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01/02/1991 - Packet AGENDA NPO #3 MEETING WEDNESDAY, JANUARY 2, 1991 - 7 :00 P.M. TIGARD CITY HALL - TOWN HALL CONFERENCE ROOM 13125 SW HALL BOULEVARD TIGARD, OR 1. CALL TO ORDER 2 . ROLL CALL: PORTER BISHOP FROUDE HANSEN MORTENSEN ROOT SMITH 3. Approve Minutes from previous meeting 4 . Vote on Solar Access Ordinance recommendation. 5. SUBDIVISION SUB 90-0012 PLANNED DEVELOPMENT PDR 90-0009 SENSITIVE LANDS SLR 90-0012 VARIANCE VAR 90-0036 MB DEVELOPMENT (NPO #3 ) A request for Planned Development/Subdivision approval to divide an approximately 25.8 acre parcel into 70 lots ranging between approximately 7 ,500 and 35,000 square feet in size. Also requested is Sensitive Lands review approval to allow for approximately 2,000 feet of sanitary sewer construction in a steep drainageway. Also requested is Variance approval to five Code standards: 1) adjust minimum radius on minor collector from 350 foot radius to 200 foot minimum radius at ravine crossing; 2 ) require sidewalk on one side only of all minor collector and local streets; 3 ) hammerhead turnarounds in place of cul-de-sac bulbs due to steepness of terrain; 4 ) reduction of right-of-way from 50 to 42 feet; 5 ) increase the grade on minor collector from a maximum of 12% to 15% and on local street from a maximum of 12% to 18%. ZONE: R-4 .5 (PD) (Residential, 4.5 units/acre, Planned Development) R-7 (Residential, 7 units/acre) LOCATION: East of the southern terminus of SW 132nd Avenue and north of SW Bull Mountain Road. (WCTM 2S1 4, tax lot 1400 and 2S1 9AA, tax lot 1200) 6 . Other Business 7 . Adjournment TO ENSURE A QUORUM TO CONDUCT BUSINESS, PLEASE CALL LIZ NEWTON AT 639-4171, EXTENSION 308 IF YOU ARE UNABLE TO ATTEND da/npo3-a NPO #3 MINUTES December 5, 1990 1. Meeting called to order at 7:08 p.m. 2. PRESENT: Porter, Bishop, Froude, Hansen, Mortensen, Smith EXCUSED: Root VISITORS: Members from NPO #7 and CPO #4B, Lavelle Helm 3. The minutes of October 3, 1990 were approved. 4. The minutes of November 7, 1990 were approved. 5. Discussion held on Triad, Tigard Retail Center sign, Texaco sign, and Mountain Pointe. NOTE: Mountain Pointe - There will be revised information provided at our January 1991 meeting. 6. SOLAR ACCESS ORDINANCE - The following motion passed unanimously: • NPO #3 goes on record of supporting the general solar ordinance while not having a chance to review in detail. NOTE: Additional comments will be made at our January 1991 meeting and submitted to City Council. 7. SUBDIVISION - SUB 90-0015 - BURGE: A motion was made to approve the Burge subdivision subject to the builders adequately addressing the following concerns: The method of drainage, its direction and flow, and the possible effect on downstream properties. Adequate erosion control be developed for this extreme steep sloped development. This terrain requires adequate stability. Schools should be adequately prepared for the additional children. Fire Department should have turn-arounds at all dead ends, concerns expressed about the possibility of this development resulting in other parcels being landlocked, in particular, the property to the south was mentioned and also, Lavelle Helm, Tax Lot 200, to the north. A major concern was expressed about the impact of traffic to the road system in this area. A suggestion was made that the traffic study prepared by Seiyu regarding 135th/Walnut Street intersection be utilized in evaluating potential traffic problems. Particular concern was 135th, 132nd, and both of their intersections with Walnut Street. It was suggested that Burge be required to participate/contribute to any road improvements to the extent that this development will impact that area. Because of the great amount of traffic in this area, bus turnouts for the children need to be adequately addressed for their safety. Motion passed unanimously. 8. NPO #7 stated a major concern of traffic impact on all of 135th Avenue - up to Scholls Ferry Road - noting that present traffic is causing road deterioration. The question was raised on what damage any increase of traffic will cause. 