • preferred location for the path within the Fenno Creek floodplain in the ares, despite the Parks Board's recommendation that the path he constructed at this time. A path in this location would not connect to any other path segment.' except the paved pathway that extends eastward from SM 76th Avenue on the southern edge of Renaissance Moods I . A new path would likely be greatly deteriorated by the time it received much use. In addition, it would be a subscanti•l burden upon the subdivision's developer to have to construct a path in addition to dedicating the amount of land to be dedicated if the path will not add value to the subdivision's lots if It Is only marginally useful . STAFF 'IMPORT 31184: 0002 - RRNAISSAM('R WOMB 11 PAOi 11 • • 3. In order to comply with Policy 4.2. 1, a condition is was I'd to require the City to develop an erosion control plan . Icing compliance with erosion control standards for the Tualatil, River Basin, as part of the grading permit application. 4. This subdivision proposal complies with Policy 7. 1 .2, 7 and 7.4.4 because the applicant will extend public sewer water systems to this site and will provide for underground innt : ration of phone, electricity, and cable television lines. All necessary public utilities are available at the site's border and .•an be extended through the site. Service provi.ling agencies t -ids not commented that capacity deficiencies exist that would prevent the extension of service to the subdivision. S. The subdivision proposal complies with ►ali:..y 8.1. 1 0, 8.1.3 because the proposed improvements to the public st.redt a w.lhin the proposed subdivision will be developed consistent with City of Tigard standaras. It will be necessary for the City Council to act on • request for vacation of the existing right-of-way of RW 76th Avenue across the site before the plat may be recorded. Ii will be necessary for a new subdivision application to be filed and reviewed for thesercel. if the right-of-way is not vacated as indicated. w v r VI. cx)NC1.USIO`4 AND RSOOM/(=NDATION The Planning Division concludes that the proposed Subdivision/Planned Dev' lopment and lone change to aid the PD overlay is consistent with city of rlgard Cnmprehene,ve Plan and Community Development Code standards for thee. lure of applications. Staff recommends approval of the preliminary plat/conceptual plan subject to the following conditions) UNLIISS O'THIRWISS NOTED, ALL CONDITIONS SHALL SS SATISFIED AND DOMPLvtiON OF PUBLIC IMPROVIMSNTA FINANCIALLY AISURSD PRIOR TO RECORDING THE FINAL. PLAT WITH WASHINGTON COUNTY. STAFF CONTACT POP ALL CONDITIONS OF APPROVAL IS CHRIS DAVIBS OP THE RNuINSSRING DIVISION 1619-4171, EIT.318) UNLESS OTNERWISI NOTED. 1. The final plat shall be limited to creation of no more than twelve ( 12) lots. All lots shall be fully dimensioned on the final plat. Basements shall be recorded as proposed by the preliminary plat. All land below the 131.5 elevation shall be dedicated to the City of Tigard for greenway purposes. 2. Two (2) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Enylneerinq Department. Seven (7) sets of approved drawings and one ( 1) itemised construction cost estimate, all prepared by a Professional Inglnen, . shall be submitted for final review and approval . IPYIEt these plana are in LQ4itAQA to any drawings required by the Building Division and should only include sheets relevant to public improvements. 1. Building permits will not be issued and construction of proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvement plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer engineer agreement, the payment of • permit fee and 44 sign installation/streetlight fee are required. 4. Construction drawings shall not be approved, construction of public improvements shall not begin, and there shall be no removal of existing STAFF RRPORT 41)R9} 0007 RINAISSANCI WOODS II PAM' 12 • 111 trees until the city Council has approved the vacation of the existing right-of-way of S.W. 760, Avenue within the proposed subdivision. 6. Full width street improvsmenv.s for the internal streets, including traffic- control devices, mailbox clutters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary •ewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. 6. A 24 foot wide paved driving surface, curbs, and • sidewalk shall be provided for the private street. A private street constructlor plan consistent with these requirements shall be submitted as part of the public improvement plans. 1. A one ( 1 . 1 toot reserve strip granted to the 'City of Tigard" shall he provided at the southern terminus of the proposed S.W. 76th Avenue extension. 8. Driveway cuts shall not ►.e permitted within thirty feet of intersecting right-of-way lines nor within five feet of property lines. 9. Sanitary sewer and storm drainage details shall bo provided as part of the public improvement plans. C.lculations and • topographic map of the storm drainage basin shall be provided as • supplement to the public improvement plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future linea shrll be addressed. 10. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing dralnageway without significantly impacting properties downstream II . The applicant shall, prior to recording of the plat, pay the fee in-lieu of water quality facilities. 12. A maintenance and access agreement shall be executed and recorded on City standard forma for all storm drain outfalls. The agreement shall be referenced on and become part of all applicable parcel deeds. The agreement shall be approved by the sngineerinq Department prior to recording. 11. street centerline monumentatlon shall be provided as follows, a) Centerline Nonumentation 1) In accordance with Oregon Revised statute* 92.060, subsect i on 12) , the centerline of a l l street and roadway rights-of-way shall he monumented before the City accepts • street improvement. 2) The following centerline monuments shall be sett A) All center/imp-centerline intersection points. s) All cul-de-sac center points. C) Curve points, beginning and ending points (PC's and PT's) . STAY? PSPORT AIIR91 (Neel) NRNA I AAAN('t M(xNlA II PAiQR 11 i • b) Monument boxer Required 1 ) Monument boxes conforming to City standards will be required around all centerline intersection points and cul-de-sac center points. 2) The tops of all monuwens. boxes shall bo set to finished pavement grade. 14. A grading plan shall be submitted showing the existing ane proposed contours. In addition, the applicant shall Include a typical finished floor elevation for each lot. This shall include elevations at 4 different corners of the floor plan which are tied to the top of curb elevations, as shown in the public improvement plans. 1S. An erosion control plan snail be provided as part of the public improvement drawings. The plan %hall conform to "Srosion Control Plans - Technical Guidance Handbook, November 1969." 16. The applicant shall make an appointment for • pre-construction meeting with the City of Tigard Engineering Department after approval of the plans but prior to starting any work on the site. The applicant, applicant's engineer and contracts" shall be required to attend this meeting prior to receiving the approved plans/permits. 17. The applicant shall submit with the public improvement plans • proposal that demonjtrates • logical connection between the two proposed terminus' of R.M. 76th Avenue which meets local street standards and building set back requirements for all existing structures. 16. Private storm drains should be provided for lots 1 and 2. A joint access and maintenance agreement should be recorded for all private store drains. STAFF COMTACTt Brad Boast, Building Division (639-4171) 19. Any tree removal or grading on this property must be approved by the Planning Division through approval of • tree removal permit and approval of the grading plan. Treea over six inches in diameter shall be removed only as nece.._.y to construct streets, utilities, and residences. Tree removal par*its will be necessary for two stagess private street area preparation and lot preparation. The applicant shall provide for an arborist to review the plans for grading and tree protection. The arborist or the Planning Division may prescribe protective measures for trees to be retained on the site. Areas not covered by structures or impervious surfaces shall be revegetated as soon as possible after completion of grading. A copy of the tree removal permit and approved grading plan shall be available on-site during all tree removal and grading activities. STAFF CONTACT, Jerry Offer, Planning Division (619- 4171) . 20. Minimus building setbacks on lots 1 through 6 shall be as follows' front yard - 20 feet corner yard -16 feet garage - 20 feet side lard -S feet rear yard - 1S feet Setbacks for lots 7 through 12 shall be the same, except that a minimum 15 foot front yard setback and 10 foot side yard setback will be required. Front and corner yarn' setbacks shall apply to lot frontages abutting the proposed private street. STAFF CONTACT, Jerry Offer, Planning Division (619-4171 ) . STAFF ItePORT - SUB91-0002 - RSNAIaSANCS 100006 II FAGS 14 • February 12, 1991 City of Tigard Planning Department P . Offer; I am writing in regard to the Renllssance Woods 2 development. We have spoken on this nutter. My husband and I own the lot direotly south of the proposed development, '.ax lot 200. You are asking to dead-end 76th Street on our property line, west of the existing right-of-way for 76th. So that our hoots does not become a neighborhood perk for the 56 homes of the Renaissance Woods developments, -e are asking that; 1. the hoea sharing our north property line be required to have • six foot fence along our shared property line, preferrably a wooden fence for aesthetic reasons. We are asking that the developer put this in, it will lot interfere with his operations unless his equiptment crosses our property line. 2. a six foot fence be situated at the south end of 76th ( where it dead-ends on our property line ) to prohibit access to our yard. Children are ohildren, they will use our large, grassy yard for a play area if it is accessible to them. W„ are asking that the developer ( who is profitting from bringing many new families into our neighbor- hood ) be responsible for his impact nn already existing properties. We are concerned about the safety of ,unsupervised children in our yard, our liability should they be injured, and our min privacy ( we bought property in a semi-isolated area, not a busy neighborhood ) We would like this fence to be a condition of the development's approval . Fleare know that if you do not resolve this matter to our satisfaction, we will protest this development and the street vacation at every level . Phillip 4 Sally Christensen 15685 S4 76th Tigard, OR 97224 620-4167 III ' .1*M'M►rte i ' v„. .. • -1, II 41 iii_____ N 4 W i a . ...._ , _ ... ..., ____________ ___ _ __ ......__._.... ____ _ _._.._____._... ) . , _ ,......____, j 1 __________A s r cT J -- l , , T r � ._ — 1----. id : 11*, Nil, _______ ____, \ ��; '� — I .N1 1 K[NT. i d d ` , 0 _ sil 2.1 Tr ' .: ,---, A rp,. . .) e irio ____.j •N - _Z T AN _ � r� OT � . ii� , • kAIL • coinavi .• IN 1111 law N --M17/A1.NQT11[4 ST OF4 -- i 2_r. w .4 r—^ • ,,�Nl.l s Li,ii 1 It g-) 111 � ,t., i � :swT--,n. W h rt LN'vI tfial I_ nNd 1._. 1 1 J r�/ - r I A k1T O 11 e�ti \ /K p4J644 ,t AA I^ • March 3, 1991 To: City of Tigard, Planning Commission ret approval of the Renaissance Woods 2 development From* Phillip & Sally Christensen 15685 SW 76th, Tigard 97224 As bordering landowners to the Rena'_ssance Woods 2 planned development, there are a number of issues which we would like you to address and resolve before approving this development. First— it is our understanding that it is the developer's responsibility to apecifioa:ly► state how he is going to meet the mandatory standards set forth in the CDC ( section 18.80.120 ). As we see it, these specific areas were not addressedi 1. Will there be any accessory structures built within this devel.dpment, and how will they comply with seotlon 18.144 7 2. Is this development subject to additional yard setback rtquirements? If so, how will section 18.96 be satisfied? "s. The developer must show that the proposed development will comi 'v with the applicable building height limitations ( section 18.98 ). If these limitations are not applicable to any proposers lot, there must be a finding so stating. 4. Will a visual clearance are be maintained, as reouired by section 18.102? S. How noes the developer plan to comply with the off street parking and loadLig provisions of section 18.106? Will each dwelling have two parking spaces, one of which will be covered ( section 18.106.030 A 1 )? 6. The developer must demonstrate compliance with the sign regulations of section 18.114. 7. According to section 18.90.120 a 1 d, the developer must show, and the city must find, compliance with the private outdoor area requirements for residential dwelling units. Also, how will these spaces be screened? 8. 'Ie are especially concerned about compliance with policy 8.1.1 of the Comprehensive Plan Policies. Anyune who has driven out of the Renaissance Woods develoomenf nrit o 79th can testify as to the poor visibility and har.ard of that intersection. The signs provided there are not adequate to alleviate the problem. Second- It was our understanding that a man showing the proposed realignment of 76th was to be available in the Renaissance 'goods 2 file seven days before the March 4th meeting, it was not. Lastly- It is stated on nate 10 ( compliance with CDC, point 7c ) that the proposed subdivision complies with 18.160 because the proposed realignment of 76th appears to provide a better development opportunity of our nroprty. We strongly disagree, that statement has yet to be substantiated. On this point, the proposed subdivision is out of compliance with the CDC. Other issues of conr.rn to us will be raised ,t the March 4th planning meeting . would like them* added to the written record of that meeting. Thank you, A(/1) v /. �� tlfil I;fC,1:1/:f 1 411 • RECEIVED PLANNING • MAR 11991 to h (y „,„1pOr 1) •i V 16144 A 4c, (ewts i asl (1/4-.4 L, February 26, 1991 Planning Commission City Ha,l_'Planning Department City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Testimony IP proposed development/zone change Renaissance Woods II This letter is in response to a call for public comment on the proposed plan for development and rezoning of tax lots (T/1.) 600 and 700 - the "Renaissance Woods II" project. I strongly urge the Planning Commission to reject this proposal . The FIRST iebue with which I an concerned is the proposal for rezoning a section of T/L 700 from k-4 to R-7 . The developer of the "Renaissance Woods II" (RWII) project could easily have obtained records of the property zoning 4s well as the flood plain and wetlands delineation at the time he purchased the property and I suspect he/she was aware of those factors at time of purchase. Therefore, he/she should have calculated the loss of developable land at that time, rather than expected the Tigard Planning Commission to compromise the pre-determined, well -considered property zones that have been previously ansigned to those tax lots. The property zoning for T/L 700 was originally assigned to maintain a low density of housing or. the property west of the straight line (undeveloped) northern extension of 76th Avenue from Durham Road. This is in keeping with the zoning of adjacent properties to the direct south of T/L 700 (whose owners have no intention of developing in the near or distant future) . Lots south of T/L 600 will also have limited development capabilities due to the floodplain boundaries and therefore will not likely be densely developed either. Therefore, allowing R-7 development in this area of 76th Avenue is inconsistent with both the existing and future character of the neighborhood. • • Tigard Planning Commission February 26, 1991 Page 2 A SECOND major factor of concern is the relocation of 76th Avenue - which was actually initiated during the Renaissance Woods I development (still ongoing) of which we were not notified until the plans had been approved. (This brings up an issue about the inadequacy of current notification requirements regarding planning decisions - it is my belief that all Lealguli within 1/2 mile of the development should be notified of proposed development plans -- particularly those which change the location of major roads or involve wetland or drainage impacts, or propose zoning changes. ] RWII 's plan proposes that 76th Avenue swing even farther east from the "straight line northern (undeveloped) extension of 76th Avenue from Durham Road" so that thu developer might maximize his development capacity. This plan creates a number of problems: 1) If the owners of T/L 200 (and potentially the owners of T/L 10) choose at some time to develop their properties, they would then bear a double burden. The first would be the loss of an additional .2 acres of land to road development. Both owners have already forfeited . 