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SUB1991-00009
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. {p �6.Qie .�. + =Yyi}�G R'ahT ii{ 71Li4 di A'.ff .CoVee Page CASCADE COIVIIVIVI4ITIES, titzP q —006c1 *fir," .*... ,,, «►;p***** 44.****** *4**** ******a, * **' * **** * ** r*40** eat ***111+ r**1 s***, ** ***** ** ** **w* ** * * **+ * **de r * *********** ****44* ` * :N*tar*t ***it **W* *** *** * *** ***** Quality siden a Developmer,t in the P c Northwest 7... . . Hayden d Dr., Suite 340 a 7 nd, 97217 Td: (S03.289. .. . 11 l (503,2894636 Dam A iou: Company; Fax: rte:9-,/ From Subject: Pag &se cel' — (including ng o vc page) _OrkrOstai to follow by ®ail there is s problem in rxeiving plcaae contact t z stdder 2- •'9 74.--------% ", 1140$ s l3 \ .� mow. a 1 #0,„4. \ 23 \\N 15,77E 1 �� w i }, \ "4./ i_ s‘ 13 S.F. i'a. ' IN THE SE 1 4 OF SEC. 4 AND THE NE OF SEC. 9 AND A PORTION OF BEING A REPS- CT HB" iOT :HIGHLANDS T.2S. R. 1 , . CITY OF 1IGA D WASHINGTON COUNTY, OREGON P.VS.S. S PONE 3.312TARY ;WEB EASELS/ft Pd. , -a PRIVATE S BPANttCE EA EM sat.. Sell usamo U.1, = `OW ELF' NONSSRIVIL COMM ESISIEW 41111.13 Cascade Communities Inc. November 17, 1995 Mr. Mark Roberts Planner City of Tigard 13125 SW Hall Boulevard Tigard, OR. E97223 SUBJECT: Mountain Highlands Phase 2 Dear Mark: As we discussed last week, Cascade Communities requests administrative review of three yard setbacks which vary slightly from the PD setbacks approved by the Mountain Highlands Preliminary Plat. The three setbacks are shown on the attached plan nap and are as follows Lot 18: The "front" yard setback for this lot is proposed as being 10 feet back from the private access easement to Lot 17 and a total of 25 feet from the actin lot line. The access easement could be considered as any otlhe. easement and included in the setback distance. The garage would be set back 20 feet from the access easement. This adjustment is requested because of the short lot depth on this lot and the light use of this access easement, que property i Lox 1 �'► A 10 foot se � � feet tlbacic is requested on the northwest line 2 this lot s Technically, the from; yard setback is on SW Greenfield Drive where 20 given. On this basis, the 10 foot setback is the sideyard even though the access easement enters from this side. This adjustment is requested to ai,low some flexibility is siting a home on this sloping lot. _ : setback requested on the SW Greenfield Drive Greenfield sideyard �� �,,, � u,.,sted of 60 foot ROW, The Lot 15 A 11� corner side and s�tb k �s re frontage. SW �Jree�ifield Lbr� �., has a g , a 40 foot wide street in sidewalk is next to the curb, Therefore, there is about 5 feet behind the sidewalk in the right-of-way in addition to the 10 foot setback, or a total of 15 feet to the ack of sidewalk: We so. e that this setback is a sufficient buffer from SW b � g� Greenfield Drive, particularly since Lot 15 is slightly elevated relative to SW Greenfield Drive. plan map showing locations of t We have enclosed a lath tna � showin the l Quality � Devet op �� � in the Northwest 700 Ali Hayden Island Drive, 8t.iite 340, Portland, OR TEL. (503) 289 -&011 PAX: (b03) 289-7656 " ry • Mr. Mark Roberts e Mountain Highlands Phase i ovet er° 22, 1995 Page 2. Thank you Mark, for your consideration of this request. Sincerely, CASCADE COMMUNITIES INC v.a LEGIBILITY STRIP MOUNTAIN = . BUILDING SETBAC. IN THE SE 1/4 OF SEC. 4 AND THE NE OF SEC. 9 AND A PORTION OF BEING A. REPLAY OF TRACT "8" MOUNTAIN 'H GHLAND nz _ T. 2 S., R. 1 W., W.Ivl. CITY OF TIGARD WASHINGTON COUNTY OREGON A T pv.a�a AMA SAE. = SKUIT INSTATE EASEMENT SALE = are-OF Tauzo STORM DRMASE.EAMIENT E &Stl f_ = OTT OF TIOARLt SANITARY 5'S = TRACT "D" 42.539 S. p, 1s 9v5. ' e� �M. 1D,143sr. ' ii.273 S.f:. 22 r a 25 11.309 SS MOUNTAIN I �-0 BUILDING SETBACKS IN THE SE 1/4 OF SEC, 4 AND THE NE /4 OF SEC. 9 AND A PORTION BEING REPLAT OF A PORTION OF TRACT "B" MOUNTAIN HIGHLANDS T. 2 S., R. 1 'rig., WM. CITY OF TIGARD WASHINGTON COUNTY, OREGON PRIVATE SANITARYSEM EA LENT Q V.S.D. a PRIVAIESTERILDRAINAM MEW SAE... tT DSTAi'EASEMEWT I D . U . E . . . : C I T Y OF - 11 STOW W A N A c E EA ENT SUS: a OTY Or WARD ' MY EASEMENT 954• 17 9,3'-2 S:f. 100 ;G' 100' CONSE_ _ IN THE SE 1/4 F SEC. 4 AND TME NE OF SEC. 9 AND A PORTION :BEING E1 L OF A PORTION OF TRACT u" MOUNTAI N HIGH A CITY OF TIGARO _ WASHINGTON COU TY, EG ON -PASS PRIVATE SMATARY. 1 to T -. IA1EST RA NA E T VI:441136U= -Paten CI Y OF IMO-STORM AEtl L€EHT S.SUL 4. V OF TrARD SA} TARY: R EASSENT 9.723 sx. 7 6.546 SF. too' o' 1c4' county or Wanhinpton 01110%, P at kit£4368.4 tin and: to Ccufty �' r.ct rtltythat th JET IRtP,rairdto�i r . pate Grid �d ,t�t'i`t3p'+ ,A9 said #, Jerry mon: and CloeRfor QA 9d; odJany *lorry it�f,,yiamoll li Irocttr of '1r� tvenI l ilineutation,, Ex Doc : 95033678 Re t:: 14359$ 1o. oQ 05/16/1995 oe: 3dg 27Ali AMENDMENT to the COVENANTSP CONDITIONS AND RESTRICTIONS 'MORNINGSTAR" CITY OF TIGARD, WASHINGTON COUN I'Y, STATE OF OREGON WIIEPEAS, Cascade Communities, Inc. is the Declarant for MORNINGSTAR, a platted subdivision in the City of Tigard, County of Washington, State of Oregon, and WHEN, the Covenants, Conditions, and t estrictions for MORNINGSTAR, hereinafter referred to as "CCdt R's" wene duly recorded on June 30, 1994 in Document No 1422272 ended August 26, 'x;994 in Document No 94079059:, April 6, 1995 ,., am� gu in Document No 2), and May 1, 1995 in Document No 21022851 of the Washington County Records, and WHEREAS, Amick, !,fir, Sectiu!a 3 of said CC &R's provide for the amendment of said 0.`&R's upon approval by the owners of seventy five (75) percent of the platted lots • in MORNINGSTAR, and WHI RTAS, Cascade Corrtmunities, Inc. is the owner of at least seventy five (75) percent of the platted lots in MORNINGSTAR; NOW, THEREFORE, Cascade Communities, Inc. hereby amends the Amendment to the Conditions Covenants and Restrictions for MORNINGSTAR Subdivision recorded Augu t 26, 1994 in Document No. 94079059 as follows; 4\. aehnlent ''A" : k3s .ld Setback, Lines and Conseva.lon Ate;; 'r :i front 'arcs setback line for Lot 4 shall be 16 feet along all the front of said Int and the North set back line shalt be 5 feet along all the North line of said lot. IN WITNESS y the y g herein, has hereunto Set its hand and .. gal lh�5-iE ao of t1N[>'a��,n1 g5i ned, being Declarant hen J i�+ CASCADE COMMUNITIES, INC. After rc.cordin4 return to Donald W. Oakley Cascade Communities Inc. President 700 N. Hayden Is. Dr. #340 Portland, OR 97217 X41. ��. t ��'� ♦ Q... ,�� „ = X1.7"• i Pa �� �y���; a q �j��a'�i AMENDMENT TO COVENANTS, COuD noNS AND RESTRI6',NIOie1S, MORNINGS TAR ACKNOVVLEDCEMEN '. The foregoing instrument was acknowledged before me this day of May, 1995 by Donald W. Oaldey, Presidnt of Cascade Communities, Inc., on behalf of the corporation. Notary Public for Oregon My Ct.nunission Expiresc„�„r„ of Fic1AL SEAL JAI: ZT R1. JC HNSON f Mr)TARV PUOLI Oi°EGON COMWS51ON N 1 017571 I: V Cf)t!ttlS5tON EXP11NES A IG 15, 19% Page 2 of 2 f1 S' 4, ]f'i'i + E '�� 3. q'x`y`7A. orn Ar re +y y t;u nnr nn 1 n dibRr� �fk wf 4 4 fi'1L U 4+`I "�ti ' 5An ,14� Q�L:�Yn� :4 dd�it 0✓ �Li lrir {_ ;c 04 titi t�h`e �p. opos��c ��e c� a ► i3i1 ! clad li ard, OR 07223 0503) 6 {4 W k Cascade Communities, Inca .u.'.= Mod *•; { December 20, 1994 Mr. Mark Roberts Community Development City of Tigard 13125 SW Hall Boulevard Tigard, 223 ' rd OR 97 , SUBJECT: Mountain Highlands Phase 2 Dear Mark: At our pre-application conference on Novembei 29th, we discussed various alternatives for p p �rnce, our aneetin the development Mountain Highlands project. meeting, la layout e develo anent of the remainder the .T ®� as previously approved and not try to extend I have decided to leave the subdivision p Y p the lower road across the gullet'. The road alignment will therefore remain as approved and as shown on the future road pattern plan submitted with the MorningStar Development Application last year (See Map E, "Road, Pattern Map ", attached.) Based on your comments in the pre - application conference, we with understand that the the Mountain Highlands development can be phased moth star` approval, , therefore request that the 9 highest lots in Mountain Highlands (which can be served by the theref® g q .�, ) be to be constructed as a existing sanitary sewer rosin in SW Greenfield OrkUe me allowedots depend on a .future separate phase from the remaining lower 30 lots. (These lower ^ when that line e sanitary sewer to be extended from Walnut Street and will be con;;tructc s available.) If this approach ..... is acceptable to staff, we would then process the remaining 4 acre parcel ("TLS 2S 11 1200) as a separate subdivision to called Wilmington Heights. If a� be c Wilmington Heights is approved, we would plan to construct Phase 2 of Mountain Highlands and Wilmington Heights at the same time • Please let us know if it is :acceptable to staff to phase you p � p Mountain Highlands subdivis 4on based on sewer availability in the manner described above Sincerely, CAE COMMA TIES, INC. Donald W. Oakley, PEE„ Presid cc: Mr. Dick Bewersdorf, Mr. Michael Anderson nt Quality Residential Development in the Pacific Northwest 700 N. Hayden Island Drive, Suite 340, 1 'ortiand, OR 97217 TEL ('504) 289-9011 FAX (50) 99 -7651 14 *, yet '�i`. .,• it [Page Too Large for OCR Processing] Mr. Mark Roberts Community Developn jat City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 SU33E ': Mo °ningStar PD, Phases 1 & 2 K. Highlands Phase 1 Dear Mark: Thank you for taking the time to meet vvith Michael Anderson and myself on August 19, and approve the minor changes to the building envelopes, deck. setbacks, and n 1 h to discuss a ation to the CC & s for the referenced subdivision projects. other items of clarification l� J E nclosed are the copies ies of the recorded amendments to the respective CC&R's. c attached maps were changed only to show the . 18, & 19. Please note Since we met and. before recording, � the r Lots 12, this enclosed dimensional correction afl'ec �, �g l�or�ngSt� , , change on the mylars setback plans dated August 18, 1994. Quality Residential Development in the Pacific Northwest 700 N. Hayden island Drive, Suite 340, Portland; OR 97217 TEL: (503) 189 -9011 FAX (503) 289 -7656 D 40795 85/2-4 .°r 91 —0 7 '7(197 AHN: to the `/ p-+ p] y�py�pq� '�ryy1�I��'j�'��'�yy(q���/.] �pD(•.Iy�y��/f.�.� .�cgr��/{•p�.� {q� po. N COVENANTS, s.O..�S, CVY XTIONS 4 RE' Sy}eRXCTIONS MORNINGSTAR " CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON (`), WHEREAS, Cascade Communities, Inc. is the Declarant for MORNINGSTAR, a platted subdivision in the City of Tigard, County of, Washington, State of Oregon, and i• QE REAS, the Covenants, ts, Conditions, and Restrictions for MO INGSTAR s herei ° na,fter referred to as i °CC& ' s" were duly iN44 recorded June 30, 1994 in Document No. a on Jt� � Washington County Records, and cif the , 3 of said CC &R's provide WHEREAS, Article I� Section for 0 th e amendment of said CC&R's upon approval by the owners of Y percent platted lots in MORNINGS AR,: and se��ent. five � 75) ercent of the la WHEREAS, C ascade Communities, Inc. is the owner of at least (7 a seventy five seventy (75) percent of the platted lots in NiORNTNGSTA.R; IoW, THEREFORE, ° • Communities, scade �°f7R1�6�,1I1�,.�3.@;•3, Inc. .r. hereby amends the Conditions, Covenants and Restrictions for MORNINGSTAR ZE Subdivision as follows 00 Article II, Section 4.D: Ext r Materials ADD: "Homes Home with exteriors of stucco, or stucco su • substitutes Such as "privet", are exempt from this requirement if the facade front °� includes sufficient and appropriate corner and detail "blocking", as determined by the Architectural Control Committee." Article II, Section 14: Site Alteration {` • "..... .._y. �� any ° may p �D: "No fills of an kind 'tea be placed ora' or within, the co.,servation area A tiCle II, Section l 5 CeMtaiet n _of La a i a ., ALIn S u1%s 0 °Conservation . ar( as tie •provisions •cif this subsections, * • Article II, Section 17.C: are exempt from Cb s '. ygtign Area Res s t:: . c ' CHANGE TO "NO temporary or p erm7nent structure of any kind, including kut not limited to ga'den/tool sheds, fiFin Jeri R2Itrui,N4x eo45e CominU4 op t � rjoQ O �o 1-6 QK ` 'i0 Pori-HA-ND/ 972,17 Page 1 of 2 6141000 COMPANY of OREGON, Ittcoilgo TN is lN� )TRUUW EhT 4N ACto �tdit. ()atTl4* ONLY AND • 1,StJOLi`NL1Ati�%#�fdS on p SSio S R ' MERE N` NOR 00000 Tint F E SEMI TWAT fib' ` Iii„ CREA ME %tot OR INTEREST IN titAL WPM bT 6 To CRREATa r.. nb • 7 fe Patios, communi ration devices or accessory structures Shall be `placed on, or above, or maintained upon the conservation area. However, fences within the conservation area are permitted subject to the Provisions of section 8.g. Also o wood decks (including wood stairs to said dec ks) may extend up to 12 feet into the conservation area .p ovided they are supported by post construction and meet all other applicable codes. said decks May not extend into utility easement areas or into the area between the Projected sideyard limits of the `building envelope and the side property lines of the lot." Attachment 13u .i+ ng _.$:_i_rag_todSsIMumtutpA REPLACE o Attachment "A is replaced with, and superceded by, the revised Attachment "A", "Building Setback Lines and Conservation Areas for " M®RNING6TAR", dated August 1994, attached. IN WITNESS W EREOP, the undersigned/ ned, bling Declarant herein, has here unto set �.ts hand and aea�. this �'� d.ay of Augu:�t 1,�9�! . CASCADE COM UN _ x'rIES, INC. Ey Donald W Oakley President AMENDMENT TO COVEN _ .. AN'�'s � �f�����'�'�f»� NAND RESTRICTIONS, MORNINGSTAR ACKNOWLEDGEMENT: STA'G'E 'OF OREGO County of Multnomah sss The foregoing instrument by l��►nald�a�lacknowledged ]�eZore me strument was g this k of August l y: may, President of _ds.,,, Cascade Communities, Inc., on behalf of the corporation. Notary Public for (reg w'! MY Commission n �"�' m'1:ret3 OFFICIAL SEAL JANET M. JOHNSON NOTARY PUBLIC OREGON r f COMMISSION No 0) 7571 MY COMMISSION EXPIRES AUG 16. 1996 A, 100 LEGIBILITY STRIP LOCATED IN THE SE .1 /4 OF SECTION 4, T. 2 S•, R. 1 W, W.M. CITY OF TIGARD WAShiNGTON COUNTY, OREGON HIGHLANDS Sall. n REENF ELD DRIVE v 1. 1 t 17 i it \. 24OLTI SF' 1, 1 .- ia- 1 1 cCi SERVA7ktl4 J A i � . c.1 • 6365 1 �1, /} TRACT "A" 45373-.8 -„ 4.. TRACT "B" !7.SQi. o.l94YA1t 3 4. f BAMMIE FJ.iMi SAX • WIRT OiSMCL EAS!]saiT 10.*.. • MY D T N4St H VAL FAZMI iT 0 Thial eL er pAv6- wa aid n ANEMICMT to the COIN'S: s CONDITIONS A RESTRICTIONS "MORNINGSTAR No . 2'� , WASHINGTON C OtJN. trY CITY OF '�TGY Ti�A�HT�?C��' STATE OF OREGON :/ i cto4,14.41tolvt' (` qq D77 ?93 WHEREASp Cascade Communities, Inc. is the Dec a,arant for MORNINGSTAR No.2, a slatted subdivision in the City of Tigard, County of Washington, State of Oregon, and ' tions, and. Restrictions for M ®Rt�ZSTAtsNea�2e hereinafter referred to &R s were duly ._.._,, . recorded on June 30, 1994 in i>�'�c'�iPilent No. - � of the Washington County Records, and wriEREAS, Article IV, Section 3 of said CC&R's provide for the amendment of said CC&R's upon approval by the owners of see � seventy �y percent of the platted lots in MORNINGSTAR eve��1� five � Via,, � er 4- N , and BRE S Cascade Communities, Inc is the owner of at least seventy five (75) percent of the platted lots in MORNINGSTAR No.2; Inc. ,� N'O�R THEREFORE, Cascade Communities, hereby amends the conditions, Covenants and Restrictions for 1�ORNZI�CS�', No.2 Subdivision as follows: ca Article II, Section 4.D: Extszigratattariall ADD: "Homes with ext such as " Drivet "', ar front facade includes detail "blocking", as Control Committee." eriors of stucco, or stucco substitutes e exempt from this requirement if the sufficient and appropriate corner and determined by the Architectural. Article II, Section 14: site_ A .t rati ADD: v$No fills of any kind may be placed on or within the conservation area". Article II, Section 16: C etI0. of ?ian�adscaRiag ADD Subta ction 16.C: 01Conservation areas are exempt from the pro-risions of this subsection." Article 1 I" Section r / C. Conservation Area testttc ltd', 27a, c� GS ° TO READ No tem�oraa or ermanent �� � ;� p etrilacture �f any ncla ding but not limited to garden. /t ci sheds, 4 Y P r° en eAultN PoR1 ft ,5L 'Ij.j OR 'o Page 1 of I iCAGO 'ft \ INSIUPAI CE COMPANY Q0. ORE, 00N t 'S RECOREtJ 8S INSTRUME ; AS► A ! ORATION ONLY AND ASSUMES 40 A ILITY 0Ol OR O IONS HEREIN , I ii R t +� CNW toil its PRESE At IT WILL NA THE 'Att. OR rt TERES. °iN REAL PROP' 'hit 0 • patios, communica r ;ons •devices or ..acs esssoaiiy structures, shall be placed on, or eibov►4 Y or rainte fined up bn the conservation area. However, fences within th'e conser,Oation area are permitted subject to the provi>,:�ionss. of s4ct ion 8.B. Also, wood. decks (including wood stars to . said decks) may extend up to '12 :feet into the conservation arrea provided they are supported by Post construction and mei,.t all other appl: cable codes Said `decks may not extend into utility easement areas or into the area between tie Proj ected sideyard limits of the building envelope and the side property lines of the lot.“ Attachment "A" a n Co . s� a ,v aion. Areas REPLACE: Attachment "A" is replaced with, and superceded by, the revised Attachment "A", "Building Setback Lines and Conservation Areas for MORNINGST' No . 2 x.9996, attached. a dated August IN WITNESS WHEREOF, the undersigned, '' b i ng Declarant herein, has hereunto set its hand and seal this 22 day of August 1994. CASCADE COMMUNITIES, INC. BY: Donald W President Oa ley AMENDMENT TO COVENANTS, CONDITIONS AND RESTRICTIONS, MORNING STAR NO .2 ACKNOWLEDGEMENT: STATE OF OREGON County of Multnomah s5d The acknowledged be fore me kie nstru�riPnt was ,.:� this day of ugut 1994 b�. � Donald W. Oakley; PreSiden Cascade Communities, I t of '` nc . , on behalf of the cotpearation OdtriL Notary, Public for Oregon lit , Commission Expiress .�.�� ;�y' °`.•�; bFFICIAI. SEAL JANET M, JONNSON NOTARY Plibi.ic•oREooN l t GOMMISSION NO ®1X571 MV COMPMSSItN EXPIRES AUG 16 1936 pt e-NYT,- MORNINGSTAR NO. 2 LOCATE! IN THE SE 1/4 OF SECTION '4; T. 2- S., R. 1 W., IN.M. .�• CITY OF TIGARD. WASHINGTON COUNTY, , OREGON SCALE 1r a .8O F 120 TRACT "r: 5.70_ ACM cotai Amatt �:Ty a ... ,.4 moo. ,,,. st o�. s 2i. ii- 23 - s If:si sst....., CONSERYAit tf+ Ell 00 t UJ 4 940 77. //2-44X AMENDMENT to the COVENANTS, CONDITIONS AND RESTRICTIONS "MO AXN HXGH SPo CITY OF TIGARD, WASHINGTON COUNTY, STATE OF OREGON WHEREAS, Cascade Communities, Inc. is the Declarant MOUNTAIN HIGHLANDS, a platted of in the City of County of Washington, State of Oregon, and WHEREAS, the Covenants, Conditions, and Restrictions for MOUNTAIN HIGHLANDS, hereinafter referred to s. "CC&R's" were duly recorded on August 5, 1994 i Y Document No. q of the Washington County Records, and for Tigard, ER S, Article IV, Section 3 of said CC&R's provide for the amendment of said CC&R's upon approval by the ownea7s of seventy five (75) percent of th platted lots in MOUNTAIN HIGHLANDS, and WHEREAS, Cascade Comnuni is the owner of at least ' t�.::�� P Inc. seventy five (75) percent of ahe A latted lots in MOUNTAIN HIGHLANDS; Communities, Inc. hereby amends the NOW, THEREFORE, Cascade Commun�.t�. Conditions, Covenants and Restrictions for MOUNTAIN HIGHLANDS Subdivision as follows: Article II, Section 4.D: Eater e or Materials, Section ADD: "Homes with exteriors of stucco, or stucco substitutes such as II privet , are exempt from this requirement if the as " front facade includes sufficient and appropriate corner and detail "blocking", as determined by the Architectural It Control Committee." .t Article IT, Section 14: Site Al a o ADD "No grad .ng may be done, or f il] s placed, on any lot increases inclination i of any slope to greater than 1 footmeasured vertacallfor each 2 foot measured 1 foot Y horizontally, except where retained per Section 15, below." Att Aui:l�dna etbac} L3.nes: - acht�tent t��lt d REPLACE: Attachm ent . .. ,.. .... �; to A is replaced with, and superdeded by the revised d Attachment a A "' °Building Setback Linea for MOUNTAIN HI.�HIANDS" 0 dated August 18, 1994, attac edr � y C ASc l Q0o M. kkiptati. P00 €31-1 047 agge 3 of 2 CH ME INSURANCE RECORED MIS 14STRUtigit ODATION'Olkilif AND ASRUMRS NO dletBICITV ORS OR opmsdiONS Ht riN i ' oilado VIVA REPRESINt iifIg If WILL. CrATO OR I$TEREST 01111,401‘611111 WITNESS WHEREOF, the undersi'gnea gas hereunto set its hand arid seal t'h.S' AMENDMENT TO OC)VE141MTS, C ii DT.TIONS AND RESTRTcTTQ H I1H:V". '" S - ACKNOWZ )IEDGEM l'ArI E OF OttEGON County of Multr.oma; The 'foregoing instrument was acknowledged 'b fore me this " : day of August 1994 by Donald. Oakley, � on b�hs1;� of the , corporation. ���ca�e Gomm��,r1�.t �eS � � e o P�esi.R �� o "A, Notary Public for Oregon My Commi' ssio GFFOCiAL SEAle JANET M. JOHNSON TAR' PUN' UC•©REGl N ' CA AFIltrbNiN i 017 57! OMMIESIAN EXPIRES AUG 1 r. 1096 MOUNTAIN HIGHLANDS BEING LOCATED I THE SE 1/4 OF B TION 4 T. 2 S R. 1 W. W.M. CITY OF TIGARD ,�..� 1 111,7111 237.;_ 7,711: `3t,', }$ December :23, 1994 M M. Mark Roberts Community 'Development City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 SUBJECT: Maunt� i n ift hlads Phase 2 Dear Mark: nctosed are the affidavits for mailing and posting of the proposed Wilmington Heights subdiv siorl which is p oposed for the four acres south ' of the .Mountain. Highlands subdivision. A total of 11 larger (8,000 to 10,000 square) foot lots are 'proPosedu We are also planning to include an open space area and some conservation easements to conserve as many trees as feasible. The meeting with the neighbors 1 for January 5, " 8 � g is scheduled f� ry 1995. Quality Residential Development in the Paddle Northwest 700 N. Hayden Island Drive, Suite 340, Portland, OP 97217 TEL: (503) 289 -9011 FAX: (50 3) 289 -7656 STATE O M9E401 CRY OF TIGARD ( t ' '® duly sworn, de s8 and ozy that on 4 454—, I caused to have mailed to each o,! the pons ot1 the attar Redd list a notice of a irieeting to d!ecuss a proposed development at a copy a which `notice so mailed is attached hereto and made as part of hereof. l further state tat said notices were enclosed in envelopes plainly addressed to said peralmns and were deposited on the date indicated United Sttites Post °ffica teed above log �,� wilh postage prepaid thereon. Signa ire S...... before �/ y �d..