9. OTHER BUSINESS: • A motion was made that all NPO #3 members with terms expiring on December 31, 1990 be reappointed for four years. This is necessary for the NPO to function as a legally constituted body. Motion carried unanimously. • A motion was made that Lavelle Helm be appointed to the NPO #3 committee. Motion carried unanimously. • An election will be held at the January 1991 NPO #3 meeting for the position of Chairman for NPO #3 . 10. Meeting adjourned at 9: 03 p.m. J-J;41-y, Nancy Smith NPO #3 Secretary '77CEIVED DEC 201990 CMOFTIGW Larry Hibbard Administration Center 13137 S.W. Pacific Highway Tigard.Oregon 97223 Tel. (503) 620-1620 Fax (503)684-2296 December 12, 1990 Eldon Eichler Sales Associate Professionals 100, Inc. 10260 SW Greenburg Rd Dear Mr. Eichler: In response to your request for comments on the development called Dalmatia, located between Landau and Locust at 77th, the attached is submitted as a statement of impact. Sincerely, Bud Hinman Director of Operations c: Steve Stolze Jerry Edwards Russ Joki DEC 2 0 1990 Larry Hibbard Administration Center 13137 S.W. Pacific l igh a% MY OF Tian Tigard, Or ecf()n 97223 TH. (503) 620-1620 Fax (50:3)684 2296 December 18, 1990 City of Tigard Jerry Offer/Planning Department P.O. Box 23397 Tigard, OR 97223 Dear Mr. Offer: In response to your request for comments on the development called Mountain Pointe (90-0011) located NE of 121 st and Gaarde, the attached is submitted as a statement of impact. Sincerely, Bud Hillman Director of Operations C'. Steve Stolze Jerry Edwards Russ Joki IMPACT STATEMENT CODL Column i School ca -,dcity reflects the number o` classrooms, portables on site, and :)pecial Education program accornodetir)r;_ at an ir:dividual school. Column 2 Actual current school enrollment-kindergarten hz s been computed at one-half. Column 17 Current available capacity-difference of coiurrn 1 and column 2. Column 4 Impact of previously approved developments - determined by Schoul District housing formula vee School District Housing Formula shown below; Column 5 Impact of requested development - Determined by School District housing for mula. Column 6 Adjusted school capacity requirement - determined by the sum of columns 2,4 and 5 - and places developmental request in A, B or C category. aCHOOL DISTRICT HOUSIN¢ FORMULA SCHOOL DESIQbi CAPACITY CURRENT ENROLLMENT Single Fam. ly Dwellings Tigard High School 1465 1539 Tualatin High school 1465 NOT YET CONSTRUCTED 0.48 Fre-first grade children per dwelling Fowler ounior High 900 922 0.32 Elementary students per dwelling Twality Junior High 900 914 0. 14 Intermediate students per dwelling Hazeibrook Middle Sch. 800 NOT YET CONSTRUCTED 0.07 High school students per dwelling Bridgeport Elem. 600 628 0.53 Total school age students per dwelling Byrom Elem. 600 637 CFT Elem. 570 478 Multiple-Fsmily Dwellings Durham Elem. 375 374 Metzger Elem. 550 531 0.07 Elementary students per dwelling Phil Lewis Elem. S00 430 0.03 Intermediate students per dwelling Templeton Elem. 510 593 0.02 High school students per dwelling Tualatin Elem. 600 602 i 0 12 Total school age students per dwelling Mary Woodward Elem. 600 630 ! TOTAL 8170 8278 * Includes 30 TAG students. I 56R11-:11`1 URI1_R UM SE"ODL DIS MILT 23J LITY/CDUNTY RESIDENiTIRL IMPRCT STATEMENT Development tr -,, --�.,;Tnt` ItC oft 'st and Gari Date 12/ 18/90-- . Number of Units: angle-- family7 Multi - ramily. r n ( t [21 C31 [41 151 161 School Current I m pact of I m pact of Adjusted School Design Actual Available Prior Approvedthis Capacity Requirement Ca�gcity Enrollment i Capacity Developments Development (Sum of columns 2.4 ESS) Elementary , -78 79 26 583 CF Tigard Intermediate ' 900 22 -22 213 12 1147 (Fowler Jr. High) High School 1465 1539 -74 183 6 1728 (Tigard Sr. High) For explanation of columns 1 through 6, see code on back sheet. Status of School impact "A" Schools) capacity not exceeded (column 6 less than column 1 "B" School(s) capacity exceeded--core facilities are sufficient to consider portable additions Sufficiency determined by requirements of Uniform Building Code and/or City County codes. School(s) capacity exceeded--core facilities insufficient to consider portable additions. Additional ,! "C.' capacity may be provided by other options under consideration by the