2 acres to the existing path of 76th Avenue. In addition, it is understood that the time of development, the owners of those two southern properties would be solely responsible for road construction, instead of sharing the cost with owners of property across 76th Avenue as it is currently located. I submit that if the relocation of 76th Avenue is approved for this proposed development project that the developer be required to forfeit .2 acres each of developable land to the property owners of T/L 200 and T/L 10 who would be adversely affected by the relocation of the road. 2) The abrupt stubbing off of '6th Avenue in a location facing the residence of the property owner to the south of RWII poses a potential hazard from motorists driving off the road and a potential nuisance from people wandering onto their property assuming that there is a city right-of-way where 76th Avenue would be continued to the south. The THIRD major and important concern, is that the proposal for development of RWII does not take into consideration - or even mention - the fairly substantial drainage to Penno Creek which runs east to west through the middle of the property. At present, the drainage is covered in berry bushes have overshadowed any wetland vegetatior which sight be present - but the drainage path is quite obvious and remains wet all year long. I have observed and photographed plants characteristic of wetlands in both the RWII, currently undeveloped land, and in the RMI land which is currently under intense develrpment. • 411 Tigard Planning Commission February 26, 1991 Page 3 I submit that the developer Ilam not considered the potential and existing impacts on wetlands,' which the proposed and present development will have and has a history of past development practice which shows little respect Cor the unique environment in the area. Thank you for your consideration of this testimony. I regret that I will not be able to attend the public hearing on March 4th, 1991. I sincerely hope that the planningcommissssi)n will i satisfy the frith I have in the land use planning process in the Lind use planning laws of Oregon in requesting that this development plan be adjusted to abate the foreseeable impacts which I have outlined in this letter. Sincerely, GA", ,Amyei. ion 15735 SW 76th Avenue Tigard, Oregon 97224 r SUB 91-0002 PDR 91-0002 LOEWER/RENTALS. HOMES S. OF RENAI. WOODS E. 2 OF 3 ASH. OAKS 2S1 12CA, 600 & 700 411 • RECEIVED PLANNING MAIL 1 1991 February 26, 1991 Planning Commission City Hall/Planning Department City of Tigard 13125 SW Hall Blvd . Tigard, Oregon 97223 Re: Testimony ! proposed development/zone change Renaissance Woods II Thin letter is In response to a call for public comment on the proposed plan for development and rezoning of tax lots (T/L) 600 and 700 - the "Renaissance Woods II" project. I strongly urge the Planning Commission to reject this proposal . The FIRST issue with which I am concerned is the proposal for rezoning a section of T/L 700 from R-4 to R-7 . The developer of the "Renaissance Woods II" (RWII) project could easily have obtained records of the property zoning as well as the flood plain and wetlands delineation at the time he purchased the property and I suspect he/she was aware of those factors at time of purchase. Therefore, he/she should have calculated the loss of developable land at that time, rather than expected the Tigard Planning Commission to compromise the pre-determined, well -considered property zones that have been previously assigned to those tax lots. The property zoning for T/l. 700 was originally assigned to maintain a low density of housing on the property west of the straight line (undeveloped) northern extension of 76th Avenue from Durham Road. This is 141 keeping with the zoning of adjacentproperties to the direct south of T/L 700 (whose owners have no intention of developing in the near or distant future) . Lots south of T/L 600 will also have limited development capabilities due to the floodplain boundaries and therefore will not likely be densely developed either. Therefore, allowing R-7 development in this area of 76th Avenue is inconsistent with both the existing and future c -cter of the neighborhood. • Tigard Planning Commission February 26, 1991 Page 2 A SECOND major factor of concern is the relocation of 76th Avenue - which was actually initiated during the Renaissance Woods 1 development (still ongoing) of which we were not notified until the plans had been approved. (This brings up an issue about the inadequacy of current notification requirements regarding planning decisions - it is my belief that all rasidanti within la mile of the development should be notified of proposed development plans - particularly those which change the location of major roads or involve wetland or drainage impacts, or propose zoning changes. ) RWII 's plan proposes that 76th A7enue swing even farther east. from the "straight line northern (undeveloped) extension of 76th Avenue from Durham Road" so that the developer might maximize his development capacity. This plan creates a number of problems: 1) If the owners of T/L 200 (and potentially the owners of T/L 10) choose at some time to develop their properties, they would then bear a double burden. The first would be the loss of an additional . 2 acres of land to road develcpment . Both owners have already forfeited . 2 acres to the existing path of 76th Avenue. In addition, it is understood that at the time of development, the owners of thone two southern properties would he solely responsible for road construction, instead of sharing the cost with owners of property across 76th Avenue as it is currently located. I submit that if the relocation of 76th Avenue is approved for this proposed development project that the develops; be required to forfeit . 2 acres each of developable land to the property owners of T/L 200 and T/L 10 who would be adversely affected by the relocation of the road. 2) The abrupt stubbing off of 76th Avenue in a location facing the residence of the property owner to the south of RNII poses a potential hazard from motorists driving oft the road and a potential nuisance from people wandering onto their property assuming that there in a city right-of-way where 76th Avenue would be continued to the south. The THIRD major and important concern, is that the proposal for development of RNII does not take into consideration - or even mention - the fairly substantial drainage to Fenno Creek which runs east to west through the middle of the property. At present , the drainage is covered in berry bushes which have overshadowed any wetland vegetation which might be present - but the drainage path is quite obvious and remains wet ell year long. I have observed and photographed plants characteristic of wetlands in both the RWII , currently undeveloped land, and in the RWI land which is currently under intense develo,;'ent. 411 Tigard Planning Commission February 26, 1991 Page 3 I submit that the developer has not considered the potential and existing impacts on wetlands which the proposed and present development will have and has a history of past development practice which shows little respect for the unique environment in the area. Thank you for your consideration of this testimony. I regret that I will not be able to attend the public hearing on March 4th, 1991 . I sincerely hope that the planning commission will satisfy the faith I have in the land use planning process and in the land use planning laws of Oregon in requesting that this development plan be adjusted to abate the foreseeable impacts which I have outlined in this letter. Sincerely, Amy tton 15735 SW '6th Avenue Tigard, Oregon 97224 i RAQUZ8T mR 0OM)l><NTS Tot tt t OAT': --- FROMr Tigard Planning Department Rat Au@QZY - wa_41- 2 1IR DILYBLQPKA(fr_. FUR ,Q1-U002_ f9ME gUAhh4B Ate- _ LQ=WBIlI1lfMAI�6AMCi. L_I) (MPO IS) A request for 1) Sone Change approval roe R-4.5 (Residential, 4.5 units/acre) to R-4.5 (PD) (Residential, 4.5 units/acre, Planned Development) and R-7 (Residential, 7 units/acre) to R-7 PD (Residential, 7 units/acre, Planned Development) , 2) Subdivision Preliminary Plat-Planned Dsiwlopment conceptual plan approval to divide approximately 4 acres into i2 lots between approximately 5,560 and 6,540 square feet in sine in addition to dedication of approximately 1 .35 acres as Greenway/open apao.. R011lr R-4.5 & R-7 ;Residential, 4.5 units/acre, Residential, 7 units/acre) LOCATION, South of Renaiasance Woods, east of Ashford Oaks (WCTM 281 12CA, tax lots 600 & 700) Attached ie the Sit. Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we flared your comments by January 21, 19f. You may use the epac* provided below Cr attach • separate letter to return your comments. u yoU ars unable to L 1pajaly tha morn date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you hays any Questions regarding this matter, contact the Tigard Planning Department, PO Sox 23397, 13125 6W Mall Blvd. , Tigard, Ohl 97223. PH0WR, 639-4171. NTAPP CONTACTS _Jgrry Offst PUMAS CHICK TMl FOLLOWING ITBM6 THAT APPLYt We have reviewed the proposal and hays no objections to it. Please contact of our office. V' Please refer to the enclosed 1ebtr.((s'U f) � 1PO Written Commentat I / �f / , . I . diA114‹. 5.14-1d ttlif iecit ti2#a; Nwmw tit' Person Oossament ings JIA4 FALLAIlitia12-. _LAied Phone Numbers 1:)3f-464/ RFCFIVff) PIANNIMG hkttm/SHRa1-02.BhL1 F E 8 2 5 1991 RECEIVED PLANNING 411 FEB 25 1991 NEIGHBORHOOD PLANNING ORGANIZATION N5 The February 20, 1991 meeting of NPO 105 was convened by Vice Chairman Bill Bieker at 7 : 30 a m . in attendance were members Doty , Hawley , Takahashi and quest Phil Christensen . Staff Liz Newton presented a short summary of Voice Mail and asked what the membership reaction was to the package . it seemed that the opinions were neither pro nor con . The cost did seem a bit exorbitant for a municipality that must be susceptible to Measure 5 coping cuts . The minutes were approved as mailed . New_ busipell 1 . SLR 91 - 0001 / SDP 91 -0001 / VAR 91 -0004 Knez : 9185 SW Hunziker This was a sensitive lands review to fill and modify Red Rock Creek and related channels and wetlands ; site development review and variance to allow a 50 , 000 square foot building with 66 instead of 74 parking spaces and a 24 instead of 30 foot setback . NPO 5 believes strongly in the comprehensive plan and the preservation of wetlands . As we review this information, we feel that the wetland designation should stand as no change in circumstance or error in the plan has been shown . A modification of the sit • plan seems in order . With the information available , we do not support the three requests . 2 . Sign Code Exception , VAR SCE 91-0001 / VAR 91-0003 Pacific Realty Association , 14600 SW 72nd Avenue We have no objection to the exception and the variance . 3 . Lot line adjustment / MIS 91 -0001 Pacific Realty Association This is a request for an adjustment to two parcels of approximately 285 , 715 and 250 , 704 square feet. to 280 , 021 and 2.56 , 398 square feet respectively We had no objection to the lot line adjustment . 4 . Subdivision , Planned Development Revie%', Zone Change SUB 91 - 0002 , PDR 91 -0002 , ZC 91 -0002 LowwerlRenaissance Homes This was a request for ZC from R 4 .5 to R 4 . 5PD, R 7 to R 7 PD; Subdivision preliminary plat to divide 4 acres into 12 lots ranging from b ,580 to 6 ,540 square feet and dedication of 1 . 35 acres as Greenway , open space . Mr . Christensen identified himself as the owner of the adjacent tax lot 15 . His concerns were two-fold as he viewed the preliminary plat : 1 . the realignment of 76th so the stub rested next to his lawn and the subsequent temptation it might present to new neighbors , and 2 the possible creation of a land locked strip eventually . While we had no problem with the tone changes , we did question the impact on tax lot 1% es stated . We recommend the developer use fencing along the shared boundary to deter any trespassing into tax lot 15 . On issue 2 , Mr . Christensen will have to monitor development and protect his interests . � We did not have any final notices to review. III III With no further business . vs adjourned at 8:50 p.a. R spectfully subnitt d . Lelilf k/i Lifeli haron akahasht , •cr•tary 411 MRMORANDI TM CITY OF TIGARD, ORROON TOt :Terry Offer, Associate Planner February 1, 1991 FROM* c'hris Davies, Development Review Engineer (4> Ilft SUB 91 -0002 - LOEWER/RENAISSANCE pescriotioq: The applicant proposes to develop 12 lots on a 4 acre site located on S.W. 76th Avenue; north of S.W. Durham Road and south of S.W. Ashford Street . Find nos: 1 . Streets The applicant is proposing to extend S.W.76th Avenue south to the property line. This will require a vacation of the platted street . In addition, S.W. 76th Avenue has been vacated for the existing subdivision to the north and this would allow for the logical extension. Vacation of the existing right-of-way will require a separate hearing and approval of the City Council . Therefore, preliminary plat approval should be conditioned upon approval of the right-of-way vacation. Based on the plans submitted, the applicant has not shown how the connection of S.W. 76th Avenue will be accomplished if the existing right-of-way is vacated and approval of the new alinement is acceptable. Therefore, it should be required for the applicant to demonstrate that there is a possible connection, between the two terminus' of 76th as proposed on the plat . 2 . Sanitary sewer service is available from an existing line north of the site; on S.W. 76th and a line that runs east of the 76th line within a easement . The applicant is proposing to extend the line on S.W. 76th and connect all of the lots to this line or the one that runs east . The applicant should be required to extend the sanitary sewer to the terminus of S.N. 76th Avenue. 3 . The applicant is proposing to direct the storm drainage to the east side of the development and discharge it into an existing • • drainage way; Fanno Creek . Therefore it should be required of the applicant to show that the existing drainage way is adequate and that downstream properties will not be significantly impacted. The Unified Sewerage Agency has established and the City has agreed to enforce, Resolution 90-43 Surface Water Management Regulations, requiring construction of on-site water quality facilities or fees in-lieu of their construction . Requiring surface water quality facilities on small sites would result in numerous facilities that would become a maintenance burden to the City. Furthermore, the applicant has not proposed any such on-site water quality facility. Regional facilities, funded by fees in-lieu of construction of these facilities, would provide the required treatment with improved reliability and less maintenance. Therefor a fee in-lieu of their construction should be accessed. Recommendation: 1 . Two (2) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department . Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval . NOTE: these plans are in .ddition to any drawings required by the Building Division and should only include sheets relevant to public improvements . 2 . Buildingpermitswillnot be issued and construction of proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvement plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer- engineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. 3 . Construction drawings shall not be approved, construction of public improvements shall not begin, and there shall be no removal of existing trees until the City Council has approved the vacation of the existing right -of-way of S.W. 76th Avenue within the proposed subdivision. 4 . Full width street improvements for the internal streets; including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards . • • 5. A one (1 ' ) foot reserve strip granted to the 'City of Tigard' shall be provided at the southern terminus of the proposed S.W. 76th Avenue extension. 6 . Driveway cuts shall not be permitted within thirty foot of intersecting right-of-way lines nor within five feet of property lines . 7 Sanitary sewer and storm drainage details shall be provided as part of the public improvement_ plans . Calculations and a topographic map of the storm drainage basin shall be- provided as a supplement to the public improvement plans . Calculations shall be based on full development of the serviceable area. The locatior. and capacity of existing, proposed, and future lines shall be addressed. 8 . The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageway without significantly impacting properties downstream. 9 . The applicant shall , prior to recording of the plat , pay the fee in-lieu of water quality facilities . 10 . A maintenance and access agreement shall be executed and recorded on City standard forms for all storm drain outfalls . The agreement shall be referenced on and become part of all applicable parcel deeds . The agreement shall be approved by the Engineering Department prior to recording . 11 . Street centerline monumentation shall be provided as follows : a) Centerline Monumentation 1 ) In accordance with Oregon Revised Statues 92 . 060, subsection (2) , the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement . 2) The following centerline monuments shall be set : A) All centerline-centerline intersection points . B) All cul-de -sac center points . C) Curve points, beginning and ending points (PC' s and PT' s) . b) M.flument Boxes Required 1 ) Monument boxes conforming to City standards will be required around all centerline • 411 intersection points and cul -de-sac center points . 2) The tops of all monument boxes shall be set to finished pavement grade . 12 . A grading plan shall be submitted showing the existing and proposed contours . In addition, the applicant shall include a typical finished floor elevation for each lot . Thin shall include elevations at 4 different corners of the floor plan which are tied to the top of curb elevations, as shown in the public improvement plans . 13 . An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to •Erosion Control Plans - Technical Guidance Handbook, November 1989 . ' 14 . The applicant shall make an appointment , Pre-Construction meeting, with the City of Tigard Engineering Department after approval of the plans but prior to starting any work on the site. The applicant, applicant 's engineer and contractor shall be required to attend this meeting prior to receiving the approved plans/permits . 