�.e.�.!...�:. a'. �bscril; ;and aWorn tc► me this _ � G,i�� day of ) OFFICIAL SEAL PAMELA F MAN NOTARY PUBLIC OREGON rti c MMISSION NO.033136 15 MY COMMI JSION EXPIRES MAR 22i 1908 Notary Public My Commissi®n expires: do affirm that 0 am (represent) the party initiating interest in a proposed rltss:`g+r...a, g located at t affectin the land ►� �- a and did on the ,..... day of :e.,kc,..J "-�' 119 ntl-perSecnally pos notice indleating that the site may be props -' ` 1p��/yJ� �/�■P /per p■�/ %/ tl ' ViY� � %YY J a..`.t"��.�I1r L4IYOYIfYp�� I�YiIE�YY. application, and the time, date wrd place of a neighborhood meeting to discuss the proposal. The sign was ,pm'ed at (state location on property) Signature Subscribed and sworn to, affirmed, before me this OFFICIAL ;REAL PAMELA 9"z« rilfMA 1 NOTARY PUBLIC t REOON , COMMISSION NG 033136 MY COMMISSION EXPIRES MAR, 22, 1998 Notary Public for the Slate of 0r" on My commission Expires: q WITHIN SEVEN . ! . OSal!G,AM''Iy'MO11116A V City of Tigard Planning DMs "ron 1312 Oir Hail Biid. Tigard, OR '97228' mire:. try ii s u bmr f. x Lot 2S19AA- 01200 is planed as an 11 lot residential subdivision to be called "Wilmington. Heil '&hts ". The lots . will be appro- nately 8,000 square feet in size or larger and will be about one half a����,a is planned t® be retained as public open space. The subdivision accessed by the continuation of SW Greenfield Drive through the Mt. Highlands Subdivision. Prior to applying to the City of Tigard for the necessary permits, the owner and developer, Cascr;Ide Communities, munitie neighbors to a meeting . �, n as Y�ex�hb� discuss the pr ®feet. w S, Inc., InC.; invite you ° to x The rneeling _, will be on: Th rsday, J^tau r 5, 9 1995 at the City Meeting Rt o 13125 FM Hall Boulevard Tigard, Oregon. 97223 Meeting will begin at 7 :00 l'M Please note that this will be an informational meting on preliminary plan. These plans may to application City. �. be altered prior �o the submitl�xl of the �� lication tot the We hope that you will be able to attend the meeting. WILMINGTON HEIGHTS CITY OF TIGARD WASHINGTON COUNTRY Owners 260 feet surrounding subject property described` s 2S19AA- 01200' PROPERTY OWNERS NAME 2819AD- 01100 SARA LOUISE PAGE st JULIE ANN STRAYER 920 MAIN ST. WEST MONMOUTH, OR 97361 ERIC RVSTADT HOMES INC. 13765 NW CORNELL RD: PORTLAND, OR 97229 2S19AA- -01201 2S19RA -01 100 2S19AS- 00100 2SI 9AB- 00200 2S19AS- 01200 25141)D-01600 2514DD- -01601 251 4DC -- 05600 THOMAS A. & L, JILL JURIES 12975 SW BULL MT. BLVD. TIGARD, OR 97224 JAMES R. & MADELINE E. SHIIUL z 13268 SW BULL M'N: RD. TIGARD, OR 97224 JAMES R & MADELINE. E. SHULTZ 13268 SW BULL MTN. RD. TIGARD, OR 97224 FRANK S. & PATRICIA A. FORAN 13145 SW BULL MTN. RD. TIGARD, OR 97223 CASCADE COMMUNITIES, INC. 700 N. HAYDEN EN ISLAND DR. #340 PORTLAND, OR 97217 CASCADE COMMUNITIES, INC, 700 N. HAYDEN ISLAND DR #340 PORTLAND, OR 97217 DAVID P, 8s BEVERLY PA LL 13277 SW BULL M NT: RD. TIGARD, OR 97224 11. 5800 Future extentilori of S.W. Creentl& d Drive IL 200 TI 1200 inch = 200 feet CASCADE COMMUNITIES INC,_ 16 OAKLEY EN(II SERI 1G, INC . CIVIL ENGINEERINc,4 & SITE DEVELOPMENT DRAINAGE PLANNING '& DESlpN, NYDRCJLQGYE itm it TEL (503 89 -` 4 1 - e (5() x89- 356 CNJOBS\CC(\BtJIJ wIL--SITE4 12/15/94 AT 14:31 Wilmington Ileiglits Subdi sio r; Tigard, Oregon Ms. Liz Newton Chair, CIT Central 13125 SW FIall Boulevard Tigard, OR 97223 SUBJECT: Wilmington freights Subdivision Dean Ms. Newton: I wanted to inform you and your CIT group of our proposed 11 lot subdivision which is located at the south end of SW Greenfield Drive, im ediately south of our approved Mountain Highlands subdivision. I have enclosed a copy of our notice for a neighborhood meeting on ,Inauary ► 5, 1995. I would also be glad to make a presentation to the C, ., ,entra . r (4rj"+ p 1,�� a would �e of interest to your members. you . it Sincerely, CASCADE CO UNITI S, INC. Qiott /it1' Residential De1'elopniet /l in the Pcatilic Nortltwes,r 700 N. Hayden Island IDrn'E1, Suss 340, Portland,' OR 97217 TEL: EL: (503) 289 -901 I PAX,' (503) December 16, 1994 Mr. Cal Woolery 12356 SW 132nd Avenue Tigard, OR 97223 SUBJECT: Wilmington Heights Subdivision Dear Cal: Since I enjoyed and appreciated your involvement in our MorningStar project last year, wanted to let you know about our proposed r Wilmington Heights Subdivision, ision, even though it is outside CIT West's area. Wilmington Heights is a small, 11 lot subdivision at the south end of Mountain Highlands Subdivision. Mountain Highlands is contiguous to, and east of, Mori ingStar. The lots are planned to be about 8,000 to 10,000 square feet. I have enclosed a notice of the neighborhood meeting on January 5, 1995. Best wishes for the holida y season. Sincerely, CASCADE COMMUNITIES, INC. ?C�onald V�1: Oakley -, P.E. President Quality � kCSfcletitirt1 f.)(T dl')l1illettt to tlrc P�ac° flc iVorrtil vest 700 N. Hayden Isla nd Drive, Suite 340 Pot-N /and, OR 97217 TEL: (503) 289-9011 1=AX. (503).289-1656 Cascade Communities, Inc. December 16 , 1994 Mr. Bill Gross 11035 SW 135th Avenue Tigard, OR 97223 SUBJECT: Wilmington Heights Subdivision Dear Bill: Since I enjoyed and 'appreciated your involvt� �eot in our MorningStar project last year, I � wanted to let you know about, our proposed Wilmington Heights Subdivision, even though it is outside CIT West's area. Wilmington Heights is a small, 11 lot subdivision at the south end of Mountain Highlands Subdivision. Mountain Highlands is contiguous • to, and east of, Mori ingSt r, The lots are planned to be about 8,000 to 10,000 square feet. I have enclosed a notice of the neighborhood meeting on January 5, 1995. Best wishes for the holiday season. Sincerely, CASCADE C M. 'c 1 UNITIES, INC. Donald v Oakley, RE. President Quality Residential Develop, 700 N, Hayden lslarid Drive, TEL: (503) 289 -9011 FAX: tnv:r in tiie Pacific z 4)r.r;l1ri est 45L»i 340., PortiaticL OR 97217 C50) 289 -7656 C Cascade CommuniPPes December 16, 1994 Ms. Bev Froude 12200 SW Bull Mountain Road Tigard, OR 97224 SUBJECT: Wilmington Heights Subdivision Dear Bev: Since 'I enjoyed and appreciated your involvement . in our Morningstar project last year, wanted to let you know about our proposed Wigton ]Heights Subdivision, even though it' is outside CIT West's area. Wilmington Heights is a small, 11 lot subdivision at the south end of Mountain atihi Highlands Subdivision. Mountain Highlands is contiguous to, and east of, MorningStar. The lots are planned to be about 8,000 to 10,000 square feet. I have enclosed a notice of the neighborhood meeting on January 5, 1995. Best wishes for the holiday season. Sincerely, CASCADE COMMUNITIES, INC. Donald W. Oakley, P. President Qtua//ty :1?&,. identical De eI� YpInc r in th f'c��:r r "e Northwest • 0.." N Haydn ' t��;i n t 1�Jve, Suit ortI n � TL I: r x'503,1 X80 - 0 t a i , 289_ �656 • December 8, f 993 Mr. Bert Mitchell M -B Development, Inc. 12725 SW 66th Avenue, Suite 102 Portland, OR 9722 Dear Mr, Mitchell • n of your consolidated This letter confirms the Planning Division's extension _ and use � approvals for Mountain Highlands Sub�dnnsion (MLP 91 -0003, SUB 91-0009, PDR 9 0004, VAR 91 -0012, and SLR 91 -0004 until June 17, 1994• On June 24, 1993, the Planning Division extended the approval of Minor Land Partition 91 -0003, which was part of a consolidated land use appgii `atiOfl for Mountain Highlands Subdivision, incli din 9 a subdivision and variances, planned development and sensitive lands approvals. Apparently, there was a misunderstanding concerning our intent. On November 22, 1999, you informed the Planning Division that you had intended to request extension of the consolidated land use application, and not just the i.nrtKion Administrative approval of the ,extension was based on the fact no . chang es g es W e r. e made in the original plans (°.e-a Sub d ivision 91 -0009, Planned Development gt 91- 0004, Variance 91-0012, and Sensitive Lands Review 91 0002), There had been no changes it the applicable Comprehensive Plan policies or ordinance rovi° io a on which the a Pp oval of these land use applications was based, and yo� have indicated your intent to follow through on the consolidated applications b y the June 1 1, 1994 deadline, The same o ,n APP � for extensions of minor �r la nd partitions as pp y ®s ens_ i ons of slbd8 `. sio nsq v a.ances p planned developments and sensitive lands re w i®Is: Therefo r e , the findings the P Inning Division made for the i�oV bind partition are equally valid for the other applications: Please be advised that no further extensions are ble be and the June 17, 1994 /� s or comments, contact the Planning Division deadline. If yogi have any questions _. r' oo�i011e�tts, please �o � at 639- 4171. Sincerely, Victor Ad -Omni siSistan Planne 13125 SW Hol 8iv0Tl0arda ($0) • IVI-13 DEVELOPMENT, Ii4C. 12725 SW 66TH Avevue, Suite 102 Portland, OR 97223 (503) 624 -8517 Noveniber 22, 1993 Mr. Victor Adonri Assistant Planner City of Tigard 13125 S.NV. Hall Boulevard Tigard, OR . 97223 Dear Mr. Adonri: It is my understanding that 1Vi B Pp y a� . � � Development, your for TL 1400 of T2S, . ID�evelo rnent Inc.'s land'.. use approvals en� on June 23, 193: RAW, Section 4, WM were extended to June 1 7, 1 9 4, by your departm , , The consolidated application for Mountain ffighlanus Subdivision was finally approved by the City on December 17, 1991, The Planning Commission s approval order listed the partition qe e as the first part of the consolidated application. On Stine 15, extension of �� : , ,` � _ .. 1993 I requested an exten e� the .p' g City. .: g ., plan (g. , based that the h�tition, aced. on the fact that no chap; es were made to the original an subdivision p development) ._ . approved : y ty� S and Yenned unit b the Cx �! intent at the time was that all Df the land use approvals be extended, not just the partition. 1. ginning Department subdivision a one-year �n �y��ne 24, 1993, received a letter from the Pluming partition �� . p y rg b.: application (SUB extension of the - � /� . `vvas revie �e� as part of a in the original Qilan a at there ,yes were nr ide g plan, 91-0009)." This letter found that no sham, g applicable Comprehensive Plan policies or ordinance previsions have been no A �n . changes in the a 1 upon which the approval was based, However, in re- reading ; this letter, : _ .. .._ i.. �„ ..... stet I am concerned that it could be interpreted to approve just the pat titioaa, because the letter does not specifically e ° pp o for property sre W elid through lune 17, 1994. Again, I certainly that all land use a rev als nor the �x intended to request that the Mail application be extended, Please confirm that the partition and associated land use approvals (subdivision, plaxnied development, variance, sensatgve lands review) are valid through June 17, 1994. I would greatly appreciate your tarely response to help clear up what appears to have been a communication problems Sincerely, ert Mite ell President r. ale • MmB DEVELOPMENT, ENT, INC. '12725 SW 66th Avenie, Suite 102 Portland, OR 97223 (503) 624-8517 Mr. Ron: Pomeroy Assistant Planner City of Tigard Community Development Department 13125 SW .fall `, xvd, Tigard, OR 97223 Dear Mr. Pomeroy'. Pursuant to Tigard . Community n ity Deveo p me t Code Section ion 18.162.03 5(C, ), we hereby request an extension of the partition previously a pp roved by the City Tigard for TL 1400 of 12S 9 R1W, Section 4, WM. No changes are m ade on the original plan which was approved by the e Cit y . It is our r intention to record the approved partition within ihe next 12 months.. To the best of our knowledge, there have been no changes in Comprehensive Pan policies or ordinances which served as the basis for approval of this partition]. request. Please notify me of your decision per Section 18.162.035(D) at the above address. Sincerely, M .B DEVELOPMENT, ENI", INC. i A e •a June 24, 1.993 Mr. Kitchell lapant 1pnc. 12725 .SW 66th Avenue, Suite 102 Potty, OR 97223 �.' .' *`i tchitll . • CflY OF TIGARD OREG'DN I dakl writing I n response to • "' c est , day. , Jnn 3 �, nti a one Year O zt n si u of 9170003 p t z : of :a. .1az er. ; �►4� 11l , t n 91-0009). t application. :ch ` was ... a�ftiOn�. ��d Olaamming. Commission' wan appealed to the. atty. Caudell. A final deeinion was rendered by the Council whiet denied the appeal, (Bee. 91-75i ,thereby approving the develop melt application..., • thI.a decision ca effective) on beceinber, l i'g, 1991., The Coommmity Development Code specifies that deVe1 nt .a mvals ithaLl,be valid for a period o 10 months 1, from, gala i s �►foaral. (motion 18.162:035): n nectio :: no n 5w � �� the p on rr ra tr'rul, 9 f + t ht 'ae! a l shall lapse ' ! w . rt � �`trH r �'ti .4 r� rf�.� w y�Fk pi5ra +YN ri . f ht y � � 5 .455 � "�k� �� � ', lP v '.i; C 71F+��yi M J }i • • N�o !� ' . J',y .. ♦ , iarition .r � t f l�f � . ' The _ . has ,fin " „4, roper y recorded ' 'with' Washington. County without the eatisfactca c pletion of all conditions .. a va l° �.¢ai$z� atitact»d to �"� an►�► 2 • The final . recording is a .tans Neither of these two situations • roved ' Subsection (C) section states that Director` shall., upon of this same V ; c a 4 , grant an ex ion of the a - a1 period not one plded ' ts angel el .... plan tie ]: ® No changes a��de On the �x the 3C c Tho applicant can show intent of ecordi g� the approved partition . ition the year extension periOdt and There hsy'a '` , licable Ceh3 Plan policies., and r � , . .. ��previSI.0ns On which the approve' wati .honed 'he is no widened that any chan ges have made O awe int to be Made. On the original plate 'es a the , t to extend the , app oe ,pea 1, Mat h� Shown intent tc s� .. • �1t1 of �, elk; l3,cat e � . pt the applicant record this gas�a�it1.+s,it W the 13125 SW Hall E L rd, OR 97223 (503) 639-4171 11)1 (5 a to !ol r 01 ,Abi�cion pert . me bn a g0 w , ord ra ces *high gage+ , .baa sins iS or approval; Of. this . j Lion i r est 18 lud �u��,flwf�HS +YS�µy �G i,dL'aM� fib ✓ '. i? �ls� io :Liam. . C�'I�',h 'approval ; �. { pan �► lr . 1993 0 Your i Vin,, , .pr e $ tbLs o fa a�i ,. oar' n e and la .'tholeefore a Vaiii4 -#enision, eel. T r + test extenain of =nor rand rartitpn . ( 91i00O3 D 31 exp ' r 0 ' 17 , 19 914. No f h,� r .e maicne' are :;pia• . . , you bav 1 vO8tiOf3 Or comma .` �' please `,gestalt t P1eain p Vision at :639 - .. ", ' ,;- • t•t 10-4, wee.) , . ' , I I HI ) • . , ' , , ,. . ' ,' 'fb ' . ' '''''''' ''''' ' '' '• '' ' ' ' ....,_:,‘,. ' :' ' .......,....4........o....,,,,,...' ` , 4,. ,, .,, •;.'.'...".•-•''''''''`I ..•,,'". ()) "", ' • '•••, , • „- , • COUNCIL AGENDA ITEM CITY OF TIGARD, OREGON COUNCIL AGENDA ITEM SUMMARY AGENDA OF: November 26, 12 5 ISSUE /AGENDA TITLE: a.:l of Plan, ni_._,.ngS'oinmission approval cif SUB 0. PDR 91.04 s eto r t Hiohlands sub .A: ubnitted b O i Irio a and Devi' DEPT HEAD OK I ADMIN OK iirdi DATE SUBMIT'ICED November ber 5 1991 PREVIOUS ACnoNg Pla_ .. COMMIss on pr ._atSeIgAer 3 ,.91 e PREPARED BY:gf: er Associate REr` UE riur h,,, . o ,,Dev sir t� STED BY = Ed . ISSUE BEFORE %rgr _'',OUNCIL approval Must the of a subdivision preliminary lat pia .ned development concepual plan within the Tri ns ortation Plan Map 's stud.. aroa .� for the side of Bull Mountain leave open all road � development options in this area nor northeast . . o either as mentioned on the Transportation Plan Hap or within the unado *ted Northeast Bull Mountain Transportat on Study? in the absence of an approved collector road alignment in this area, can the Planning Coiifmisa►iol'll determine than area � a possible road route in this ar��. is iiot a viable option and approve a de•elopment plan that would preclude that option? STAFF RECOMMENDATION U!phOld the Plann ing Commission's approval of this subdivisionitplanned development, p thereby b y affirming the C mmiusien's authority to detl with development applications within the e,xea covered by study area designations on the Transportation Plan Map. rt INFORMATION summAgy The subject property lies within ah area designated as a study area on the corY ' un�; ;:ion with tie Mor Map a As a �r. p , . � .. g ' - tho«st Bull Mountain Trans of in Com rehensive Plan Transportation esult o reviotts hearings . x p .�tatioa Study, two g options gnments of collector enera o bons r��nain under consideration for alp. streets in the study e aria One option proposed by City staff would p tovi, de a route east of the sub ject � rop ert �r this o t_on is not affected by t he P ropos ed A second uption proposed by NPO 3 would Oxe.elnc�: Gaarde Street �... cl -� _ T h P . - The NPO option Would potentially westward the subject vup 132n .�renue property. C Au i t �9 � 9� � r t Planning" � n�nis s aon r ev aewed a request by the ie e PP • divide sub act property into a 5 2 'Ott t1.46 phas smbdivsion that would have included an Cast uest road throug the M te ptoviding for a possible coll(.ctoM street connection The COmMi88.11.011 was linable t o conclu de that hd lan w as csrsis te nt w ith Platt Policy 8.141 whi eh requires that streets created through the devel,bpment Process provide a safe and efficient transPortation system, Commissioners vere concerned With the stee p ness of the prop ©red connecting street, it proposed n arrow. warth, and I • the number Of driveway$ that viould enter •, the proposed stree The Comiujsaion cony` / It ued . the hearing, on the appl cat ion to ally the apps is nt to eVise:' the plaa to eliminate the proposed connecting street The �!ppl% cants (submitted a revises pl n n esp ►nse to t i►at: cunt auan a he revise e p a l imi aged the previously, proposed 'ear3t Rtes t+ street through .the subdl3.yt "s 4an . O £ pte e r 19 9 , ' the • Planning Commission a aj row d the revised eubc i ." ion flan a �2 v of �� hoss�e Coi miss ion m e s' is upp rti g . approval *nsaoated that, baaedn information p x� v. ed � e � p , cant, the aut �� propery appered; the to� ��e�p .east- • Est e.` Saar tv ee�i home suggest.ed'> .t is > east st con no#ion coule stir. a 0'f4sidered. with future development of the property to 't' ten th. M:9 has •4pp0a1471d the Planping Commis O i. o w decision grounds that approved deg elopinent plan does the pratti iofa for the westward • extenaiaan of Gaarde Street Attached are bappeal ding forrm, minutes of he NPO'a $0ptomber 4, 199 . ,meeting, Ptanxnt ng C onntission Fix a Order o. 91- 0 , mia u es o the ]Planning Co iasi ►n's August 19 • stud September 23, • • 1991 ine,etlim,gift , and they a pplicants statemer t :includes reduced ,;,, copies of the approved pr+e ,im na�r last ��aa i+R�m>: UPU hold the Planning pp sio /planne hold a approval p�. the i�� development e 2. De n y t he request on appeal, thereby overturning the e C ission's decision.' a 3 . Fte�aand the pp licafi " to the Planning C+amuna.ssion for additional review. Provide direction ' Commiasimi with regard to the road air ;�„w==tg' u.... = ... ...=== ..»«.........,.�.�.Y,.a.r...i&i 1....,.,. �. r. 4+" 4°.«°....... �V": G,... F". oa. .e.........=Sf"t. =. '"1""= A •1 • TIGARD PLANNING COMMISSION REGULAR MEETING - AUGUST 19, 1991 President Fyre called the meeting to order at 7:30 PM. The meeting was held at Tigard Civic Center - TOWN HALL 13125 SW Hall Haul evar0 , Tigard, Oregon. ROLL CALL Present: President Fyre, Commissioners Boone, Cas i l e, Fessler, Hawley, Moore, and Saxton. Absent: Commissioners Barber, . and Saporta. Staff: Senior Planner Dick Rewersdorff, Associate Planner Jerry Offer, City Engineer Randy Wooley, and Planning Commi ssi pti Secretary Ellen Fox. President Fyre welcomed Commissioner Wendy Hawley to the Planning Commission. APPROVAL OF MINUTES i5oglmissioner Moore moved end Commissioner Castile seconded to ��ave the e n n►aor1 utes of the previous meeting as written. Motion car, d • . of Commissioners present, with l Commissioners Tess r and Hawley abstai ni n 4e PLANNING COMMI ON COMMUNICATION o President Fyre prese d to former President too a commemorative gavel and a card expressing a rec iation for his m y years of service. PUBLIC HEARING 5 d 1 135th AVENUE STREET VACATION (GRP, of Tigard Vacate an approximatel Avenue right - of-way adjacent t' the the corner of SW 135th Avent° • and parcel ' (WCTM 151 33CA, t lot 100 (NPO #7) A request that the City 4- • t wide portion of the SV1 135th prop - ty located on the west side of sW SchOl Ferry Road Petitioners Senior Planner Beavers vacation. He said conditions of pro 'irff provided a Synopsis o the requested street ff was recommends ng .approval ub j ec t to the ding a GO -foot •right -,off way forts Commi ssi over ' essl er requested clarification for having s em drain returned t private maintenance. Senior Planner elaborate' nd noted that thi .. ri vate storm drain would not affect any other stor drains P Ns APPLICANT PRESENTATION Di!l Gross, 3019 SW Hampshire Streetj ; Porp ts avnidde, d adivn istehd e hpe a chkead t further nfbeniation : no 4� n adds t on to �d�at ro PLANNING CoMMIsSiON MINUTES - AUG IST 9, 1991 wry , li 1 PAGE 1 PUBLIC HEARING CLOSED Each of the Commissioners indicated they were in favor of . a r b: t. 1. 1• rov C.J! m1sslouter Fe e -a; Commission " r i SsTOft BooEle seconded to recommend to L ity o approve the etree • Mbtion was, passed by .. non o as vote of Commissioners present.. 5.2 SUBDIVISION SUB 91 -0009 PLANNED OEVELOPMEN1 PDR 91 -0004 VARIANCE` VAR 91 0012 SENSITIVE LANDS 91 -0002 MINOR LAND PARTITION 14LP 91.0003 A for approval of the following 1 Minor Land Partition one approval to divide a MB DEVELOPMENT/OTAK (NPO �,�a) A request o " development applications: � 40. parcels of 20.31 and 19a72 acres; 2) 40.03 acre parcel into two pare preliminary plat/Planned Development conceptual plan apSubdivision l to divide the 20.31 acre portion of the subject property into a ro 52psingle- family residential lots and tow • private open space tr.