School District which include: grade level reconfiguration, rescheduled school year, boundary adjustments, double shifting, busing to under-utilized facilities, future bond measures leading to new construction, and other housing options. These options and statements have been prepared by Tigard-Tualatin School District Administration Staff -ind approved by tnte Board of Directors. This =rhool impact statement is for the above indicated development, and is valid for 120 days. S i gn sd Sf,�o✓I,� Bud Hillman Director of Operations and Transportation (684-2221 ) BURTON ENGINEERING AND SURVEY CO. 11945 SW PACIFIC HIGHWAY 4302 TIGARD, OREGON 97223 PH (503)639-6116 November 13 , 1990 Keith Liden City of Tigard PO Box 23397 Tigard , Oregon 97223 Herewith preliminary plans and profiles for the Mountain Pointe and the Mountain Ridge Subdivisions located on Bull Mountain . These plans and this letter address concerns and additional requirements requested in your letter of October 18 , 1990 . I have met with NPO and CPO groups representing the neighbors in this area . Also I have talked to several of the neighbors most affected by this project , which include Mrs . Moore property owner directly North of the 40 acre portion of these projects and also Nancy Smith also North of this project . I have delayed my answers to your questions and modifications to plans until I had received input from these neighbors and groups . The CPO group has made a preliminary review of the plan , but no official comment . They have scheduled the plan for review at their November 28 , 1990 , meeting for review. Preliminary comments indicated approval with a minor collector connection West from the SW 121st . and Gaarde connection to the SW 132nd . minor collector from Bench View. The NPO group has approved the interior traffic pattern of both proposals . The approval includes modifying the East- West connector to SW 132nd . Avenue from Bench View to modified minor collector standards , with 34 foot width and no parking . I have shown this proposal modifying my proposed alignment of the street to minor collector standards on the plans enclosed herewith . Also they have requested terminating the North-South Street (St . "F" ) as shown on the Mountain Pointe proposal also enclosed herewith. This street would terminate on a large parcel to be dedicated to the City of Tigard . The street could then be extended as suggested on the plan or moved to any desired location within this parcel . Determination of the design and location of this street is thereby flexible and will fit any plan to be incorporated in the Bull Mountain Transportation Plan as determined by the City and Citizens . The design as proposed on this plan is to minor collector standards , 40 feet width, 60 feet r/w, and no direct lot access to the street . Preliminary street profiles are included herewith. A variance for street grades is not requested on Mountain Pointe subdivision . Mountain Ridge subdivision requires a street grade variance to allow a maximum grade of 17% on Streets " K" , "M" , and "N" as originally requested . This is necessary due to the steepness of the terrain at the locations required for streets to comply with the "Northeast Bull Mountain Transport Study" . Part of the problems arise from erroneous data on the existing topography maps . The ravines in this area of concern are as much as 40 feet deeper than indicated on the maps . I believe this proposal is substantially in compliance with the "Northeast Bull Mountain Transportation Study" , addresses the concerns of the neighbors and gives flexibility to future determinations of roadway systems in the area . The construction of these proposed minor collectors would substantially increase traffic circulation in this area helping to offset the impact of the additional lots being developed . Please accept these revisions as supplemental to my original application . ;S * cerely, :- � 2 omas H . f8urton cc :MB Development Olympic Homes S.W. WAY Ll W - ti g CM/1EW �� s- 3 W S► re N 3 9 10 '.MOUNTAIN RIDGECT ui SW. ALPINE o VIEW S W. DJCH(l t � v M_ MS S.W. C RY' 'JS S CT. W W I. Q W W W Q t � ~ J � W . MoHHrq'H 3 ai i N • a MOUNTAIN RIDGE SUBDIVISION