15 . The applicant shall submit with the public improvement plans a proposal that demonstrates a logical connection between the two proposed terminus ' of S.A. 76th Avenue which meets local street standards and building set back requirements for all existing structures . APPROVED: Randall R . Woole City Engineer CD:sub91-02 .CD S • NRQUSAT Yon C)MMKRTA PATS' January_1Q. 1991 -- fRONi Tigard Planning Department RI" I EAg.LY1UI! Ud ■ 91- pLANlhlD D<VIW?M /091-QM iggiaumgai I_41-( Z-1.1l .. aWCl 60101,—Inc. (HPO Os) A request for 1) Lone Change approval from R-4.5 (Residential, 4.3 units/acre) to 1-4.5 (PD) (Residential, 4.5 unit•/acre, Planned Development) and 1-7 (Residential, units/acre) to n-7 PD (Residential, 7 units/acre, Planned Development) 2) Subdivision Preliminary Plat-Planned Development conceptual plan approval to divide approximately 4 acres into 12 lots between approximately 5,580 and 8,540 square feat in size in addition to dedication of approximately 1.35 acre• as Oreenway/open space. 100111 1-4.5 i 1-7 (Residential, 4.5 units/acre, Residential, 7 units/acts) LOCATION, Routh of Renaissance Wood., east, of Rahford Oaks (W'TN 281 I2CA, tax lots 500 i 700) Attached is the lite Plan and applicant's statement for your review. Prom information supplied by various departments and agencies and from other information available to our staff, • report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to oomment on this application, we need your comments by Jantaaa..11, 1921. You may use the space provided below or attach • separate letter to return your COMM ts. ZLYalL_ara unable to raaonnd tn► xpon irm please phone the staff contact noted below with your comments and cyour comment• in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Mor 21397, 13125 SW pall Blvd., Tigard, OM 97223. PROM 639-4171. ITAPP OONTACT, jimmy Weir _ -__-•_— PLZA,I CHOCK TH1 POLIAMI$O :TINS THAT APPLY, Ms nave reviewed the proposal and have no objections to it. -_ Please contact -_ - _ of our office. Please refer to the enclosed letter. Written Commenter lanme of Person Commenting, MIA A \i LA-6, ,C 1 Phone Number t X 3 \[J hkm/A11R91•-02.IRN • ti„„A JAN 22 1991 m4►ie4N LIONS COISIMfiiK$ �/ / MOIST POP CX)SO4SNTh TO, l �.ky(/ /460, ( ` .L&_4&k Jl( S t ATa i )11.14*Ly 10. 09: MON' Tigard Planning Department "W' /URDLVIS4QM 11.111_11- 002 l __.StfYII16L11=IRT PU11 41-OO _.191�L r�7{A1IQ Q1i 1211 91-0001 Aughaitu uguLAMC. (MPO IS) A request for 1) lone Change approval from R-4.5 (Residential , 4.5 units/acre) to R-4.S (PD) (Residential, 4.5 units/acre, Planned Development) and 1-7 (Residential, 7 units/acre) to 1-7 PD (Residential, 7 units/acre, Planned Development ) 2) Subdivision Preliminary Plat-Planned Development conceptual plan approval to divide approximately 4 acres into 12 lois between approximately S,!8O and 6,540 square feet in else in addition to dedication of approximately 1. 35 acres as Greenway/open space. IONS, 1-4.5 i R-7 (Residential, 4.5 units/acre, Residential, 7 units/acre) LOCATION. South nt Renaissance Woods, east of Ashford Oaks (MCTN 261 12CA, Lax lots 600 i 700) Attached is the Site Plan and applicant 's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and • decision will be rendered on the proposal in the near future. It you wish to comment on this application, we need your comments by Jpn mx_11, 1911. You may use the space provided below or attach • separate letter to return your comments. IL igu ar. inabls to respond by the abets date. please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Sox 23397, 13125 SM Rall Blvd. , Tigard, OM 97223. PHONB, 639-4171. STAPP CONTACT, _ars"Offer PLUM CHSCR Tilt POLLOWINO ITAMS THAT APPLY, ✓j Me have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments, :t off: Lid Name of Person ommenting, Pho.'n Number t ,4. 3lf eot 7 IR mown PIANNINC bins/SUD91-02.RRM JAN 3 " 1991 • 11 �UIST POR cx»4NRNTN TO, Nll)�f\,�/� l<s0 DATsa 4allUalY 10, 1491 FROM, Tigard Planning Department 1111" IQ LY L Q! _ELM.E1..41---4441 *Oils C1lAll4i tel! 91,m2Jcffi�A 81I msaimm _1�Sii (NPO I5) A request for 1) tone Change approval from R-4.5 (Residential, 4.5 units/at •'e) to R-4.5 (PD) (Residential , 4.3 units/acre, Planned Development) and R-7 (Residecttial, 7 units/acre) to R-7 PD (Residential , 7 units/acre, Planned Development ) 2) Subdivision Preliminary Plat-Planned Development conceptual plan approval to divide approximately 4 acres into 12 lots between approximately 5,50.10 and 8,340 square feet in sine in addition to dedication of approximately 1 . 35 acre. as Oreenway/open apace. K7NRr R-4.6 i R- 7 (Residential, 4.5 units/acre, Residential, 7 uni's/acre) LOCATIOR, South of Renaissance Woods, east of Ashford Oaks (WCTM 211 12CA, tax lots 600 i 700) Attao)vwa is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies aoA from other information available to our staff, • report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to ocmment on this application, we need your comments by January u, 19,1. You may use the space provided below or attach a separate letter to return your comments. U_yQ11 to reavoed _ 2l a1 please phone the staff contact noted below with youe comments and confirm your comments in writing as soon as possible. It you have any questions regarding this matter, contact the Tigard Planning Department, PO sox 23397, 13126 SW Rail ■Ivd. , Tigard, OR 97223. P11011*. 639-4171. STAFF CONTACT. Jerry OffeLv___ PLIASS CIRCR TWi FOLLOWING ITIN/ ?NAT APPLY. We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Cosmentsr Name of Person Commenting. Phone Number, hkm/AOR91- 0) "FM S • R* $( QUaST Y1)H INMLNTS TOt 1_10(\('( h h �_ =� , DATIC. .19f11ia[Y- 40• k 1 FROMt Tigard Planning Department RV, smiguyiplon /U1 91-'.''2 PLa11MSD DEVELOPMENT _ QQQZ falls caangR L 2,L4'.• !. 1.m . 4. . ., . y •.' .' . a (MPO 5) A request for 1) lone Change approval from R-6.5 (Residential, 4.5 units/acre) to R-6.6 (PD) (Residential, 4.5 units/acre, Planned Development) aril R-7 (Residential, 7 units/ease) to R-7 PD (Residential, 7 units/acre, Planned Development); 2) Subdivision Preliminary Plat-Planned Development onoeptual plan approval to divide approximately 4 acres into 12 lots between approximately 5,580 and 6,540 square feet in else in addition to dedication of approximately 1.35 acres as Greenway/open space. $0M11i R-4 5 6 R "i (Residential , 4.S units/acre, Residential, 7 units/sore) LOCATIOIIt South of Renaissance Woods, east of Ashford Oaks (WCTM 201 12CA, tax lots 600 & 700) Attached Ls the Site Plan and applicant*. statement for your review. Prom information supplied by various departments and agencies and from other information available to our stiff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Japyuy jQ. 1921. You ray use the space provided below or attach a separate letter to return your comments. If YQu aro MD1 iu to re.Ooigby th date„ please phone the staff am contact noted below with your coments and con rw your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Mos 23397, 13125 SW Rall Slvd. , Tigard, OR 97223. MOWS, 639-4171. STAPP OOWTACTt Jerry Offer PLRAS■ MICR TM.S POLLOMIMO ITLIS TWAT APPLY, We have reviewed the proposal and have no ob)octions to it. Please contact of our office. __Y' Please refer to the enclosed letter. Written Comments' Name of Person Cammentingm QPM /S.44/0144-1 Phone Number t Airy-222i_ RECEIVED P(AMMIMm bkm/Siml91-02.S1W FEB 1 1991 •riA • Tigard-Tualatin School District 23J Gary Hibbard Adn1nlatrutI n Center 13137 S.W. Pacific Highway Tigard.Oregon 97223 Tr1. 15031 620 1820 Flay 15031 684 2296 1% wary 29, 1991 City of Tigard Jerry Offer/Planning Department PO Roz 23397 Tigard. OR 97223 Dec- Mr Offer In response to your request for comments on the development called Renaissance Woods 02,, located at the south end of 76th. the attached is submitted as a statement of impact. Please add the Tigard Tualatin School District to your permanent mailanj list for hearings on developments that go before the Planning Commission, City Council or the Hearings Officer Sincerely, 1 olo4/41;040r- Rud Hallman Director of Operations tSteve Stotts v / attachments Jerry Rdwards w / attachments Russ )oki v / attachments La 1 - 0 11721 „, t r ' I .,,, 1 _ ,..._ _ g _ tora f i s S'1 Fg til / i) I 6 I 1 tiny {�- ~ , F t i ; OP § I W A 1 1 4 ° eq L 1- v, lil ”' �vii t., (r41r y s r - igsq Ig, i ti ii 5. i = -1 F tx ? .4 141— G > � E r O . ox 4) N 2 r — I" A i 15 i cl .,..c; ts P. - 4 6 c g I?' ` ` t S Ids gag $ 6, t. ;li F., 4' ' I -1 ! 0 ; ? 1 ; a il ' P° ''' '''' w 1 II l (ii7 r '''''h trifd lt ,r)'''' g `< (4i i ' t?J I I — 2,41 - - I' La BP .g A N$ T I v., r 1 1 V"; //1 g Iv ii X F w • Y ` , i 1 aT b Y e • V t c3p U LJ LLS is S U) M hl - q) rq N) NI 'z N E ga CJ - M OC W'l N M� M ,(1,; TgM1 ,-1 8 it) in X 701 ti 5, �„ h. A 11 • b g F v) tow c) 00OJ000c) bb000OUrJC) tia 40 a r o X .._ *g i ,5 --ti - . " ii f ND tIl 1 izrwilw i l .� c N ‘i k 10 F b , ,-. 1... ,-- mm ci ►- • Le— ji 1 i P -- li k. 1 .- a 0 I / i 1 F:t: g v F= F t 1; ._ _ i Ig 11 X1t4P, X )1 !! lt X r ill li I; iiI otaixr lai5 - i ii IA' i I'D P i 4 ) i 4 4, R '5U ' */ ! P p ;. I M 's . ; fd — m i 4tt " < 1. A b '" C u '•' t , T 111 .. �` o 1,}{ t °9MK OVM1 OOOt-v 71 (NrIr-IrIcl 0 ° 00 ry M `- V, i c c c c c , E 8 �� 8 8 8 7) • 112QURS1 mn (x1Mi1a1lT8 Tor 1 ILgq(� t,k1112A_ ,�)1 mss 'ATt, 1.J0111YA6Y 14. 091 PROMs Tigard Planning Pmpartarint Rett NYA(2IYiMP 11I. t QQ42 PLIAI) IL?..IMIld 2t21111[T._. 1PR L-QQ 22_...IJ J GOMM 198_ 91A/g42 IONWARLAIRALIANIGI x.1110 r. (NPO 0 S t t► rim/Most for 1) tons Changs approval from R-4.5 (Residentl•l, 4. 5 units/acre) to R-4.8 (PO) (Residential, 4 .5 unita/acre, Planned Development) end O-7 (Residential , 7 units/acre) to R-7 PD (Rata".dent/al , 7 units/acro, Planed Development ) , 2) Nubdivlvion Pr•liminery Plat-Planned Development conceptual plan approval to divide approximately 4 acres into 12 lots between approximately 5, 580 and B,S40 square feet to else In addition to dedication of approximately I . 1S acres as Greenway/oi•n space. ZOOM R 4 S c P 7 (Residential , 4. 5 units/acre, Residential , :7 knits/acre) IA)("ATI(N(c douth of Renaissance, Woods, east of Ashford Mika (N(T11 281 I2t'A, tax Iota 600 L 700) Attached Is the Mite Plan and applicant 's statement for ;-our review Prow information supplied by various departments and ageneles and from othat information available to our staff, • report and recommendation (All be prepared and a deet■loo wl l l be rendered on the proposal In the near future. If yrel wish to cose•ent on this application, we need your oostr•ents by JWWlaLY 20, 19/1 You may user the spacer provided bel•s4 nr Si t ac•h • separate letter to return your coms>•nt a. 11r YSv WA llll$Dle tQ_ceopcnc by Lias 11 5.r1! (1149, plea,s• 1,hon• t he st•f f contact noted below with your comments and cont 1 res ycrtr comments In writing aw soon as pogo/ibis. If you hair* any questions regarding this entter, cnnt•rt Ph. Tigard P)anning Department, PO Rost 13297, 15724 se Hall Plvd , Tigard, De 972/1 PHWWIRv 619-4171. STAY? O(*TACTI _J*rry__ILLIL PI.tASt (itlCR THR PdLLOMIWO ITIMS TRAT APPLY/ We have reviewed the proposal end have no ob;,er-t Ions to it Please contact of our office. Please refer to the enclosed letter. Written Commentat Tigard 'later District needs a 15 foot easement and an • inch ductile iron water main across the southern part of Lot 7 in Rennaissance Woods No. 2. Nam• of Person co..enttnol John P. Miller, Administrator Phone Number! 639-1554 bkst/su891-02.11111t J ken PIANNINC411 .l AN I K t9�II T) I Tot FOR Ca RNTI TOt ( A / L CfAiNk�r:r . 71 _ ti- DAT,' Jalll#1TX -l©. 1991 FROM; Tigard Planning Department Rai ILSLIQ11Lk Qt1 1VAvl 1 LiM41%-Q-_ Q1YZLQthiJl2_.1PL 2 QQQi_._1911II_SUAI a 11--91-QQ92 irQ MJQ KLESAM*_ t L_AN., (MPO 15) A request for 1 ) lone Change approval from R--4-5 (Residential , 4.5 units/acra) to R-4.S (PI)) (Resident/a1 , 4. '5 units/acre, Planned Development) and R-7 (Reaidentisl , 7 units/scret to R- 1 PD (Residential , 7 units/acre, Planned Development ) , 2) Subs" ' alon Preliminary Plat Planned Development ronc»ptual plan •yprov divide approximately 4 acres Into 12 lots between approximately 5, 1 and R,S40 egnare foot in ales in addi ion to dedication of approxlmatnly 1 15 acres as Gtewnw•y/open spans. f Nit R-4.5 & R 1 (Residentlel , 4.5 units/acre, Residential , 7 units/octal LOCATION: South of Renatsswnca Wootla, east of Ashford Oaks (WCT)( 211 I2CA, tax lots (00 L 700) Attached is the Site Plan and applicant a at •tas lint f-.r your i evlow viom Information supplied by vat tour dwpartnwnts and agencies and floe other information available to our staff, • report and recommendation will he prepared and a decision will be rendered on the pr,,ttosal in the near future. if yon wish to ootsment on this application, we need your comments by amagy 20, 1991 You may uee the space provided below or attach • separate letter to return your comments. aims ar! uaaQle Q rMODS_-Ay the mavv• 444114_ please phone the staff contact noted below with your cossasnts and confirm your oosiment s in writing as soon as possible. If you have any Questions regarding this matter , contact the Tirjard Planning Department, PO Sox 23197, 13123 SW Nell P! vat , 1-t qnr rt, on 97223. PHOSINt 639-4171. STAFF OOWTACTs .J gxy otic --- - PI.AASS MICR Tint FOLLOWING ITUMS THAT APPI.Yt >i We have reviewed the proposal and have no onjecttons to it. Please oontaot of our office. Please refer to the enclosed letter. written Crementss #16 Masts of Poison Commenting: 1 Phone N•.imber t - � bkm/Ns91-02.tigl II) 4110 RECEIVE() PLANNING I' r , .JAN 8 1991 J // „ii '31 RJQUSi T VOP ('ONNtNTR k ()`' DATA! 411144 l/Y a. iYpl IRON! Tivat1 Pir,,ninq Department /111, Q4r' 'lY1ULQli ,/1..22JJ-: QI... Pl _12iYj PAKAHT FQR_ISA-QQQ2 IQ!& cUM119R &WP 91-QQQ4 1r ��RLi N McGMcL 1PAid., _..itic, i NPo 15) A IAN-tient !or 11 tone c'haoqe approval from A-4. 5 (Residential , 4. 5 „nits/acre) to R 4. 5 (PD) (Residential , 4. 5 units/acre, Planned Development ) and A- 7 (Residential , ! units/acre) to R / Pt) (Residential , 7 units/acre, Planned Development 11 ) ) Fulxilvlslon Prel 's,lnsry Plat .-Planned Development conceptual : an approval to divide approximately 4 acres into 17 lots between apyr„u (ma' el" r,, 5040 asci R, 540 square feet in rise in addition to dedication of appy, ,, mat a I y 1 IS scree ae Ot eenway/open space. AOKI. R-4.5 & R-7 1Restdential , 4.S units/acre, Residential, 7 units/acre) LOCATION, South of Renaissance wxx1 east „f Ashford Oaks (RCM 261 12CA, tax lots 600 & 700) Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, • report and recommendation will be prepared and • decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comment■ by January 21, 1921. You may use the spade provided below or attach • separate letter to return your coslment s. If va1L are unablml to respond by the above data,. please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any Questions regarding this matter, contact the Tigard Planning Department, PO Sos 23397, 13125 SW Nall Slvd. , Tigard, OR 97223. MORS! 639-4171. STAFF OOIrrAC s Jer(y .Qjj c PLIAS■ CIIICR TH1 POLLOR I WQ I TLIS THAT APTLY, IN have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. _K Written Mementos If the pro iect would reuui,re the Keimiva1, fill, matereLion of 5tl (laity y*rrla or more of material within the banks of the MaterwaY(A) or adlaccnt wetland a[Pn(A) ' MP urge the applicant to apPlY for state .r uvu1 or fit 1 =mAdmire ye11 fn of construction deadlines to Prevent Aslogixneaky pro iect delaya, :ipecac.Anlotrwit t-xt of the need for Permits may be obtained frum the_Divialun of State Lands_' chit a At 3.112.;11111c1 5theet,_ ` OR 97310. 37R-3805 Names of PwrSAn Commenting' _ Lt4,i Ph„nes ►N„m),e, , ' 1�d hkm/AIIRV 1 0) RPM • • RECEIVED PLANNING JAN 24 1991 RItt)(1111ST VOR ('ONNENTt TO, -. . ULtal. (4! 40"a DAT': JeDVSKy 10, 199a PIIONt Tl.gard Planning Department Rem AVIDIVISAW 13211 21: 402 £ $ t IWSWI.MENT ._Ypk_91-Q.4Vi KIR 4 WNI 101__91-_QQQA AS14A1@AWIAS LL 11lw., NPO IS) A request for 1 ) Soo* Change approval from R- 4.5 (Residential , 4 S unite/acre) to R-4. 5 (PD) (Resident 1a1 , 4. S units/acre, Planned Development ) ,and R 1 (Residential . 7 units/aura) to R 7 PD /Residential , 7 units/acre, Planned Development ) ; ?) Subdivision Preliminary Plat-Planned Development conceptual plan approvac to divide approximrtely 4 acres into 1? lots between approximately ' ,5t10 and 14,540 square feet in glee in addition to dedication of approximately 1. iS acres as 0rwenwav/open space. ZOOM! R-4.5 i R-7 (.tnaidant !al, 4.5 units/sere, Residential , 1 units/ecru) LOCATION South of Renaissanos Nood9 , asst of Ashford Oka (WCTtt 741 12CA, tax lots 600 6 700) Attached is the Site Plan and applicant's statement for your review Oro+ information supplied by various •partmenta and agencies and from other information available to our staff, a report and reoommendation will orr, prepared and a dw. i a l ori will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by JyLy ,ai, 1911. You may use the space provided below or attach a separate letter to return your cammsn! r. It_ 'mugs" Aja to respond Oy the sbori date, please ph.rne the staff contact noted below with your comments and confirm your oammente in writing as soon as possible. If you have any Questions regarding this matter, contact the Tigard Planning Department, PO Sox 23397, 13175 ON Mall Blvd. , Tigard, OM 97113. PNiOMS r 619-4171 . STAPP (7ONTACT r Merry offer --- w_ PLEAS* ('tile? TN' FOLLOWING ITEMS THAT APPLY, 6-- We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments, Name of Person Commenting* �/' _ Phone Number: 6;39-063 ) hkm/911591-07.SRM _ RECEIVED AN 2 2 1991 TIQASO rwmptprown !! MOIST POP 0014MII T$ TO, .Y f _ 1 ►.