��cts; 3) " residential plans for road and home Sensitive •Lands Review approval o f preliminary mapl that exceed 25 percent construction of portions o f the subject property 510 feet, feet, and 680 grade; " .560 rave, and 4) cul-de-sac local streets of feet whereas Community Development Code section .. t� o�� 18 164 030 (K) all owe a maximum cul-de-sac length of 400 feet; b) to al l ow development of local streets with 28 feet of p avemett and sidewalks on one side within a 400- foot right-of-way whereas Cede section 18.164.070requires (A) sidewalks on both sides of local streets; c) to allow local street grades whereas Code section 18.164.0. �0 (M) p v of as much as 15 percent w allows a maximum local street grade of _ 12 percent. ZONE. R -4.5 (PD) (Residential, LOCATION: East of Benchview Estates subdivision, south t P o .0th of the units/acre) terminus, , and west of SW 121st Avenue (WC TM 2S1 4, tax lot 1400) APPLICABLE REVIEW CRITERIA: 'Community p chapters ... 8.50, 18.80, 18.84, 18.92, 18,134, 18.150, Development IS 80 18 elo menu Code cha tars ��.2, 18.160, 18.162, 18.164; Comprehensive Plan Policies 2,2.1, 3.1.1, 3. 3.5.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1 8.1.1, 8.1.2, 8.1.3m a;w meeting Associate Planner Jerry Offer handed out minutes from the NPO 3 mee of August 7th. He explained they Were not in the packet as they were received this date. He ,used a wall map to point out the site location of the 40 -acre parcel being considered. He described the Minor Land Partition and advised �sed that staff was recommending approval subject to the conditions that applicants demonstrate that each parcel will have su =ficien'r access - through an access easement to public right -of- -way. r . . Subdivision . :vet opme;���` Associate the �ubd�vision and Planned Oe i ate P1 anner discussed t requests He pointed out the study area on the Transportation Map, He noted HPO 3 has indicated concern about the need for a minor collector to connect Gaa rde /Wal ni t and 132nd. He explained the plan suggested b; p He discussed the request for variances to maximum. the applicants. ioants. � . " street grade i i streets to allow sidewalks on one side of treet for internal s etteet s being equested de for° local He lands r s tr�.,ets cul-de-sac andasensitive x �v ds approval. to allow _fora 560 -foot long �- PLANNING COMMISSION MINUTES - AUGUST 19 1991 PAGE 2 Associate Planner said staff recommended : denial of the SUB and POR because Policy 8.1.1 would not be met. He said staff found it would ul d be a dangerous traffic prob lem Slecause the street which would connect Gaarde would have steep and wi ndi hg slopes, 0ould have many driveways enter; ng the street, and the street would carry a heavy volume `of traffic. He discussed the comments received by staff from interested parties including Tualatin Valley Fire Department, NPO 3, and CPO 4. Commissioners requested clarification pertaining to the road as possible minor collector and other traffic issues. Associate Planner clarified the term Study Area" Transportation Map and said it does "Study not place a moratorium on development. He talked about the Gaarde /Walnut extension and the alternative approaches to address this issue. City Engineer Rand y Wooey ? ► answered questions pertaining to the two traffic alternatives, stating that the applicant needed to show proof these are not feasible. if APPLICANT'S PRESENTATION o David Ga itz OTAK, Inc., 17355 SW Boones Ferry Road, Lake Oswego, said he Was representing the property owners. He explained there are two owners of the property and showod on the map the one owner's additional parcel of property with access to Gaarde Road. He discussed variances said to internal streets. He noted that requested, which he .laid pertain t .v d variances for 15% grade as Benchview and Benchview II both have received g . the terrain i s similar. discussed He the feasibility crossing over er the ravi ne w., i ch would requi re i mporti ng a tremendous amount of fill dirt and he said thi s was not a viable option. He showed the Commissioners the previous plan which invol ved two l on g cul-de-sacs and d did not provide de a crossing as the NPO and CPO wanted. He displayed the newe st plan which provides a crossing intersecting with Gaarde Road. He said the crossing would be a local street rather than a minor collector. He discussed used the . issue of vegetation and described bed plans to preserve trees, help with these es and he explained � how the variances would goals Mr. n��t sequence noting the plan was submitted before the Comp Plan Transportation M ap changes came about. He explained the grading problems and purpose for narrower right s. '12 9 -ways- He advised there was no problem With putting in 132nd, a collector: talked about the sewer, which needed to be a gravity flow, and he stated USA had advi sod they could put the sewer in within about 6 months. Commissioners Saxton questioned whether there is a need for a xton and Moore uest�on collector between 1 32nd and Gaarde Street extension, and the sugge; ti on was made that there might be a better place to locate this col l ester City Engi iieer Randy Wool of answered questions s pertaining to the Comp` Plan Transportation Map changes recently adopted . There , was discussion about the City Council's role in resolving these issues. PLANNING COMMISSION MINUTES - AUGUST 19, 1991 PAGE 3 �a. Commissioners sought clari fi ration pertaining to the two plans. Discussion followed concerning some alternative ways t re -align str� :ets in a more efficient way. PUBLIC TESTIMONY o Herman Porter, 11875 SW Gaarde Street, Chairman of NPO #3, talked about the Northeast Bull Mountain Study which offered two al terinati vs an east /west minor collector or a north /south collector. HO reiterated several time;, that the NPO does not want to see both routes built, but rather one extension of Gaarde. He stated the NPO has directed a letter to City Council urging that they rlke a decision resolving this issue. any e g the q . postpone He requested the Planning Commission to table this request or os �i City Ceancil has made their decision on this traffic issue. Y deci soon until .l after the REBUTTAL © David Bantz spoke once more, urging the Commission to approv the request. o Commissioner Castile ` commented on the issue of too many driveways on the street. He su gg ested possible changes to recti f Y this probl emb Discussion of these ideas followed, President Fyre discussed the NPO 's suggestion pertaining to the o north /south and east /west connections. He noted the concerns about by-pass traffic and talked about the steep ravine which was not well suited to a minor collector street. o There was lengthy discussion of traffic volume and needs in the area. PUBLIC HEARING CLOSED Boone talked about ® Commissioner the 15% .�s,� said did not bother � graae, which he s t him, and he predicted that the traffic tc on the street which . y connected on the would ,.arrT a lot of traffic in the future. He h e driveway plob � ems and the 45 foot. width. He said he would tend to approve the request is the street width were wider. o Commissioner n u�ne e it Was a little unreasonabl a to require a through connectionir ara nf phi s uns ui table topography. He favored Plan B wi th the 2 long cul-de-sacs and no minor collector.. He said he would agree there is a need t o urge the City Council to make a deci sion about connecting the streets. o Commissioner connection oetw. Hawley concurred that a connecti een Gaarde and 13 nd should be built, but she did not find this subdivision a good site for the connection. She also was in favor of the design with the 2 long cul-de-sacs cs Plan B) Commissioner Moore agreed. there Sias a need for a connecti on f hoY�e er, h did not favor this location for the crossing. He preferred the design • of:. plan.B PLAFNNING COMMISSION MINUTES - AUGUST 19 A 1991 PAGE 4 Commissioner 'Fessl er spoke about the confusion as to the wh et Geri ree she through street was to be a collector or a local street,. was inclined to turn dawn this request, and ask City Council to decide upon a locatia"n of the east /west i:ie. Commissioner Castile did not agree with turning down toe project, as the matters would not be heard by Council, •but would be returned to ,.:he said Inclined p the plan» ire d He say d he woa� d d be , hc'� � ned to approve i,be Crsemmss►�n,. . decision � from lots favored widening the street, and he talked about the access fromGl Council, through 16. He noted that this might encourage a i f i t were appealed . eat �d or up for review by Cc���nci ) President .y re ° dli scussed the various suggestions the Commissioners had � � made. He talked, about the expense and practicality of building then subject road. Be said he agreed with other Commissioners preferring the Plan B design with 2 long cul-de-sacs. Planner Rewersdorff explained the options, which included Senior P approval, denial, or to continue the heating to allow time for staff to re -eval uate "Plan B" Assiate Planner Jerry Offer spoke about the Conditions of Approval i reviewed prior to deciding which would need to be r was t he matter. He explained that the first plan submitted (Plan B) s withdrawn by the replaced with the cur. rent plan before the staff had looked applicant � cant anc� reps ac at it. g options, and the applicant Y There was further discussion concerning the opts o questioned concerning his preference. He stated he would prefer to haa the hearing . 9 conti nued to a date certain in order for him to present have th Plan B. He pointed out the disadvantages of denial. b Fire Department standards, street the F u street widths and Commissioners discussed th p .would. impact t grades. Plan A Plan B were compared as they and j. {� Associate II7 p �Y . p needs. Planner spoke about transportation ortatl an y the. Transportation � a Plan and the conditions of :approval a There was consensus that Plan B would be favored . over Plan A with Commissioner Boone stating he opposed Plan Bo this Castile e mov , ,.. n rhoore seconded to continue to Se tember 33rd, at which tin. the Commissioners will moved and omm�ssi Commissioner y.. time the s hea�^� ng...t p review Plan B along `with'•the Coritions passed setib., a. . r � � � of AppY oval � Motion assed voting majority vote of C ini ssi onerS prasent, with Coal.'sti� over "Na ai MEETING RECESSED - 9 :45 PM MEETING RECONVENED - 10:00 PM PLANNING COMMISSION MINUTES AUGUST 15, 1991 � PAGE RAJ a.. ° TIGARD PLANNING COMMISSION REGULAR MEETING SEPTEMBER 23, 1991 Vice-President Barber called the meeting to order au 7:0 PM. The meeting was held at Tigard Civic Center - TOWN HALL l 3 125 SW Hall Boulevard, Tigard, Oregon • ROLL CALL Present,: Commissioners Barber, Boone 9 Castile, Fess1 er Hawley, Moore, Saporta and Saxton, Absent: President Fyre Staff; Senior Planner Dick Bewersdorff, Associate Planner Jerry Offer, Development Review E►ngi veer Chris Davies, City Engineer Randy Wooley, and Planning Commission Secretary Ellen Fox. • APPROVAL OF MINUTES Comm loner Moore- moved and Commissioner Boone seconded to ap the minutes the September Work �s meeting Motion carrie d b y m ity fCom�ssOe rsp resentC�mn$ c- ers Saporta and nd Saxton abstained. • PLANNING COMMISSION COMM :TIOi Associate Planner Jerry Offe 1 i s x that staff included in the packets the Ordinance dealing wi + he Transpor � : ,.' , n Plan Amendment and a list • PP by Planning • e .. Hearings Officer of suhd� v� sy ons- a r• � b. the Pl ann� n Comm on and as per Coo mi ssio' • request. o Communi c,tl ons were, received pertaining to the dSummit tat Bul �' untai n Subdi sion, item 6.2 on the agenda, to be read record rt g j1earifli for this itemo PUeLIc HEARING �:� � ... �O 1 SENSITIVE ®9 50l • CONTINUATION OF` HEARING• FROM, AUGU$ } " y 91 q 2 AR l �I. NCE91 SUBOIVI SIOt� SUD 91 q LAt��S • PLANNED DLVELUPMENT PDR 91 -0004.. Vd�RT. � _.. MU .DEVEIOpMENT /OTAKcat ons LAND PARTx TIOad MLF �1 -o00v 91 (➢Q02 MLNO�t p P . -. - ... 1 owi ngi dev pm PP A request fora royal of the fol ►roval to di . acre yiarcel 1 nto tW, 20a31aetndt1g 'l pacres 2 Subd�V s�o Oreliiin ary 1 � M� nor Lan past eel s of plat %Pl anneci Bevel o�ament concepi.ual plan appro n 1 �far 1 �reresi dential e portion of the subject property into 52.. s... g: lot .s ... ,. 3 „� Sensi t��r� ranton�ofe�ortoe�s s and tow r� vate o e Pp yho a consi uc p of the subfectel roperty th atsexceedo25 per�rent . grade, and 4) cul -de -sac local streets of 510 feet, 560 feet, and 6 0 feet Whereas Community • PLANNING �iG C©r�M� ss, ION MINUTES a, ., CR Pte. .. r�UTES ~ SEPTEMBER 4 3 , 1991 a. 1 Met 1 ■ Development Code section 18,154.030 (K) allows ,a maximum cul -de -sac r length of 400 feet; b) to allow develo -lent o f local streets with 28 rt ::t of pavement and si dewal' ks on one side within a 400 -foot i ht -of -war whereas Code s'�ction 18.164.070 (A) requires sidewalks on Moth sides of local .streets; c) to allow local street grades of as much as 15 percent whereas Code section 18.164.030 (M) allows a maximum loCal street grade of 12 percent. ZONE: R -4.5 (PD) (Residential, 4.5 East of 8ench.vi ear Estates subdivision, south of the tprr°esent terminus, LOCATION: and a e M 2S1 4, tax lot d r►rest of 5��, 121st Avenue (HC 1400) APPLICABLE REVIEW CRITERIA: Community Development Code chapters 18 92, 18.134 9 18.150, 18.160, 18.162, 18.164; 18.50, 18.80, 18.84, 18 1�� 1 Comprehensive Plan 4Policies 2.2.1, 3.1.1, 3.4.2, 3.5.1, 7.1.2, 7.3.1, 7.4,4, 7.6.1, 8.1.1, 8.1.2, 8.1.3. Associate Senior Planner Offer reviewed the previous hearing of ... August 19, 1991, explaining ni ng that the applicant the design Au u , r o 11G3nt ha , g � � has re��orkethe which was the original plan for the subdivision si on layout. During revi ous_ hearing, Commissioners were not in favor. of designs which promoted traffic problems with steep, narrow roads with too many driveways entering the street. He explained the plan being presented at this hearing included cul -de -sacs which exceed 400 feet stub need a i Variance. He noted that the plan also includes a street b to the provide . �, �YS ect to a court decision north to for a future crossing toethesualnut /0 arde cone He also mentioned that the property has and has been partitioned, but he said there was still a need for the property ' owner to process a lot line ad,ustment. He said this was an • unexpected change. Associate Planner noted some corrections 41s follows: 1) P. 1 3rd to last line should be `' ncrease in grade of local streets to 15%." 2) p 18 F. "...Properties to the N and NE are zoned R -7 (Residential- 7,000 sq. ft. minimum lot size). " It should read "..,minimum 1 of size is 5,000 square feet 3) He handed out an additional page explaining Condition 20 which was revised and replaces Condition 20 in the packet (, see Exhibit A) . e'. :. �.. ..ct to P � Var . tided a proval of He e b this plan sub,e omme xpl ai tied that staff • rec _ M . condI bons noted i n the stair r� p . .... t . i antes e . r � � o��affHd� dXnot� feel wcri teria here aoet Were needed and e'l aborated o,d why st for dts heto - r s tbrereeft tUl wl idwtih d t. Vh awriiatnh c ee s i. iad:, n eb.• ow. tauhlt . e k ts northern h r p s.. o di odh e^ ns e'.. n • He discussed ide culdersacs Which - exceed the l eng hc teiorf 0 n ... 1. t hts, tt. erpd e reaot jn ed rociu re. vay ante:.He talked He statedtwhc hatt 'Staff ,0.eferi e�tendi n g S W 132nd to the.. northern • of lot ic h n cerni g Fire . ... _ hat • the Fire Cc�tlt�nh� ss over • Bo�Jne regdested •c1 are f� catq on eonnher stated t� .. . Gistr�ct s street requirements. Associate P1a Di stri r t se ding cut -de=sacs 600 fees: long, biut they do r+te areas 3 nc1 u not prefer cul -de -sacs of thi s length: PLANNING COMMISSION MINUTES - SEPTEMBER 23, 1991 PAGE 2 o�. i Development Review Engineer Chris Davies spoke about the Tract A and Tract .B portions and Phase I of the project explaining how the street s.ljstem will develop. APPLICANT S PRESENTATION David Bantz, 173 .S5 SW Boones Feery Road, Lake Oswego, with Otak, Inc. answered questions for Commissioners. He explained why the sewer line was located in the common area. He noted that Benchview II will share a right-of-way of -way for the street. He gave a brief review of the discussion during the August 19th Commission hearing, explaining the unfaiorabl e factors. He stated the plan being presented now was one of their original designs, and hen explained why it had net been presented previously y di plan since no revs oust because the NPO _� d not favor the 1 an .�� nce there street crossing over to Walnut /Gaarde. He stated that narrower streets would be preferable. He showed graphics demonstrating grading and inn Lets on vegetation if wider streets and demonstrating on bth sides are required. He noted that impact on trees the primary consideration rather than cost. Mr. Bantz answered questions from Commissioners pertaining to the variances, topography, and financial impact of additional roadway south of lot 29. He suggested it would be preferable to do the grading without the full improvements on the roadway beyond lot 29, and thereby lessen the impact to future homeowners if the road is later completed. Commissioner Fessler expressed concern about liability this area were left unimproved. Beverly Froude, 12200 SW Bull Mountain Road, representing NPO #3, stated g y •,. p any ; � � proposal the '' posed to any subdivision pro oral which occurs in tF` y the City the NEO Bull sMountain Study area until the Ci t Council resolves the question of the traffic routes. City Engineer Randy y spoke p vious City Council City g � _ ,. � He re Viewed Rand Woole s eke about fhe' e discussions e Transportation yap, H viewed the Coi�uissi�zn's o. at discuss on (August 19ar_ arh„ of the Tr g . , 19) i P which there was a consensus t�natt., the subject area did not present the best route for a crossing to Wa1 nut/Gaarrde based on topography. He concluded that the Commission looked at alternatives and options and, therefore, worked within the pdbl i c p described staff recommendations s f i ors route, Street recess He describeat the st 7 p , r e, but a general corridor to Walnut Street which was not a s ex e. . extend Gaarde northward and loot to west from 121st curving ast east of 1 32nd. CcmMissioner Tessler intersecting ; Walnut Street ,� t discussed Goal 12. PUBLIC TESTIMONY , 4640 SW Macadam, Suite be00 9 portl ao 5 i s Alan Spi nraci 72®1. $ slated he _ He descri ,,.: �,.. ., Portion of .the property is an attorney ..fair QU fie_ tine owned by . his client, H �.dvi sed that his client fully supports this appl `cation PLANNING COMMISSION MINUTES - 'SEPTEMBER 2 , 1991 de answered questions from Commissioners concerning the ® Beverley Froude � ��, �;�� osed ;i in the NE Bull Mountain Study " opposition to subdivisions proposed . N�' ®s oPP Planner reminded Commission there has not been a area, Associate P ested this application m4raioriu�r placed ag�ni� »mot development, He �pi��ed to be made relative to should be j;;�ged on its me � i.t�' ir�� s ertat ®n . current policies dealing with P APPLICANT'S REBUTTAL this ru os�►1, would not Preclude ad'�y of the approval r��' P P �e noted this plan was not Q David . Bacot said with the ,r,3 i cool plan options connected wi the study are�� ng any road alignment changes. He poi nted;Hout the o , p g was suz any 24, 1991, prior Transportation Plan was submitted May ' wa r1 or to �doptl �-� the Tra Amendments PUBLIC HEARING CLOSED Coma i " ssi oner Boone stated he was not in favor of cul-de-sacs, Is ecia1ly� this o with these steep grades. . He advised he did not favor approval request Fessler commented that she visited th. subject proPerty� commissioner F stated � r, roads � She • h staff concerning thepneed forwi er, r ad would She said' she agreed wit r�.:., and ction to Gaa tal Iced .about the pvssi bl a donne s� l�il �, to add�ress the:.' r to see SW 132nd cont nued as far sou t th as pos prefer �e , aPP1 � ca�ti nh; erosion issues She was not in favor of approving _ j the narrower - s�relNti ndi n ro 132nd. Commissioner -_ advised did favor extending Moore advi secs he leaned toward favors ng o e ea a ey cul-de-sac, and he did not d xe did n got believe for the easier Concerni ng the Bull ` Modntai n Transportation Stu y, due to provided the best route for a crossing , . d he d d not have a problem app the subject property p � rove: ng the topography. He state i app .., .. ti C the vats antes Igor .. vor�' ran g 1 icat7o�� a " • atedhedadn�r�,f Comma ss� oc�er �apc�ta �'� d cony �ruc ti ng SW lg3�nd as far° south as 1 a►t t;.he cu!1 -cle -sac A o �z favors ... ,1 Mounta� n S' �udy: 29. He sai d i t was a di l e Ana when con si deri ng the But He advi sed h e was not sure whether° he would vote for or against tt4e appl i cats en at this point. rov7 n tl�e sdl�di vi si on x, She Commissioner° Hawley stated she favored app g . errs to i�npreve . C : �: ood bne for m1 nor col ec did, aa� cerninc� not de' ey i ng c can Bud y Mou�htai n� She variance con consi er t ° s ar traffi " -. �av5r ®� •e cul ..de��sacs. walks, as she favo walk both sides of t3 See � rf avor�of approvti ng the appl i cats . . . �t tis a on, as lie a dvi sed shQ was n _ d ea�tendi n9 SW 1 32nd as far as th�h sout�i good -.,1 art � ....She -.also preferre 9 P corner of lot 29. .. .- 1. iNG GpMOtSSt04 I`1 00TES NBE 2 `199 P',.