Owner/Developer: M-B Development, Inc. 12725 S.W. 66th Avenue, Suite 102 Portland, Oregon 97223 503/624-8517 Engineer: Burton Engineering and Survey Company 11945 S.W. Pacific Hwy. , No. 302 Tigard, Oregon 97223 503/639-6116 Fax - 503/639-6117 Subdivision Application Tigard, Oregon MOUNTAIN RIDGE SUBDIVISION TABLE OF CONTENTS PAGE SUBDIVISION APPLICATION I . INTRODUCTION II . ON-SITE ANALYSIS III . OFF-SITE ANALYSIS IV. UTILITIES V. COMPLIANCE WITH APPLICABLE TIGARD DEVELOPMENT CODE PROVISIONS VI . JUSTIFICATION FOR VARIANCES SUBDIVISION APPLICATION 1 . Case Number: 2 . Owner : M-B Development, Inc. Address : 12725 S .W. 66th Avenue Suite 102 Portland, Oregon 97223 3 . . Applicant: M-B Development, Inc . Address : 12725 S .W. 66th Avenue Suite 102 Portland, Oregon 97223 Telephone : 503/624-8517 4 . Location of Property: Address : S .W. 132nd and S .W. 131st Avenue Legal : Tax Map 2S14 Tax Lot (West Half ) 1400 S . E. 1/4 S . E . 1/4 Sec . 4 T2S , R1W, W.M. Tax Map 2S1 9AD Tax Lot 1200 Portion Se-c . 9 T2S, R1W, W.M. 5 . Application: For preliminary plat approval to divide a 25 . 8 acre parcel into 70 lots, ranging between 7 , 000 and 35 , 000 square feet. 6 . The development application also includes a planned subdivi- sion street variance . PAGE 1 I. INTRODUCTION The following is a request for preliminary plat approval for a 70 lot, single family detached residential planned development. The 25.8 acre development is zoned R-4 . 5PD and R-7 . Some 20 acres in the westerly tax lot 1400 is zoned R-4 . 5PD and the remaining 5 acres of northerly tax lot 1100 is zoned R07, in portions of Sec- tion 4 and 9 , T2S, R1W, W.M. A variance is being requested from Tigard Community Development Code which specifies ( 1 ) local public streets and cul-de-sacs have a minimum right of way of 50 feet and a minimum roadway width of 34 feet, ( 2 ) limits the grade of col- lector streets and local streets to 12 percent, ( 3 ) requires minor collector street curves to a 350 foot radius, and ( 4 ) requires the installation of sidewalks on both sides of the street. II . ON-SITE ANALYSIS The property slopes generally from the south down to the north and east. The steepest slopes occur in the southern parcel down two drainageways . Grades in this area are approximately 40 percent. Grades generally are in the 2 to 30 percent range . Vegetation is relatively consistent throughout the site . A tree cover consis- ting of a mixture of evergreen and deciduous species is found over half of the site . Meadow land takes up most of the northerly half of the site . An Environmental Assessment Report prepared by Lynn Sharp is attached hereto. III . OFF-SITE ANALYSIS Immediately west of the subject property is Benchview Estates I and II , consisting of 52 single family lots and 46 single family proposed lots . S .W. 132nd Avenue beginning as S .W. Walnut Street to Benchview Estates will be extended to the subject property, which is designated a minor collector street by the City of Tigard. Development of the Woodford Subdivision off S .W. Bull Mountain Road has been approved south of the subject property. The Woodford development will bring a minor collector north from S .W. Bull Mountain Road approximately 300 feet which will be named "S .W. 131st Avenue" to the north and eventually will connect to S .W. 132nd Avenue . When this occurs , a north/south linkage from S.W. Walnut to S .W. Bull Mountain Road will exist . Also, a road off of S.W. 131st Avenue will extend easterly and with a neigh- boring Mountain Pointe phase will extent the road to S .W. Gaarde Street. The Off-Site Analysis/Neighborhood Circulation Plan depicts these road connections . IV. UTILITIES The subject property is served by Tigard Water District, which has a 12-inch line within S .W. 132nd and a 12-inch line on S .W. Bull Mountain Road. The City of Tigard has an existing 8-inch sanitary service line on S .W. 132nd. To serve the development a temporary PAGE 2 pressurized sewer pump will need to be installed as shown on the preliminary plans until such time as a gravity line can be con- structed northeast of the property. Storm drainage will be channeled to the drainageway that runs diagonally through the pro- perty' s