�'.11.i iL 1 DA71; JAA OXY 1l. 1141 maul Tigard Planning Department RR t IMPO YILIMIL -/UL..A..1- 1...__11. _DIY __28�81-SIS11_____�!!A__.S DI YSALU.9.44,2 _ UL hies KJ=- •_I�Ccr. (RPO 3) A request for 1 Ione hangs approval from R-6.5 (Residential, 4.5 units/aorta) to R-4.5 (PO) (P tt.nti.l , unitsiacrta, Planned Development) and R-7 (Re.ld.ntial, '7 units/acre) to R-7 PD (Rettt(.nt tai, units/aorta, Planned Development ) r 2) Subdivision Preliminary Plat -PlannedDevelopment oonc►a.ptual plan approval to divide approximately 4 aortas Into 17 lots between •pprolaimately •,SSO and 8,540 square Peet in viae in addition to dedication of approximately 1 . 15 aorws a• tireenway/open spare. IC/Millt P-4. 5 A R--7 (Reeldent tai , 4. 3 unita/acr. Residential , T units/acre) LOCATION, South of Renaissance Moods, east of Ashford tisk• (WCTIM ?al 1/CA, tam Iota 6(0 & 700) Attached 1• the Sate P1•n and applieant • at•t swan for your review. Prom Information mapp tledvaricella' rtaient• and • nclea and from other by dtap• w information available to our staff, a report and recommendation will he prepared anti w decision will be rendered on the proposal in -' v future If you wish to f7om went on this appl i r at Inn, we need your carom v..., ..,.y ��.. the •parte. provided below or attach a .. h1JAI A7�R' 'AI,g L'. 1'IRI� .-�nr•ent •. it lar AMP vasLtle to mooed air Lbt A N1/ RF'.'t ,,orltimot noted below with ycn•� ooments • man HEAVER-10 "Norm as possible iP n.. have1 • N 1 anyoma 1R� AR7-MENY Tigard Planning Department, PO Sox 33�17, 13123 r t1Ar. 1 �� Naomi% 611-4171. OFNi r 14110p( W WI (=TAM _Ji.st t Y Qi i Os e n•Pury f kat Months le t• . r"tana Framtnc.. M AASS =OCR TRW FO LL W I N(: 177001 TWAT a P r t.r , ;* LAk, Sal,y 7!K17 W % . c�ix ar► have3/1 hae cev 1 cwe.1 the proposal and ha h 4"w% w 11.1.00,,,r► ,..r Please contact of our oftiea "r`" °" ' Please refer to the enclosed letter. YWritten Ciosrrentat jDzIeL,17,- A LA. t, T dp,i2.1..24 04, (� l 7-14 '71.4.1* CZ t> (J L[1 DI s r Rt'til $-J N ames of Person Coslisent i ng r 414A/T..... `' 1 r ij i t •- V 7/y,• 1 y Phone Numbers b11!/SUS91-02.UII • • RwUTAT roe ('OMMLNTH TOt Car4�1_ DAT,' Jang416y IC ly)l PROM' Tigard :lanninq Deprrtalent R11' EIDQLYYlt00 Aup 9..1- 442_-. .PL L'_QAYDLMINT _.P4fl_YL-_44Q __ 1AQBI_. L411. 9k-cvQ2 W M$M1IAMCI D C__.Ilic4 (NPO 1S) A request for 1 ) Kone Change approval from R--4.5 (Resident lal, 4.5 units/acre) to R.-4.5 (PD) (Residential , 4.5 unite/acre, Planned Development) and M-7 (Residential , 1 snits/acre) to R- 7 Pt) (Residential , 7 unite/acre, Fanned Development ) ; 2) flubdivislon Preliminary Plat Planned Development conceptual plan approval to divide approximately 4 acres into 12 lots between approximately 5,510 and H,540 square feet in •Is• in addition to dedication n of approximately 1 . 15 acres as Greenway/open space. 2001P, P 4.5 i P 7 (R•oldentlal , 4. 5 units/acre, Residential , 7 units/acre) IAX'ATSONi South of Renaissance woods, wast of Ashford Oaks (*TM 2141 1J(A, tax lots 600 L 700) Attached is the mite Plan and applicant's statement for your review. From information supplls.$ by variates departments and agenoies and ftom other information •vNi labl• to our staff, • report and reoommendat ion will be prepa'tsr: and • decision will be rendered on the proposal in the near future. It you wish to oomrsent on this application, we need your comments by January z$, 19fj. You may use the space provided below r'► attach • separate letter to return your comments. If you jug ll mag_Lo rantx(u4 by the.abov* tate. please phone the staff contact noted below with your Oossoenta anti confirm your oommont5 in writing ae soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PC Sots 21197, 13125 SW Mall Blvd. , Tigard, OR 97113. PROM, 619-4171. STAFF CONTACT s J_ Sher PLAAS■ CHICK Til Pc-n.1,1041/10 MINS INS TNAT APPLY, We have ,.via- ..i ' he proposal and have no objections to it. Please Contac' of our office. Please refer to the ....:•1, .4,1 l., ter !- written C.xtrnoto a - r •,it s t 4 .Y.Feid- z.etsr zi X167. .o r lar eff Name of Person Comment(nOT Phone Numbers „e- . ' bkm/RUH91-02.1122 S PROPOSAI, DESCRIPTION FILE NO . t SUB 91 -0002 / PDR 91 -0002 / 7..ON 91-0002 FILE TITLE: IAFEWER/RENAISSANCE HOMES, INC . APPLICANT RENAISSANCE HOMES, INC . OWNER: JOHN U)EWER 2098 SW RTH STREET 14725 SW 83R0 AVENUE WEST I.INN, OR 91066 TIGARD, ON 97224 mum, QNB, LocATiQbs The applicant requests 1 ) Zone Change approval from R-4 . 5 ( Rortdwnt tel , 4 . 5 units per acre) to R.-4 . 5 PD ( Residential , 4 . 5 unit.. per acre, Planned Development) and R-7 ( Residential , 7 unite per Acre) to R-7 P1) (Residential , 7 units per acre, Planned Development) ; 2 ) Subdivision Preliminary Plat - Planned Development conceptual plan approval to divide approximately 4 acres into 12 lots between approximately 5,580 and 8, 540 xcluaie feet in silts in addition to dedication Of approximately 1 . 35 ncraa as Greenway/open Specs . RONE: R-4 .5 and R-- 1 t1+}.Kidsntial, 4 r, units pill acre, Residential , 7 units per acre) LOCATION: Swath Renaissan420 Woods , East of Ashford Oaks (WCTM 281 12CA, tax lots 010 , 700 ) COMPREHENSIVE PLAN DESIGNATION) Lots-Ileal. i t y , sa.,n I dsntial , and Medium-Density, Residential NPO NO. t 5 NPO CHAIRPERSON: Craig Hopkins PHONE NUMBER: 639-5821 ('I1F.CW ALL WHICH APPLY : tiTA.YF I)R( I S I ON CVMMENTS ARE DSIII bA4..P TO BTALIY UN _ 199Q S_ PLANNING C(1MM 1 f;S I mN OATS OP HEAR'NG: 3/4/91 TIME: 700 30 _ HEARINGS OFP 1 LF.R OTB OF HEAR 1 NG: _ __ T 1 MR: CITY COUNCIL DATE. OF HEARING: _ TIME: REQUEST FOR COMMENTS - ATTACHMENTS II VICINITY MAP LANDSCAPING PLAN _IX NARRATIVE ARCHITECTURAL PLAN _ a SITE PLAN OTHER: PREPARE FOR PLANNER APPROVAL: -j1_. ADVERTISEMENT - T l ARD TIMES - OREGON I AN _AL NOTICE TO PROPERTY OWNERS TO RE MAILED LETTER OF ACCEPTANCE OF APPLICATION NOTICE TO DLCD ATTACHMENTS: STAFF CONTACT, Jerry Offer ' RENAISSANCE WOODS No 2 January 4 . 1991 A PLANNED DEVELOPMENT PR4,I1cI .QY&RVLLW LOCATION : The pr ,, tect is located 5(.utherly of and adjacent to the subdivisi-m of RrAiaissance Woods at the South end of S. W. 76th Ave. The site is .osvrised of Tax Lots 600 and 700 Map 2S-1 -•12CA and contains 4 . 00 A,.res A vicinity map is shown on the preliminary plat to further aid in the location . COMPREHENSIVE PLAN AND ZONING DESIGNATIONS: The suhie,. t site is designated for residential use on the City Comprehensive Plan . The project site is divided into two density 's , tax lot 600 is zoned R -7 medium density which provides for a minimum 5, 000 square foot lots and tax lot 700 is zoned R -4 . 5 which provides for 7, 500 square foot lots . EXISTING CONDITIONS: The site slopes from East to West towards the flood plain of Fenno Creek . The slopes range from 12.5% in the westerly portion of the site to 4% in the easterly portion. The vegetation on the site is comprised primarily of brush and a thicket of spindly Ash and Alder trees . As shown on the preliminary plat approximately 1 . 35 acres are situated in the flood plain of Fenno Creek . S.W. 76th Ave. as it now exists is shown to be vacated as was done in the Renaissance Woods and Gentle Woods subdivisions to the North. Sanitary sewer . Potable water . Storm drainage and various public and private utilities are available to serve the site. DEVELOPMENT PROPOSAL: The proposal is to sub-divide 4 . 00 acres into 12 single family detached building sites and dedicate approximately 1 . 35 acres shown as Tract "8" for Greenway to the City of Tigard . Tint existing right of way of B.W. 76th. Ave. is proposed to be vacated and reloLated as shown, allowing the area that is next to the flood plain to be more efficiently utilized . The future extension of the proposed road can be curved to the south and oast to connect to the existing S. W. 76th Ave. thereby providing for a better utilization of the sd tacent land . Sanitary sewer , Potable water . Storm drainage, public and private utilities will be constructed to serve the site es shown and for future extension as may be applicable. The Private drive. hown as Tract. "A" will be owned . operated and maintained as an equal and undivided interest in lots 9 through 12 and shall be subject to a blanket easement over . under and across for sanitary sewers , potable water a,ipply . storm drainage, public and private utilities . DENSITY CALCULATIONS ; Total Cross Acl eage _-- --_--- 4 . 00 acres Areas to be subtracted from the gross acreage Flclod plain -_.__. ,.-- -___._. __ _. -_-_.--_-___ _-- __ - -- _-_ 1 . 35 Acres S' rent arrta S W 76th Ave 0 . 50 . res Private drive area . 06 a,:res Net Acreage --- -._.. _ _-------- 2. 07 PINSITI Net square footage • 2 .07 acres x 43560 • 90. 169.20 sq . ft . 90 . 169 . 20 / 7500 sq . ft . per lot • 12 . 02 lots . NO DENSITY TRANSFER IS REQUESTED. HARRIS---McMONAGI.E A.00IATES, INC. ®(F TRikGIZ,YCITrIri.1 ENGINEERS• SURVEYORS 12555 S.W Mil BLVD. MAK). OR 97223- e!87 I � / ` /// P140NE (5o 3) 639-3453 �Si _ -7 TO (_...111/// l/C,l��� � ��:-. GENTLE N E N —" WE ARE SENDING YO11 0 Attached ( Under separate cover via__, the following items: L Shop drawings (Ti Prints ; 1 Puns l] Samples 0 Specifications ❑ Copy of letter (1 Change order f comas DATE NO OtSCIMIt1114,1 -----+ — — /0 THESE ARE TRANSMITTED as checked Wove or appjpral ( Appmved as submitted (-1 Resubmit - __ copies for approval or youysa C Approved as noted r Submit copies for distribution Foririreque C Pelu'ned for correction.. ( Return corrected prints r review and comment 1 (- FOR BIDS UE �__ _ L' PRINTS RETURNED AFTER LOAN TO US .. REMARKS__ r I . 4P_Vr T- Rrifkg r+�t ellanirga COPY TO_ NGNEt). t 4 RENA I SSANCk WOODS No 2 January 14 , 1991 A PLANNED DEVELOPMENT ?'RQJICI. QVX Y LOCATION: The project is located Southerly of and adjacent to the subdivision of Renaissance Woods at the South end of S .W. 76th Ave. The site is comprised of Tax Lots 600 and 700 Map 2S-1-12CA and contains 4 .00 Acres . A vicinity map is shown on the preliminary plat to further aid in the location. COMPREHENSIVE PLAN AND ZONING DESIGNAT.JNS: The subject site is designated for residential use on the City Comprehensive Plan. The prolect site is divided into two density's. tax lot 600 is zoned R-7 medium density which provides for a minimum 5, 000 square foot lots and tax lot 700 is zoned R -4 . S which provides for 7,500 square foot lots . EXISTING CONDITIONS: The site slopes from East to West towards the flood plain of Fenno Creek . The slopes range from 12 . 5% in t e westerly portion of the site to 4% in the easterly portion . The vegetation on the site is comprised primarily of brush and a thicket of spindly Ash and Alder trees . As shown on the preliminary plat approximately 1 . 35 acres are situated in the flood plain of Fenno Creel: . S.W. 76th Ave. as it now exists is shown to be vacated as was done in the Renaissance Woods and Gentle Woods subdivisions to the North. Sanitary sewer . Potable water . Storm drainage and various public and private utilities are available to serve the site . DEVELOPMENT PROPOSAL: The proposal is to ilk—di/1'11J a ,?0 acres into 12 single family detached building sites and dedicate acpr:: imately 1 . 25 acres shown as Tract "B" for Greenway to the City cf Tijard . Tint existing right of wa'. : : . . 'W . '._%tri . Ave . is proposed to be vacated and relocated as shown. allowing the area that is next to the flood plain to be more efficientl ' utilized . The future extension of the proposed road can be curved t.: the south and east to connect to the existing S.W. 76th Ave. thereby providing for a better utilization of the ad 1s-:ent len'l Sanitary sewer , Potable water , Storm drainage, public and private utilities will be constructed to serve the site as shown and for future extension as may be applicable. 1 ?he Private drive!, shown as Tract "A" will be owned. operated and maintained as an equal and undivided interest in lots 9 through 12 and shall be subject to • blanket easement ovur. under and across for sanitary sewers. potable water supply. storm drainage. public and private utilities . DENSITY CAI.CULATIONS; Total Cross Acreage __.______._ _ 4 .00 acres Areas to be subtracted from the gross acreage: Flood plain_ ____ __ 1 . 35 acres 'Street area S.W. 76th Ave. ._- ----_---_- __ 0 . S0 scree Private drive area___.______ _ . 08 acres Net ACreale -•---- -_---_-.-- _-- 2 . 07 acres MAUI • Net square footage • 2 .07 acres x 43560 • 90 , 169. 20 sq . ft . 90 , 169. 20 / 7500 sq . ft . per lot - 12 . 02 lots . NO DENSITY TRANSFER IS RkOULSTL'I). :14- _ 1- .141'44111,11 i , . • ‘.1 \\ --- . .2. . : .... 1 ( • -..,. ... a__ _ _______ • _-_-__ .. MI 41 1 4.4 L__ ___ -_-. •\ , _ _ _ ._______' ..____L___ s T R I c T • I T T 1 r �1r.._.--..__ - s.!. eel i . --_�_�.._--- L _ � (,, _ . __� 1 . 1 KINTON \ 1 K 614 .. . 1,•'� lai In 7=-7- ---j Li' :11-1 A ; ? .... \\\ t% 1--4 .11-LW— I 1 - " _ _../ ___ . i TRE s1. ? -- - w . , , ____)i Tr ,-- -- V . . I J vi '11sw - LATN aiiili 11111011 � Ell. � 11111 ■111111 liii : --1✓ (-IT': or TIOARD Waahin(Jton, County NOTICR Or FINA1. ORDRti - 11T PLANNING °omisSIOn con,uuning cae. Nuabar(•; s!QJIL QQQ2/PDA 91-9Q 2/1QM 91-QOQz_- --_--_-- Mama ' f Owner t kB4111i_._lit?fMAL -_-- rtes,. „t Appl(cant, Renaissance Ness. Lui, _----__�_-- AA,ir.a. I3 811_64.0.411,201. ' tt y Waft.Lin& State QR- Zip Mate 4 .•. ' r,..partyi South of AliDlllPcil_l tt._out__21..Aah1f2ill Oahe Taw Maw ..,. 144 Na(•) . t . 221 1204.._ AA lots 400 i 1RQ N..;,•«*t , c euu.st_ QI 11 12111 Chane aaoroyal Iver A-�.6 1222142q1.121, i.R_i(nit AflllLSdt.g4 (2,41 1JsalQentlal. 4,5 nitslaat9. i PD.stl_.ss id 1 Iitgx 1.]N(t L 1s 1. _7 mala]tnt I 1 i i PD. 1 All lsltllt h21 _ 1-. lIL I�7j A�. Y 1 s!.nin1 Val 1� UtittS).1v1$i,vn Prillllo.int& (Cv*Sc , , ,• • •1 , 1?1an SVI&QYal tV 4/1t.iilit....tomualaiatieLlf 4 matt. (xt dt9n_il�tu>s tato 4 ffillc .2�4 R. .t . T�'7 addlc,iva ._kst _s.3ctic tion u - 1�s Ja &i,RAq axiiPf2an_JPMVai_^,K 1.__ kh1._._.LI . j tial. alai acre. M2.1dlntial.....�_.sa Wiggin t t,'nt Approval a• roquasted . AL Approval with conditions Denial 7. 11211.0.21 Notice was publiahad in the newspaper, posted at City Rall, and a ilad tot j The applicant and owner(s) I Owners of record within the required distance __j The affected Neighborhood Planning Organisation E Affected governmental agencies R. V nnal_22cialoni. TNR DR!'I S I ON SHALL Rs rum'. tN1 $axch_ 17. 1111 UIILRR• AN APPRAI. 1$ PILED. The adopted findings of foot, decision, and Rt •teaent of conditions can be obtained from the Planning Department, Tigard City Nall, 131211 X11 Rall, P.O. toe 23397, Tigard, Oregon 97' 23. 9. l.l. Any party to the decision may appeal this decision in accordance with 14. 12 190(2) and Bortion 18.32.370 which provides that a written a(•p.al may be filed within In days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee ($3111.00) and transcript costs, (varies up to • maximum of $ROO.00) . The deadline for filing of an appal I. 1: 10 pea. March 27. 1111 10. Riil0,1Qnti If you have any greet i.,ns, pleas. call the City of Tigard Planning Department, 619 4111 CITY OF TIGARD PLANNING 000III8SION FINAL ORDER NO. o1-06 PC A FINAL ORDER INCLUDING YINl)1NGS AND ta)WCLJBIGIIB WHIM APPROVES AN APPt.ICATIOW POP A IONS ("HANOI TO ADD TRI PP OVERLAY LOWE (100 91-0002) , SUBD I V I.:IOW PRELIMINARY PLAT APPROVAL, ($U8 91-0002) , AND PLANNED DBVeLOPKINT OONCIPTUAL PLAIT APPROVAL (PDR 91-0002) REQUESTED BY RINATBBAIICI W$il8 INC. The Tigard Planning Commission has reviewed the above application at • public hwaringe on March S, 1991 . The r.-sielission has based its decision on the facts, findings, and conclusions noted below. I . SUMMARY OF THE RPQIIRBT (•ABB I RINA I RSANI'x WN K )R 11 Subdivision 808 91 002 lone Change LON 91 -002 Planned Deveiafinent Review PDR 91-0002 RI'MMARY t The applicant requests' 1. tone change approval to add the Pt) (Planned Development I overlay sone to the 4.0 acre site in addition t „ t tw existing R--4.5 and R-7 'toning. 2. Subdivision preliminary plat/Planned Development conceptual plan approval to divide approximately 4 acres into 12 lots ranging in size between approximately 1,580 and A,R40 square feet. In addition, the applicant proposes to d.dicata approximately 1.31 acres of the site to the City of Tigard for greenway/open space purposes, APPLICANT: Renaissance Homes, Inc. (Randy Sebastian) 1098 8W 8th Street West Linn, OR 97068 AGBNTt Narrta-McMonagle engineering ($1.11 Morton 1s) 12655 SW Nall Blvd. Tigard, 00 97223-6287 (*molt .lohn Loewer 15725 NN 83rd Avenue Tigard, OR 97224 iv1MPREHINSIVI PLAN DESIGNATION' I . Density Residential (western 1/2 of sits) Mardi um Density Residential (eastern t/2 . f •Its) BONING DIBIONATIONI R 4 ,, Ipeaidentlal , 4.R units/acre) - western 1/2 of site R / 040.01410111 101) , I units/•c7•) - eastern 1/2 of site LOCATIOMI South of the newly developed Renaissance Moods subdivision, east of SW 79th Avenue, and north of SM 76th Avenue (W( YN 281 12CA, Tax Lot 600 and 700) APPLICABLI LAM: Community Development Cods Chapters 18.32, 14.40, 18 52, 18.00, 18.92, 18. 108, 18.130, 18. 160, 16. 164 and Comprehensive Plan Policies 2. 1.1, 3.2.1, 3.2.5, 3.4.2, 3.3.3, 4 1 I . 7.3. 1, 7.4.4, 8. 1. 