�A�N .D • Commissioner Saxton expressed appreciation for the frustration NFO #3 is experiencing. He advised he agreed that the terrain of the property is not suitable for an East /West connection. He favored approving the Variance for the south portion but not the north portion, as per staff recommendations. Commissioner Castile agreed with Commissioners who did not find the subdivision, an appropriate location for a connection route to Walnut /Gaorde. He favored approval of the application Commissioner Barber said she favored approving the development, with SW 132nd extended to lot 29, and not allowing a Variance for the northern portion, Phase I. She commented that approval of this subdivision did not preclude op ti ops i n the study area. There was discussion about the 3 -foot setbacks for side yards. Minor Land Partit' ,n' was discussed in light of the previous court decision,, with Associate Planner Jerry Offer suggesting the MLP 'be left in the decision. Commissioner Moore moved and Commissioner Castile seconded to approve MLP 91 -0003; SUB 91 -0009, with the stipulation that SW 132nd extend to the southerly line of lot 29; PDR 91 -0004; SLR 91-0002; VAR 91 -0012 of the extended cul-de-sac length, but maintain the 50 foot right -of -way in Phase I as per revised sed Condition 20 and sidewalks on both sides of the � � street in Phase I only; and side yard minimum 3-foot setbacks on one side only with a minimum 10 feet separation between buildings. Motion carried with majority vote of Commissioners present. Commissioners Boone and Fessler voted "Nay." Meeting recessed - 9:20 PM Meeting reconvened 9 :30 PM SUBDIVISION 91 -0013 PLANNED DEVELOPMENT PDR '91 -0005 SENSITIVE LANE'S SLR 91-0003 LOT LINE ADJUSTMENT MIS 91 -0007 VARIANCE VAR 91 -001 ON/SEIYU INTERNATIONAL (NPO #3) The applicant requests S 1 nary plat/Planned Development p � plan review to divide y 21.4 acre site (WCTM 2S1 9BA, tax lot x lots 1000 and 1100) into 58 lots and 19,582 square feet. tide creation of a t Line A�, prel approxim WCTM 251 4 7,042 square few development would i applicant also regUests" wide strip to the east side lot 100) from the western addition, the appl ica approximately 30+ lot 1400 to feet of in �r 1 ison and portion =, of gi ng i n si xe between • '. di ti on, tide proposed enti on pond tra�ci. The ent approval to a�ad a l5 foot 1 of the Nigh Tor subd iisign (tax the creel tcf .V be subdrovided. In ; page Adjustiiient approval tt attach rrel to be - subdivided to tax mately 4,500 square 1 i c road pure ; e5 identia , 7 and SW equests Lo square feet from the southeast i n exchange for tip of A 1400 wh h would be dedicated for „ coat un with the si�bd�visiaria BONE R-7 (PD) • is %acre P1 anned Ueve1 Dement) LOCATION; Bu I 1 Mouritai n i 39th AVe ue at the south; acid the exi ti rig sout�iaer °n te�aa� nos 0 PLANNING comMISSION M INU T,. ES - SEPTEMBER 3, 1991 PAGE 5 } COUNCIL AGENDA ITEM CITY OF TIGARD, . OREGON CQUNC.IL AGENDA ITEM SUMMARY AGENDA 0F�Cek�e, Y 1 4. -- ...._..... rer oldi P . C r0144 ' J.T .B, I O ' °. 0. et t. . h1 a ds DEPT HEAD OK . .r, . YS CITY AM IN 0 DATE SUBMITTED: Depe r ° ,..4_1Q`_..L PREVIOUS ACTION: {, PREPARED BY: 4 11e ersd , f REQUESTED BY: shy couNciL Adoption of final order affi rming City Council decision con November 26, 1991 to Uphold a planning ccomaissibra decision to approve the Mt. Highlands Subdivision subject to conditions. ... �.,,.:..a ..:...�... m.,.� ,..... ,, P=o-.. = = .. ==....=,...r. =�.: =7 C, C."'Z as —4 = A t prove the attached resolution upholding the Planning Commiss on decis .on. XNEPROARBAJOIKKARY November 26 3W meeting, the Cit Council held a public hearing the At its ,r � X31 City aid subdivision /planned development. The r��isa.�an to aPp��ve �.he Mt���Ih� appeal by r�Ci 3 of th�,. �'1an�n�.n Cc�tissa�,o►n s � decision concern was that {, 1 o r tions listed under Note 2 on the Cit� s Transportation Plan lap were not being maintained. The NPO was s convene" diet the approval of the SUbdivision precluded an indirect connection of minor collectors. . e ` . , .. . W approved, ., .. a :.a p . cif i0 rod d The ��.'��'' Council found that, �x� the absence of an s e g tht , Planning Commission can approve a subdivision within a study area til precludes a transportation option that they ado not believe is rux'ther, the City Council agreed with the Plannirig Co ission Fz erm inat on that , p topographical . _. reasons, that connection n of Minot Collector through at is �ubdi sion was net viable but that other options were available this s�a..d�.v�. ... � .. c; e " ° pressed in the Transportation ' ,., The City Council to Plan. Th e t t��� needs ex . p spar �:.��. n� final �.e�o�:x�t�+�n to Mote 2. also directed staff to initiate the process to br NOTE: The fu111 6tafk report and findings from the N4venb ;' 26 bearing Tatum not reproduced for this packet. Please refer tc the bOveigi ber 26 packet to review that material. ..r ���irL+ i• yr +a..1.�'irra.�i+cis�.�r.u.��,sY �.. �. .. •....N+.�r +r:ir•e PRQiP00 ALTpI3I 1 1. APProve the attached resolution. Modify and approve the attached resO utiort o None fIggALAPTEs OLUTI —/itas0LitiTioN_ •t32 (.1(*issx00'DEci040,..., %,,;„R, (.44 47i''• umBERS SUB -91 r2i 'il.1V WO.161.1.61M07:.% WORM. !WAR*. MR,t,MOO'YMffir r , VitY■44E14EA44 app1caton j and ..ittaitt2 S reviewed LOO'aPp.,4catiOit,::0 S&pteither 23, 1991; and the Commiason found tratiiipOrtatitlitt,•..options acdord4itt to ,ith0 ,s 'condition; ' , . • , , , • , , .;4111.1BRE/tSb the City Council rev.ewed the Conunissiot)is,'dec4.810n on, appeal. by, ,Neig or iood Plat)iiing Organisat,iort N 3 at a iytillitt, heating on November 26 1991. . , A TfiliErtg Ike; s The ettlr Council found that topographical conditiOnz.- pre°. " - a vi,able donnegt3.ort of a Thitio7c: collectot ktreet though to the east 4 , NOW, ITLEREr011ig, BE :itT IIESOLVEr.) by the Tigard .,city Council thatt, , r .1 • Seot:IA',)11 lt The Plat‘n.ing Contatisisioth decision is hereby iiphe1d Section 2: This decision is based on the fact, ddriclusions listed in the Plare;ffig',COmmisitiol final cr4or y for SIVA 91-0009/pDR 9F-0004/VAR 9,10012/sta..,'91.0()OVVALV 91 - 0063 ad that the application mainttinS viable transr)ortati,on options COntpa,tib-cie Vit'h Notb 2 of 'the ' oireprehensilte Transpitlittati.On # ,',�r rNYt- sw�s.L'w �+WA'wnr.Ir N �wW+t• am • i��pa•a Na".+. ve.ch Y v _.a.t uM.. �N.� Mi +„pnf+v��. �M�Irr ,Iv�a,.�e.MUMU4W-MM.fM +4�wi w..�.', IJ CANI,C.StAn J1, ct lf f 4.0001.1.0.■V ed-Q1J41,-- vys A.4 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] Proclamation Mayor proclaimed . .I the week of December 1 �to be Civil Air Patrol Week in Tigard 2. ,, CONSENT A _Rti gi ►: Councilor Johnson, No v „.sitors e Motion by Counci lob' Kasten, sten, secoodod �a�r to approve the following: 3.1 Receive and File . Council Calendar 3.2 Authorize Ci ty' s Participation in the Fortin" on Cooperative Urban Services - ResolUtion No 0 91-70 The 'motion was approved by a unati,imous vote of Council present . �.° -Ooo2> +loI� Ali p t' Vii° o 91-0003 MB �' iTet(' ( CO appeal of the. Planning ' ”" epte ber 23 approving a revised Commission's dec�.�r��.or3� or � � plan. The NPO appealed the decis On on the grounds that ',the development plan goes not ifti1Ude the westward extension of , one 'of the s� p v E * Bull' Mountain Transportation Stud two options in the Id p. a Public Hearing was opened. b There were no declarations or challenges y p Murphy ` revs, . , he Staff c . Co`ux +.�Yt beve].o dent Director �e�e�,� p O s grourids for appeal were reietated (' as Re cart �} The I shown above) Mr. Murphy advised the appeal in:Veal/es essentially one policy sst +e s tat is Comprehensive Plan 1 1 Which a g µ ner�a3 policy about providing a safe a;t�� � �. �z d efficient trantportation system. Also involved is the T _ ansportation Lei an �� Map dote #2: Study area to intersection _. . . . betwee`) the Walnut/132nd and he Gaarue i21at inter56ectien. A major cal1‘ctor e$ tension of Gaarde Street has been recommended by the Northeast Bu ll Ilitountai,n Transportation Study Report. An indirect connection of minor c61iectors has ber.n recommended by NPO # 3 My M reviewed ral, mapS, and some tekt on overh &ad projector. (A c�� this i,nformation e has been . ,er vi,th the Council packet material.) He review ea the p e +erty location e He described how adjacent properties . d for de,' " p .. yw ati 1 ha�,ie been pla�in�sd' ve'► o merit � �:e noted ��oc of streets beca:�se of topography (steep grade & ravine) 'a C! T ' CoUNcIL MEETING HINUTE8 NoVgmBER 26 , 1991. PAGE ��J A r•� The proposed subdivision for Mountain Highlands represents Phase 1 and 2 of half nf the property With the remaining half to be developed later. Eventually,, a through street would be constructed from Bull Mountain Road to Eenchview One question before Council is whether or not the Planning Commission ap ?tova1 was consistent with the Transportation Map. .This area is affected by Note 2 (see above ) , The Northeast Et..i Mountai,x Stud y Report has not been adopted by the Council The issue of a direr t .route with for or an indirect route of minor a major - c ®ilec co1leetors for this area has riot begin resolved. ner�fc re , the Council rust determne, throtagh this , hearing, whether or not the Planning Commission could approve a subdivision within this a rea essentially foreclosing one street option (e ctend,ing Otaarde Street directly up the hill). Mr. advised, that the other half of the property Murphy (approximately , 20 acres to the west) appears to offer a possible route for extending Gaarde street which looks to be similar to what the i PO desires =--- an indirect oon.� section to Walnut Street. The development of the eastern half othis d os foreclose options as recommendeb the Northeast Bull Study or the options recommended by the NPO. Mr. Murphy concluded by stating that the. question "In �.s, the absence of having an approved, specific alignment, can the Planning C o►mmiss . approve a su i'�• ision.. that ]011 . . . s nn : p they do not think nk is .a viable precludes an option that option.. o doer any approval Of a subdivision in this area ha:fie to leave open all possible op tions for future road alignments agrees - i • on that „�ill'111e1C�'�� �o �ta1Cf a reds W' -�.'th P�anni�g �ois�s the approval does not have to be based on the criteria Pp... that all options must be left open. City Engineer added that the Planning Collimision did , review Zorlie options that considered a route for a tinor Collector stet through this subdivision (travelling east to west). the COMM113431011 concluded that, bcc°a tide o the steep grade„ it was not Suitable Sxcaff answered co coil. questions on top0,graphy and clarified taff s �:edomtendttion 4' regard �. ed the � �` � e �; � � � �,tr�� � * ` Walit• of `oad construction because of the atee �ar�c���� ;� p grade and a ravines CITY COUNCIL , dEE"2INC ktKUTE8 NOVt141B 991 PAGE ,; n a• l • . Public Testimony NPO 3: Hem Porter, Porter, er NPO , 3 r � , Ohair of � referred to r°.he' Northeast Bull Mountain Study and : the transportation proposals for this area- The a, wo proposals -were `' y route as a a j Or collector which • A xn ®r�n�r�. � was fairly directly aliq ed with Murray Boulevard. • A westerly route that the NPO ' proposed as a. minor collector. Also reoomfea ded that the turning radius be reduced so that the road, could fit the contours much better. Tu addition, no driveways shoUld frcbnt the road. Mr. Porter advised that the basis of choosing between these options has been argued by the NPO that if there was a direct road connecting an arterial ( Murray Boulev� '.'d) with another arterial (pacific Highway) then that road would not function as a collector but would attract through traffic e suggestion would not for the area. The NCO s s encourage through traffic. The Council has not made a decision on the Stud Y. It is time to make this decision to avoid ending up with ZA alignment which is chosen ` because it is what is left after all the development , has occurred. Mr. Porter also referred to the Westside Bypass Study. He advised that out of four possible options, two suggest a ciannection from Murray through Gaarde to Pacific Highway down McDonald Street then to Bonita Road to I...5 One opt one is1 a. three -Lane road and the other ` is a four -lane road. This illustrates the validity of the arguments Blade i w of the `� t Mountain the Stud initial � r�vie o by a� �o:��he Northeast at the t Study. The best alternative, in the NPO's op pion, is to allow a connection which does not encourage through - st .. et. The `O He noted that no one has recommended tha �� should be more than one c�+l.�.�cts��' �,.� �: /� je asks _.. a y , . . ' ' ;:.... west o' t�J a��C� which �a the collector w�.�.1. go wes north. The NPO recommends a westerly .;route. CITY COUNCIL N E7ING MINUTES . NOVtmBEE 26, 1901 l Mayor asked for clarification from Legal Counsel on the issue before Co moil. Mr. Elliott respond ed that the Council is reviewing the scope of the appeal but does not need to plan the traffic for this entire aria. The Council must decide whether this subdivision can be approved as the Planning Commission did despite the N O's P . 4n with the northeast area transportation plan '4'f this is contradictory, Council could make a policy deci :pion at this point on the overall plan. The Planning Commission found that this particular propose, did not preclude realizing the goals of that plan at o future date. Councilor Johnson asked for clarification on what the NPO's difficulty was with this parti,;": ular plan. Mr . Porter responded that the proposal would eliminates the possibility of a route that "s dire ,tly west. ¶ he Planning Commission su4gested that there were other routes that might he suitable that were not so direct to Murray Road. In the Northeast Bull Mountain Study, no such route was suggestee and nothing has been discussed one alternatives .,.... were ne by the NPO and only e b the Planning Department. The NPO is suggesting by the proper procedure is for the City Cc moil is to choose one of the routes; that is, make a decision whether the collector houldh adwesterly, northerly, or somewhere Once this decision has been made, it would be appropriate to lay out a development plan for this area. He reiterated, the NPO would prefer a westerly route. Councilor Schwartz comxuented on the City Envi peer's g the d� �e of a opinion concerning the topography 3nd� the expellee route su :h as what the NPO is stxgge,�ting. r Mr. Porter rt er } , r standards responded that a road to. collector would make the construction expensive. However, if the road was made narrower, with a shorter, smaller turning radi s making the road fit to the terrain much better, then the costs would come down. No one has made a study of what the Goss Wraelld be if that kind of collector is built,. Councilor Johnson referred to the possibility that Gaarde a on and connect with extended in a northwestern direction 13 2nd before it intersected with, Walnut. This would . atter terrain Did the 1�PC discuss this be o�� flatter did � Y possibility. Mr. Porter said the NPR) did not discuss this 7,:oute it was never raised before the NPO. Councilor Johnson asked if the NPO's objection WAS primarily procedu p Porter responded that there ...... .... ...: � S1 .. �al i "�. I a,pprto�lr��1'k.e thing woad d were procedural Concerns , but the , I� be for t;��.. Council to 100 into all the Possibilities�Ilid CITY COUNCIL MEETING MINTPRES NOVEMBER 26 1901 PAGE 6 IIM:YI1111.\ choose what . is the most appr'opriata road. Then c the development should Ballow based on that decision rather than the Conncii being left with what is undeveloped; i.e., the last developer gets the road • Ttis does not appear to be the proper way to proceed Councilor Schwab said that it appears that the NPO has made a value judgment that they ' would '^ather see a connector go west and thereby keep the size of it down any the directness of it to a Udnimum to prevent and preclude a wider, more direct access to 132nd and to Murray Road. Porter indicated that this was correct The staff proposal appears to the NPO to result in having an arterial going through the neighborhood whioh would start out at two or three lanes and could very well be expanded to IfoUr lanes sometime in the future. The street would tip function as an arterial directing through -rtraf f is across the neighborhood. b Paul Heavirland 8685 x S. W. McDonald Street Tigard, OR 97224 advised that the Council should take a Yard look at the underground. He referred to a study done fox Unified Sewerage Agency which shows major trunk liu !s goa ng through Tigard. He noted concerns with futur ,.velopment and the planning for sewer lines with wnat is existing. He said that before traffic issues could be addressed the underground work must be 'completed. first. Mr. Heaviriand also noted concerns with the with the Western Bypass options and building subdivisions without an overlay 011' where the roads shoul d be . He advised tha t plaiu,.ineg z�s necessary and piecemeal development should be avoided. . Gene Birchill, D .putt' Fire Marshall, advised of the Vire Distriot's preference for through h streets rather than for small islands accessed through a series of ct l-de sacs. Mr. Birchill advi ►ed that the Fire Department did not have an opportunity to comment to the Planning Co mission and had only reviewed in, a Preliminary fashion. was discussion on this pa M tic$ 1 agy plan and the findings contained in the plavni:n ommiSsion' Final Order which related to Mr Birchill # s concern. ('e:; page 83 of the COa mission s rival Order.) In addition, the proposal (changed from the Fire p e initial' Dcep� �c.ent s review) was found in the Final order to meet safety st Tildard as follows: CY"1' COUNClh MEETING AN TES - N.OVEMBER 26# 191 MGV 7 "These Cul de sac lengths also are not anticipated to be detrimental to the public health or safety or rights of others because the, proposed lengths, although not ideal in the view of service provider, are within the range of acceptable street lengths served by those agencies and therefore are . presumably Serv%iceab .e„ " city ngineer . also pointed out that future development included a street stubbed out to the north, which would considerably enhance the access. Thomas Demaree, 10105 S.W. NcDonaId. street, Tigard, Oregon testified against Piecemeal development. He noted his concern that it appears that the Western By pass is being built one step at a time. Be advised it was crucial to plan ahead. Deborah Shapiro,, 9910 S.W. McDonald Street, Tigard,, OR 9Y2'4 advised she, too, was concerned with great volumes of traffic running through residential, neighborhoods. Carol Bullock, 10542 S.W. McDonald Street, Tigad, OR 97224, advised she moved to Tigard from Idaho five in an older, historical five .gears ago and lives home. If McDonald should become a four -lade highway, . this would severely impact her property She reque.ted that Council choose carefully and plan for the future. Andrew Shapiro -- Signed in tea testify, but declined to speak. James Shelton, advised he moved to 121st and Gaarde street about a year ago Htl referred to a County map and cautioned that the City should be aware of 8" concrete tile lines in this vicinity. Bev s'roude, 12 200 S.W. Bull Mountain Road Tigard, OR (,)7224 advised she was a member of NPO 3. She said the Northeast Bull Mountain Trandportation Study should be Completed. The CoU cil and citizen o should , be part of the process; developers should no determine the transportation system for, the area CITY corn cIL MEETING MINIMS - NO 01 :I.: ER 26, 1991 -° ; Pa 3s Froude referred to earlier and ongo.inng work connected with the Urban Planning Area Agreement e agrement was imminent UP) ' She suggested that t -,. -. between Beaverton, 'Washington , 'C®ty, and Tigard with regard to transportation in this area. She urged the City to pursue this o She noted the importance of completing the plans, because of the options proposed for the Westside Bypass. David BantZ, °T AX, 17355 ..w, Boones Ferry Road, Laike Oswego, CR 97035 (applicant) advised they submitted their application on day 24, 1991; therefore, their development must be evaluated on criteria a in place at that time. He referred to Nate 2 as outlined by the Coity Development Director. Note 2 was approved by the Council on June 11, 1991 which was after the date of application. AdditiOnal highlights of his testimony are as follows: The iPo did not want to have lots exiting out to a col lector ' street; this would not serve the purpose of a collector street. The street proposed on the west boundary would move traffic to xough the area. He advised the Fire District currently serves other jurisdictions with Cul de sacs similar to those planned for this development The sewer service to this project does travel a significant distance; costs will be paid by the developer. The lots for this development ate: not small; lot Sizes are 35 percent over average lot size required. d with CoulncilI some Of the Mr. a �ant� reviewed with .. �; �, Problems developing this property � oble�rs '�o be solved �a.t He advised that an cast -� because of topography. west road would not be feasible. Nike Davis , 11`/ 20 RS .' 4 Gaarde Street; Tigard- OR 97224 advised he wai% concerned about: development in M N the area. ... �e asked for a ssiet. ance On how he could keep informed. Mayor noted requirements fo s, publicizi ng h earing s and, in addition, ha urged Bantz to contact Staff. CITY COUNCIL MErTING MINUTES NOVENLIER 260 1991 P Gg ..?'�'.1, e' • Bruce Hot inter, 14380 S.w. 114th Ti Bard, OR 97223, ' advised that all . extension or MUrraY across . ' appeared on plans the north face of Bull Mou.�ta�.n as long as 30 years ago. :his plan was abandoned by the County 13 Years ago. Re said the Kurray Road connection should not be designated as the Westside Bypass and that something should be done to keep this traffic out of Tigard. W a or Edwards read th e following written ten imony Elaine Moore, 1.3535 S.W. 121st Avenue, Tigard OR 97223 -i 90Objection to,, proposed 40 -f of street entering our property from the south. Prefer entrance at the +r, 290 -foot level. This alignment M.B. hase T develops ent access to would give the a the greenway Closed to them by the 40-foot road. ° e. Staff Recommendation Community Development Director reviewec,l the Planning Conission9s decision and said viable would remain open i; a.aslpro property were allowed to develop as proposed this p p • development r a limited f �S can be imposed �o A moratorium on it �o'as �i.