eastern boundary. Other utilities including Northwest Natural Gas, Portland General Electric and General Telephone Northwest are available at the sub- ject site . V. COMPLIANCE WITH APPLICABLE TIGARD DEVELOPMENT CODE PROVISIONS a. Dimensional Requirements. The subject property is zoned R- PD an R-7 . The PD ( Planned Development) overlay exempts the lots from meeting the minimum lot size , depth and lot width standards . However , all lots exceed the minimum requirements for each of these standards . b. Setbacks. Front yard setbacks for structures excluding garages may be less than 20 feet due to the steep grades but are not expected to be less than 10 feet . All garage structures will be a minimum of 20 feet from the front property lines . Interior setbacks may be less than 5 feet as allowed within properties with a PD over- lay. C. Access, Ingress and Circulation. 1 . Section 18 . 104 . 030 provides standards for the crea- tion of streets and improvements within public right-of-way Subsection 18 . 164 . 030 ( E ) requires public right-of-way to be 50 feet wide for local streets and 60 feet for minor collectors . This section also requires cul-de-sacs to have a 50-foot radius for their turn-arounds . Roadway widths for local streets are required to be 34 feet and cul- de-sacs to be constructed to a radius of 42 feet. The proposed development will meet the above stan- dards with exception that the local streets are proposed to have roadway width of 28 feet within 40 foot right-of-ways and hammerhead turnaround is proposed for two short streets in lieu of cul-de- sacs due to the slope of property. The justifica- tion for this variation will be discussed in a later section. 2 . Section 18 . 164 . 030( K) requires all cul-de-sacs to be as short as possible and not to exceed 400 feet. A variance to allow the cul-de-sac street to be 690 feet is requested due to the inaccessibility of the area served. PAGE 3 3 . Section 18 . 164 . 030(M) requires all arterial streets to have grades of 10 percent or less and collectors or local streets to have grades of 12 percent or less. The proposed subdivision provides for a minor collector having a grade of 15 percent and some local streets with grades of 15 percent. The justification for this variation will be discussed in a later section. Section 18 . 164 . 030 (M) also re- quires minor collectors to have a minimum center- line radii of 350 feet and local street a minimum 100 foot radii . The street within the proposed subdivision meet these standards except for street "K" at north end with two reverse curves with 200 foot radii . All other requirements of Section 18 . 164 . 030 will be met. Plans will be submitted for review prior to construction of all public im- provements . 4 . Section 18 . 164 . 070 contains provisions for the in- stallation of sidewalks . This section requires sidewalks to be located on both sides of arterial and collector streets , as well as local streets . The sidewalks for local streets may be installed in conjunction with the development of the individual lots. The proposed development will meet the above standards with the exception that sidewalks are proposed for only one side of the minor collector and all local streets . The justification for this variation will be discussed in a later section. d. Sensitive Lands. Chapter 18 . 84 of the Tigard Develop- ment Code deals with properties to be sensitive . This designation may be due to floodplains, natural drainage- ways , steep slopes or unstable ground. The subject pro- perty contains land determined to be sensitive due to the presence of a drainageway and the steeper slopes associated with the drainageway. Section 18 . 84 . 