1, and 8.1.3. STAFF MOOT SUB91-•0002 - R/MAIUAML7 W0008 II PA11t ( I I . I I KD I NNGS ANOIJT SITS ANI) SURROUNDINGS A. titiLitlicArtskJellat Doth Tax Lot GOO a..d 70(1 contain 1 .60 acres. The existing right -of-way of 1W /6th Avenue that separator the parcels oontains approximately 0.24 acres. The total site therefore is 4 acres in *Ise The site is rectangulai in shape extending approximately 700 feet ergot -west by 26S feet. north-south. U.La_iOCAtiQnt The site is located immedist.ty south of the Ite.taIe.an••. Moodro I subdivision. The SO foot wide undeveloped right -of-way ..f SM )6th *J.nu. extends through the middle of this site. The site is between two developed scratches of RM 16th avenue The northern segment in Ren*iasanc. Woods I is a fully _l.velnped local street . The southern segment Is a coetbiration of pavement 1n poor condition and gravel . The southern segment does not extend all the way to the ait.'a southern txmundary, twit instead terminate. in , he driveway to the residence to the *rad h. The site is approximat.l l 1100 feet north of SW Durham Road. c. ialsLinu 4000 athi AtrsialuiSt The site la presently undeveloped. Tree cover consisting of a mixture of evergreen and deciduous species is found throughout the site. The eastern portion of the site includes • substantial area within the 100 year floodplain of Ianno Creek. D. TQ tachy_.enii_-1 railleas r The site slopes from west to east towards Fenno Creek. Slopes ranee from 12.3 percent in the western portion of the site to 4 percent in the eastern portion. Approximately 1.36 acres are situated In the 100 year floodplain of Ianno Creek. ■. ettu411ngiltsl_1Aid_uUJ t The R•raissance Woods I subdivision to the north is currently undergoing development as • single family residential subdivision. Parcels to the south and west of this alto sift, include single family residences although these parcels are on larger lots that may be redivided in the future. Tax Lot 100 to the south of this site on the east side of SM 76th Avenue is currently vacant. I. flan des lan*UQ11_iindiQnlnQt The site Is equally split between the R-7 (Residential 7 unite/acre! r.'ne and the Medium Density Residential plan designation on the eastern half of the site and the R-4.5 (Residential 4.5 units/Sore) and l.rw It.nslty Residential plan designation on the western half of the si►a The plan and toning boundary follow the r orrent right-of-way of SW /6th Avant.. The boundaries follow 76th Avenue for sone direction north and so," h of this site. Properties to the eat of the subject site are designated for Medium Density Residential use and are linnet! R-12 (Re.l.tential 1) units/acre). A. I) vnl,Itnent pQDOsalt rm. is to subdivide 4.00 acres into 12 detached single-family h'4"0 t, i ,t i n.t sites and to dedicate approx l teat s l y 1 13 acres to the City ren 1,tr ri n i RU D91-0002 R=IIAI SSANCS MOODS it PROS 2 of Tigard for open apace and grewnway pury ass. The area proposed to be dedicated is shorn as T act. a on the preli • Lnary plat. The subdivision plan, as propoaed, would require that the existing right- of-way of SW 76th Avenue on this site be vacated and relocated further west au shown on the plat . The applicant rtatos that this will allow the area that is next to the flood plain to be sore efficiently utilised and to ale, allow for future c:ev clopmsnt of a portion of Tax Lot 100 to the south. ►+ ruDllq.Jsr_Yice and 0111141w An eight- inch asnttaty sewer will be extended t ' cwgh the site as shown on the preliminary plat free Renaissance Woods I . storm drainage would be rot lect.sd by a network of storm severs within the ptcpoeed public and private roads, and would be discharged into the Tann° Crook flood plain just east of Lots 10 and 11. Public, water and other utilities wn,ld also be extended to the situ from Renaissance Woods I . I . 'taint, and SWUM' tIw 16th Avenue through the site is proposed to be a 34 fort wide local street. within a fifty foot right cif-way. The proposed street would contain sidewalks on both sides, curbs, and other typical public street improvement* A cul-de-sac bulb would extend to the west off of SW lith avecuce to serve proposed lots 1-6. A 24-foot wide private drive would eat sera eastward to provide somas to lots 9, 10, 11, and 12. The private drive would include 24 feet of pavement, a sidewalk on one side and would oe located within a 30-foot wide &cows tract that will be canned, operated sod maintained es an equal and undivided intertest In the lots . III. Alii.I rA R 1.1 '' 'nt. STANDARDS A. co anjti..y,LQ nt dole 1. Chapter 111.12 authorise* the Planning c ommieeion to approves changoe to the coning of a proper•y upon • finding that the regunsted change is consistent with appllcahlw ('n prehensive Ilan policies The chapter also provides prc.rodur.1 requirements for the review of quasi-judicial lend nes and development applications. 2. Chapter 18.50 contains standards for the R-4.6 sone. A single family detached residential unit 1s a permitted use in the sone Lots in the sone must comply with the following dimensional requirements. Minimum lot else 7,600 'guars feet Average minimum lot width d0 fest Front setback 20 foot Interior side setback S foot Corner yard setback 1` feet Garage setback 30 feet Rear setback 1$ feet Maximum building height 30 feet ��6►T f*NIRS - SU$91-0002 - RIMAISSAMOS MOODS II v1rDs i 1. Chapter 18.52 contains standards for the R-7 aone . A single-family detached residential use I. • permitted use in the sone. Lots in the sons must mom ly with the following dimensional requirmwent•t Minimum lot sista 3,000 square feet Average ■ini•taa lot width 51 feet Front setback 15 feet Interior side setbi••k 5 feet. Corner yard set hark 10 feet Garage setback 20 feet Rear setback 15 feet Martmum building height 30 feet Chapter 1A.92 contains standards for density. The number r;f dwelling units permitted is based on the net development area, s'trludi ng sensitive land areas and land dedicated for public roads or parks, or for private roadways. To dotersine the number of lots, divide the net developatent area by the minimum lot sive of the sone. An opportunity is provided for a transfer of housing opportunit •es from area', that are dedicated for perk and open apace purpose• to other portions of the development site ehaptoi IA 100 estahltahes landscaping, buffering, and screening at en,tards hetween proposed uses and abutting toning districts. A chapter IA 10H al lown privets streets tr. servo up to sly dwelling units •uh}a,•t to pavement width and improvement st andards that vary with the nueber of dwelling units served. Burns round areas are required for private streets in excess of 150 feet in length. 7. chapter 18. 1150 rsqulrss a tree r•msoval permit and contains standards for removal of tress on undeveloped land having a trunk A inch.', more in diameter tour feet above the ground. A permit for tree must comply with is following c,,lteriar a. The true• awe diseased, present a danger to property, or interfere with sultry aervtne or traffic safety, t, The trees have to he removed to construct proposed Iapt .vements or to otherwise utilise the applicant's property in • reasonable manner; c. The tress are not needed to prevent eroslon, (notability, or drainage problems, d. The tress ere not naeded to protect nearby traces au windbreaba or as a desirah i w t•a l ands between shads and open tc,wicei • Th• asst het io character in the areal will no' h* v I a.ia 1 l y edvetawly affected by the tree removalr Lis t NA, vwjetatlon planted by the applLoent, it any, will rep/ace the aesthetic value of tress to be cut. A Chapter IR )60 contains standards for land divisions. It allows ph•seti .tevelopmsnt, provided construction is initiated within eighteen months of the approval and construction of each phase doers not owcwed a 2 yeare. To be approved, • preliminary plat mist '°' t,ly with the following ariteriat a t t mor s t comply with the City'. Comprehensive Pion and the RRPOAT Rrtk91-0002 - RR11AIS/AMCM WOODS II Pace I appilc.abls zoning ordinance and other applicable ordinances and regulations; h The proposed plat name must not be duplicative or otherwise satisfies the provision. of OPS Chapter 911 r . The streets and roade are laid out so as to oonfrore to the plate of subdivisions and sap. of s.a)or partition. already approved for ud)oininq property as to width, general direction and in all other respects unless the City determines It le in the public interest to codify *he street or road pattern . . . 9. Chapter 18. 164 contain standards for streets and tet i 1 tt ies. a. section 18. 164.030(A) requires streets within and al)oinlnq a development to be dedicated and improved based on the classification of the street. A futt.te improvement guarantee mal, he accepted in lieu of impro ement s, among other reasons, if, (1) A partial improvement ;11 not toss ible due to the inability to achieve property (sir'. deeCan •tanda,dal or (9) A partial improvement may create a tea Por t 1 a. safely hazard to motorists or pedestrian. b. Section 15.164.030(8) requires • local .treat t ., have a minimum 30-foot right-of-way and 34-foot paved sera ir,n curbs and sidewalks. o. Section 15.164.0;0(/) requires • reserve strip and barricade at the end of • ' dictated street that oar be extended off- site. rt Section 18.164.030(J) allow partial street improvement -wha,e essential to reasonable development when in oonfor.ity with the nether requirements of these regulation., and when it wi l l he pt actioal to require the improvement of •iwa .ether half when t ►re adjoining property (is) t.vsloped. - . section 15.164.030(M) requires local street grads. fir 17* less. f. rection 15. 164.060 prohibits lot depth from being mare than 2i tire the lot width and requires at least 74 feet of frontage on a street. 0. Section 15.164.070 requires e i dewa l k. .a).�I n l nq all ►neve l residential streets. h. Section 15.164.090 requires sanitary sewer servioe i. Section 15.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. S. hifilliosble ire Plan YQilc1ss• 1. Policy 2.1.1 provides the City wall assure oitisens tet ' 1.4, V an opportunity to be involved in all phases of the pl•-iv' I STAY/ RIPON? - 811191-0009 - RSMAISSAMCI M0006 II 2. Policy 3.2. 1 requires the City to prohibit development within the 100 year floodplain that might result in elevation of the 100 year flood level . 1. Policy '.2.4 requires the dedication of all undeveloped land within the 100 year floodplain plus sufficient open land for greenway purposes specifically identified for recreation in the Plan. The eastern portion of tax lot 600 within the 100 year floodplain of Panna Creak is identified as future greenway on the Comprehensive Plan's Parks, Oreenways, and Open Space Map. 4. Policy 3. 4. 2 require• the protection of flub and wildllt'e habitat along stream corridors by maintaining riparian vegetation, requiring erosion control measures, and by retaining standing trees and natural vegetation to the extent pas alble. S. Policy 3.6.3 requires the dedication of suffictwnt lend within and eviler/ant to the 100 year floodplrin of Fenno Creek and the Tualatin River as greenway as • condition of development approval on properties containing "loodplain tree. A transfer or residential building opportunity fres the floodplain area to the buildable area of the sits is offered as compensation for the dedication R Polls 4.2.1 provides that all development within the Tigard Urban Planning Area shall Damply with applicable federal , state and regional water quality standards. 1 . Policy 7. 1.2 provides the City will require as a oondition of development approval that public water, sewer, and storm drainage will berovided and designed to City standards and requires that new utilities (phone, electivity cable TV) be placed underground. S. Polloy 7. 1. 1 provides the City will coordinate water services with water districts. 9. Policy 7.4.4 requires all new development to be connected to an approved sanitary sewer system. 10. Policy 5. 1. 1 provides the City will plan for • safe and efficient street and roadway system that meets current needs and anticipated future growth and development. 11. Policy $ 1.3 provides the City will require as • precondition of approval thatt a. Development abuts a dedicated street or has other adequate access; b. Street right-of-way shall be dedicated where the street is substandard in width; c. The developer shall commit to construction of the streets, curbs and sidewalks to City standards within the development. d. The developer shall participate in the improvement of existing streets, curbs, and sidewalks to the extent of the development's i•'pact s; s. Street improvement • shall be made and street signs or signals shall be prow I dsA when the development is found to create or intensify a ► rafff, ha,nrd ATIIPP PVP.WT a11P(01 non) PRN;1teaali►'R MoolOR 11 PAO. IV. NPc) & AL IWCT COMMENTS 1 . The City of Tigard Engineering :)epartmaent has reviewed tie proposal and provided the following comments', a. Street , The applicant- is pr-opoaing to extend S.M. 16th Avenue south to the property line. This will require a vacation of the existing platted right -of-way through the site. The earlier alignment of S.M. 76th Avenue to the r.orth was vacated and then relocated for the existing subdivision to the north and this would allow for the logical extension. Vacation of the existing right -of-way will require a separate hearing and approval by the City Council (here►ors, preliminary plat approval should be conditioned upon approval •f the right of- way vacation. Rased on the plana submitted, the applicant has not sh+r m how the connection of n W 76th Avenue will be acoompliahed if the existing right of -way is vacated and approval of the new alignment is acceptable. Therefore, it should be i.guirawl for the applloant to demonstrate that there is • possible cor,naw•t Ion, between the two termini of 76th as proposed on the plat . b. Sanitary sewer servioe, is available from an .xistimq line north of the site; on S.W. 76th and a line that: runs oast of the 76th line within a easement. The applicant ie proposing to extend the line on E.M. 76th and connect all of the lots to this line or tie one that runs east. The applicant should be required to extend the sanitary sower to the southern terminus of I.e. 76th Avenue withic, the proposed subdivision. C. The applicant is proposing to direct the storm drainage tcothe east side of the development and discharge it into an existing lain. . ways Tanno Creek. Therefore it should be required of ti. applicant to show that the existing drainage way is adequate and that down.treaw properties will not be significantly impacted The unified Newer age Agency ham establish.' and the City has agreed to enforce, Resolution ,O-43 Surface Mate. oanag•sent Regulation.. requiring construction of on-site water quality fao! ` tttee or fees in-lieu of their construction. Requiring surface water quality facilities on small sites would result in numerous (acnitise that would becuse a malntenan'-e burden to the City. 'urthereor•, the applicant has not proposed any such on site water quality facility. Regional facilities, funded by fees in lieu of construction of these facilities, would provide the required treatment with la.,, roved reliability and less maintenance Therefore • fee in-lieu of 'he' r construction should be at-ceased. 2. The City of Tigard R t l d t n•j n t v I.I crn has reviewed the proposal and halt commented that a private storm sewer within a private easement shall he provided across the northern boundaries of proposed parcels 1 And 7 allowing the storm drain to oonn.ot to the public stone sewer within wM 76th Avenue. The Tualatin Valley 'ire and Rescue District has reviewed the request and has commented that the applicant's engineers should coordinate fire hydrant locations with the Tigard Water District and the Fire District.. RTA" REPORT 81111191-0002 - RIIIAI*SAMCR WOODS II PADS 7 4. The Tigard Mater District has commented that a 1S foot easement and H Inch ductile iron water main needs to be extended across th•. southern portion of lot. 7 in Renaissance Woods iI The Oregon Division of State Lands has noted that if the proposed ctevetopment will require the removal, fill, or alteration of SO cubic yards or more of material within the banks of the ienno Creek floodplain or adjacent wetland areas, the applicant need to apply for a state removal or fill permit well in advance of construction deadlines. Specific information on the need for permits may be obtained from the Division of State Lands office. 6. Tigard School District 233 has reviewed the proposal and has noted that the proposed development lies within lho attendance areas of Durham tlementary School, Twality Junior Htgt School , and the Tigard Senior High School Tho proposed development is projected to generate the following additional enrollment at those schoolsr 4 students at Durham School 2 students at Twality Junior High; and 1 student at Tigard High School. The Schcxru til st • I. ' notes that school capacities are projected to be exceeded as n result of this proposed development and other rec ntly reviewed and approved developments within those attendance areas. The District notes that core facilities of the schools are insufficient to be able to consider portable classroom additions. Additional school capacity may be provided by other options under consideration by the school district, including' grade level reconfiguration, rescheduled school year, boundary adjustments, double shifting, busing to under-utilised facilities, future bond measures leading to oonstruot><on of now facilities and other school housing options. 7. The Metropolitan Area Communications Commission (cable television) has reviewed the proposal and had requested that the developer install two (2) PVC schedule 40 2-inch conduits at all street crossings for underground cable use. 8. NPO #5 has reviewed the request and has recommended that a fence be required along the southern border of the proposed subdivision to discourage foot traffic onto properties to the south. 