�ei. that this development purpose and time; unlikely . " limit ' �o�r a •• tl7 s ,\, • the .:. �. S1'Gtl.iyiA d.i:J h'7 would qualify for mor. atorium side time limit�Ae $r a moratorium i s six months; the Wee _ yp probably not be resolved within six months. Note 2, as adopted on June 11, 19910 was eSsential1y the same as the prior transportation ma This issue was raised by the applicant during aids testimony. ) The Planning Commission thought safety issues had been resolved (emergency vehicle access) with regard to cal de sac length. Staff recommended that the Council ph ld the Planning Commission's decision. f Public Hearing was closed. Council Comlaents/Questions Councilor . //yy pe�■yj■, noted the qni�., ��py�yB�QRgJ�yq� ./, e. ry'��ym I�.7 S of M�t1/�w• 0i�t�1P M'�rP f +'�NUw+�'wM of �WV1✓nt concern with the 'estside Hypass . ing tn:e0U9h p ein all options ,; ��g�,x�d. ��z .noted 'the r� and use o p�ec� to 'the must be discussed. q ass gain 'h ugh this atea. �ests� ��.�e B g • CITY COUNCIL E7LiiN6 MINUTES ih11'OvEDiBEF, 2 �i , •1:9 � 1 He advised he supported the Planning g Co fission r s decision Tilt that many other viable transportation a1ternativts remained. oouu.ai,oilar Schwab advised he agreed with Councilor Kasten. He referred to the problems presented by topography and added that enough " alternatives for transportation in the area would remain. Councilor 3ohnson advised this d svel,opment was being tied to another issue (Westside W`, +►ass) which was not being considered* She agreed with Councilors Schwab and Kasten that the Plarming Commission dcoi Nicin should be upheld by Council. She added that the Northeast hull MouAtair Study should be scheduled Zor Council review and decision. Councilor Schwartz advised that approval c f this s • �ry r mean that a bypass road wo�.111.d ubda���.�,�.�z� would not be created. He advised a'ie woL1.d vote to uphold the Planning Conimiss ion's decision, m Mayor Edwards said he appreciated red she citizens testimony ~and he shared their concerns with the transportation issuee . He said he had not heard any testimony which demonstrated, that the applicant had not pact criteria for development which was in . Place at the time of application. He agreed for cil decision on the the need for a Council issues still pending in this area. He He advised he would support the Planning g Commission's decision. Council consideration Motion by Councilor Kasten, seconded by Councilor Schwab, to uphold the Planning Commission decision. The motion was approved by a unanimous vdte of council Present, ootncil directed st ft to take steps to initiate study to bring g re c�utio �� � o on the Tigard d Comprehensive Plan T:a ,sp rtationna p s CITY COUNCIL MEETING', NINU .gS Novoraza 1991 - PAat 11 Gaarde tr et a ._ a. Motion by Councilor Schwab, seconded by Councilor Kasten/ to approve and authorize the City Administrator to sign an agreement with 1im is Restaurant for the Gaarde Street 7CG alignmetict project. The motion was approved by a unanimous vote of Council present. b . Council. as ` the Local Contract' Review Board Motion by Councilor I(asten p seconded by Councilor Johnson, to authorize titaf f to advertise for bids on ` th 4 Gaarde Street Realignment Project. The motion was approved by a motion unanimous vote of CQuncz1. present. CI 'NY COUNCIL MEglING r TES OITEMB 19'0 1- PA t STATE Or OltEGO County of : Washington ) ss a City of Tigard reby 'oe ti for the City o `; Tigaa: d served Tigard city council of Which the attache is a c-opy Marked ed Ewa „bit A)--71)20: wach of the following named pertona on the 10211._ s ,a o �,;. a° .;� r 19 ' 0 y ailing to each of them at the address shoal n on the attached it Oilerl;ed Elt ibis B) 0 said notice is hereto attached, and deposited .in the United States Hail on the �.., .; day o �,... # 19 a Postage e r spa id. Prepared 110tice subscribed and sworn to before Me this day of OFFICIAL SEAL. JOANN HAVES R NOTAY PURL C•OREGON < COMMISSI N NO bOs; X13 MY COMMISSION EXPIRES MAY 5, 1095 y Notary b3.is of Oregon My COIMUISCLOn EXPireS R Yek Mailed iOe / Ddl ivet ed to Post Office sub ribec and sworn to before me this day 0 aio of Oregon on gkp res: i�.Vloging ,r„ VD D .l y ,Phil qr ‘Ocif aka ■M • Opp CITY OF TI A1Bi) Washington County, Oregon N0T CE OF FINAL ORDER -. BY CITY C UNcIL Concerning Case Number(s): SUB 01 --(009 04 V g $=20121 SLR 0002/MLP 91� Name o2 0wi.: r: r Develagpme at ,,, anc y Name of Applicant: SAX _ Inc. Add wee6 .j32,5a MM aA800nea F�rX Rd. Cit3Y ha a Cpewe a State OR Zip 97 Add of Property: East of Benr;v�a Address t Avenue of, SW ,a2, aw ff�u�-ates subdivision south aftPne prey gt tera�inua and west: 2 and Lot No (>) ., : 251 4 tax, lot 1400 Taps Map Request: : 6 Action Alumpeal of the p .saAnfing C io dea e3�aaa aa�tgat inc� the :followin.e.: 1 miner Land Partition gmmmaLlguligigg 40 . a_._] L .- e two o { i:rox mate1 20 icaeach2 Subdivision bre1L thar lit planned pgyglmment c m t to w gt ER mot_witim,gf_the ®lert ol2sin and two sensitive a eyaiew ,r. 1 2f -Rrela nl,:aa .....01Enn ®r road and home construction o done o. ' b w r® ova y. fhattexced25ira nt;,,ratra de.L ana 4.1,�,�ir: r L,iIce .0 O. M r�- -'�. .,• �m a���lt�•� duel &►,;,nom „'�� three cul-de-amliUmajdamdaug ® eat,. 560 feet and 680 feet whereas Co unit Devrelo e t core , eectiora 18.164.030 � 64 s 030 K allow6 allow a vaximum cul-de-sac len th of .� ° • � feet of a, ement and ®sidewalks r one edewj.th t ..,.. mi4l dewallr ®nt�onith sides of a�� .lo�M�tio�a�ttacaa�dlea�.+o��� he develo h as .15 l .ow �► t street rcp gherdersetion 1l .1 4 030 .gilc of ,a mt» ZONE: py PD dent �.a 1. 4 « .a�ni,t „, ' ae:y�e l r►a�edl iev .71oen, riv to 0 n a •,ace _ tracts imrawaromasoare Approval am requested approval with conditions Denial No t Notice was publish d i.a the ne iepaper, posted at City Nall, and mailed to • The applicant and owner ( e • OWnera of record within the required di : tance j The affected Neighborhood plaaninc Affected i governmental ntat agencies z3.ra4 nL c3:is,45on: lin DEC SIGN NA! SIGNED 014 WD BECOMES EFD'ECTIVE CIN Whe = doted ba i ►ta,ined } all, P.O. A review of with the Or pr oedti r s e findings of fact, deoia+ ion►, and statement of conditions call from the Planning �ind.. De r a �ent, Tigard dit i, �° . 12� S Box 233370 Tigard' oson 97223. thin decision a say be obtained by filing as notide of Len M gory Lan i Use Board of A is (LU ) no90rd +ng to t as it tat igxONsE If Yet' have and ossa tleas Rederder at 639-41714 ail igard d i CITY OF TIC RD/ OREGON r.- RESOLUTION NO. 91- ...d CITY COUNCIL DECISION TO UPHOLD A PLANNING RESOLUTION it CC�TCEII►�G A C:1; �� COMMISSION DECISION TO APPROVE MB DEVELOPMENT MT HIGHLAND SUBDIVISION/ CASE NUMBERS SUB 91- 0009, PDR 91-0004/ Vim: 91:, -0012, NISP 91-000,3r wifEREAS0 the above application was submitted for approval by the Planning Commission; and WHEREAS, the Commission reviewed the application at a public hearing or: September 23 , 1991; and WHEREAS , the Commission. found the applicata.an maintains viable tans grtatgOn options according to th Ti ga rd Comprehensive Plan. Transportation Map and approved the application subject to conditions; and WHEREAS/ the City Council .reviewed the Commission, s decision on appeal by Neighborhood ,Planning Organisation No 3 at, a public hearing on November 26, 1991. WHEREAS/ The City Council found that topographical p • �c�ndit�.on�� precluded a viable connection of a minor collector street through this subdivision to the east. NOW/ THEREFORE„ BE IT RESOLVED by the Tigard City Council that: Section 1: The Planning Conunission decision is hereby upheld. Section 2: This decision is based on th3 facts, findings and c ®re clusiona listed in the Planning Commission final order for SUB 91 0009 /PDR 91- 0004 /VAR 91 -0012 /Stiff 91 0002 /'ilk 91 0003 and that the application m ai nta 3 n s viable e transportation options comP atible with Note of the Comprehensive Plan TI:a ns F rtation Map ° Um hi •.ia, � c� -0? .. . y of Tigard DAVID ,8TZ' omit, INC. 17355 SW BOOMS FERRY ROAD LANCE O SWE O. OR 97035 MB DEVELOP P, 12725 Svc 66TE . /VIE #102 PORTLAND OR 97223 HERMAN PORT 11875 SW OAARDE ST TIGIM OR 97223 QUAZETOR, IWC . 17355 SW, BUNDY AVE S-725 ELES CA 90025 BEVEItLY 12200 SW BULL MT RD TIGtaD OR 97223 ALAN S r?SD 4640 S\4 MACADAM #2 PORTLtND OR 57212 TO: Dick Bewe _ -•d• `if, Senior Planner FROM* (N%1Wk Y Whe le a itY Recorder DA'Z, October 91 1991 SUBJECT Appeal of ?lane :Lng Commission Deci ion Mountain }1igh1ands MB Development; SUB 91° O / - 91 0012/S 91 OOO2/MLP 91-0003 t, Dick attached. is the appeal received from Herm Porter of NPO 3 for 'the bove -ref renoed P1,aflning Commission decision. I have tentatively scheduled this on the Council agenda for November 26. Pleas( advise ` the applicant of the appeal and Scheduled Council meeting date. I advised Mr. Htrm Porter of NPO 3 that the heari%g has been schec led for November 26. Please furnish the ap Plic not and the IWO with a copy of the tf f Report once completed, Thanks for your help! c Ed MumTMy, Community Devclo )mcft Director WMVs.0-1104 ; • c y. LARD USE DECISION APPE�,' FILING FORM The City ,of Tigard suppaYr'ts the citizen's right to participate in local. qovernment. Tigard' s Land Use Code therefore sets out specific requirements rcM filing appeals on certain land use decisions. The following form has bean developed to assist you in filing an appeal of a band use decision' in proper forme To determine what filing fees will be required or to answer any questions you have regarding the " Planning Division apP�al. process, please contact the or the City Recorder at 639-4171. APPLICATION BEING APPEALED: 14tea„2`( °:111f1C4V483:7 1nr'Iwwrruir. swJn QUALIFY AS A HOW DO YOU Q� PARTY: .,,..�✓e)t- le SPECIFIC GROUNDS RR FOR APPEAL O REVIEW: roAl / . ,. M... 4't.`e _ A.A. A ..1 ........ M....., .b! "+� V:42.2 . .� wwwwurwr rr+w�rli�.tiw�ierttiw�Wwrw�4wwr� 1v. i++. wrwwwr�M' 4w. ��+ �ww�wwr '�iw- aw1�Mr+.la•M.i"4"L+w'ww 4. SCHEDULED DATE DECISION IS TO BE FINAL: x DATE NOTICE OF FINAL DECISION W S 6. SIGNATURE(S): .�..�:. GIVEN. ate# -� T x r�E -r#3 FOR .OFFICE USE ONLY t R ce i ved Sy Approved As To ForM Eby _" 01.2C°"a ' Denied At To Form By: Date: , ,,,Tiimo ; Receipt No. aunt X 04 - �I y4- 0 X t- 044( 0(40 *: 4-0 -0004 . rr"W J . t ay\ tolgleii. 13125 SW hall 8ivd +, RC), Box 23397;1gard, Ottlottili 97223 ( 3) 63941 MINUTES NPO #3 M ET!N September 4, 1991 Meeting called to order at 7 :08 pm Present: Porter, Bishop„ Froude, Garner, Mortensen & Smith. Absent:. Hansen Approved 'minutes from August 7, 1991 meeting as submitted. Senior Planner Dick Bewersdorif held discussion � `on regerdirrg forcdes.: A major concern was .stated that homeowners would like to construct a front yard fence considerably higher (6 to 8 feet) than the present ►'�t higher � P g : lirroit One reason Cited was to help tb- homeowner shield high volume traffic noise on busy streets. Motion: A motion was made to approve the revised fence ordinance with one change. On sloping comer lots where slope is from local street up to an arterial or collector and the stop sign is cn the local street, the height of Or fence should be measured at the stop sign and not down the hill. 3 in favor, 3 abstentions, notion Carries. Discussion held on Burton Engineering reg sang g Phase 2B )W the summit a t Bull Mountain Subdivision. Motion: A motion was made to approve SUB 91 -0013 / SLR 91-0003 / MIS 91 -0013 / VAR 91.001,3 / PDR 91.005 v Burton Engineering and Survey as. requested. Motion carried unanimously. 1 a Discussion held on Otak/MB Development. , planning Commission has continued phis .ten until tteir September uber h 91 mooting. Motion: !'PO Iron l opposes the ak Dtavelo p menu ...,pro -:o$' I as It directl, Oontr adiot the N. W ull Mountain "Frans _ .,. ,Y � pprtatien Plan: Motion arries unailimousl , an Motion: APO 43 wall Immediately move to . ap. eai the Planning �. g si approves nin �tmis�;sion a raves �c�r�tieslc�h decision cap �tei� I �Isn . • the tak Develop int as pro � sedd Motion carries uh anirnousl x;a ether Business: d i attempting . to t additional information Bishop has re�ue�te�. and � . ��.;. regarding urban renewal ire so that 4P 0 #5 can review and make comments. kilotion made to add elc ctior for secretary at Octobo? meeting. Motion carries unanimously. �. Meeting adjourned at 8 :51 p.m. Respectfully submitted, 1nIcli taa3fialll _r. CONDITION 2 Full Wi.dth street ipreveMents shell ;.; ► aastructed to the alighn nt, shown on the subani„tted' :pla t conslsting\, of' �a 6Q !Foot wide street, a.ncluding . right - of -way, to mif,or collector street stansdard5 for 8.W." 132nd Avenue, 50 fo;pt wide .local streets, including right- of -war, throughout .Phaso' I; 40. foot wide local street, including right.;-of-way, . with 28 feet of pavement and sidewalk on ,ne side only, throughout :Phase 'II. As a minimum, improvements ,shall include asphaltic oncrete p , .. curbs, sanitary sewers, storm drainage, streetlights, 1»►v�e�b+ne�t sidewalks, ci�r .;x a;.4; mityptur a t i e hamO ti 144 —te I&24,t 4 do 1,144,,fick4cL 0.4 4ipeotAtt. k) A/6 44,4464 'Wet dlOiMetpitia,& e Solkixt+���`' orlk ',1440-0-1, Wa k kco 40 o+ 40 (+°gin w'N ' ycvy'Aitt,se.4 9,04114 �t $iV,,0 Zilltal data -2 asap rayr eaerto, 1Tao compiivd by :tba City -et ligarcd e'1IIizI..t Caogrraphlt Infnrrant:inn Syst_em (CIS) loft-ware.. l:ifsrmnti.aa pot-frayed here "nay AA a•o tan #ad to be -used a l t 1 1 0 2 1 $ o.di tianni to;bniret aid /or iotcr Prot ;ti, dela az aetormilod by �:•� r�:d� the City at Tigard_ (lPStiSt Iqj 400 ('6I-113'i9'tY LEGIBILITY STRIP= ToaIF Cfpifat tote, kmei) repro/Loaft tfat r,orapil,oil wy llii trtp- of TI;ard etitl;zi'a! 4eo+tr_aRlie.; lefuraotiaa Srotea3 (t;t_S) aaf' terry. . LIforatotie. portrayed -tore may be tt.-.he Boot: ` it fedittete/ _:toottient. -sod/or Iotasprctatl+ie bat s` 9s- &oterditit ty tie eft, of 1toer4t.- (titSUit t#) 40G i4 /G3 / 1.1) C 4 2 4 D X 4 1 0 1 N '2D Full width eet improvements shall constructed e ��i gnoe ttt ah n ®, stted' congtisting Of a 60. foot. wide strlet, rclu+ ing . tight- ot- rway,; to, mi d+° lector Street standards for W 132nd , venue t Obt oca ` " -o -wa through-;At 'Phase I; 40' foot wade 'loc l ;street, ineludL.? 9 right-of-way, with 2$ feet of iavement and sidewalk On one side only, thtotaghoUt'Pliase XI.. Asa minimum, intkoveMezt.s shall include asphaltic concrete, pavenbent, :;sidewa3,ks, curbs, sanitary sewers, storm drainage streetlights, underground MEHORAMOM CITY OF TIG17 D, OREGON TO Jerry Offer September 6, 1991.' FROM: Chris Davies, Development. Review Engineer SUB 91-0009 - z"n3 DEVELOPMENT /0TA t NULEL i'o 11.9.2? The applicant proposes to develop 52 lots on a 20.31 acre site in two phases. .'indincxs 1: Comprehensive Plan Compliance The Com p rehen l ive Plan Transportation Map designates es the.. area . of the pr oposed subdivision as a study urea. The Map notes indicate that two options for the extension of Street must be considered .n this study area. Gaarde The recommendations of the Northeast Bull Mountain' Transportation Study Report are one option to be considered. This option would extend Gaarde north and west from 221st Avenue to connect to Walnut Street The proposed subdivision would adequately accommodate this option, as the proposed route for this option lies east of the proposed subdivision. The other option to be considered is a minor collector extension of Gaarde Street west from 121st to connect with 13'.ind Avenue, as previously recommended by NPO 43. The NPO has �, subdivision and concluded hat the roaewea the proposed �ubd t pry proposal does adequatel. provide for the NPQ option the G extension. y not Gaarde for the Planning Cormission discus At the August 19th meeting, th discussed the feasibility of constructing a collector street connection through the area of the proposed subdivision. Bas on information provided a t that hearing, there seemed to be a Co consensus of the that construction of a collector street through the property as recommended by the NPO is not :iewed the feasible Study options and concluded that the NPO alternative should not be constructed or, perhaps, should be routed further north If this accurately reflects the thinking of t where the grades are less s eep � thinking the Commission, appropriate . findings' ENGINEERING CONTENTS SUB 91-09 MB DEVELOPMENT /OT.kit: : should be includ ^ay in the final decision to document the reasons for accepting a plat that does not provide for the O option. p " Engineering staff would support the conclusion that grades on the subject property are too steep to provide for an east -west collector street. . Streets applicant is proposing to extend SW 132nd Avenue through The app e collector street, as required by e the subdivision as a minor collects Transportation Map. As proposed, approximately 180 feet of 132nd would be constructed in Phase I We disagree with this phasing _ for two reaeens . First, we feel that the construction of 132nd should occur before homes and landscaping are established stablished on the adjoining lots. Substantial grading will be required to construct 132nd Avenue. Second, Phase I completed there is no assurance that Phase be e � � will co is It is not uncommon for the completed as now propcsed remaining property to be sold to another developer or for a ne e design to be submitted for a subsequent phase • e If this were to happen, it would seem unfair to place t he burden of .. improvements 132nd onto a future constructing Phase I � Therefore, ° we recommend development of the Phase II property. that 132nd Avenue, at least to the south limit of Tract A, be included in Phase I. applicant has requested variances for street widths, and The 'app, streets for both phases. sidewalks on the internal subdivision street, The primary the variances is the desire to e argument for th Preserve open .. space and tree cover. The argument may be valid for Phase II where there is currently a heavy tree cover. %ion ever, the streets in Phase I are located almost entirely e , are not within the outside the treed area of the property he�ef4�`e� we recommend that the area, proposed for open!. space. variances be denied for Phase I; we have no objection to the variances for Phase I/. i c streets within Phase I are approved, If the var es, red, for the � streetsw` The we recomncaen that i t apply only to the cul-de-sac entry road Phase I and the proposed stub to the north should s be built to full local street standards The applicant has also requested a variance for the length and grade o s streets haees . These .., .. � fO to aSS r� adequate fire of the cud. -de- ac i pr steep terrnll d adjoining � Steep ravines standards were established � p hey entire pro� Ct area in vehicle access The s .kit difficult t � `develop t I f the proposed varian.ees are conformance with standards, ,r have n�sab "' ,stied to the the ; satisfactory to the Fire District, We 3 varianmeS for both phases The proposal assumes that streets 141. ll he extended to the ENGINEERING COMMENTS St13 91 09 MB D V NT /OTAT , r e 4• t If sizb ' ect property in accordance with O ie preliminary plat. of Benchfview II Without these street eittensiOns, the propoed subdavisio�r has no access Therefore, ; any approval Should' be conditioned upon dedication, of 4gli t of way through the Benchview II property and assurance 'o construction of the road• improvements through Benchview a • Sanitary Sewer die applicant indicates that sanitary sewer lines will'be coast .acted to the Site by the Unified Sewerage Agency (LISA) . The applicant has submitted a plan which calls for an extension S.W. a intention On the of a 10 inch sanitary sewer line from S W Walnut up to ` evidence of USA 'S intent � to have no ev�:de site. At this time, line. Therefore, any approval should be construct the sewer conditioned upon adequate assurance that sanitary sewer service will be made available to this property. The preliminary ,n ,for the onsite applicant has submitted a pz'el�iCi3.�,a�.,� olw sanitary sewer system. There are .numerous portion of the main the lin- r� and manholes that are not within public right-of-way Thc�~efor�eo approval and will cause maintenance problems. Therefore, should be condition upon assurance that aoceSs to the manholes outside of the right-of-way will be assured. 4 ▪ Storm Drainage The applicant has submitted a preliminary plan for the storm Based on the information presented it appears drainage would system. adequate to serve the development. There are that it wcauld be � t after reviewing the plat“ . ( 1 ) two concerns that are apparent . the manholes and outlet structures how will the City ;ma1Yniea�uh�.�.c right-of-way, and (2) what that are not within t, public are runoff. Therefore, approval the plans for, individual ot that .. lots vui�. and Conditioned zoned u ,. . ual. upon assurance that individual should be � to the adequate drainage futsideiof the right-of-way wily. be have ads manholes and structures o assured. Recommendations mendations . We recommend approval with the A. If the �. � , s'uk�da: �a.s�:on is approved �'e x following exceptions de - + d and variances sac streets length 1. Grant only after �Pistrict , and s to the grade . a r' f ter approval f row the Fire � . Deny variances to the internal streets width and sidewa . . request ss a roved, we also recommend the fc�iiowiiig If the suk�diuisicosn + pp �' conditions: EMGNEER.INC COMMENTS: SUB � U 9 N B ��VELoPMENT/ o T A .r, ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY . ASSD1iED PRIOR T RECORDING SHE FINAL PLAT WITH WASHINGTON COUNTY. 