015(A) lists the uses permitted and pro- hibited for sensitive lands. Among the uses permitted is "Public and private conservation areas for water , soil , open space , forest and wildlife resources . " The sensitive land is being proposed as a conservation under private ownership. The only disturbances proposed with- in the sensitive lands will be approximately 2 , 000 feet of sanitary sewer construction including a manhole , and several short sections of storm lines that will bring storm water to the drainageway. Also, roadways will cross and follow ravines in steep areas as shown on the plan. Plans will be submitted to the City and permits will be obtained prior to any construction being com- menced within the area. PAGE 4 e. Planned Development. The 25 acre property is being developed as a planned development, but only 20 acres have a planned development overlay designation. The purpose of the planned development is to preserve to the greatest extent possible the existing landscape features and amenities . An additional purpose is to provide a means for creating planned environments through the application of flexible standards . Section 18 .80 . 020 (B) requires planned development re- quests to have a pre-application conference with City staff. A pre-application conference was held on May 22 , 1990 , with City staff to discuss the proposal and get input to help in the application. Section 19 .80 . 080 "Applicability of the Base Zone Pro- visions" provides allowable variations in lot size , depth and width, as well as setbacks. As mentioned pre- viously, the only variations from these standards are front yard and side yard setbacks . The front yard set- backs may be as close as 10 feet to the structures, but will be 20 feet to garage structures in order to allow adequate off-street parking. Section 18 .80 . 100 provides for phased developments . The proposed Mountain Pointe development will be constructed in three phases as shown on plans . Section 18 . 80 . 120 provides Approval Standards which are necessary to satisfy prior to receiving Planned Develop- ment Approval . These standards are : 1. Land Division Provisions Chapter 18.162. This chapter contains rules , regulations and standards for the submittal of land divisions. The proposed preliminary plat has been prepared in compliance with this chapter and the final plat will be pre- pared in accordance with the provisions of this chapter . 2. Density Computation and Limitations Chapter 18.92. This chapter provides a formula for determining t o number of dwelling units permitted. The density calculations for the subject property are as fol- lows: Zoning R4 . 5PD R-7 Gross Site 20 . 0 Acres 5 . 0 Acres Minus 20% for a Street Dedication 4 . 0 Acres 1 . 0 Acres Sensitive Lands 2 . 3 Acres 1 . 1 Acres PAGE 5 Net Site 13 . 7 Acres 2 . 9 Acres ( 596 ,772 S/F) ( 125, 324 SIF) Net Units 596 ,772/7 , 500 125, 324/5 , 000 SIF Per Unit S/F Per Unit 80 Units 25 Units The total number of units allowed is 105 while the total number of units proposed is 70 . 3. Accessory Structures Chapter 18.144. This chapter provides criteria for the location and usage of accessory structures in residential zoning dis- tricts . An accessory structure is requested as part of this application. A sewer pump facility is contemplated for temporary use until such future time a gravity Fed sewer line is constructed. 4. Additional Yard Area Requirements Chapter 18.96. This chapter provides for additional setbacks on lots adjacent to streets with insufficient right- of-way or where better light, air and vision clearance may be needed. As the proposed prelimi- nary plat provides sufficient right-of-way for all streets and adequate vision clearance is being pro- vided for all street intersections , no additional yard area requirements are needed. 5. Building Height Limitations Chapter 18 .989. This chapter contains provisions for height exceptions for non-residential zones and for buildings located on flag lots . Neither of these provisions apply to the lots proposed. The building -height provisions of the R-4 . 5 and R-7 zoning District will apply to the respective lots within the proposed subdivi- sion. 6. Visual Clearance Areas Chapter 18.102. This chap- ter provides standards to assure proper sight dis- tance at intersections . All proposed street inter- sections will meet the required visual clearance provisions of this section. 7. Landscaping and Screening Chapter 18.100. This chapter provides standards for the buttering, land- scaping and screenings , as well as specific stan- dards for the location of street trees . The buf- fering and screening standards include a minimal level of screening and buffering along property lines between specific zoning districts . In the case of the subject property all of the surrounding properties are either R-4 . 