9. The Tigard Parks and Recreation bard has commented that pathways along the north property boundary and south through the dealicated grewnway portion of the site should he constructed at the time of development . IC. A letter was reoeived from Phillip and Rally Christenson. owners of the property immediately south of the subject site, requesting that a rola foot tall fence be installed along the southern boundary of the proposed lots abutting their property as well as arouse the south end of SW '6th Avenge The letter is addressed to the Planning Department and le dated February 12, 1991. The letter was attached to the Planning Division staff report and is hereby made part of the record on this application. II . Pat, OTt and the City of Tigard Public Rorke crow have reviewed the proposal and have offered no comments or objection 12. Phillip and Sally Christensen submitted another letter to the Planning Commission dated March 3, 1991. In addition, Mr. Christensen submitted photos illustrating their property as well as the subject site. The pictures and letter are hereby made part of the record on this application. Mr. Christensen provided oral testimony related to potential adverse effects upon Fenno Creek from runoff from the development; with regard to overcrowding of schools; and with regard to the potential impacts rf realignment of SW 76th Avenue upon the Christensen's property. He also -equssted that the Planning Commission require the potent al STAFF RRP0RT - SI)191-0002 - RIMAISSAMCI WoOt`S 1i PA01 9 developer of the subdivision to construct a fence between the subject property and the Christensen'. property. ii. Amy Patton. 1517S SN 76th Avenue submitted a letter to the Planning Dlv!.ton in advance of the hearirp. The letter was distributed to the Commission and is hereby ends pact of the record. 14. Rent Patton, 15175 WO 76th Avenue, provided oral teetiatrony in opposition to the proposal . Concerns expresser' Included school overcrowding, potential toper-to of the proposed development ern wildlife, wetland., and Fenno Creek water quality: and the tepeot of future extension of SCM' 76th Avenue. Kr .. Patton s'i'rs;tt ed • photo of the subject property. I'S. No other oral or written c•crsrraent a have been received. V. -VMI.1lATIOIt Ort ;MUSS? A t;ylowt1111anct.with NSIOWIrr DRyilQW1401. cc The proposal to add the Planned Develo'pm'ent overlay sone to the property is consistent with the approval criteria for • sone change as demonstrated by the following findings wrriah show that the reguast is Consistent with applicable comprehensive Plan policies. community Development (ode chapter 18. 12 procedures for the review of • quasi-judicial land use and development action have been followed in the review of the application. the proposed subdivision is conatatent with the use standards of the R-4.5 and R-7 soning districts because the lots ars intended to be used for single family detached dwelling ,'nits. The lots ars consistent with the average lot width requirement of SO feet applicable to both sones. The average sine of the lots is greater than the 7,500 square feet minimum lot else of the R-4.5 sone, although erase lots are smaller than the R-4.S sono'. minimum siae as Is permitted by the planned development overlay eon• Po transfer of density has been requested from the flrxulylain ar.r to be dedicated. All proposed lots should be able to he built upon In ronforeanee with setback and maximum sire r'overaar standards of the panes without 'rep Ir1nr) vac ,ansa. Although the Planned Development overlay sone wrrrld allow the applicant to request different aetbacke than required by the underlying %ones, no request has hewn %ado for different setback*. Staff, however , rew•.a%raendert that the Planning commission eetabllah the R-7 sathacke for all of the area of lots 7, R, 4, and 17 rather than having different setbacks for different portions of these lots due to the split underlying ironing of these lots. The Onmeles i on agree. t n I•Kruse the recommended spec i a l sethacke for these Iota. 1. Chapter 101 AD is satisfied because the rtwvelrrpme„t appl scat ton has been rev 1 ewed by the Planning O[fsmi ire i on as required, iter ease the proposal is consistent with the applirahle Plan and co•nrwrnity Development Code review criteria as required by the Planned Development approval criteria and as described in this order, and because care has been taken with respect to the site's natural environment. Slightly larger Iota are proposed In steeper areae on the west side of the sits where there aro significant %os'i'ers of mature trees in order that tree removal may be sintelred. In addition, the dedication of the 1.35 acre tract along the river as STAPP K*PoPT - St1R91--01102 ARMs t eixamc'tt terrine II PAM 9 greenway will assure that the area will remain undisturbed and tree removal to this area will be kept to what is necessary for portstbie path and utility tnatallation. 4. The proposed sutrciivtalan compiles with the denalty standards of Chapter 16.92 because the 4.0 acre net developable area of the site (after deducting 0.5 acre for public streets, 0.08 sores for the private street, and 1 . 35 acres for greenway dedication) yields an opportunity for 12 dwelling units on tis 2.07 acre net site under the R-4.5 and 11. 7 zoning de+r.gnatione. Twelve single family residential lots are proposed. The applicant 's submittal Sn^ludes • density caicuiat ir)n s. The buffering and screening matrix contained In Chapter 18. 100 does not apply to the proposal since hounderies between zones un the site separate areas of detached dwelling units. The code therefore does riot authorise the imposition of a condition of approval requiring a fence between the proposed subdivision and the Christensen's property to the rosin. Ho clear arguement hair boon presented why the property owne• on one side of this border should be r equ i red to pay to! a 'snoe wi en the -,cher- property owner is not required t r pay •nyth'qg mince the fence would provide equal screening for single family residences on both itdes of the property boundary. 5. The propused private street is consistent with the private street standards included in Chapter 16. 106 because tract 1 is of an appropriate width . r feet) for the number of dwelliny units to be served (4) and bet p-se rhe plat notes that the tract and street will be jointly owned .,.,,t maintained by the owners of the properties served. N o street section has been provided for the private street. Code Section 1b. 1O$.070 requires that a 24 foot wide paved driving surface, curbs, and • sidewalk be provided for a private street serving more than two dwelling units The applicant shall be required to submit • private street construction plan consistent with these requirements as part of the public improvement plane The private street should be signed for no parking on one side. A sign noting that the drive is private 'hould be pouted at the drive's intersection with SW 76th Avenue The sign shall also note that maintenance of the drive is the resironslhii '.ty of the owners. 6. Chapter 16.150 require• that the number of trees over sin inches in diameter that are removed during the 'nurse of oonstruotion be minimised The proposed development 's public streets, utilities, sndi residences will necessarily require the removal of a slgnifI. ant number of trees. However, the number of trees removed can he ,e nlmlzed through careful study of the site to be a:•ccrwpilshed through phased tree removal. Initial tree removal should be limited to the proposed pull Ic right of-way areas Individual lots, potential driveway locations, and potential building sites will then be easier to see The developer and City staff r'an then identify which trees will need to be removed to construct residences on the lots. The developer shall he required to provide the services of a certified arborist for this analysis. Care should be taken to retain as many mature trees as possible through careful site planning and care during the site development process. Minimising tree removal should he a t• -nef it to the proposed development in both incre■ss9 property vain.a as well as atmosphere. No tree removal or site grading shall he alicrwed to STAFF RIBPOPT - R111491-0002 - RINAISSANCI WOOS II Psalm to occur prior to Planning Division review and approval of • tree removal permit . 7. Tha proposed subdivision complies with Chapter 18. 160 because* a. The proposed subdivision complies with the Comprehensive Plan Kap designation deneity opportunity for the site and with the applicable plan policies, the regulations of the R-4.5 and R-7 zones, and other applicable regulations, is. The proposed name of the subdivision, Renaissance Woods II, is not cruplirativet c. The proposed roads will provide fo, adequate and este access to the sits end adiacsnt parcels, assuming that the exlating right -of-way through the sits is vac ted end the applicant can demonstrate to the City Council through th:eae proceedings how the new alignment of eV 76th avenue through the site can be connected to the existing alignment of the developed street to the south. The proposed realignment to the south wog'.I appear to ptov'de a better development opportunity for the parcel to the south, although the realignment of the right--of--way is An Issue that must bs deeded by the city (ounc i l through venation proceedings. Approval of the present application is coo.7l t l ones upon right--of-way vacat ton approval betn4 granted prior to •wording of the final plat . •. The proposed subdivision onsrpl las with chapter cA 11.4 bevauear a. The preliminary plat proposers. adequate dedication of right-of-way for Se 76th Avenue and the viol de sec to extend to the west and also pr oposea impr ovesient a of these streets to full City standards b. The proposed roadway pre! t.inery assigns ass consistent with City of Tigard public roadway standards A reserve st s ip shall be created at the wonthsrn end of NW Tfsth Avenue, a barricade shall be InstAlled, and a reign shall he posted noting that the road is Intended to he ext ended to the future as further development ****curs. c. The proposed lots are coneistent with ('ods standards for maximum lot depth-to-width ratio, frontage on p*b' I ' •t roma, and other lot dimensional standards. O. clian4!Aitti Gc*p •heduly, fis&1 !hit! The subdivi.1on is consistent with Policy 1 . 1 1 beoruse notice of the application and the public hearing on this Item was provided to the neighborhood planning ovganlrat ion and to owners of property in the vicinity of the site. The site haw been posted with a sign noting that a development application on this site Is pending Public testimony ragarrtlog the proposal was received end duly considered at the i ar l nn ;r March 3, 1991 hearing. Policies 3.2.1, 3.2.4, 3.4.2, 3.5.3 and J.S.• are satisfied because the preliminary subdivision plat places the area of the original parcels that are within the 100 year floodplain of Panne Creek within the tract to be dedicated for greenway purpooee ReeervatInn of this area in its existing state serves several Plan purprs..ar rrr ulei'oP l R1►891-0001 - RRMAI•d11NC! WOODS 11 PMI 11 permanent p-ohibit ion of development within the floodplain, continued riparian wildlife habitat along Fenn( t', nakr and a continuation of the existing yr•enway to the booth with the potential for possible future pathway ieveloptisent Bike path construction was not required as a condition of subdiviatou approval for either the R'inaiseance Woods I or Gentlewo • subdivisions to the n :-th .,f the subject property because it was not clear on which side of the vanno creek floodpleln • path should be constructed due to the 1 tasted width of the woster n section o: the floodplain to the north. Construot!on of a bicycle/pedeiarian path should be deferred until such time an the Parks Board and staff determine a preferred location for the path within the Fenno ^reek floodplain in this area, despite the Parka Board's recornsendaton that the path be constructed at this time A path in this beat lor. would not connect to any other path eegt+ent s except the paved pat nway ' hat extend,. eastward from HM 76th %venue on the southern edge of Ren►:ssanee Woods I. In rddlcion, it would be a substantial burden upon t;!., subdIvision's developer to have to construct a path In aidItlon to dsol-.ting the amount of land to he dedicated if the path will not add "alto, to the subdivislon'a lots if it is only marginally useful. 3. In order to comply with Policy 4.2.1, a condition is warranted to require the City to develop an erosion control plan ensuring compliance with erosion control standards for the ?t•tattn River Basin, as part of the grading permit application. 4. ''his subdivision proposal complies with P llicy 7. 1.2, 7.3. 1, end 7.4.4 because the applicant dill extend public sewer and water systema to this site at.d will provide for underground ins. allation of phone, electricity, and cable television lines. All necessary public utilities are available at the site's border and can be extended through the site. Service providing agencies have not commented that capacity deficiencies exist that would prevent t►•e extension of service to the subdivision. S. The subdivision proposal complies with Policy 8.1. 1 and 8. 1 . 3 because the proposed improvements to the public streets within the proposed subdivision will be developed consistent with City of Tigard standards. It will be necessary for the City Council to act. on • request for vacation of the existing right-of-way of IN 76th Avenue across the site before the pat may be recorded. It will be necessary for a naw subdivision application to be f 1 ►tali and reviewed for these parcels if the right-of-way is not vacated as 1nd:oated. VI. CONCLUSION .he Planning Commission concludes that the proposed Subdivision/Planned Development and lone change to add the PD overlay is consistent with City of Tigard Comprehensive Plan and Community Development Code standards for these types of applications. the Planning Commission hereby approve the placement of the PD (Planned Development) overlay sone on tax lots 6n0 and 700 of NCTN 411 12CA. The Planning Commission hereby approves the preliminary subdivision plat/conceptual planned development plan subject to the following conditions, UNLESS O'IHRRNIIII NOTED, ALL CONDITIONS SHALL SO BATISPIRD AND CONPI.ETION OP PUBLIC INPROVINIINTS FINANCIALLY AIIURRD PRIOR TO RECORDING THE FINAL PLAT NITN STAFF REPORT - 1U191-0007 - RINAIIIANCI WOODS II PAGE 12 NAAH I N(1TON (YNliWTY . iTAFY i N,W.TA('T h.)H AL1 ('OND 1 T lON8 OF APPROVAL 15 c'HR I a 1010115 0W THS ENOIN*YfcINO (11vIt lc:?t (1 Iv 4171, MIT 1181 ITAIL18B (YT1tERtflA2 *vr*n. The final plat avail '.►e limited to creation of no more than twelve ( 11) lots. All lots 'flail be 'Ally dimensioned on the final plat . Rasssrents nhw11 be recorded as proposed by the preliminary plat . All land below the 1l1 .5 elevation shell he dedicated to the city of Tigard for gr.et ay 2 Two (.1) rota of detailed public improvement plans and profile ronstruct.Lon growing• shall be submitted for preliminary review to ( '►s itnylnesring ;topa;t taent . Seven (7) sets of approved drawings and one ( 1 ) itemised onstruct ion cost: sat !mats, all prepared by a ProfeasIonal Ingtneer, shall be submitted for final review and Approval . MOM those piano ate In 14illi1•ic`l` to any drawings required by the Building Division and should only include sheet ■ vols./ant to public improvements. 3. Aui lding permits will not be issued and construction of proposed public improvements shall not commence until after the tnylneering Department has reviewed and approved the public improvement plans and a street opening permit ver construction compliance agreement has been excw•ut.d. A 10(1 percent performance assurance or letter r f commitment , a isveloper engineer agreement, the payment of a permit fee sod a /sign tnstallat inn/streetlight fee are regnited. 4. construction drawings shall not be approved, p.•natructton of public improvements shall not begirt, and there shall be no removal of existing trees until the City Council has approved the vacation of t e.misting right-of-way of S.M. 76th Avenue within the proposed n. S. Tull width street improvement ° ' ., the internal streets! including traffic control devices, mailbox cloa+ »t s, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm dtalnage, streetlights, and undergroun+l utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. 6. A 24 foot wide paved driving surface, curbs, and a. sidewalk l be plan provided for the private street. A private consistent with these requirements shall be submitted as part of the public improvement plans. 1. A one (1' ) foot reserve strip granted to the "City of Tigard' shall be provided at the southern terminus of the proposed s.w. 76th Avenue extension. n. Driveway cuts shall not be permitted within thirty feet of Interseoting right-of-way lines nor within five feet of property lines. 9. Sanitary sewer and storm drainage details shall be provided ae part of the public improvement plans. Calculations and a topogr•phlr• mop of the storm drainage basin shall be provided as • supplement to the public improvement plans. Calculations shall be based on full development •.f the serviceable area. The location and capacity of existing, proposed. and future lines shall be addressed. 10. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageway without significantly impacting properties downstream. 11 . The applicant shall, prior to recording of the plat, pay the fee in-lieu of water quality facilities. IITArt RSPORT - SUS91-0001 - RINAISSANCS WOODS 11 *haul 13 1/. A maintenance and *Cream ay- semont shall be executed and rex orded on City standard forms for all at..rm drain outfalls. The agreement shall be referenced on and become part ,.f all applicable parcel deeds. The agreement shall be appr..vwd by the Rngineering Department prior to recording. 