1. The extension of 132nd Avenue shall be inciudedin Phase I from the northern project boundary to the south limit of Tract A. • NO construction plans for thin subdivision shall be approved until the Engineering Department has received evidence that right of way has been dedicated and assurance has `been posted to assure construction of improvements to provide public roadway access to the subdivision consisterit`'with City roadway standards • No construction plans for this subdivision shall be approved until, the Engineering Department has received evidence that saniteiry sewer service will be made available to the property and that construction of necessary off -site sanitary sewer lines is assured. • Two (2) sets of detailed ublic improvement plans and profi1e p im r p- 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 ,addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. • 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, � n - Technical � ook, l4ovem'oer 1989." Lots 29, 30, 31, 32, 33, 34, 36, and 52 shall not be permitted to access directly onto.S.W. 132nd Avenue. • The applicant shall dextno nstrate that storm drainage runoff can be discharged into the ex ��n drainageways without ru;r4rnifica,nt3.y impacting properties downstream: e � y sewer and storm drainage nage details shall be provided as the public improvement plans. Calculations and a L�,,;ugrapha.c map of the storm drainage basin and sanitary sewer �l n Calculat =ie�ns shall be b �.o the pti�l�.�� service area ..hall be provided as a supplement improvement, plans. s . based on full. developme _ fUture , The location . . nt of the serviceable area d and capacity of existing, proposed, and future lines shall be addressed. ENGINEERING COMMENTS: SUB 91-09 MB DEVELOPMENT `OTAE . �+ A grading plan shall be submitted showing the existing and proposed contours and typical finished floor. elevations on each lot, including elevations .at 4 different corners of the fi.Oor plan tied to the top of curb elevations as shown on the public improvement plans IN ADDITION THE APPLICANT SHOULD DE AWARE OF THE 'OLLOWING SECTIONS 0-' .. THE COMMUNITY DEVELOPMENT . CODE; THIS IS NOT ,NN EXCLUSIVE LIST. 1 8RCTION 18 /60.170 Improvement Agreement A. Before City 7;ppraval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider Shall: 10 Execute and file an agreement with the, City Engineer specifying the period within which all requited . � � rs shall. be cam all r ` p � eri and im rovemien and repair's p t ,.: an Include i he agreement provisions that if such work is noi, Completed Within the period specified, ..R the City may oocomplete y ecomplete the work and recover t he full cost and expenses from the subdivider. B. The agreement shall stipUiate improvement fees and . improvements and may also a.ts as ia�ay be required to be paid In deposits provide for the consurucf..lon of the stages and }nor the extension of time under sPeciific conditions therein stated in the contract.' , SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by oVie of the following: irrevocable letter of credit l.. An irr edit exeouted by a financial institution authorized to transact business in the state of Oregon; 2 A surety bond execuuted by a surety company authorized to transact business in the state of force orce until surety the suret i�regon which remains in that � �' y writing i c171�'tPanj% is notified the City ��'! may be terntinated; or 3 Cash. The subdivider shall furnish itemized ia�iprov�ement +estivate, civil engineer, to assist to the city Engi.eer an certified by a reg= istered the City Eng .veer in ENGI . E,... PMENTiOTAX; �E RII�� OOM�IENT� „ st1� 91. � �� � D� iCi performance �2i1o1;�lr�tZn�: ti e subdivider shall not cause ' termination ' expiration of said �� uaraxntee <without , havang first written authorization from the °City. f 1' Fi1ing. : a , � q .19 q Within 6 days of the City review ;anr app `oVal the r plic ant shall submit the final plat to ,, .. �� (17., Chapter for. � � �in"' the 1i,�ot�nt� � signatures r f Count; o f is .s as re \1'red 92 the �� "p���li+��r�� � �iaLl Upon final recording with the' Count " the reoo c ed ;.find o the'. City a mylar copy suh�n�. t plat, as SECTION 3,43.102.080 Final , Plat ,Application, Submission Requirements copies of the partition plat - prepared. kY a land surveyor cop n, and A. r r�i tc� � pra�t.3�ce in Oregon '�re��r or engineer licensed necessary data or narrative. '°�'� �'c�?ti`iTe shall; be drav�xi S o . rt it iOt plat and . data or a., tandards set forth, Eby' the Oregon 'Revised �:® the mZnZm;�n. s a�'�c� b tie City Statutes (0�.s 92 05;) , '�as�azn4ton �"�.,�uri�tl/,, ; Y of Tigard. S_ ECTIO N 18.1 2„110 center line M O numentat ZQ n . NGr ultler Bo X Requirements A. Centerline Monutrientatien The centerlines of all street and roa4ial r.vg �, of� 1 ` � �nts- c,� al d H in , Q%8 way $4h all be mc�n`��xr►en��od as prescr�.%e 060 2' before. City t�T ddeptanoe of street 92 . `` 3.. � � � d . at�.ons a m �rovpe ants tinder the following .spec .fid p i aired .t�� have.:. Centerli e monments 0.to red a y,e . forming to City stare a,rt s set, monument l�o.�.es � � ,. , area � .. for those manum nts within the paire ►tent ar •,, and y The tops of all itioftwiterit boxes sha11 } e. set '-o finished pa'ement grade,. SECTION l$ .'i64 5 4ET AND LIT1t Ty ' �MPP.O �, " AND � 1.b4.030 Sti,eets' No i v meat shall occur unless the developme as frontage or approved. access to 'a�1pubiic street. Future Extensions of ;Streets and. Reset reserve strip across, the end Ot 1 a e'dicate1 street shall be deeded to the .City; a A barricade shall , be constructed 'a,t e end of the street bY the roperty owners which shall' not be removed : a,.n 1 auiqmrized by the City Engineer,. ineer, the cost of which shall be included, in the .treet construction Cyst e The City shall 'install all street 'signs, relative to traffic control and street 'names, as specified war the City Engineer . development. The cost, of ln+�:e�' ;f dr �Il signs shall be the responsibility of the developer. b Street Cross Sections a 0 Surface material shall be of .lass C, or asphaltic concrete; b, The final lift n all new Faced o shall be placed roadway pr�.o���, to C ity final acceptance of the roadway; however, not before are completed in, the new 90 Percent letruc developrent a p ted 'unless three; years have elapsed since initiation of construction in the development c. The final lift shall be Class B asphaltic concrete as defined by A to.W.A 'standard spec.fi ation No lift shall be less than 1/2 int es thickness. ENGINElpAINO .,.ommENTs l utility . �.ncd' including, box 1:ot :li itedt to those x _equ rei 'fob electric, .coi nuni 'a yicn, lighting and ,cable 'tOtle�ris'ion serv.ce and. related facilit7ies :!.shall be:: placed . underground, except ; .for. surface 'mounted trainsforrnicrs, surface' moun��ted . co `cipption boxes and meter ,cabinets: which may bey pla,c =ed above ground, t aorary utility sery ,cce` ,. facii�� ties , dur.ing construction,• thigh capacity electric 1in1 operating° • at : 50, •000 volts or. ahov'e . m 14 430 cash or Bond Required • All improvements instL:.11ed, ,by, the subdivider shall ' be guaranteed as to workmanship and material period of • one year follows g acceptance by the 'city Co .nc .l Such guarantee shall be secured by cash deposit or bond in the amount of the value of the as i rc vements � Set �' the fit y Engines r 3 • The Cash or bond, shall comply with the terms', and condition of Section 1 3.160.180 18, 164. 150 installation: Prerequisite, /Permit Fee No land r :. im p • roveme nts ' � �udin • sewers, stoxp ewers, streets, • s�. c uq r7l bs; sighting o� ae�er undertaken except of r the plans the1ref0r have been 'approved by the Ci ;.y, perm .t fee 164-0.-04 permit issued • 18.164 180 Not;ic' to City Required 1 ▪ Vkfork shall not begin until, •the 'as bee notified in advance. ie� for an::: not 2 • If work- is di,scorrtin ��, y rea,soin,it shall , be resumed until • the City is notified. EMINEERING COMMENTS SOB 51- J DEVELOP . • • • ••• • ' INfli • 41411111111EIK,ULIIIERMINMeria....NENN, . . . . , 18.164.200 Zriginear's Certification aGquired . The land divider's engineer oheil provide written certification of a form provide la 1Dy the City that all improvements, workmanship and mAteri.als are in aCcord with current and standard engineering and construction practices, and are olz high grade, prior the City acceptance of the subdivisi.onEs improvemnts or any portion thereof for ooeration and Inclai.ntenance. APPROVED: Randall R Woo CD: Sub91-09 ,Cp C it Y 8ngineer BNGIN8BRINO COMMENTS: SUE 91-09 MB EVbPE/O / , •co ILI MINUTES NPO #3 MEETING September 4, 1991 Meeting called to order at 7 :08 pm. Present: Porter, Bishop, Froude Garner lllloronsen & Smith. Absent Hansen Approved minutes from August 7, 991 �� meeting as submitted, � ng 8eniar Manner Dick Bewersorif held discussion regarding fences, A major caned that homeowners would like to construct a front and fence side was � higher (6 to 8 feet) than the present a ( } p t 3 feet height 'limit. One rea.��! considerably hig help high busy sP sited was to nel the har�ec�wner shield h: n volume traffic noise on .' streets. Motion. A motion was made to approve the revised fence ordnance on change: On sloping corner lots where slope is from local street u �p an arterial ` p sign ` the , the to . rterial ar a^��Ilector and the s�o si n is an the e�cal��to<e�td that height of the fence should u� measured at the stop sign and n down the hill' 3 in favor, 3 abstentions, motion carries. Discussion held on Burton Engineering regarding Phase 2B of the summit at Bull Mountain Subdivision. Motion: A motion was made to approve SUB B 91 -0Q13 /S. A91- 0003 /MIS 91 -001 3 / VAR 91 -0013 / P DA 91 -005 - Burton E.nginoeying and .Furvoy as requested: Motion carried unanimously. Discussion held on .OtakirvME Development. Planning Commission has continued th's item until their September 23, 1991 meting. Motion: 'WO 3 strongly opposes the Otak Deveaopr ent propot�aI � it Motion: .... ,� � as directly contradicts the N1E. BUN Moran h . nspc a err Pf i Motion carries unanimodsiye ® Will .... ir�media .. .. the b lotri�id�d 1liiotiorta �� h��� MOO- to bp peal tlh Commission decision on Ptak If Planning ommission approves � he Otak Devel. ment as proposed: Motion carrhes unenimousiya her Business Bishop has regues ` d and Is attempting to get edditconz )ntormation regarding urban renewai issue so that NF'O #3 can review and make comments Motion made to add election for secretary at October meeting, Motion carries unanimously. 8. Meeting adjourned at 8 :51 p.m Respectfully s!Jbmatted J u lr IU .,,, July 991. with NPO # o hear a presentation on NPO �L'3 had a joint mee a �.�. 2 � �, f the proposed Transporta ion µPlan Amendment to be P_ sent edto the City byNPO�;d ding chan es in S��� Naeve Rd.. , Si�i 109th and aproposal or, on.. ex'tenlions frnc including y. y • y 99 and . a new Sattler St. ea.tens i from - j�� Royalty on on M- BHDevelopment proposal for development of the western 20 hdar�. presentation acres of the 40 acres of the former ' Bechtold property',, with a subdivisionYpr posa= for 52 single family lots with the entrance on SW 132nd Hof Walnut allowing N has been working with the City on a new RV :storage p . �. � y of the City and ro Ron B` Inch , P denG�.al lots. parking in the front yards of residential resented this ordinance. There is an opportunity for Craig Hoz�:k�.ris of NPO �� � presented on this item......: input to the City at this • .mrs Those in attaracanoe rn ►ere. ,�' ,� '� went into their s parate meeting a.t 8:15 p e Bishop, Froude, Garner, (Hansen exc), Mortensen, (Smith went home ill) , �, ��, �,�r, ��.sh pi's � ,� approved, and Root not. p:�, esen� The 'minutes of th,r� last meeting ng 'were to discuss and receive input on Home Occupation ordinance. Ron Bunch was there Herman Barter. home occupation. iting Ike ., Bishop uggeEltions and comments in writing. This ... some S ' � made he�sluo estabon to allow a single employee in a h made. gg " has not been taken to the Plan • Commission or City Council yet and there ordinance is suggestions or discussion on with the staff. NPO ' -' NPO '� VOTED UNANIMOUSLY rransPOi tation Plan presened by NP' O #6. NPO �. MOTION AS PRESENTED ON THE TISSUE SHEET O FLAY BY RANDY WOO EY . OUR MOTIO C �' �'� PLAN '" PRESENTED - ON EXTENSION MUST BE CONSTRUCTED HE STI�'tiLATiu1� THAT THE ROYALTY FARM AY .� L �....S_ ,.., f r , ,, , 7 W TRIAD DEVELOPMENT ;T (OR ANY OTHER. DEV. LOPME T THAT �A ti ^t rn'��� } : 1T'1 CONJUNCTION WITH _T__2A� � ri ;MST MAJOR IMPROVEMENTS TO NAEVE SW 109TH) . IT ALSO INCLUDED DED THE y • V ►7 ..�. 'r K. . AND s_ S TA�� �� IT AND 4I BE TICD , �'OI�,D1mI�J��? THAT SW NAEVE RO,• �, CLOSER AT ri ►TX 99 A�rD AL WILL THROUGH EGRESS ON THE NEW SW ROYALTY PARKEAY EXTENSION, AND THAT TRIAD DEVELOPMENT MUST OPEN AT THE NORTHERN LoeATIOONN SO THERE IS MA THROUGH ROUTE 1 t�..L3j.� ...1.� V rr.4 .0 PARKWAY EXTENSION. FROM CANTERBURY HILL SOUTH TO H��n 99 AT ROYALTY Development ment prop. T T_E _ 1 - WITHIN THE ZD _.�I.�HI Regarding the Tdi -B p oral 1�PrJ,�� V'0;�.�p ir�iVAN�t�iT�L���o R��U�ST THAT THIS PROPOSAL BY DENIED AND ANY DECISION O 8 .� D OR ANY I :.TO DITHl ' .HI TI , T Ot„THEST giLL_ MOUNTAIN TRANSPORTATION STUDY AREA NOT _ ROAD ALIGNMENT ERARSTREET TO. WALNUT rRR.E T ZE MADE .?ART OF THE TRA1SPORTATIOAF OF. THP01 RESPONSIBILITY � DECISIONS FEELS IT IS THE RES I CITY COUNCIL NOT TO ALLOW N BE E ON DE tl kIOPMENT PROPOSALS IN THIS AREA UNTIL TUTS DECISION ON THE T O �,� MADE ROAD ALIGNMENT IS COMPLETED AND ADOPTED B` THE CITY. WE DO NOT FEEL THE R. A ,� � THROUGH �.'H�, DEVELOPERS _. SHOULD MANE COMMUNITY DECISIONS ' "UUAP SHOULD BE tIAADE THRO 'lH. UBICHEAING PROCESS TOGETHER WITH T BY THE RESIDENTS OF THE COMMUNITY TOGE �T:L. CITY OF TIGARD. Dill ....nested that we have a joint meeting in August to talk about CTransport Transportation issues common to both NPO areas. P Regarding th e Parsons An- nex a t on N VOTED TO D...E .. S TH IS A % 1 t OJ . 0- L B � • SEIT SAOTC&rI -UOUS Q_m� , , � i rTy r ��. , T A vA I _Pmuti�,p `7,,j mWria�.�� REpm O ANNEXATION POLICIES OF TIM CITY NEED T O BE CLARIFIED I N PIECE 1[ PIECE ANNEXATION NOT CONTIGUOUS. , �,. ~... not a ;�'eC�,tili�'l;3 Martha Bishop repo, to about egitlation passed. ,n Salem that only • , . et tze� .1 �.,� people �4on Urban Re�aeweil Districts. She sta e Y ,. • ti�ot- � the bil �. a require ©thi�se vote :110W, Tigard. and, Newberg. She will get a copy of Meeting adJourned submitted by' Beverly F Dude �c�ng secs a $ � I�II+:i. jx�iil"ir;(l. i'1r 'riJrtitri) zwf i ;;: i. 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TICf , OR 9'1223 2, SuRII!IRRY 'C>h'• THE REQUEST CASEt 140011TAIN T IG LANDE SUBDIVISION Minor Lando Partition R4LP 91-0003 Subdivision SUB 91 -0009 Planned Development ?DR. 91.0004 ' Sensitive Latds Review SLR 91 -0002 Variance VRR 91 -0012 NiNMARC x The applicant or , Laai Partition approval divide 0 p 6 acre parcel into two g oele of 20.31 and 11.7.2 Oates. ° applicant re +ests Subditi ion Preli st plat /P .1 nai Aevelcpient a F, 52 coxtoept�xal. plan appi °ovajl to �livide. tile, 2�8.5�1 sore pceX #:�►ta 5 iota rn site, esize b tree�n approxiin tely $, 400 and Z1, 035 square f l iinns re, e,�te a . x s two co my held o ce'.'tractn. The as ,al of Special aetbadka of " . 15 , fee t for , fron t yards and 3 feet for side yards for thr propoaod deveiopent. S O a setbacks may �© e et e ot P a � �a� ev� �eea t � �tkoa t requiring variance a roval $n t allow home donntrnet3oiroa �® aptti utility slopes e�aeae of 25 rcnat and to allow utility a ©netrucbion wit hin a drains gewa .:.. . .. Y variancem have been requested to a nuer of cn %t l?eeerlq�neri Coda � pe y owing variances have been �vta�da�rdg. S � �ic•all , ties ioli. r quested s To allow development of a Cul de sac street of approx Aatoly 560 feet in length whereas COmmunl ty DeveloPment Code Section 18.164.030.x,1 allows, a maximum cul de sac length of '4b0 feet. To allow idewalkn on one tide of all local streets, whereas Section 18.164.070.A.1.1) ..,. � � a �'�': `�' sidewalks on both 'sides of local Streets � feet from the required 34 feet Width (code 18 a 1` widths ; ; r.. 3. To allow a reduction in local street Pavement 4�E'abaA�f n in local street ri, 4 n 'T�, ; allow for a reduction ,. ' _. ., �glhtseof-Oa to 40 J OD qu (code ;164164.g-1.a); CD lil feetra�nhe+i required 51D. feet 5 To allow an increase Lathe grade of local streets 1 o ' to ��i8 pecentr : percent from the Code Permitted maximum cais, , � . (dl 18.1F4,03M444 )m" MbP 91 -03/Si . 01.= 19%Pb8 91�- 04 /SL8. 91 /v 1. 12 I t. A FCANT /OU s M -A Development 12725 SW 66th Avenue #102 Tigard, OR 9722,E AGENT: OTAK Inc. (David Bantx) 17355 SW Boone® Ferry Road Lake Oswego, OR 97035 COMPREHENSIVE PLAN DESIGNATION: Low Density Residential 'ZONING DESIGNATION. R- 4.5(PD) (Residential, 4.5 units/acre, Plaaned Development Overlay) 'LOCATION: East of the southern terminus of SW 132nd AvenUe,, southeast of Benchview Estates Subdivision, north of the Woodford Ratatee eubdivi on that is currently under 0onsetruction, and north c, Bull Mountain Road. mum 1'31 4, Tax Lot 1400). APPLICABLE LAM Community Development Code Chapters 18.50, 18.89, 1.8.84,, 16.68, 18.92, 18.150, 10.160, 18.162, 18.164 and Comprehensive Plan Policies 2.1.1, 3.1.1, q3.4. 2, 3.5.1, 4.2.1, 7.1.2, 7.301, 7.44, 7.6. -16, 8.1.1, and (3.1.3. STAFF RECOMMENDATION: Approval of the Minas 'Land Partition request subject to conditions. Denial of the S ubdivission/Planned Development request Denial of the Variance and Sensitive Lands Review requests associated with the Subdivision preliminary plat. II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Site . size a,IVd ®haoe a Tax Lot 1400 is 40 .02 acrelf! in size in a square shape. B. Site ation: Tax lot 1400 is located east of the outrent southern terminus of SW 132nd Avenue and southeast of Benchview Estates Subdivision. The parcel is also approximately 2,000 feet north of Bell Mountain Road and north of the Woodford Estates eubdividion that is currently under construction. The proposed development of approximately the Western 1 j2 o ivie .On wOu,Zai include the d suite pme pp f the site. The eastern one-half of Tax Lot 1400 would remain undeveloped. G. sssst s®es_ and �structureso This site is presently vacant. Tree cover consi g of a t�-r evergreen deciduous species lip found on the southern half of the site and eastern portion of the northern half within a ravine. open meaadowland takes up the majority of the northern half of this site D 2os;soar-gmtsiy &ud drainage: The proportgv S7kopee generally from the south to between the sections to be pactltiOnned and w;tth.in th =` area sh lie tract the north and east. Distinct drains ewe s bi eat the ro rt r 'bract A on the prell ainary past. Ths a tiplicant', detaittal inclUdes a elf a analysis tap that indicates that si.gr,"dificant areas of the western section are sloped in excess of 25 percent. "!LP 01.4.0$/$00. 91- 09 /F0R 91- 04 /sLR.. 91. 02 /v. 91-12 Mt.High .satidd P AR • Surri nd g and uses s senchview Estates Sth Uvi ®isa phases s and Is : are located to the northwest and west of tans lot 14000 Phase 1 is partially developed. Phase is has not yet been developeed. A eo`athward extension of SW 132nd Avenue was proposed and approved for phaea . ss as isexnehview 1 stateu a This extension of SW 132and Avenue is the °DIY aprroved public access to the site that is the subject of the current application. The preliminary plat approval for PeaichviO'I II expires on October 20, 1991. The area to the southwest of tax lot 3400 contains single-family lots larger than the minimum lot side for their respective zones. Limited current redevelopment potential rnresently exists in these ,areas due to the lack of sanitary sewers. A 40 acse mostly undeveloped parcel lies p _p lv1S diately immediately north. A steep, wooded, Woodford � subdl lio® i which fee mouth (tax lot 1200) . The WOOS cmrrently under development, lies to the south of tax lot 1200. P esianati.o ro rties to the east, north an-�a Surrounding p • designated for Density Residential use by the City west are also d fdTiga1drehensive Plan. Properties to the, east and west are zoned n-4.5 (PD) by the City of Tigard 4 Properties to the north an northeast are zoned h 7 (Residential,' square foot imum lot size) by y Washington Cvunty. Properties to and southwest are designated the City �,�, Tigard Medium Density Residential developaeft by y Washington County . h d `'►e Plan. Comprehensive Plan as well subdivision is zoned R-7 y the ire �gns3 , ,Tigard...,. Coxapr The Woodford Estates w Washington County, sue, ; s zona� d R -5 Properties to the southwest remain in Wa (Residential, 50000 square foot minimum lots). se Pro_ 101:, . !s The applicant requests Minor Land Partition approval to 40.03 . p .3 development is section) divide .the acts parcel sectionA.