5PD or R-7 zoned parcels . PAGE 6 Subsections 18 . 100 and 18.100 .035 contain require- ments and standards for the installation of street trees. Street trees will be planted by the indivi- dual property owners as constructions proceeds. The standards of these sections will be followed during the planting of the street trees. 8. Off-Street Parking and Loading Chapter 18.106. No off-street parking and loading areas are proposed for the subdivision. Therefore , this section does not apply. 9. Signs Chapter 18.114. This section does not apply. 10. Relationship to the Natural and Physical Environ- ment. The streets, buildings and other site a e- ments shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. Proposed layouts of streets within the subdivision minimizes grading and, thus minimizes tree removal by narrowing the turning radius, right-of-way, street widths and use of hammerhead turnaround in lieu of cul-de-sac which is environmentally destructive on sloping ground. The layout also does not provide any crossings of the drainageway except for Street "K" and Street "N" . Since a por- tion of the site is heavily wooded, the street locations would disturb an equal amount of area, however , by reducing the road widths we will be able to maximize the retention of existing vegeta- tion while still providing a reasonable use of the property. The site plan also provides a conserva- tion area which contains the drainageway and steeper slopers . This will assure the retention of trees and vegetation. In addition to the variance in the street widths we are requesting a variance to the minimum street grade and 350-foot turning radius . Approval of these variances will allow us to follow the existing grades more closely which will also result in a lessening of the grading and the preservation of additional trees and vegetation. Trees with a 6-inch caliper measured at 4 feet in height from ground level shall be saved where pos- sible. All trees will be saved whenever possible. Approval of the variance request to reduce street width and modify cul-de-sac with turnarounds will allow additional retention of trees. PAGE 7 0 0 We are also requesting a variance of length for cul-de-sac on Street "M" . This results in less street construction on steeper slopes and provides accessibility to hard to reach areas with good building sites . VI . JUSTIFICATION FOR VARIANCES As part of our submittal we are requesting variances from the fol- lowing Development Code Standards: • Section 18 . 164 . 030( E) ( 1 ) which specifies that local pub- lic streets and cul-de-sacs have a minimum right-of-way of 50 feet and a minimum roadway width of 34 feet. Also requires cul-de-sac with 50 foot R/W radious and 42 foot roadway radius. • Section 18 . 104 . 030 (M) ( 1 ) which limits the grade of col- lector and local streets to 12 percent. • Section 18 . 164 . 070 which requires the installation of sidewalks on both sides of local streets . The purpose for each of the requested variances is to help reduce the impact on the natural vegetation and existing topography. Approval of the requested variances will result in less disruption of the site and the increased retention of vegetation without changing the efficiency of the street system. Section 18 . 134 . 050 of the Tigard Development Code establishes five criteria that must be met in order to grant a variance . These criteria are stated and discussed below: 1 . The proposed variance will not be materially detrimental to the purposes of this Code; be in conflict with the policies of the Comprehensive Plan, to any other appli- cable policies and standards; and other properties in the same zoning district or vicinity. The proposed variance will not be materially detrimental to the purposes of the Tigard Development Code or the Comprehensive Plan. Approval will help protect the quality of water resources by minimizing erosion and maximizing retention of vegetation in close proximity of a drainageway. It will also conserve needed open space and help protect natural and scenic resources . All this while also providing a sane and economic transportation system and an orderly and efficient arrangement of pub- lic services . All of these are purposes found in the Purpose Chapter ( 18 . 