11. street centerline monumentation shall ba provided as follows: a) Centerline Monumentation 1) In accordance with Oregon Revised Atatutes 92.060, subsection (2) , the centerline of all at r set and roadway rights-of-way shall he ratmuma.it ed before the City accepts a street improvement 2) The following centerline m<:-...mer.t a Nh..l l he sett A) All centerline-centerline intersection points. B) All cul-de-sac center points. C) Curve points, beginning and ending points (PC's and PT's) . b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points and cul-de-sac center points. 2) The tope of all monument boxes shall be set to finished pavement grade. 14 A grading plan shall be submitted showing the existing and proposed contours. In addition, the applicant shall include a typioal finished floor elevation for each lot. This shall include elevations at 4 different corners of the floor plan which are tied to the top of curb elevations, as shown in the public improvement plans. i' An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to *Ironton Control Plans - Technical Guidance Handbook, November 1969.' 16. The applicant shall make an appointment for a pre-construction meeting with the City of Tigard Ingineering Department after approval of the plans but prior to starting any work on the site. The applicant, applicant's engineer and contractor shall be required to attend this meeting prior to receiving the approved plane/permits. 7. The applicant shall submit with the public improvement plans a proposal that demonstrates a logical connection between the two proposed terminus' of S.W. 76th Avenue which mets local street standards and building set back requirements for all existing structures. 1N. Private storm drains should be provided for lots 1 and 2. A joint acmes and maintenance agreement should be recorded for all private storm drains. NM?? CONTACT: Brad Roast, Building Division (639-4171) . 19. Any tree removal or grading on this property must be approved by the Planning Division through approval of • tree removal permit and approval of the grading plan. Trees over six inches in diameter shall be removed only AS necessary to construct streets, utilities, and residences. Tree .1TArr At<l`4rfT - BU191-0002 - R*NAIBIIAMCR 1100011 II PADS 14 • removal permits will . necessary for two st agear pe.i.mCs street area prsparati n and lot preparation. The applicant shall provide .or an arborist to review the plans for grading and tree protection. The arborist or the Planning Division may pr.scrlOe protective measures for trees to be retained on the site. Areas nut covered by structures or impervious surface. •hall be revegetat.ed as soon as possible otter completion of eroding. A oopy of the tree removal permit and approved grading plan shell be available on-site during all tree removal and grading ,r•tivitire. STAFF CONTACT' Jerry Offer, Planning Division (619-- 4171 ) 10. Miesii um building setbacks on l.,t.s 1 through 6 shall be as follows' front yard 20 feet corner yard -15 fest garage - 20 feet aide yard -9 feet rear yard - 13 feet Setbacks for lots 7 through 12 shall be the mase, excerpt_ tlast a minimum IS foot front yard setback and 10 foot side yard setback wl11 he required. Front and corner yard setbacks shall apply to lot frontage. .butting the proposed private street. fTAFI COMTACTi Jerry Offer-. Planning I►ivison (639-4111 ) . 21 . The private street shall be signed for no parking on ,:two slda A sign noting that the drive is private shall be p>aLerd at th. A► ive.• intersection with AN 76th Avenue. The sign shall slum note that maintenance of the drive is the responsibility of the owners. P'TA/P CONTACT' .*erry Offer, Planning Division (639-4171) . 22. A 10 foot wide utility *seafront shall be provided along the southern lot line of lot 7. An A-inch ductile iron water main shall be installed within the easement. contact, Tigard Water District. SUBDIVI/ILMI APPIAOVAL SMALL SR VALID ORLI IF TAR F1MAI Pt.1►r TA R1gOND1D MINIM •I GMTSRM MONTHS OF TWO SFVICT I VS RATS OS TF1 I/ DSC I S I om It is further ordered that the applicant be notified of t h. entry ,.f this ,„Aar. PAllIDt This / _ day of March, 1991, by the Planning (NImmlalon I t r,., t it y ,f Tigard. Do44 Moen, Preslt Tigard Planning Commission Ht\ferry\•ub91-02 STAFF RRPORT Sils91-0002 RIMAISSAJSCI MOODS II PM IS SUB 91-0002 PDR 91-0002 LOEWER/RENTALS. HOMES S. OF RENAI. WOODS E. 3 OF 3 ASH. OAKS 2S1 12CA, 600 & 700 t \ „ , I ,,, ,. 11'0. t i I • • • .' . orl •I'' ' iiktOr ..47 ° , ` di' ! \ ,,, • .• r S 7 . 4 If be • . + t"e e « ' _ .- — �•• , . \ t► lks 1210 IL 3 O � '. pew( _._._ ._.._ _.._ _._. ._._ S.W. AS H FO R D ST. _... - � i N ` ,• ..A v� .1I { � � � ice \ Nc. N / .. , ' • - _Ad" r_ -.. _.._ r- - --- --- - - - - - - - --- — - — -- - - -It I ..„...••••• • ••••••••• _ - - . f 4• I I I r I `"-� I SITE ....--.4"/ I I I ( 1 1 -1 I 1 _ s• arm,tt• -' ti chifit RENAISSANCE I I I I WOODS I , �`�•' 7 8 1 9 1 0 / --- /4 � 2 3 I 4 I 5 I 6 I • I I I I I 20' Pfo. as SAN. : / 1 > M' . 1 1 I '� I I I ' .� I I -STORM E. / ;r , ,I �..6 F I I I ,� ' ' I I I.E. 123.77 IN r I - ---- +-- -- — — - --- -- - - -4- -f 1 .� — — �� '� SIM —� VICINITY MAP 1 • __ -- --• ---- -- -- - -- r- — — -- —- --- _.. __ ^— \ — — -- — r -+•� ' I r— Pr 1 1 sr , ,�.., .L r or 1 ITPw� ( T140'\ _ P1c-� A. E: , i P. �, , I I I I ,.� 'sw�err I 1 1 / DEVELOPMENT STATEMENT t • )p I T/L 3700 / I I 1 F ' • " `�. 12 I 8330 S 1 ALL WORK WILL RE DONE IN CONFORMANCE W'TH THE CITY OF TIGARD + •. • ,« 2S- 1 — 12CA 1 !a'' � k I �� I ; ^ RIP-RAP ;TANUARDS AND THF VARIOUS JTILITr AND SERVICE DISTRICTS. ?? I 7e�0 .F. ``i t t o' o'' OISCIiARGE PAD -.'' , 3 n �•1' t t 1 p 2 TRACT 'A" PRIVATE DRIVE WILL BE OWNED, OPERATED AND MAINTAINED ' Ili . C i• ;c••1 ,FIhil �! 1„,,,.,,a„�, A i - i' _ t� AS AN cOUAI AND .JNUI ✓IDED INTEREST OF LOTS 9 THRU 1? AS SHOWN. I10' STOMA T/ 0 ,� R� i ' S TRACT "A" PRIVATE DRIVE SHA;L BE SUBJECT TO AN EASEMENT FOR �� \ t2• 1 k ' ,.ANITARY SEWER, STORM DRAINAGE, POTABLE WATER SUPPLY, PUBLIC 1• • • t ! I AND PRIVATE UTILITIES OVER, UNDER AND ACROSS IT'S ENTIRETY . I Ile I 7440 S.F. / I ��� , I iZ4• _ n 4 `I W. 76Th AVE., EXISTING IS PROPOSED TO BE VACATED. THE ALIGNMENT • '" • �, — __ __ — — __ _ _ __ __ __ _ _ _ — __ _. _ _ i + • �� / 83�J0 :F.1 ! a OF S.W 76Th AVE. .N RENAISSANCE WOODS WAS POSITIONED 50 THAT ,� �. - I � --II �• _ �� . / � ...1._ 1�• � / THE F .KTENTION THEREOF WOOL U AL1 VW BE'T?ER USE OF THk SUBJECT I IM t T 100 ', FLOOD PROPERTY OUE TO THE LUCAT ON OF TM, f l OOD PLAIN IN THE EXISTING f I 0-131.• 76Th AVE. AS SHOWN. ,,.M. I Q, i I „gyp I w / ' IN I • ' CI: l •' 0 5 ALL : OT5 WILL BE SUBJECT TO AN 8.00 FOOT WIDE EASEMENT AL ONG ' i THE FRONT AND REAR L LINES FOR SANITARY SE WEk, STORM DRAINAGE, •r • T/L 3800 , �� �; ° ' ' ••• , POTABLE. WATER AND PRIVATE 'JlLIT:ES. I3 I i« h 2S-- 1 — 12CA ` , , 1�, I 1 /10ANOON Exr3T. T/L 600 1.,35 Ac. � � I IL i 1 8 I a' WATER LII TRACT �' Ille W 2S— 1 -- 12CA «� I e?0 sI I 'i GREATIGARD LEGEND: I5 ( h � s.w. 7srn �wc. m � — — + MIO S.F. I X cc 7 I I I VACATED ACROSS PROJECT WAIF.R PIPE t 5f-W�k PIPE — • -- -- I q I \ 0 i it _ s ---� _ E CONNECT TO EIdOT. FAI ' I��l� � ',; ; I� M , . .,, , , II __ _ __ — ____ _ - --- -- — -- — -- __ .� __ _. .—. �� •• r !eV .. el•w -- I i' WATER LMS 1 ( 1RM P E'� - 10' E3MT.- ' J• • __ rRI ! t1 I RENAISSANCE WOODS No.2 • a �• ! I I T/L 200 I ' T/L 100 PRLLIMINARY PLAT ' ' ' I Li- 2s- 1 - 12cD I<I 2s- 1 12co L 2000 W i , .' ' • I > 3F A PLANNED DEVELOHMLN I 2S- 1 — 12CD I Ib I OT •1 Z t- 0I I , .•1•• •, . DEVELOPER: IN LOTS 17 AND 18 OF DURHAM ACRES SITUATED IN THE ' '�' i Er I••' -- -- -- — — __ •.. �•: ••• W .. RENAISSANCE HOMES INC. S.W. 1 /4 OF SECTION 12, TOWNSHIP 2—SOUTH, RANGE lor, I N. c l y~' 2098 S.W. 8TH ST. 1 -WEST, W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON. T/L 1800 2S- 1 — 12CD WEST UNN OREGON 97068Ir. —_ _ ___. _ ___ __ __ _ _JJ 3 I PHONE: 1 -657-5739 COMPREHENSIVE PLAN AND ZONING DESIGNATIONS. ,^aI I I I R�� ^�ivi AC R F LOT 17, TAX LOT 600: MEDIUM DENSITY: R-7 = 5000 SQ.FT. i ,, .• OWNER: �, I I I LOT 18, TAX LOT 700: LOW DENSITY: R-4.5 = 1500 SQ.FT. r• - JOHN LOEWER • I I 14725 S.W. 83RD MAP: 2S- 1 - 12CA • , � T/L 1801 TIGARD OREGON 97224 �� I • 2S- 1 -12CD ,� �, • �' I PHONE: 639-6447EXISTING USE: VACANT' • I PROPOSED USE: SINGLE FAMILY DETATCHED HOMES. y *,, a �..,.0 __ _ __ _ — _- -- — - — -- - - - -- -- -- - - -- - - — -- — -- I - - - ENGINEERS-SURVEYORS: AREA: I HARRIS—McMONAGLE T/I 700 = 188 AC. I ASSOCIATES, INC. T/L 600 1 .88 AC. '• I I I 12555 S.W. HALL BLVD. '' ---‘_. TIGARD OREGON 97223--6287 AREA IN S.W. 76Th AVE. 0.24 AC. ' ii• * ' r J� PHONE: 639-3453 I T/L 1700 T/L . '10 ' LESS AREA IN TOTAL AREA 4.00 Al". t 2S- 1 - 12CD T/L 400 ' •' _'' ' I 2S- 1 - 12CD TOTAL DEVELOPABLE ODAREA IN 2.65 AC. •,,� : ,,, 2S 1 12CD I 211--1 - 12CD C:::i I NET AVERAGE DENSITY: 4.53 LOTS \ ACRE ;.` r I I DATE: 1 -9-91 W . , , I .. ,�} r •; .._.. • SCALE: 1'r. 50' • 0 I .:0 it i•t. (I ! ••0.. If. ` I • I., 9 •. .a /' 1a + M/ 01's yt+ ; — e•- IT ..L. ,r PUP." • I II s 8141- i » s -- a.nts, r2S 112CD , l - ' k * � W1 .P 1 I ' . . ` r I z 1 � _lT 1A� TyT I�.KIGM71F' U�l•(g M) ' 4 I , p4v1PM! It716 , ` aw +t ry " 10 r z y /�'j� � ��IVI`r �!l 1??4t .Lt a7111t�1 N /th A . '� ••' A r "�'R" �.qla! Yd+ .. .r•. r.w; r.M r a. .... . .•Nr. Mme► •".r .. . .Y•. •...r •.w_ o..r _.... ..._ .. _a. ...._ •r.+ __ I ._ _ – _. __ _ .. – _- __ – 1 �V� 1 w 11.00418 P i'°. yl «r • 1 of • �, , :Mk•iFMM•+M/► .«".•.••p A it rN•r :v r Lt.ouidti„ •; . • ' – • i . -.ate,. .,�,•�,,.,., ..-..__ _ _.. ill II I II I I 44 „ «s I E fl�AY CAPI • I I 12 13 14 I III I IS IR 90 9I !! 13 5'4 J e 111e 27 2e ,' •. , 1 is i •i , . ' •4.'''',f i . O >• !I t t t '� MONO •I OP «tt it 4 • ;11 I etre „ t n • 1i("' tra S r, .' v • r • • r , r '• MIMMM11w•. - v,,,,.„ ... ... goINIIIIIIIMILMIIIIIIIII~t4miosr.olior. –.....:-_.. ..•.-- :=c=.-mtw,.uR.:::.ss-.�w. r :,r . .:ao .ari. :..... rae �rrri -+rarhses.awuesrak r- : -. e+r,-..r -•-*v , .• . r. ..a , • �., , . , • 4 I • ! , • YII h r ! ,�- 1 r d., _ J It :: 1 \ / .1 ' .__- ___ -_____ __._. - _____-_ _.__- - S.W. ASHFORD ST. 8 1 nip A - .....- ..... ,.... N / 11441 \ /4\ . . -...,. \ SM i A: 4,,r . �� . �I ,SA�CWOODS ' )I l 7I I 2 3 4 I 7 I F l I I I 8 Q O •r •/A • titAS1 .>b \ RIM: 131.116 1 i' I 1 ' 1 I I ! I L[. 120.57 our �I I +- -- - — + j- 1 I ( .. ..\ I i)tt \ \ LE 120.77 IN I r — Iforr.....lb . 30. 5111. I_ '7 PP ._.,.0 VICINIT ' MAP '_ l': • I \ \‘ I \ \ I'1'17' _ _I I ln• ca^/'1 ./ / ./17 t I SW. ESN1 1 1 '/ DEVELOPMENT STATEMENT : i' IMI T/L 3700 ` \ s , I ' /" �• 1 2 , I ni-x; , 1 ' A . WORK WI-L BE. UJp.f: L)'.1 �PMAt.'7E '�1E_ ., TY OF T.(,A►• 2S-- 1 -- 12C 1 \ \\ �"� 6Sl0 S. `�+ RIP-RAP ' L Ah:' Sr ":E D S R CTS, v Ws, I �' STANDARDS ANC ,HE YARIC,1 T RI CTS.I • I `• 2 1 7060 �S.r. 7Z' 1 I. - >>0' f DISC►IARCE PAD : .•, •.t•• , 3 77 I A - J • --=r „_ _ fl- --- 96, TRACT •A• PRIVATE DRrJE w,l.i- dE OWNED, OPERATED AND MAINTAINED ,� : c.:3 J - F • ^ PMIATE / AS AN EQUAL AND JNC 1 VIDED 'NTEREST OF ,.OTS 9 THRU '2 AS SHOWN If \,T / �' p11NNApE , I 3 TRACT 'A' PRI`JATE DRIVE SHA..L BE SUBJECT TO AN EASEMENT FCR t, I, 02,, R'1z'1 i,,; ;;•1 / I 0 k�� SANITARY SEWER, STORM DRAINAGE. POTAB.E 'RATER SJpP Y, PUB. '� • �' �' i A'/ PRIVATE U''LIT ES OVER, UNDER AND ACROS`' '' S ENT'RETY I . �' ' b 1 / 7440 S.F. I / - 124' / • 4 S A. 16Th AVE., EA,ST:NG, IS PROPOSED TO BE •'ACATEG. THF A.IDNUENT ' F "�'! E RENAISSANCE WOODS WAS POSITIONED S" THAT li, . IN< L - AT 6.. N I OF S.W -6Th A�� . ., s, 1 Ia. THE ExTENTION THEREOF W0:1�0 ALLOW BETTER USE OF T-1t S'-18JECT PROPERT,' 'DUE TO THE .. I AA \ I r • f - IEL�1J FLOOD PLAIN 'S'h AVE AS SHOWN LOCATION Or '►1E c:.JOD PLAIN IN INF EX STING I I 7N0 1 1 I 11 �'' '1� I Ia. 4 1 1 ,''' '' ' 0 5 Ay_ LOTS WILL BE SUBJECT TO AN 8.00 FOO' *IN. 1ASEMEN' ALONG T/L 3800 `� X54 • / ... : • T -F cRON- AND REAR LO' JNES "OR SANITARY S� NEH, STORM DRA�'•AGE, A. ' �' •I 1 POTABLI VAT+ R AN PRIVATE :TIES -;iiip, 4. I3 I ��' \ 1 R'' / I i T L 600 .3s AC. �► illi 2S-- 1 - 12CA ' e I J I I 100' �--� / T TRAC, "Ir ,\ »,� ; :i _ ;,� 2S- 1 -- 12CA GREENWAY LEGEND: 1 -� I S.W. MIN 10 SE TO CITY 0� Tir,AKU _ 5 IIF I / VACATED ACRoss PROJECT WAT E.R PPP — — Iwo S.F. \ I I �' 7 I i g UNITS. 41ri I , ) 1 \ 1 , I I I I !MCec a F ,� SEWER PIPE �- • .-_ — 1 I [-..`\ 11.E r - tloo _i „....- STORM PIF • � - I _ I b - 620,64 I 41 I I e R -tt n - } 320.54' �.� ma •e rx so' t I MUM P __. . RENAISSANCE WOODS No.2 V I - --17 a i• . I ' T/L 200 T,%L 100 PRELIMINARY PLAT .,, , --- T L -� �--J 2S-2S- 1 -- 12CD Lei 2S— 1 — 12 C D /L 2000 > , * I 2S-- 1 - 12CD Q r PLANNED ANNED DEVELOPMENT I "!' '. .•t.• • • .0 , ..I.. DEVELOPER: IN LOTS 17 AND 18 OF DURHAM ACRES SITUATED IN THE lit' a 1 r_ __ _ _ _ _ _i iN, ,i• �.% '. • r :.. RENAISSANCE HOMES INC. S.W. 1/4 OF SECTION 12, TOWNSHIP 2—SOUTH, RANGE ' 2098 S.W. 8TH ST. 1 —WEST, W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON. T/L 1 800 2S- 1 -- 12CD I WEST UNN OREGON 97068 ' I -.. - __ _ _ _ __ _,_ _ � PHONE: 1 -657--5739 II k r-- -- -- -- --- - D lJ �"�,+�1 a I; F-� COMPREHENSIVE PLAN AND ZONING DESIGNATIONS. .,ii e v.) LOT LOT 17, TAX LOT 600: MEDIUM DENSITY: R-7 = 5000 SOFT. ,, I __I JOHN LOEWER LOT 18, TAX LOT 700: LOW DENSITY: R-4.5 = 7500 SQ.FT. T/L 1 801 li ' 14725 S.W. 83RDTIGARD MAP: 2S- 1 - 12CA N. r — I PHONE: 63960N 64477224 EXISTING USE: VACANT 2S-- 1 - 12CD y , t} I 11 PROPOSED USE: SINGLE FAMILY DETATCHED HOMES. A „�..i L __ _ ENGINEERS—SURVEYORS: o . I -- -. . - _- -- . - — — - ---- - - - HARRIS--McMONAGLE AREA: r , T/I 700 = 188 AC. 4' 'J� I ASSOCIATES, INC. 1 .88 AC. T/L 600 = 0 F-----1 » 1 � 12555 S.W. HALL BLVD. r. .-- L S TIGARD OREGON 97223-6287 AREA IN S.W. 76Th AVE. 0.24 AC. /' I ' T/L 300 PHONE: 639-3453 TOTAL AREA 4.00 AC. r T/L 1700 / .1 LESS AREA IN FLOOD PLAIN 1 .35 AC. 2S- 1 -- 12CD T/L 400 TOTAL DEVELOPABLE AREA 2.65 AC. 1-1=2S- 1 - 12CD .J 2S- 1 - 12CD NET AVERAGE DENSITY: 4.53 LOTS \ ACRE I---1 ri ' .. .. • I ., . DATE: 1 -9-91 1 1�4 , , .•I•. 1 {� ' I . •' SCALE: 1'= 50' 1 : 1 ••. 0I... • 0 q IC:\ i r ,1 . '� • , 1 I I I F- ?J - -9.. 19 .4 I V . i It. i i`F.Acr."4- 144. . ,r . —4.._ tr 1$ -.Nit 2 'i• � tl , T� L 1 500 I I I �� — r•. •'�� - - _ ;;'; ,• _ ; _ a 2S- 1 12CD fri• I i fi ;�;. I r _ - 0 r'uR+ 4+c, e^+yr s-1r czAss r AWN&rr copc rrr Law Y:`sk) a, AVM /�C'/6 Nth AvOnith A • -- a ' •"u II . - T 1 t.'T•-i Ally'1 7iC llJ�9141002 '► ' I IJ *L f?4/C P ?I GAMMA[ . 1, +,', 1..• _.. __ — ._ ..� _. - _ - - _. — _—� -. ._ — __ _ J I ..._ _. _. - - .._ . --- -- — _ — — — �. - - - — -� TYPICAL STREET" .'�EC>rlOiN �•1- Pt? N . -t ile. •,l. SVA , 'O , ,.,..,...-...,.w.0A ,..,.�, .,s*,r- learimpt fin"!CC • rh" .-_ ,. p•m . 01 I' IIS ! 1 1 1 I I i II 11111 L 1111111111 I I .1 (1 11' .r/IAF` . rya .O••.1s • + 10 I I 18 3 i4 1I 17 IA 19 ?O 2' 22 23 74 7'S ?A 2 ' 7A 29 1 • ii i . ' s'.. ,",i''' V '" VIMMIIMINXIN0A f'T'ii1''1 + at A • : • . I11 • • 1. �� v � 't "w , ' - - rrOpti...r•.. -- - - - - -- -•- -' - -.:F..-=.4.-,.Y -# n•a•.-- •tair&r.scre .,—mat_+v,-- _ _R r ,......44.,004.,400,410411110040.& ^" .1 II_.d+g1r , t. �M N ' }' N.' 2 . � •'\ fk, ,s e" 4',o' 4 , ♦.� w41 , . ,4 4 `�t y� r� { ,ti' " ► r r1• ' S ' • :�1' ��" i l+�, ► 1r'3 •, r �' ! ,5: .,.,�/ "••, f.Y Ad,"1 Y • .`. ' 1 !tib. l G • . ''' M , 1 `CC``r�. rr: 'rf' fir G1. r ��i, f . / , 1, r, • • ,i. 4 , _ 47- . '4".."7"....7"."..."""171r7".."."....". ""'""."'W"'""*"""4""Illi.".°""*".".".".1.1".".."1"....."."." .4 ' , • • • • EFVt'NON / II EP TATAON GONQRGO. (MCI Wm& I THE 1mpL.EI-IFMA rl aN oft T►ESF• ESC PLANS AND ME CONSTRIC TICW, MAINTENANCE !REPLACEMENT, ANO Llr" GRAD/NCI OF THESE ESC FACILITIES is me REEF NSIBIL/Tl' OF f E C_•GArrRACTOR UNTIL ALL PiLIC lUGIaKS CoNSIRWTION IS COMPLETE730 Alm APPROVED, me (.404ER UMLL A.9S1//''E • Imo' SIDIL I rr SUBSEQUENT ro THE PUBLIC WORKS CONS TRIC TION I 2. PRl 1ECT Lim/Ts 911AGIL,N ON NIS FLAN 54441 BE aEAPL r FLAGGED IN rHE FIELD PRIOR TO CONST'I@AC7k'tL ,9L,RING THE CONSTRUCTION PERF M7 DISTURBANCE ,POND r t FLAGGED LIMITS SHALL BE �' PERMITTED. THE FL.A&31NQ 9A'L4LI. ft PIA/NM/NM BY TI•IE CONTRACTOR FOIR rF! AURA t ION Of CoNb r1 4A' TfOn1 I - __ `. 3. Ti,E ESC rA:'IL/TlfS 5$4001 ON NIS PLAN tit BE CCWSTIRZ TEE) (N •'t '- • - • ...MP . • coasI.UNCr/c:1W wir),4 ALL CLEARING ANL) GRADING ACTIVITIES, AN) IN _ ( Arm MANNER AS ro INSURE 744r sEDIt"IENT LA1 t N WI DOES wor I E1VT� THE DRA/1440 91'!!TEM (7R VIOCA1L° APDL/C.4SLE 11 ATEF' 9TAMDAJ?D'J� --- �-.� -_ .-_ _ _I - \ / 4. r�lr ESG FA('ILtTIp raluv av THIS PLAN AIeE r M/N/1"R/M I X1N�7`ENt'! FROM? ANTICIPATED SITE CONDIT/0NA DU INCr rue CONSTRUCT/GW PERIOD, M ` `.•• REN Al SAN CE WOOD I < I II rhe, ESC FACILITIES AE ua D AS NEEDED (1I�_�cPEcrED I I I l I � J EVFNT9 AIS TO ENSURE TN.4 t ' 11"EN r LADEN WA rgR UOES Nor LEAVE I I I ' r 7 8 me 5/TE I I 10 1 ' I I I I Cl( I s Tile ESC FACILITIES SHALL BE /ITEC TFL) UAIL r B y TIE G<.IIT7 MAC TOR ANL' co�ET. Sur PA/ . • I I MAINTAINED AS NECESSARY ro Ptd T1'EIF� CONTINUED FUNCTIONING. • I , � . I vow KAF4. 3- a • - swr. 5 l (I;411.041 I / ME ON MAINTAINEDA MINIMUM OF ONCE A I� >NTN UR WITHIN THE 40 PI S OWMK3 A 5T A 1 1 f . 4 '-- ___ I 1 ORI"I EVENT. \ ,m-` •' �' ' fi a l t CA TCi 1 LaA.'!/M'S '�f,<4(1 BE KEPT (LEAN OF ACCW'RIL A rED SEPI MENTA T JI.YV e ' ` \ :: •• • "5 I BUILD LP. ALL t.:•470 l /545/N5 ANC, CONVEY I Q t � , . f. 12 • di F'RIOR TO PAVING. _ _ CONVEYANCE LINES 9rr.4L.l BE CLEANED � SYSTEM r , 4 • ` ( ' I .S:. �'• M1::1116 r►>r > • / w�AAD rrri<-k- LADEN (WTER INTO Ti,E I1FENG CA1'►'E SMALL NOT FLWN ^�K�ll'ENT IPLAIN(1-.4311 ' , I . ` \ • 4�• . F T 'JR - . .• , « �I e. STABIL/2ED CO►�'STRUCTIcW ENTRANCES SHALL. BE INSTALL® At TAE A 1 BE /NNINCI OF CO S TRUG ria AND M4INTAIP D FOR ?741' (. R?A TION CSF THE Y C 1 f'RvEcT. ,,pn/tIOWA( P11��dirt,/ 1 fAr QE I�Gx1tl�D TO /N91JRF TNA7 ALL. 441 LI.. ''� ' Y " • '- _ PAVED A ,4S AlE KEPT ROT? Near DEKATION of Tf,E F AEG r OP - '. 