�erc��s �g(western section) and 19412 acres (eastern i contemplated t latecl for the eastern section. The applicant proposes to subdivide the western section into fifty -two 9 family ng is Size from approximately 9,300 to plat P. single Email residential iota ranging 21,035 square feet. The appl ictnt requests Subdivision preliminary p approval f sr this plan. As permits di for Development lanned d ev l.op nts, plan applicant rdspeets approval of conceptual la:n appr® permitted � . an Y.. underlying ',fit --4.5 different setbacks for the project than required by the zoning district. The applicant requests that minimuM 15 foot front yard ia , a ps ve the use Zin thin setbacks and 3 , foot side ...yard setbacks .ae approved for , subdivision along with the other setback Stand - e. street Pattern t ® of includes an The general ,afi; g � n f ®� the proposed d8velo ®ant frost extension of ST4 132nd Avenue from the northwestern corn the site f, site. This chview "sT subdivision to the stubbed at that corner point With : a future San connection t collector OW 132nd Avenue in Woodford Estates subdivision to occur sometime is the l 560 foot long dead end street ho fu��ure o An approar�asate� y' ed off of 5�1. . � vit 132nd serve e ter�lirnating in a coal de Sac tnnlh would be pro portion of the site This street is intended to s lots. A network ais orn ... g. e�outhisrn treat Th street Would be n the winding epee s k of short cUl do dad sticet�ts Oft ®f a w is propeae�. � to servo the 35 rnortdndara� -fin ®et Sots � �:s stubbed on the liSss-theaetern border of the proposed suhdiviSione the _ t SW s,�,le fxnture +ertersion of titnia street p, 3,�aaxy plat illrnstrates a r� connecting to an extensiOn of ` Caarde Street. . LAOS /S 91 --02/ . .. ,; a•P E 0t o3dsug 9l 09%P6R ! � 9l: 12 YL The application requests a, number of variances to Community Development Code public improvement standards for public streets. Those variance include: 1. To allow development of a cul de sac street of approximately 560 feet in length whereas Comunity Development Code Section 118.164.030.1(.1 allows a maximum cul de sac length of 400 feet. 2. To a /low sidewalks on one side of all local streets, whereas sidewalks on both sides of local streets are required per Code Section 16.164.070.A.1.bg . To allow a redu.rtion in local street pavement widths to 28 feet from the required 34 feet width (Code 18.164.E.1.a), 4. To allow for a reduction in local street rights-of-lolly to 40 feet from the required SO feet width (Code 18.164.E.1. a) o 5. To allow an increase in the grade of local streets to 15 to 18 percent from the Code pexaaittod maximum of 12 percent (Code 18.164.030.1.1.1). Sensitive Lands Review approval is also required because the development calls for road and building development on slopes in exceria of 25 percent. H. P, �cev .ous land use and devol ment app 3.cati.om affectinc" this carrel. Two separate subdivision applications were submitted in the fall of 1990 for development of both portions of the subject parcel, ae well as an adjacent parcel to the east (SUB 90- 0011 /PDR 90 -0007 and SUB 90.0012 /PDR ) pp prior 9 the g0 OOOti . Both applications were withdrawn riot to hearings on tt� requests. 111. APPLICABLE APPROVAL STANDARDS The applicable approval criteria for a Minor Land Partition proposal are found in Community Development Cods S actions 18. 162.040 and .or. The approval criteria for a Planned Development aro found at Code Section 18.80.120. The approval standards for a preliminary enbdivision plat are 1iS':ed at Code Section 18.160.060.A. The hearings authority may grant vor anew to community Development Code etandarde if the variance approval criteria of Code Section 18.160.120.B are sat,tafied. • iandform modifications on slopes of .. 5 percent or greater are to development The approval criteria for Sensitive Lands Review �a rov�z ©star are li�:i:ad at .mode Section 18:84.040,B. In additio n, the pro posal must also be found to be con si tstet with the h e development standar ds of the followin Code Chapters: Chapter � 5! .5 isms) a Chapter 18-88 ( �� lac Accese Re qu ir rne a ) t Chapter 18.92 Dens Lt y Co tati ono ) chapter 18.1 5U (� seC Protection ); avid chapter 18.164 (street and Utility rmProvement SiandaBdE) . S Community Development Cc e chapters nay apriy to subsequent develop a d of the subject site but are not applicable to the current review. r3PP 91- fr3/st�rE •91-09 /PD t 91,-04/SLR •91 -Cr;2/ 91 -12 Staff also finds that Compreh naive Plan policies 2.1.1, 3. 1., 3..4.2, 3.5.1, 41.2.1, 7.1..2, 7.3.1, 7.4.4, 7.6.1, E.1.1, and 8.1.3 apply to the r va sow of this avelopaaent proposal. co NPO & AGENCY COUNTS The City of Tigard Engineering Department had reviewed the otters the following comments: 1. tnprehenaive Plan Compliance The Conprehenaaive Plan's Tranuporttion Nap designates the area of the proposed sdbdiviaion as a study area, he notes accompanying the Mafia indicate that two options for the extension of Gaarde Street 'must be considered in this study area. The reconnaen&tions of the Northeaot Bull Mountain Trtneporrat .on Study Report a option oxteid Gaarde • rth and west ��� �rio� 121st Avenue rto a connect to Walnut Street. The prropoded &ibdivittio would adequately accom nodr to tide option. An appoito to of the Gaarde extension ehowD on the a lica rt' e • mtbThe rcute ies east of the mro � sed subeIlVia toa. The other option teti be considered is a minor col .ectdr e_ .fie s on of Gaarde Street west fro 121st to connect w th 132nd Avenue, a0 pro.= i%- a1y recommended by NPO #3;. The NPO has reviewed the propbsed subdivision and concluded that the 'proposal does not adevately provide for tht NPO option for the Gaardde eitensicn. We agree wi h the NP`1's concxi.uaion. 'AS proposed, the connection to 132nd Avenuo is not detigtOe to serve is a minor collector. It is designt as a ,Local street with n4Merous driveway connections It is not designed to carry through traffic. In addition, he applicant has requested a Oariance to reduce the treet width and aidewa lke below local street str aadards two #3 has recommended that the proposed subdivision be rejected due to its failure to adequately provide for the Gaarde eaten ®ion as required by the .Comps ';�hentive Plan Trans rtation Map. We concur with thin P � recommendations. If the commission should decide that the proposal dos satisfy the Ccznpr hensive Plan reaxairements, then the following comments would apply. Streets The applicant is proposing to extend Sit4 132nd Aveme ,througb the . as ievired by till Transportation Map. As n ro ..a sed, Only lie ato roxirnate1 180 feet Of 132nd would be P per' .. sew constructed in Phase Ion We disagree with thin phasing for two reakans. Vitati we feel that the condtruction of 132nd should occur lk fore ho ►tea • landscaping are estt.abli.ahed on the adjoining lot a. Substttntial g� g . is dQ® feted there is nd to c�►aa ®true �, 132nd. Avenexe Second, one® Phae+$ radian will be re ire pl. ... o aaaurance that Phaae 11 tali be co pleted as no proposed. it is not uncommon for the remaining propert'r to be sold to p , � p S uhsequent 3nrather develc� er or for a n ®w des$gn to be subinitt�,�d f� r a s' phase. if this, mere to happen,' it would seem unfair to lc`oe the burden MAP g ao3 /SUB 9i O9 i J 9j O4/ski 1 . m2 �` 9►1 --12 fit �$.g�a3.andel *PACE of constructing Phase gauproverionts of 122nd onto a future development of the , Phase property. Therefore, we recoasand that extension of SW 332nd ?wench, at least to the north limit of Tract 24 be irncluded in. Phase g itnprovementc The applicant has requested variances for street widths, street grades, and sidewalks on the internal subdi7ieion streets. The primary argument for the ' variances is the desire to preserve aPea spade and tree cover. The argument may be valid for Phase 11 where there is currently a heat/ tree `cover. However, the streets in Phase I are located almost enti pely outside the tree covered area of the property. None of the streets lies "in the area proposed for open spaces." Therefore, we recommend that the Variances bo denied for Phase Z. We do not object to the variances in PhaSe _ 114 The p'P . icant has also requeasted a variance fog the length and grade of the cut de sac street in Phase 1I. These standards were established aprimarily to assure ads fire vehicle access. The steep terrain and djoining steep ravines make 1t difficult to develop the Phase 11 area conformance with the standards. If the proposed variances aro satisfactory to , the Fire District, we have ' no objection to the variances for, Phase 11 The proposal assumes that streets will be e. tended to the aubjact property in accordance with the preliminary plat of e nchview 11. Without these street extensions, the proposed subdivision has no access. Th.et ofore, any approval should be conditioned upon dedication Of right of way through the Benchview property and aeeurance of ccgstr°uction of the road improvements through Benchview 11 3. Saniteg +r, sewer The applicant ind icat es that sanitary sewer lines will be constructed to the o by the bne t Sewerage Agency ,‘USA). The applicant has submitted a pier which calla for an extenaiOn of a 30 inch 'unitary sewer line from S.W. Walnut Street up to the site. At this time, we have to evidence of USA's intenton to construct the scrder line. Therefore, approval should be cond t ti nn d upon adr quata assuran a that sanitary E nwe, c y service Will be made available to this property. The applicant hoe ilUbitiitted a greliminaty. plaaan for the iun- r"ite3 sanitary newer S etean. Bed orx the information peetiented, it id *Variant that part of the System is mmiriseitigs (1) lots 1, 2, 3, 3'9, 40, 42 do lei dnai any lateral aervicee, d (2) 'theree is ai mieeing Main line section. The r mie ®irng Main line section appea ra to be aan averaight when the ti.ppiittant chanOd the etteeet layout and it ie readily apparent hhat it would connect wi ti the proposed SyStedii.. In addition, there are AUmaroue ione of the Main lint' and nanholed that are not within the teub1ic righttef,,Wayd and cause maintenance problems. Tihe.teforr, approval a lou1d be conditioned upon addUrande that each individual lot would have adequate sanitazy e®wtr service and that adequate acceea to the manholes outeide of the right -0f -.way will be aee lrecla 4. Storm Drainage ti;, P tho ator°m drainage system i. > ipaasir �- � cen �on the in�fOraiaa;dte ®nelreseaand p� � c nrd that it would he MLP 9i 03%suB 1- P 01- 04 /sth 0144/V 0142, $t.11 .ghl andS PhOt • t,. a ®V� 1 d ' ate to serve the develoement - There are two concerns thr ., J are structures manholes and outlet structures that are not within the pubLie right of apparent after reviewing the ple ase (l.) how will the city maintain the vale and (2) what are the plane €rir individual lot r'unoff,v Therefore, have adequate drainage facilities and that access to the manholes and appeoval should be conditioned upon; s~eeurance that Lndivideal lots will structures outside of the right -ofeeay will be aseaix ed. 24 The Tualatin valley Fire and Rteecve A,tntr ct has reviewed th prelimieery plat and hac provided the ,following com nnto: a. Long dead end etreete such as presented for this project are not acceptable to the Fire District Wherever poseib l e, streets should be extended to create cir elating roadways, or alternate means shoulci be provided to maintain shorter cul de sacs off of circulating driving systems. b" Turnaround° at the end of cul de paced on level sacs should be 1 ground with the exception that norraai ekreet crowns .nRg may b provided to provide for adequate dre, n ge.. c. Hydrant locations should be coordinated ' eith the Tigeed Water Di,atrict. 3. the City of Tigard Building Divieionn has commented 2a . �� torn that privaf�e s f for o e 41, and drain linen and easements should be provided for' lets 100 1'3® 45 to reduce overland flow to downhill properties. 6 o Tigard School District 23J reviewed the proposal apd has eoted that the proposed devoic rent lies within the attendance areas of Mary Woodward Elementary School, Fowler .lunior High School, and trite Tigard Sen i' r 819111 School The propoeed development is projected to generate the following . ys: 17 studente at then Woodward additional enrollment at th ®Be �sclhoa�l School - ' p Tigard High . Dietr pct notee that school. c projected to Schoo3. Jr. High; and 4a deities are r® ��Ysosn;� . The School at Feeler students a r be exceeded a,e a result of this proposed developflent and other recently reviewed and approved developments within those attendance areal.. The District h . t core facilities of the schools are insufficient to b. able to consider haportable addition Additional school o p i y may be provided by other ions under consider : tion by the School Dist iother gt und� - . _ � ... hed�►i.ed ochoaal: year, br�undary including: grade level reconfi. rations► reso adjt atmente, .double ehifti.n , busing to under- utilized facilities, future r g to of new facilities and or School bond measures lm.�dir► to con,atructic�n hoUsing option The eettopolitan Area ao atians csnai a °ios (cabs® teliivi h i n) bad reviewed the proposal and request s th� t ev o p er I insta ll two PIc schedule 40 2 ineh conduits at street crossin g s f ®r unce xground cage use 5. NPO #3 unan� e.. i The ,Ereco . ca development applications should bo a provecd w'i fly,` ~ a . si. of the r es ously� reccrirn�ends dexn�.. that no �' . Northeast `� � . � t uy a��e,� r�ntil. � ' rOld alignment from OaardeStreetto We'nut SStre t irk and made a g ng o� the, Ticane�►csrtat � rep Thai N� #3 �, feel Piave bee�a part � ~ ion �laEy> D,�a ;, ., meeting i{►�l.�r�`i g b ..r a epee: those comments - rela ,e „ ►g,. provided to the Plannin Count : r . ear3! er. plain e� igingtecl ....\22A ,;. • d, _, The ....._.,�- . _�a�r,,,,� Pty► . ,� sole w. curter ni�o'tgs;��i MLP 91 -03 /SUB 91 09 /PDR �� , -04/S1 91102/v 91 -12 E igh1.axid GB 7 • • IFYiand aleo ern p_r_str e� tc the R ►V ss ed ,cents may 'b� arevided +rie. to or fat the hearing ethis mr. tter • S. The MO 43 Storing Committee hit. c$ reviewed the rev'l,; e d plans and has commented that the proposed stratiO t yst ent is co:m siPe, t, the CPO' s preferred ideas on traffic circulation between Benchview a a; d the protxmed G Garde extension. The (PO supports the propoeal to leave a portion of the proposed development as open space. The CPO urges the, City to consider ,acquisition of the open space an p rTkland. The CPO also recommends etrongJ restrictiont3 on tree removal within t1 = 0/3011 space tract Northwest Natural Gas has commented that there is a 10 inch diameter high measure ''.eeder main or the east side of this subdiviaien. The deve1ope,t' c representatives 1ebonnlc contact Northwest Natural Gas to hay,/ the main located prior to any excavation on the a te. The City + Tigard Operations ex�,�e ®sa ®a 12 reviewed t wil proposal dl.f u]�t to 7. of 1,i. and ,rations Divikvica has r that streets with a gradient i pe maintain wit19 street sweepers, sanding trucks, and other equipment. In addition, the Im.t.iviiratcon lines bl3hind lots 5.12, is 5, and era A foz..emaintena�nce van seestarnn "t -45 a The Tigard meter District, PCv and GTE have reviewed the proposal and have offered noomments or objections. No other comments have been received. V. EVALUATION OF i2EQCBST A. porn liance w3.,th. Community be e,_ker apt Code Minor Land Partition. The proposed minor land partitioning of the 40.03 acre parcel Lnte two parcels of 20.31 and 19.72 ammo id consistent with the approval atandarde for a %ilun' land partition contained in Chapter 18.162. Both proposed parcels would be bubStantially larger than j the 7500 agnate lE ©catminim�ti : ize for the R-4.5 2one n aetl ack riot lot `, :a't',+iSJnst WOL1ld occur,' and there is no need for' additional public facilities or servidee as a renuult of the partition Partition approval should condi ti oned upon the he applicant ca �onatratin gthat b p art ls would be P rovided with adequate acr'e if the subdividing of the proposed western parcel fails to ccmut. A. compliance with Community jwmg,12pagpt Code.,; t3ivid .o ;finned Develq fin$: /genniti ve 7.Aat, is Rel ew VaElahcei 1. , ., proposed sulkdivision Only partially plied Sts�f � finds that the r' witli he euksd,Lvicion appicva1 standards of Chapter 18.150 because of a sicinificar t deficiency in the proposal relative to the filture road p *errn tiya Area. Staff Pii✓WrA the MV comments related to ha proposal with respect to the proposed develo pment posbitlY Mo *ntain Transportation Study. Because of the is Unable to cl,Jsina off o tons raised � ,,. is unable to proposed road system find uld be c®naiatent With Plan Policy 8.1.1 which cal, : s f r a safe and efficient etteet and ALP 91. 03/S U9 91^09/ CD. R 91' O4 /SIR 91-02/V 91-12 Mt4Highlandd PACg CO • .roisdWay system 1 :hat its the current needs and anticipated future' growth and deg.° to'psnent." The Ncrth+raaet Bull Mountain Transportation Study Calls fox a major c1: ectoi street co3nneetion between $W, G aar A® ,Street WW01 ' sw W e inYt Strom* DUr ng the review of this etudy, the NPO ana . othty ;, , togg'ear:. that this connaa> ting street'. ,should ld be a minor na :; , h st *'asset and that an and fi, ec • connection by a amino ° delt. zfor iii; Dt (a) be developed 'betwee ; this garapo®ed collector and SW 1.32nd Aire'nuuo. No final action aae . been, taken by the City Council with regard to the Northea,4,-.' ,Mounta5.n •Tra n portz tiof Study. However, a recent reVL.9ion to the dampreheneive Plan tranapC,,rtaticia Plan Nap designates this area as a Study area and notes the alternatives raS.aed by the Study and the NPO (aamendMentl to Plan Marrs adopted by the Counc•.1 on Junoi 1, 1991) • f believes, that the aropona1 attempts to ',partially accoa date the MPc °e bililVented road. plan, but instead,, the propoasal Would create en unea a road eituaatio*tt by provid,tng an opportunity for a connectien that eight car levels of traffic anticipated on a collector street on a etre# t that, would not eetian e i1t to local street standards because of the Variance& requetted. This � onnectiozn through Phase 1 is proposed to be steep, winding and na.arrow,, and the road would intersect With at feast 15 drrivewaays within a fairly short distance. In adddit :on, a Side-Wilk would br provided on only �r Staff believes that raet wayu�Ld create giglnif��'ed undersized, nand a ped ioant traffic ha•taards to reeider te, pedeatriane, and Motor i®ia due largely to the aanount of traffic that would reasonably be anticipated tb use tie connection u .-tween SW 132nd and a future Ga3aatiie axteniaion. r ubdivi.:niof, we BeCaaua�e of this flaw in the de ®igrt of the p r•.�poeed � a reromnaond that the subdivision preilisiinary plat approval request be den ted, along With the aainiooiaated Planned Dev iopraent,, Sennsi tins L ,.tads Review, stand Va xiaanxce regueY tt. Because the Cotoraission Commission may differ with aataf f' a rrecoa i. endation for denial and also because the applicant should be apprised with regard to how the proposal JO viewed with regard to other appreVal y g � eg" .approval etaandardti is provided. bet �a.r� If Oa Commina ont®hauldrChooee +:¢ approve tine Subdivision proposal arid related requests s the follow4 iris ®ay be utilized in' dorelepitto find:inge in support of snob an action. The Commission :deed tm develop positive, findings relatiitel to consistency with Policy 8.1.1 at the hearing or continue the review for further Staff analya3ie. Staff wi.i neve possible cofldi tiofa of approval for subdividing this parcal available at the Augt nt 19 hearing. • the prepoeed lots campy with the use etaandards of the A- 4. is zoning . district because the gotta are intended to be used f +Dr eingi fatai3.y detached dwelling' . 1 lots sire corn .titent tVith the fi aunt 500 Square foot Minimun lot Site ox the zorio and the averrAgo lot ri:dtla reguirtMent of 5th feet, even though the Pi.a,ynned devYelop+at overlay zone applied to the paardei 1.itotridee for tle= bi1ity with, regard to lot disieneionai standards. . The propoE teat with the aj ra vat "led deve�, ernt eci�eme tan down ®g pme nt 4. , j ' eaion tte, tied a�t�a�cada�d�s for a ��.alaarnnad Deve�.o (�uaa ea� 18. d� pas d , 9i� -02 /v 91-12 Mtn, a ��° 91- - ®3/sa +ate 01- 00/FIDtt '�la ®4� /g�CPt ghliiiido PAGE 9. 1 by the findings presented for the vaacioure Plan Policies and Code chapters ters that the staff has found -a liable to the request. staff i, applicable finds that the requirements of the following Code chapters are not directly applicable to the current review, although future improvements on the subject site will need to conform witb the requirements of these chapters: Chapter 18.1440 Accessory Structure ; Chapter 18.96, Additional Yard Area 110guirementst Chapter Building g; d sa: Excepti une t Chapter 18.100, Landscaping and and chapter 18.1116, Parkins. Staff is charged With revielinc, the conformance mane_ © future improvements with these .standardn through the building permit and sign permit review processes as well as .through continuing , Code enforcement actions. With regard to the addVtiOnal Plannad.a :wvelop at approval criteria, ®toff finds section 18.60.120.k.3 4 a(i) mott applicable to the review Of this proposal. This •ection [Itatebd that, "... attests built dings, and other site 1411eWents shall be designed and located to preserve the existing trees, Znpegraphy, anet natural drainage to th greateat extent possible. Although the a ubdLvi ion's streets and;, reaidefceia will. neceaaitate the remval of a number of mature tree®, the proposal is relatiVe1y cenaiders.to Of the iaite'al existi g topography through the 'reaetvat` ion of a 2,C acto portion Of the bite � p peal brace sand drainage ipu o rather than including h�Q this area witbth tote or crei Bing etraets. tiw cau.', thin ar ca would have limit el rep rest .oral potential and dedios ,LtAn u1d remove this area front the tax roll, deli atiOn of this area to the City ,ia not considered desirable. In addition, the proposa«A does net prow ;sae for cronei•_nge of the draiaaaaeewaya except for SW %32td tvv.)nue. The preliminary plat 'indicates hen) he atreet stubs .i$ 4.4ho northern portion of the bite could connect to a future Gaarde Street extension without an additional its ®sing. Xf the emu. Wdia lion roqueet .® approeed,, staff recom ,enda that the minimum front yard setbacks be redut -sd to 15 feet: (xcept for garages) additional fle:�ib,�.1it kit home siting aettac3�s will arnd side and aeti.a�,k>a of 3 �aet. �hes tine i>ii� acrdc�r tc, 11 provide adds y provide additioa,al opportti��itiOie pier tree retention on the lots. The reduced front yard setbAck would be consistent with saetbacka fer the neighborcinzj Scult:Stri ®w >a and 1I ind Woodford Bel ates aubdiviaiona and with properties. douiignadl with the A -? zone+, For these reaaona, the reduced netba`3ks ,ShoAald apply for all log, a and ahould net be applied Only to ititattlai proposal ... I bnnitive Lan, requ �remente Of 4. char ro sal ie c ®n ®intent With the s Chapter 18484, although aubatantia : its grading will. be r eeeeaaty to facilitate the proposed de elopeent. ReVieW Of the grading plan shoos that grading a� Of tteati vat s Dews di 25 percept ®Hope is priii�arilyr lignite t a n and abutting ptop®sed public right --Of ..ways n+ e®aau'y to canatra Ct utilitiee. oppor unities to fury :'ire.- limit grading of the ®te are reatricted because of the Mather' 01 building sites that must be prepared due to � •.