02 . 010 ) of the Development Code . Approval will allow local streets to be constructed with a pavement width of 20 feet with a 15 percent grade , except for Street "N" which is 18 percent, and sidewalks on one side . PAGE 8 • 2. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control , and which are not applicable to other properties in the same zoning district . The site has a substantial tree cover and the existing topography indicate the justification for the variance requested. The existing conditions have resulted in a reduction in the number of lots from the allowable 105 to the proposed 70 . Denial of the requested variances would not result in fewer lots, but would result in smaller lots and additional grading and vegetation removal . 3 . The use of the proposed will be the same as permitted under this Code and City standards will be maintained to the greatest extent that is reasonably possible, while permitted some economic use on the land. Approval of the requested variances will not change the use of the property. As mentioned previously, denial will result in smaller lots , but not fewer lots . 4 . Existing physical and natural systems , such as , but not limited to, traffic , drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were located as specified in the Code . The primary purpose of the variances requested is to minimize any adverse effects on the natural features found on the site . The only existing public street in the vicinity is S .W. 131st Avenue which will not be adversely affected by the requested variances . 5 . The hardship is not self-imposed and the variance re- quested is the minimum variance which would alleviate the hardship. The hardships mentioned are not self-imposed, but are a function of the natural topography and vegetation that exists on the subject property. The reductions in the standards that are being requested are the minimum that will alleviate the hardship while still allowing safe and efficient access and circulation. VII. CONCLUSION The proposed 70 lot Mountain Ridge development utilizes the 25 acre parcel in an efficient manner while providing maximum protec- tion to the physical characteristics . The project will continue the street and utility improvements extended by the neighboring Benchview Estates . The street pattern proposed allows for S .W. PAGE 9 132nd Avenue to be extended to the south in a route that will connect to S.W. 131st and eventually provide a north/south collec- tor street which will ink Walnut Street to the north with Bull Mountain Road to the south. The variances proposed will allow the property to develop in a way that will provide efficient use of the property while minimizing any adverse effect. VARIANCE SUMMARY 1 . Minimum radius on minor collector to vary from 350 foot radius to 200 foot minimum radius at ravine crossing. 2 .. Sidewalk requested on one side only of all streets both minor collector and local streets . 3 . Hammerhead turnarounds in place of cul-de sac due to steepness of terrain. 4. Street width on local streets from 34 feet to 28 feet with right of way from 50 feet to 42 feet. 5. Grade variance from minimum of 12 per cent on minor collector to a minimum of 15 percent. Grade variance on local street from minimum of 12 percent to 18 percent. PAGE 10 v� S.W. WAY 3 N B MCHVIEW SW' 3 w W N C6 S� 77-Cr 3 9 10 GE Ar RID CT. ui a S.W. ALPINE o VIEW S W. DUCHILI M y MS S.W. C RY' 'JS S v CT. cr w W ►— W Q w \ ] w 1_ cr Q ` J w N 3 N _ Q MEMORANDUM CITY OF TIGARD, OREGON TO: All Reviewing Agencies FROM: Planning Staff DATE: December 21, 1990 SUBJECT: SUB 90-0011 / SUB 90-0012 / SDR 90-0004 The applications which are listed above are scheduled for the following hearing dates: 1) Subdivision 90-0011 Mountain Pointe Planning Commission - January 21, 1991 2) Subdivision 90-0012 Mountain Ridge Planning Commission - January 21, 1991 3) Site Development Review 90-0004 Triad Development - Tigard Apartments City Council Denied this application on October 22 The Final Order was signed on November 26, 1990.