0 ...,,,0 ,• ,, \ /0 : • / • ... • / , / C3F441.71N42 NOTES . . - 10 4 , \0.1.,??_.\ --- If:, .. \ rs -‘ \ . . I':•'' :'.-,,' i it • ` \ ` 1 I _____'4_,_ ., ...�:.:.m�11►.. , L..,,,„,. . / L ME CYIT AND PILL AREA* AS SHOW/ RE TO AE ALENL D TO THE •4CU4GEN r �. LAND TO I�ORI`f A 4ENT1 F SLOPE Or OR PLATTER AREAS IN EXC ' Of A; � �\ ip , Tula SLOPE 9r441.•L AE N _; , '' t-rflt.M4.1i3L hurt:,_ PLI; Plit..r7 I t-, �, - .0 1 B /OI�I �; • , . Ira 1b!'All. Al 2 ALL AREAS to R>�Elvf STR!<JCTLA-'.3l . L 60441_1_ BF STR/PI T.� OF ALL • ,fir f tt 1 GTE t.4 r rue' FILL PLACE", ANI? r ''?lT�.4C Tc aAft �, �''� / [! ^ t r?,�.,,M I ,,, 1 RAC T In" MATERIAL MOM S TRIPPff SPREAD vI P,k' r FILL, SHAPED TO DRAIN AND 4? ,. ,� I r .'' -Loh ' CITY Of TeiARD ,1,, . do' •.4 Qrit4 .,' .r • I , ., I Pr u tilgl POLLEE) ,5 II SPACE 3. rf4 Roof AND PC:VINO DRA/ SuP4 .4 Di 1. 4 E rl 1 rut 024,43 ' .IP' ' ter ll• TN/S /S Nr7r POS5 INTO A P/PING 9 (1NNCN l T ry TE'T9 HA . .� r />aLE DISCHARGES RI�Es M U .) "g ilk ' HIE N.l DRAINAGE III • } J - ' M '� „� ,� 4 ----- -- - .t. rut uIrER AND Tr~#! ETK3ll�'ER.I Ot AREA'', 9+u1_l BE AT TI+E C�II�CtIAN OF TSE ,� S11 1 •1 1 1', p rz m c.k .� _'_"'_„"" 0, ,„ T. I Q 5EC 1/ON A-A 170 . _____ - - -- --T- -- ---.. _- -- 0TYPICAL LOr GRAD/NG SECTION LOTS 1 TNIYUI/GA-1 6 165 ^•�`-�-' m r --__..�.. V) • 'e • ♦. I, y + ; i eta* •- . tete Rznitta /60 ► --• -•- -CIAO - - _ ..._. , /___ , �y a11 t,, / I� I�� i . ��.t/ . eMp1 Jilts249,01/0 - 8- 9/ 155 ------ - - r ---__" f - - -- -� MOO iiteiND r AA - l'IP4 AL'r� nll�+VX P'AIOf E FLfti A r I 4wMe1! „a _. re .®,8804! dPrNp REFIA rh',f WI _-__ 4°4. 1 • Ll't '1 /95,y Tst' 5 O.P/� SO - - y __.. ....?...,41011. CG Iw U Mt #� r Z/�41ci ' rC1 Tia�S 1e) �. *w*-w., ► % /9.S 9asr�,d, IT�.F./Y--A-,,� /` Xn,+.✓C R..41000 ' OAR •: T70r� �,. �".�J'n.• iy-/' /��4/�•� •rte•//� �.•_. .. -- ----- ---,tr • L Ir _ _.- -- 1407 Vr r -� // NthA1rN7Mh Av« r •U1 111480/ I.Ir. •* •4 „"•_ ,.`7"`...,.... .. _• _.._.. . • ' r • , .1.' F-f'•t, ,i, ,�. I ''W 1 ON MO rql,/i L`•:,� + 1 INC ' t. '�.. k , . � ; . ,, RT,, 'xiM . c (T1 Or T'O$APD l.! s C• S (,~ -. Fr rn.. RENAISSANCE HO F..,S S. ,r. 1"•d0 i , . .-41 ... vit. ' w4.0.-1-.. /li. MVO a V. rn„ R14��4/S'.' i�Aid ' WOODS �l�l�.,,� ►�. .. r •1�f+r.✓ T'itt ' s, . .• 4. Ft H SARIUS-11/41 •• �510C10,11,s, INCA Wet A�.�w�.Ar�rw. .c+ . . . •; ,► .` r '"'.• �k .d v, ,} ' w i QNAC PIG \E80 PLAN 4 4 • • rly; �f lY Vr pi. .13 IIA p�'n *. 'r' 'f rF 1 `T h p �f I,F�vp� I r 4+ , .....• r O'''‘. ''1 '11r�• Tf� r ! i :1. �i .., ,r. �1 i�,, r? 1�'s;.r •y .• t ��• .� • OF }. :3100,1,‘"4:,1,,,,c,,,,..,„,,,,.: ;s� 4:, a,.: A n„,,, .k'., ', ,}�' .+,,,,,�, i.,+' ` lr 6. 'r.,, ,i; A}Y'. `"• ..'", ., -i• i. :�.. ,,t y ;, .....w-.....�..,..rr _...,.....,,,, 1>rMM1Y ..4M�r ..rM• .. �« a , r �f F •';'.. y� '4r ,A -•i. . : I ,' "`r `" LTO fTr1/T� Cfll cul t t fnfllfr�nlfilnl�ttn f�tt�ll t i1 u l t t t t • I Inl I u�uu III pill r K'. .0.1.4• 1 o 1 t IS I 14 I 1 1 If III • • • l3 4 S S a !7 SIS !Ie 310 " � I I i Y , , } ,ti 1 1 • 1 MIM1 OS . •' • . / r • - •r • +- '"P:Ph: .+^. "il �f" 'AI'�M'•'�.-,..y.,..,... -wr•:. ,p,.1/b.l.p.. •,,. ... Priv _ y. " ti PLAT BOOK PAGE RENAISSANCE WOODS No . 2 _- � � REGISTERED IN LOTS 17 AND 18 OF DURHAM ACRES SITUATED IN THE PROFESSIONAL LAND SU •VEYUk S.W. 1 /4 OF SECTION 12. TOWNSHIP 2—SOUTH. RANGE ,! 1 —WEST, W.M. CITY OF TIGARD. WASHINGTON COUNTY, OREGON (1NEGON BOUNDARY SURVEY ac BASIS OF BEARING: C.S. 23 789 .Ju` Y WILLIAM L Mc a 0 d DECLARATION: SCALE: 1 "-50' DATE: JANUARY 15, 1992 KNOW ALL MEN BY THESE PRESENTS THAT RENAISSANCE DEVELOPMENT CORPORATION. AN OREGON CORPORATION DOES HEREBY MAKE, ESTABLISH AND DECLARE THE ANNEXED HARRIS—McMONAGLE ASSOCIATES, INC. MAP OF " RENAISSANCE WOODS NO.2 " AS DESCRIBED IN THE ACCOMPANYING SURVEYORS CERTIFICATE A TRUE MAP AND PLAT THEREOF; ALL LOTS AND TRACTS ENGINEERS—SURVEYORS BEING OF THE DIMENSIONS SHOWN AND THEY DO HEREBY DEDICATE TO THE PUBLIC, 12555 S.W. HALL BLVD. AS PUBLIC WAYS FOREVER ALL STREETS. THE TRACTS AND EASEMENTS ARE CREATED TIGARD, OR 97223-6287 FOR THIER STATED USE AS SHOWN ON SAID MAP. PHONE No. 503-639-3453 TRACTS "B" AND "C" ARE HEREBY CONVEYED TO CITY OF TIGARD. THERE ARE NO WATER RIGHTS APPURTENANT TO THIS PROPERTY. INWITNESS WHEREOF SAID RANDAL S. SEBASTAIN HAS CAUSED THESE PRESENTS TO BE CITY OF TIGARD APPROVALS: EXECUTED I __._ DAY OF JAlit01.-9 , 1992. APPROVED THIS _ DAY OF 1992 BY: 1 CITY EN EER RANDAI S. SEBASTAIN, PRESIDENT BY: 40.-45.- STATE OF OREGONtm ) ' COUNTY OF WASHINGTON ) se. APPROVED THIS Z DAY OF A 1992 COMMUNI DEVE MENT DI CTOR I DO HEREBY CERTIFY THAT THE ATTACHED PLAT WAS RECEIVED OR RECORD ON THE DAY OF 1992 AT O'CLOC M. AND BY. RECORDED ON PAGE IN BOOK OF RECORI S OF PLATS OF SAID COUNTY. 1 DIRECTOR OF ASSESSMENT AND TAXATION EX—OFFICIO COUNTY CLERK WAziHIN;TON CUUN I Y AI* NUVALACKNOWLEDGEMENT: BY: DEPUTY STATE OF OREGON ) APPROVED THIS.r,_OAY OF 1992 COUNTY OF WASHINGTON ) ss. WASHINGTON COUNTY SURVEYOR If ✓j �v��y BE IT REMEMBERED THAT ON THIS . 2/ , DAY OF 1992 BEFORE ME BY. A NOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY PERSONA: 1 Y APPEARED RANDAL S. SEBASTIAN WHO BEING DULY SWORN DID SAY THAT HE IS PRESIDENT OF SAID RENAISSANCE DEVELOPMENT CORPORATION. AND THAT SAID INSTRUMENT WAS SIGNED APPROVED THIS DAY OF 1992 IN BEHALF OF SAID CORPORATION AND HE ACKNOWLEDGED SAID INSTRUMENT 10 BE A FREE DIRECTOR OF ASSESSMENT AND TAXATION ACT AND DEED. (WASHINGTON COUNTY ASSESSOR) IN TESTIMONY WHEREOF, I HAVE HEREUNTO, SET MY HAND AND AFFIXED MY OFFICIAL BY: SEAL THE DAY AND YEAR LAST ABOVE WRITTEN. ATTEST THIS DAY OF 1992 DIRECTOR OF ASSESSMENT AND TAXATION EX—OFFICIO COUNTY CLERK JAMES R HARRIS • e1 '"lir OFaGON 8Y: II t.' -f/ � DEPUTY APPROVED THIS DAY OF`, 1992 WASHINGTON COUNTY BOARD OF COMMISSIONERS A SUBDIVISION PLAT AFFIDAVIT FROM WASHINGTON MUTUAL AS A TRUST DEED BENEFICIARY, HAS BEEN RECORDED IN DOCUMENT NO. ANIS AAME 1 SHEET 2 OF 2 76th Ave/19th Avp SUB 91 0002 4o1 6 wnasrr• LECLITY STRIP 2 3 4 5 E 1loom., cm 8 10 1 I 12 13 14 18 17 Id 19 20 21 22 23 24 25 26 27 28 29 30 III -TT 1 _I 1" - I 01 eis HaNI • 1Ot. ' U,LLU111 i1,1 L�,l,�! ( I 1.�..L.J.1.11. a illx.1 �.l.l..l.l.�1lliIIIIIi ► IJoe 1, _ _ _ _ M1 n Y RENAISSANCE WOODS No . 2 PLAT BOOK PAGE N IN LOTS 17 AND 18 OF DURHAM ACRES SITUATED IN THE S.W. 1 /4 OF SECTION 12, TOWNSHIP 2-SOUTH, RANGE SURVEYORS CERTIFICATE: 1 -WEST, W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON I WILLIAM L. McMONAGLE, DEPOSE ANC' SAY THAT I HAVE CORRECTLY SURVEYED AND N MARKED WITH 5/8" BY 30" IRON ROE S, ALL LOT CORNERS, CURVE POINTS AND BOUNDARY SURVEY & BASIS OF BEARING: C.S. 23,789 BOUNDARY UNE CHANGES IN DIRECTIC'� THE LAND REPRESENTED IN THE ANNEXED MAP OF RENAISSANCE WOODS NO.2 • At D AT THE INITIAL POINT OF SAID SURVEY I FOUND A 2" DIA. IRON PIPE WITH A !./8" BY 30" LONG IRON ROD WITH RED CAP I SCALE: 1 .8E50' STAMPED W.L.MC. L.S. 808 INSIDE MA, .KKING THE INITIAL POINT OF RENAISSANCE DATE: JANUARY 15, 1992 WOODS AND BEING AT THE N.E. CORN Tit OF LOT 17 DURHAM ACRES, SAID INITIAL W - I POINT BEING LOCATED ON THE EAST : INE OF THE S.W. ONE-QUARTER OF SECTION JOB No.: 91 -12 12, AND BEING N 01 '28' 16" E 1318.0: FEET FROM A 1-1/4" IRON PIPE WITH WASHINGTON COUNTY BRASS PI.UG MI .'KING THE SOUTH ONE-QUARTER CORNER OF SECTION 12; THENCE DESCRIBING 111E 'L4T BOUNDARY, ALONG THE EAST LINE OF HARRIS-McMONAGLE ASSOCIATES, INC. SAID S.W. ONE-QUARTER S 01 '29'16" W 264.81 FEET TO THE S.E. CORNER OF ENGINEERS- SURVEYORS SAID LOT 17; THENCE ALONG THE .:;0, TH LINE OF LOT 17 AND, 18, DURHAM ACRES S AND PARALLEL WITH THE SOUTH UNE %.* SECTION 12, N 88'42'32 W 659.41 12555 S.W. HALL BLVD. FEET TO THE S.W. CORNER OF SAID L `T 18; THENCE ALONG THE WEST LINE OF SAID TICARD, OR 97223-6287 ' LOT 18, N 01 '40'05" E 264.81 FEET ''() 111E N.W. CORNER OF SAID I OT 18, PHONE No. 503-639-3453 BEING ON THE SOUTH LINE OF RENAI ONCE WOODS; THENCE ALONG LAST SAID LINE, PARALLEL WITH THE SOUTH UNE OF _' .'.. !ION 12, S 88'42'32" E 658.51 FEET TO THE POINT OF BEGINNING. EASEMENT NOTES: CONTAINING: 4.01 ACRES. _ I . IN ADDITION TO THE EASEMENTS ,• s- ___._ SHOWN, ALL FRONT AND REAR LOT LINES ARE THERE IS NO GEODETIC CONTROL MONUMENT ie ��iyi tN� ,�__ SUBJECT TO A 8.00 FOOT WIDE EASEMENT FOR STORM DRAINAGE, SANITARY WITHIN ONE HALF MILE OF THE BOUNDARY , • 'it l SSION L SEWER, POTABLE WATER SUPPLY AND OTHER PUBLIC AND PRIVATE UTILITIES. OF THIS PLAT, f. .. SUN ' /. 2. TRACT "A" PRIVATE DRIVE SHALL BE SUBJECT TO AN EASEMENT FOR PUBLIC �/ "" / AND PRIVATE STORM DRAINAGE, SANITARY SEWER, POTABLE WATER SUPPLY, PUBLIC AND PRIVATE UTILITIES. 1 -- _ - ' J • 27),I, N o PLAT RESTRICTION: S. W. ASHFORD ST. IN MON. BOX f �Q- �� o d ,`�O� I. LOTS 53 AND 56 SHALL DERIVE TRIER PRIMARY DRIVEWAY ACCESS FROM . _ _ _7 • N... G S.W. 76Th AVE. -1 c) 2. LOTS 54 AND 55 SHALL OWN AN EQUAL AND UNDIVIDED ONE-HALF INTEREST - IN TRACT "A" PRIVATE DRIVE AND SHALL BE RESPONSIBLE FOR THE C�PEKATION C.>4/ AND MAINTENANCE THEREOF. Q . 1 . < / - , vi..‘ f • RENAISSANCE WOODS I S 8e'42'32"E c.) � I I I la IoI0I I I � ��, 4 Ng hi I 5 I 6 I N j' 7 8 9 i roil . I I I ( 0 I INITIAL POINT RENAISSANCE WOODS I I s l 3/4"I.P.F. I 2 I.P.F. WITH 5/8I.R. & W.L.Mc. c.. ROAD DATA: 1S. I I I _ 4 CAP L.S.808 INSIDE HELD. z S 0.11 1 7.16 I I AXIS?. PUBUC 20 SAN. S . AND I S 88'42'32'F I I I 117.84 / 5/8'• I R♦F. I / �_ __ tI�ES u.„B. EASEMENT. / CURVE CODE DELTA RADIUS ARC CHORD CHORC, RFARINn I 4jo,,ai._..4......... 2 20'01 '15" 150.00 52.41 52.15 S 22'40102"W • ,� i I 40.00 ) 28.00 58.JO ,!t 22.00 130.16 89.00 • S/8' I.R.F. o 8 g 97.00 5 "� 140.00 - •• 41 56.Q1 3 11 21 '57150.00 29.76 2^.71 S 06'58' 26"W w I o I I 4 31 '23'12" 150.00 82.17 81.15 S 16'59'04"W S-0.20 I • N I I W EASEMENT ENT FORK 0(10 F SER I -s.4 1.30.35 � \ W--0.00 * • 25.00- 5.oo 56 ;._ft34 T c,L n \ ti �, ��. g N 45 0 5,497 S.F. i 5 S 15' ,l'RLIC 4^ c- ' 1' \ \ \ 8 JJ 46 m *` M h S 58'57'47' W 9 I r 8,202 S.F. STORM t,;mNAINAGE i p EAST MENT �o �� CURVE DATA: '`���e`� 7,817 S.F. E 7,847 S.F. 1qr 18.47 I • I ;41 N43 25 52 E7.50 S 88 42 32 E21.00i) SF ^ () • j47 z �g cd r mN co 87.00 � � - - - -��8�42 32'� _. - - 3h TRACT A M •8� LOT DELTA RADIUS ARC CHORD CHORD H� ARINC a,soe s.F. 9 2 • cv r 30.00 PRIVATE DRIVE 109.42 - _ �, . • �� s� I"? 3,523 S.F. ^' .� 1-I (b 45 31 '23'12" 125.00 68.48 6 7.62 S 16'5 " �'' . , • \ •- • ti rn 9 0 4 W 0 45 06'10'54" 175.00 18.88 18.87 S 29':15' 13" W • S 4 • '>D '5` 000 N 112.14 .� •��°' ti 'r O °° �• 54Pi 38 OWER ,� • frsCio S 88 42 32 E o^, �oh�o, o45 119 59 10 12.00 25.13 ?0.78 S 86'29' ?1 " W La 105, 75 4 `, W • ri „�' 7,4.56 S.F. P• 45 55'11 ' 28" ? w 50.00 48.16 46.32 N 61 '06'48" W o ,� • MON. hN �' b 53 % " ,a 'BOX I 6.210 S.F. • S 84'01'28"E io 46 44'35 50 50.00 38.92 37.94 S 68'59' 33" W • AN SO 124 5/8' I.R.F. 47 34'17' 46" 50.00 29.93 29.48 S ?9'32'45" W b 48 • :• ��0'Js • S 88'42'32"E tih• '� - • W-0.26 I� , . " ' ' Z 7.844 s.F. • R '�° 108.00' • M /f/ X 48 38'54'S9" 50.00 33.96 33.31 S 07'03 .18 F ® � TRACT B" •r' - uo z 43 49 36084850.00 31 .54 31 .02 44'35''31 " E N h w •f�,� t '� o �+ / �� �� 50 58'18146" 50.00 50.89 48.72 N 88'10' 42E eye ', • • _ ,. 5?. N N GREENWAY / OPEN SPACE N f' w if/) 50 1 - •1 " 0 �''L 6\ 6,539 S.F. V ?2 6 09 12.00 25.61 21.02 S 59 50 S7 E- N, N e NeL ,�.,� .e9 • 2s.00x CITY OF TI CARD 0 `� 52 15.30' ` N 1.40 ACRES 56 125.00 33.85 33.75 N 09'0. ' 56" E • NN6;� •`�' S 88'42'32'E 2 53 15'52'16" 125.00 34.63 34.52 N 24'44'32" E_ 49 Q SGS4r Ni 100.00 • 03 �Q- 53 08'56;41 " 175.00 27.32 27.29 N 78112119" E_ 9,085 S.F. 7,684 S.F. co.r 51 it) Q 56 12'08'28" 175.00 37.08 37.01 N 07121142" E S/8' I.R.F. o eti $ ! 5 8 6,000 S.F. N `:' TRACT "A" 10'18'03" 175.00 31 .46 31.42 N 18'34' 57" E 47 N-0.00 q^' x z I 10' PUBUC WATER oo r W-0.45 %\ ti Vi $ UNE EASEMENT 1p 5 5/8' I.R.F. 0 11 25.00 125.00 - - - - - 100.00 - --i -- - `^ N-0.31- Ni LEGEND: • OF LOT COR. N 88'42':S2''Y 310.41 / - • �_ \ 5/8` I.R.F. • DENOTES 5/8' IRON FOD FOUND WITH RED CAP STAMPED \ 80.75 N-0.44 W.L.Mc. L.S.808 EXCEPT AS NOTUD W-0.20 0 DENOTES 5/8'x30' IRON ROD SET WITH RED CAP STAMPED . "W.L.Mc. L.s.ao8' S/8' I.R.F..) �tJ N-0.24 OF UNE I J► I Tr' : 1 n <% _ TRACT 'C" 1'x 50' Q ® DENOTES POINT TO BE SET 5/8'x30" IRON ROD WITH CAP STAMPED RESEF'VE STRIP I I 'W.L.Mc. L.S.808' AT CENTER LINE OF STREET POINTS AFTER FINAL UFT OF PAVING OR (1) YEAR WHICHEVER OCCURS FIRST. P'� 4 ec. 659.41 DENOTES INITIAL POINT FOUND 2"x38' C.I.P. 6' BELOW GROUND V. N 88'42'32NW I WITH 5/8"x30" I.R. & W.LMc. L.S.808 CAP INSIDE. LOT 15 R• RADIAL BEARING I �o LOT 16 I v. I -1,1� � Phi,i.ri;.1 5 / 1/4 CORNER SOUTH LINE \n SECTION 12 1- 1/4' IRON F ; L r' /' . 100.4444"----....__.7- � PIPE FOUND WITH WASHINGTON COUNTY BRASS PLUG. SHEET I OF 2 /9/41 . s • ••• ,,,4, . .s;b /+, 44^rS �o. f'( 76th Ave/79th Ave S SUB 91 0002 5 of 6 eLir.......................... .....................__........_...._ . . . , ... .. . . .. Ipm0"� cm 3 4 5 b 1 8 9 IC I I 1 2 13 1 4 16 117 II® 19 20 21 22 23 24 25 26 27 28 29 30 • ,t t , I1 ' II 1 " I 2" 1 in I I CI MINI �ylOt J r Q .1l tt o tl 4 . / ,. ', '' y r i 04 • . , ,,,./. • r-sasi _ , ,. ...11 1 ri. 1 t,. . _ _ _ __ . __ _ __ __ __ .._ .. _ _ . _ ._ . . . . __ _ . ._ _ _. . __ _ . _ . _ _ . ... . . . , ,, S. N. ASN. OR(: ST. iu _ _ Y' r. A -- -- .. ___ _ _ -- _ 1 iiii � - i _ -__ - _ _ __ - . -------- - I 1 -_,. - / �. T it / ' . • r i SITE 1\t\: RE. NAIS' AV., f ( UV1�1��` i t ``'' 3 I ( STORM FSA/1 / a '4- ' ter, t�.�e IVj I ;�, �.ti. 1».67 OUT`� 1 � . ; �. . I - - -- - ' I 1 • • ' •-.- ..� , EXIST. s0' sTM ..- � / ,,I� VICINITI' MAP -I ) , 22• 84 r S O , \ \ 7'1 7' 1 1 I :0' ' SAN. r� T/l. 3700 r'l ,` ' \ �' SN* (SW 1 1 / DEVELOPMENT STATEMENT : cr) \ ,t• • 12 1 I 8330 S.F 1 . ALL WORK WILL BE NONE .N CONFORMANCE 1h' T1/ THE CITY OF "(LAW - 2S'- 1 1 2CA 1 /I ! IA6680 S i1 )i 7 ' � A. I' 1t0' fill'-RAP ,..IL- STANDARDS ANL` T-1E ,'ARIOJS UTilITY AND SFP.�ICE DIS'R'C'S. 2 '\ 7160 5.F, \ t�, rn , 0/SCRARCE PAD IL r•' -•t• ••t 1 ` , 3 1 ` \ 173Q S „' - .A;, t• _ .... �.� - 7 TRACT "A" PRI,'AT1 DRIVE A tif. OWNED. OPERATED U I / J AS AN 7 0l IA: A , JN''I I E LOTS 9 D AND MAIN 'SHOW I .F. ., PRNATE ► ' VIDE.) 'N'ERES OF ' AI 12AS �; •• - 10' STOMA' 1 T/ 00� �� • DRAINAGE 3 TRACI "A" ORI' ATE: DRIVE SHA..L BF SUBJECT TO AN EASE MENT FOR "• R-12. `' 1' , ESIrR. r c T ♦ S. 1 1` \ 1 3 1 0 a SANITARY WEFT, STORM pRAI►rtAGE , POTABLE.ABLE WATER JPP,Y, PUB'.11� --2-51)A.x% . '...'\, \ • ' \ \ r, ,�� 5.F N : .. '1 U"1 'T'ES OVER, UNDER AND ACROSS !T'S E_NTIRETN'. \ l 9 124 - / 4 • 'h AVE., EP, GT NG IE PROPOSED TO BE VACATED THE ALIGNMF' T I L . _ 4Z. ' • 1 Mi°/ 5o3o S.F.! 7 >`••.i ..„040, Of 5 '6Th AvF ,N RENAISSANCE WOODS WAS POSITIONED SO THAT 114.,f -. in '_ ,. ;/ 1 me' >-- THE E.XTEN"ION THEREOF WOULD AI. LOW HETTER USE OF 'HE. SUBJECT ....;8. .t um. T 100 1M 1.L000 PLAIN PROPERTY DUE TO THE _OCATION OF 'HE- Ft 000 PLAIN IN THE EXISTING 4 t EL iJt A �/ 1 79e0 11•, E I I - 76Th AVE AS SHOWN I 1 \ �/ ., r'• bE SJBJ L TO AN 8.. 0 UO WI. 1►SEN'EN1 ALONG • _ T/L 3807 .. 1 6350 5.�. I r••.: 5 THE ERONTN.A;� REAP 113T '4 S ;;OR I'AF t `c c� r, '� :c % I 1 ,1� \ 11.41/ / I POTAEaLE A— AN ' PR'':A'E JT,. IT` c ti WE S.ORM/01 f1� 2S - 1 - 12CA �', - ,�, T� L 600 1 .35 AC. �/ 7o'oBS.F. ' / . ---\ 2S- 1 -- 12CA GREENWAY 4 TRACT ILEGEND: il / - TO CITY OF TIGARtJ 5 �^ I / �iwAT D Act r+t�o,,Ecr Tc c' L� I $540 s F. ��, ! 7 ' i ! . 10 won WATF R PIPE --- - - i J 1 u •• 60000/1 • SEWER PIPE — .� ir fI • • I - . t N' ! 1 '` r I II . STORM PAPE r4 ( (- i 32/.54• I l'..'-""i' 321.54' 1gAGT 'C' 1'r, 50' I I! RENAISSANCE r_ WOODS No12 i , L I 4q. „ - L__ __ -J T/L 200 T/L 100 PRELIMINARY PLAT f I 1 r 2S- 1 -- 12CD ', w 1 2S- 1 - 12CD 1 I T/L 2000 �• ( 2S- 1 - 12CD I Q A PLANNED DEVELOPMENT If..' .l.. ; 3 333. - , . I s , - , • DEVELOPLR: I ~� • t V^ I ~ `.. r • RENAISSANCE HOMES IN LOTS 1 7 AND 18 OF DURHAM ACRES SITUATED IN THE r . f - - - CO , •,.. % H M S IN(.. S.W. 1 /4 OF SECTION 12, TOWNSHIP 2--SOUTH, RANGE 2098 S.W. 8TH ST. 1 -WEST, W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON. T/L 18002S - 1 - 12CD � WEST LiNN OREGON 97068 I -- - - - -`1 PHONE: 1 -657-5739 COMPREHENSIVE PLAN AND TONING DESIGNATIONS. L1 o ' DURHAM ACRES ! . ri I LOT 17, TAX LOT 600: MEDIUM DENSITY: O IR-7 = 5000 SFT. or I I J i OWNCR. LOT 18, TAX LOT 700: LOW DENSITY: R-4.5 = 1500 SQ.F1. JOHN LOEWER T/l_ 1801 _ _ j I 14725 S.W. 83RD MAP: 2S- 1 - 12CA I I r TIGARD OREGON 97224 2S- 1 - 1 2 CD PHONE: 639-6447 EXISTING USE: VACANT I I I I PROPOSED USE: SINGLE FAMILY DETATCHED HOMES. I 1 ! - - - . _ ..- . _ - - - - - - I ENGINEERS-SURVEYORS: AREA: --L I HARRIS-McMONAGLE 1 T/I 700 = 188 AC. I I � __ _ . ----1I i ASSOCIATES, INC,. 12555 S.W. HALL BLVD. T/L 600 = 1 .88 AC. 1I _ TIGARD OREGON 97223-6287 AREA IN S.W. 76Th AVE. 0.24 AC. 1 J ' /l_ 300 PHONE: 639-3453 TOTAL AREA 4.00 AC. T/1 1700 LESS AREA IN FLOOD PLAIN 1 .35 AC. i 2S- 1 - 12CD T/L 400 M I 2S- 1 -- 12CD r -- TOTAL DEVELOPABLE AREA 2.65 AC. C-1 1J , i ' 2S- 1 - 12CD I _ -J r I NET AVERAGE DENSITY: 4.53 LOTS \ ACRE . 1 I �_� I I I I DATE: 1 -9-91 rel ..!.. - f j SCALE: 1” 50' 1 _ { 1 ! t r --- .--- ' .... `.: , iik P1t!!t 1._ n, r -r I�1f T/L 1 500 I I iv !, .,� ___- s' • II 44 _r7"---.... 2S-- 1 12CD IJ 1, * _t____to- c� 1.----lt cin t:14.NT/ 1 • L--- .tL1/7 (.ZAie t - .11PIML/1C CC,'rE f L11113•r6-w �! T Al• . , 1-1,119 NI AIGC7C 1 L.r. \ • Ir ' f%4 CXA ,. /14110.0K1?'' w l r' Apt T ' CMP T U -- • - . _ ' 4 - i _ - - TYPICAL- STREET 5Ect/UN �,r14C ,VT ',AP Illth Aviv/W A.• •k, x.�t SUR Il, 0002 I. ,,, • .. 3_33__e: 3 ...e....._... ••_.... . .. �..,..T......_...._......-3333_ -. . cm t`1► ..4 1 IF 009 tTr I IT P 1 2 J A S A > A 4 10 1 I I v, ,041.14. 2 I♦ 15 I ' !9 19 20 21 22 23 24 25 28 2 ' :P 20 30 tII = 01 1 e "„r N 1 •1 I. , ' •,.`.- ,,,:. ' : 0,,,,.. .c14`; 91it.,,, ,,: ' . , iiiiiiiii