� y„ � �� p , po d deVe3. ®pent and the �iee le� fossil ree�:�;�eriti.al nature of the rza ee the a il.oited grade. pUbl c �teetE . it is recedre�mendes . µ g peai. d to provide Allotted . � be required to be that method!) fore „main��air3:n el al building g lC►e pp r submitted as 6,t part ,t1 �f individu etak� y also t lslin sit a licat ots+ for he individual kits. 9i.- 03 /B0 91 -09 /PD t 91 -d04MX Oi 04/V 9i :2 tdHigh ee Ptak 10 • The erosion control requirements that now. apply to development within the Tualatin River baein require that an eroeion control plan be filed and folio ie '; luring daveloixaent of a Satbdiviuion as well as prior to conatru ,atten of indivvidual homes. Exb1bi t 3 of the applicant's statement conte /me a solar access evali ation demonstrating consistent' with the eolar access red 4rareents of Chapter 18.88. It ote 10, . 11, 32, 33 have been exempted ed undesr the bade 20 percei ;t exemption. Sixteen Other lots have been exempted due to the efgects of the existing topog`rapb j providing a primarily northward orientation for these tote. Let. 34 is exempted due to its orientati,;z ,,ming. predetermined by the prior approval of the alignment for SW 192nd Ague` through the Benohview 2 prelimirtarry plat >,pprovale Of the othe,e 31 " lots, 3/ satisfy the basic solak rectal:o e le for an 87 percent solar ac:caa s orientation for ,tion-eximpt lots. The proposed subdivision complies with the density standards of Chapter � the acre net ,.:,eve1opa'ble area of the site (after deductions for streets and excluding original else of 25 percent and greater) yields an oPportUnity for 71 dwelling unite under' the R-4.5 zoning des ignati on. Fifty-two single family residential lots are proposed. The appli cant' a submittal, includes a density calculation. Chapteir diameter that are temoved that duri� g number of oonstruciG o i. n Abe minim ohefan Vimi� proposed development's public streets, utilities, and residences e, d related grading will necessitate the removal of a significant reetber of trees especially could be minimized p miz d throu h careful h number trees stud of rite tob � ac ompliehed through phased tree removrillb if the Subdivision request is approved, no tree I val. ehot ld be anning Division review and' aelppro 'al of allowed to occur prier to �^l" a tree removal permit, or phased pertOitesie tree removal should be limited to the proposed .public right -'of eWay areas and area® approved for site grading ' Individual tired* will, then be easier to 'ident.,� � relative to that individual dote„ pots nti al driveWh locations, and ee. y potential �b>,nild,�.ing aai�; the developer as.l‘ltd City oQa�v�cti�eo® �nce� on the lots�h the developer t® be ronaov�ed tcb to provide the eervides of a certified arbor s noatld, n requited le. iat tor t�ai.s a�ay.ywie ware hoa . ,�- � er .. !a � ����{$ �$ nriar .mgtu �e t 4ee® a 87 po n: f iba., .nl. d through care f >l site p lannin , ce arned driv�wa ahi arotrad I» n entr Dare dariaq the to development proceed. Mininiting tree removal Should ae a benefit to the pr p oSed deve loaent in both increaee i property value° as we.$1 as ivieteeepherti. The proposed eubdivi ®ion Le p+ettiai)y cotaietent with they criteria for a subdi ,+ i.sioa because .aapprovai s The, proposed r aaioaiivi ®ion counpRies eaith the s preihendive- Plan ap deli ri a�tiona dene3i.ty ,opportunitir fee tTr ei eiti and a piica bie pled ' poli ciee o the reg�atlatior>!aa of the R 4 tgoes h thr acco�p�rnya.ripplant� 'ra�e = na8aat of regulations, c�rcept asst noted �►i.i.i� the '. g p r g p p yyyy�r yyyyy,, j1. pr4 fl elef i+�ienoi.ee.. Setls �VBiN i.9 .�t4sL/� 1-� i 3 %st'B 91- b9,rpnit 9:1 O4 s 9i . jar 9142 ,The proposed Ad o:6 a f the eubdiviesLoh, tntain Highlands, is not duplicative 'of dnh other rocor4 p13t. withii n Waa,hington County w The proposed east on a ; SW 132>s�nd Avenue is laid out : so ae to �3 �aei cxs+nform with the appraved'l alb. nmsnt for 80132ndAvenne in the Eetchview Eetatea I][ aubdivioion to the In addit O4. the subdivfzta¢ion proposal . providee for °, street at ; e tr¢ the s,Uth for a furthor extension of SW ;32nd, and to the, east for a: c to ent® of the site obvio ely iS dependent upon SW 132nd. +eve � . Etree . Avenue or other `Cade beings e xct+ii ed to the site. Therefore, any approval. of the prOXimina r plat should be Conditioned upon developiient Of 6W 132nd Avenue or pother public raiadway g to the site eLther by the developer® of this being extended aubdivieion or Others .4 ; be devel pe phases of �+ The eubd�.vissaion �.e proposed, .o o din two his 5 and 1y ,Iota'. The propoeai to develop the enbdivieion in 3 p sea is larcely connietent with the approval standards J04' a phased subdivinion/plannod development because neceadary public facilities, are Proposed to be constructed in conj fl fa �..t with each of the phases and because no teMpotary lam will be required for either phase- AA recommended by the Engineering Department, 80 1320d Avenue should be required to be built to at leant the northern edge of Preponed tract A in con junction fwith Ehaee 1, if the pre3'-'ilarir Plat is approved. A so a for total development, of the site ahould be reqult , t,;01 .be submitted prior to d‘velepment Of the initial phase. The tune for total: devel©pment 'of the r pa . . seven years. ®�abs�i�rieio>ia /plsxaanec� devaslo +s+nt sha11 root 'exceed The proposal revesto vaVianced to several of the local „treat improvement e' andardd contained in Chapter 18.164. The .....� aPplLc t requests aeduae ..: right of -way (SO feet required; 40 feet re tv _sred � and pavement widths (� re gili fed; 28 feet `eguested) for internal subdivision streets. The applicant requests to be required ° to provides dideoalke on only one, Bide of loc it Fitreeta. requests appov&1 o� a 560 long the applicant also p� the 400 foot foot �.ofl cul de sac e�tre�et . set m aged �, to iu k length standard of the Code. In addition, the propose~. would provide for local etreeta in excess Of 15 percent grade whereas a makimnt grade of 12 Percent La allowed. code t, ;°; {; .:Uon 18.160.090 aut oriZea the hearing* authority to aunt variances to Code strsndda if the reqUeet:ed variance can be found be Consistent � he v approval criteria of Code Section 1t. � 0i2d T3e applicant ' s a licant: d statement instead addresses the variant: and 1 . a1 statement relative to the variances (Pages o .. � o� approval criteria of dodo Lection 180134.050 134.050 wh hich �.a inte3a��et�' frs�r v P._. pr aiance re sates not.. amide a® art of a s':�s,313.rrlaiou application. Neveri beles , the ep '1 . ent' a 'j ietificat$ on. r 13 91-03 /SUB 91- 09 /PDR 91- 04/611 91 -d / , 01-/2 Mt.uigh andi #AGE eltatmetat dart still be applied to the ' subd Vi. i ott riariande approval criteria, aathou9h not point for point. ' aha a i,iaanttr a j anti ia:atf+an a Belie ®,; `o r the exie!tingl top�.hgraphy aiid tree cover of tht i ' aite ' AS 'Special a1 cira;=.. t eSli. '4ifcfeoting the it:pe3 ty in a ap9art., Of all. Of' tae, rittueatod variane ee.tl ipped , Voiding reittive to ,Buret 3;6atpr OVen 3nta would . , xgo ted to allow larger 1ot 4: greeater, opporturtit4ers for" tree retention thkvugh better how,' citir* , bpportunitiea, with £tither benenfite oil reducatd erooLirn ah increased open Opiate. Thee a ap1ieant. as jantif ibation dtnteeda that theme. larger benefit e cart be, obtained without ho 'reduiaedl Street , i rover,+lctta negative A.y afafea sting, the order,.,,, or ef f ioiaandy . of t tratimportatiozl nyr tem Or pub/la f iti∎ility syStein and thus will uot be detrim'ent&l ItO,publie. or the tigbte of neighboring property w wager es. r The ustificatiorl ` ='t $euchea� sauhdiv�iaio�rxa whiop& owecU aatateatnea *t alaa<a pointd o* t that sa for both of the adjacent *lss poseeeS site charaat• =,ri< *ticf4 a filar t ®'the itntbleOt ` site. ,Staff coftcurs with thy: agy licant' a justifi;catior for the requested varia c es only as applied tO the ,siteep, tree—covered slopes of Phase Ile The cent; i.raatioaa of the Steepness Of thin area 4atc the de ire to retain as many of the mattare trees as p raaeib�,A!� ate saga iai ci.r a tance • d aaffea bt , the ' property tihieh reeecr3esLtate the deal. of thid phaBe with the v�sarianca�+aa to readUc street and nigh . � .. ',�' wieiitha�a e� oai�.ea�3�en of a sidewalk fram One Side of the Street t�ae�►f ewe � * and •sat local. a�� � t tirade,. _ percent' . � � existeinCe of dra. di.an ' and its excene o /2 r `cent^ an> order tee reduce ra ea£' f ®man tree iaataat� well a�a� the etee� mesas of9 ye tO the north A d p laiaa e w oirounaatant ed necedditi tbei 'the' +Veruleritth eul de S C aa�eci;al ., g � c and eteepnenr of thia loos]. Street.;'. It s seam that net �� .. r ��lo � ]lit aticwin these vari� tnbed to the 1io rovefaent desai Btandards could aaa a :06vereiy reetridit the d pals y f thits area ad, to make the Bit® . ndevel ab1@ and thereby creating an extreme harddhtp to the .gooptiety:kiti toriOe± a c adverse effects upon the health Or Baafety of others are tar ®seeabi.oa if 'the .... .. a�rr � s�iteeete r raade� sindl ion . dead the Vari,aancei Ste ra.�,nted We u*lder tanld the Piro aztrict a p�ce�gorericaa tO .. � �aaeeei , road is 1o�ea end dtreetn but we find that. while' t b than debit-able, it fie within thee ii tribt' a abilities to nerve. based u n rather deve14)64., saaufa it o e ®te .. ro. aged str "�,t &*Ota1 d be u: r;s y e r® ��.On+ this p� pie r � $�warda tha�� ,'�he bLDtrict the toss ctive devc to a . P Pe�l�' P. g sate® rns�saaa sand ienrlii e�f tY �.e street gay ii�a�' it di.t'a��.��ia1t for: the City to provide' the Oda. rangee of • City, derttided, : iiudi si street aaweeping` and winter sedi,it% m Staff d©ee net' cofaur with the aPpli:tAlaait "u Pr`u ®aae� juatitioation for the aaawne_ itariancee with eegfaar to ~thy►. pro,oe�sd first pha; e o e he rtentrt ®at 3.>a6st hernia f this) d r . T,. PoX ►'tic►aa of tt�iie gyax`e�ei. .ate ale � �.., . r. '. �. o m ,P � � � feia�� tO ,aa �ktat ��ie req'itestei var,�.�ce�a ceQU1d efe��e it fits � � . y`� ,; � �� g n £i.c��.d � the e lave a ' eub ,tahtiei of fr t ian edt din ,try' r >; i.. abovea saes 1nti.otteed dflder the axna1 jeisa iron P1hrY► ' cii r�iaow�ra:. Asa , f f eexplainiis that She' prop sided thro iegh road in MILP �I 01 o Sua oL 40 P -04 Sit 01,42iett dcAi n1 .^ •, r. • Phaie 1 `would be; anticipated to carry a significant amount of traffic between 61,1 132nd end a future Oaarde e*ttandion and Could become a de facto collector street. The nrmirowneee, orteeptiestS,, rind oiriesion . of a eidewalk firma this street combined with high traffic levels oosaald .-eesult in a significant traffic `.afety Problem as well ae an undeol.rable residential neighborhood (remember Anton Park a divioion) . Staff does not find that the applicant hass adee ately shown why the vadrtaxncee are necee3ary for this p1sOsee, a inept Po aeibly to reduce the prospective developer e s cost of g% tding� and road improvementa. Staff does net find that the cote of eubd$vieiorr alone are enough of an "'extraordinary hardship" that would merit 'relief through the granting of the requeiasted variances for Phase 1. The variances for Pha,ss I should be denied. ►+ The proposed subdivision's streetas and other public improvements, with modifications reco xaended by -staff, could be found to comply with Chapter 18.3164 because: as The applicant will be mired to dedicate additional onal right- of- +tay for and improve SW 132nd Avenue to seiner collector street standards. The farther extension 64 this astral& wi3,1 bring this street closer to providing at needed, Connection between SW Wale ,ut Streeet and i► li. )lounta to toad. As noted ` street should be extended at leapt to the northern- edge P,, r avoid of Tract � above this � � with dof ®adbutti of aP'haa ®�' If SW 1�2nt� Le not impacts to residen cx netructed through the approvmd proposed Dent hvtet'i Estates 11 subdivision, it should be tree rin4toonal.biltty of the developer of Mountain High/ands to pfiovi((e for this 'Strut extension to the sur.ject property. in addition; internal subdivision atreete sahotilci be able to e do-aned.opecl Oondistent to be i��rx d t ga d �cr3s� cad. �itroaets; except asp rncbende above. b. The peopotted road i reiimninary dee3.gna are : largdly conaiatent with City of 7T'igard public roadway atadndaa de. c. p - o plat z exten®ion of SW 132nd AVenUe d eaiset to provide fb,�- a future h The reliini; t laat , ovided fear tit feet st abs to the gout.._. and .a�n indireot focal. street connection to a future extenaaican Gaarde Street ` as has provioua l y bean rec~ ended by the NUJ and CP0i, If the eubdivision is to be built reserve etri pe mud barrioaades chonild be provided fo$t theae > treet tots v The atuba > should be posted t,sith i.ndi. acing that future exteneloo of theoe Streets in anticipated with future developraest c1. The propoa d tote are dOheititterit r in With street f andardi foal irnusm t depth- Ito - -width ratio ' rontage, and ogler lot ditiehaiLoteial atandarde Access to Sw 132nd Avenue should be . prohi Lbitecl fore , a1.1; 'Lots tath froakdtage aian+ thins col.lcctcr 'etteeto Ail iota can receive racc,esJs £ram lodal strem:00s t hr ®ugh 3. 3 are P 1- O3/su3 91x09/ 0R 1 -04/Sr 91 02/V 91-12 It.aighiallt a PAGE 14. li it cc through lots that are necessitated by the substantial aa3 from Sid 132nd Avenue. . a'iPa�s.�a�ndre pith iCoaaanreahensi.. ie Plan Policies 1. The subdivision is conaaiutenl', with Policy 2.1.1 b : se ce o the application and the public; hearing on this it provided o the neighborhood planning orgttnizst..icon and to ere o� p roperty i.n the vicinity of the Site. The proposed wise has been posted with a sign noting that a development application, on this site was pending. 2. Policy 3.1.1 can be satisfied because the Code allows development of hi?.lsides that are steeper than 25 percent when sufficient detailed information is provided which shows that adverse environmental erosion or slope in- tability will not result. The applicant has submitted a gene' al description of the site; however, the specific techniques r for mitigating bed to Staff problems related to steep slopes have not bean does ' not anticipate ny significant difficulties rod d appropriate construction and erosion control e p v yetl. Since many issues regarding slopes are site specific, it is recommended that methods for m =:intenance of slope stability and erosion control be submitted for approval in con jo notion with the raid detailed grading and public improvement plans and building permits with particular attention Being paid to grades over 25 percent. 3. The proposal, is consistent with Policy 3.4.2 because the development application is being reviewed through the Planned Developeent process and because wildlife habitat along drainage/ *corridors will be protect; g the establishment of a private Open space tract, along the drainage cor'r ic1,Qra on the site. private open s race d through �. The t &adt. Should serve to li ni t tree and underatory vegetation remova only what is necea�aa for utility 9 Y p his area will allow the construction. The undeveloped in the drains e:�a s toy io ed aria�ture of underetory to return after construction. by trace lioy 3.5.1 "a ecause long terms open 4 . space Will be is provided consistent, for with 3 0 P P P T' �, be comiidonly held, by the residents of the (p txbdiviaion. t A Which Will a • In order to comply with PoiLcy 4.2.1, a condition id warranted to i t Y . control plan ensutring requ�r,P the City t�.� develop an erosion c compliance with erosion control standards for the Tualatin Rivor 8asinp as part of the gr din« permit Application. 6. Thia a3ubdivision proposal complies with POlioY d t� eel ex. , ublic se and 1.4.4 beoaat se the applicant will be regdi t P r . stem ... prior pment` or else the deveio Meat at this site will be p� nde t® son 'others extondins, .. ,, „ ° ... sti. ant of thi'a t�ieee utilities to the property. In aais�itiona, dev�sls�ps►a site will r,egUi a pr.7vi ®ions for e'<hderground $hetaali on of phone; electricity, and cable television lines. 7 • Staff Ends the props anal would not provide for a safe 'and effieien' st teet systemi . re-glared y � . y r . ed Ut gas i�.. this lic� �. tot the .:�sada�s�s dtat section above." 14LP 91 .43 /SUB 91- O9 /PDA 91-04/S 91 .-®2/v; 91 .-12 tt:HLgh1a601 ,, PAGE. 15 r , the Subdivision pop a1 &implies. %ait t'.Poa e:y 5.1. , angle l'ecith i r ` iE!Iprovea ente to the pOlic atreeti5! d Utilities within •'thin prO osed- subd.ivisiOn " will, be aon®ateu With pity cl ,.Tigar,d, standards, • elEcept as specifically aj protred fog 'variances by the Planning ,Commiiesio A CoNCLUSION END R CO iDAtION' 4inor, Land Partition Staff z recoattenda apprOval of Minor Land partition 'NLP 91 -DORM subject to the folk ng, rec uirements: 1. . I� -.Ler tae recording the partition plat with Washington County, a final' Minor d partition a Lon lav all b9 submitted to the Engineering Depart en (Staff Chris 619-4171.., Qat 31B demonstrating compliance a"eith Section 162„ DMA - Final � ati n ubrnLaio, Requirements �!►: Three : copies of the partition p2 at prepared by a. is nd surveyor Or engineer licended to practice in Oregon, and necessary data or narrative. 8. The l i tion plate and data or narrative shall,. be drawn to the minimum is standards Set fort 't\ by the Oregon Revised Statutes (ORS 92.05) , Washington County, aid by the City Of Tigard. It shall be demonstrated that both proposed .. parcels Will havo guaranteed access as re ui red by Code Section 18.162,050.0 either th 'tough, ► ei►in:im m of 15 feet of frontage on a public right-of-Way or thrOugh an nGCetis easement of at ?east 15 feet in width connecting, the parcels) to a public lic right -of -way. svbdivi.sion Planned beweio ent, aens$.ti.ere Lands l' pri . . .. . 91- Ooo9 /P14nned Aeve1ogixtentC 91.14,0©04 'baaio 1 staff recommends denial of .. g anal aia. Becauaa the v'ar aances and sensitive Ltatda Review �ubd visi�.�r� ran the foregoing y ..., 0 egnxeet,e are necernaary F as related . . . Subdivision/Planned bevelo p.nent propdnale o btaff ieooamence denial of those requ et ®a ®ae ll if abov ®de ,.. PF� s�crd appli.caton�i o it is � recommended thatithe Cormi er iron d ecueshth" the etsai:�£'s findage coiatua;inQd tOi � . . , ~ Laval and c nt .nuge. the .Deana i ie on thiii gfnc�i,n s; det ®rm�ne coxncia�tianc� ®f a re ard. .. . ,..., g to the within this re rt, direct the staff i.n' . mo ificationa t in e�eta3.1: g matter to a futile dod iaeion meeting for review of the ; Planning comtittea+ia n i e final: order prior to d fining ;P 01 .-03 's 01 09/PDR 9 -o4/'S 91 02%V' Mt. #t hlairid r 1 • 4 • ••••4:4....40...,46,..,.. ,••• ••• 2:44,44$ ptspi,-t 25 GW Hal 1. fir'" 14 it 2!: 1ij `ir`.iv;. tn�c d .I ~tip nic r�'rm : nt .� ` rw E'r•Y th i ° 5a.�"" �"1"E'. m i IG . suc i . V "t •1'; :•;..0 a: roc . #rnm:i.,1 •�:w' I ct:L i1 :11 t E'VE: July 10, 1991 - v NPO #3 had a joint aneetin l'uly 2, 1991 with 'NPO #7 ear a presentation on the proposed Transportation Plan Amendment to be presented to the City by NPO #6 including chr 'ages in SW Naeve Rd., avi 109th and apr'posal f or' new ` extensions from SW Roy °N, `ty Pkway at Hwy. 99 and a new Sattler St. extension. We also hoard presea, tation on M B Development proposal fo development of the western 20 with ., property, i 1 bt v s on proposa acres of the �0 acres of the forrr!.ex� Bechtold dwl�� a�snbd�.v�si NPO � for 52 single family lots with the , entrance on SW 132nd d #5 has been working with the City on a new RV storage policy including allowing parking ; the y residential :dots. Ron Bunch of the City a; C r� Cra�.Fiopka.r:seof�NPO #5 presented this ordinance. There is an opportunity for _ P input to the City at this time on this item. NPO #3 went 7wyto their spparate meeting at 8:1.5 p.0 Those in attancance were Porter, Bishop, Froude, Garner, . (Hansen exc ), Mortensen, (Smith went home ill), and Root not present. Thee 'minutes of the last meeting were approved. Ron Bunch was there to discuss and receive input on Home Occupation ordinance. Martha Bishop submitted some suggestions and comments in writing. Herman Porter made the suggestion to allow a single employee in a home occupation. This ordinance has no t been taken to the Plan Commission or City Council yet and there is still time for 8uggesti,orts or discussion with the staff. Transportation Plan presented. by NPO #6. NPO #3 VOTED UNANIMOUSLY TO SUPPORT THIS PLAN AS PRESENTED ON THE TISSUE SHEET OVERLAY BY RANDY WOOLEY. OUR MOTION INCLUDED THE CTIPULATIuN THAT THE ROYALTY PARKWAY EXTENSION MUST BE CONSTRUCTED. 11'T TOTAL_. IN CONJUNCTION WITH . RIAD DEVELOPMENT (OR ANY OTHER DEVELOPMENT THAT MUST MAKE ` MAJOR IMPROVEMENTS '1:' O WAEVE RD OR SW 109TH). IT ALSO INCLUDED THE CONDITION THAT ':..W NAEVE ROAD BE CLOSED A` I' ' HWY.99 AND ALL TRAFFIC WILL EXIT AND EGRESS ON THE NEW SW ROYALTY PARKWAY EXTENSION, AND THAT THE ROADWAY THROUGH TRIAD DEVELOPMENT MUST OPEN AT THE NORTHERN LOCATION SO THERE IS A THROUGH ti;c01JTE FROM CANTERBURY HILL SOUTH TO HWY.99 AT ROYALTY PAR1 WAY EXTENSION. Regarding the M -B Development proposal NPO#3 VOTED UNANIMOUSLY TO RE REST THAT THIS PRQPOSAL BY DENIED AND ANY DECISION FOR THIS LAND OR ANY LAND WITHIN THE NU EST BULL MOUNTAIN TRANSPORTATION STUDY, AREA NOT BE ALLOWED TO DEVELOP UNTIL A ROAD ALIGNMENT }I ROM GAARDE STREET TO. WALNUT STREET 2E MADE PART OF THE TRANSPORTATION MAP OF THE CITY OF TIGARD NTTg''3 FEELS IT IS THE RESPONSIBILITY OF THE CITY COUNCIL NOT TO ALLOW DECISIONS TO BE MADE ON DEVELOPMENT PROitOSALs IN THIS AREA UNTIL THIS DECISION ON THE ROAD ALIGNMENT IS COMPLETED AND ADOPTED BY THE CITY. WE DO NOT FEEL THE DEVELOPERS SHOULD MANE COMMUNITY DECISIONS THAT SHOULD BE MAD1 THROUGH THE PUBLIC HEARING PROCESS BY THE RESIDENTS OF THE COMMUNITY TOGETHER WITH THE CITY OF TIGARD. Bill _. Gross of #7 requested d,:._ that have a... joint meeting in August to talk about Transp ortatit issues common to both NPO areas the E'OTsCOs Annexation 0 Fl�Tir' N ... ..,ANNEx'...' 0'1" ITY NEED TO BE CLARIFIED IN PIECE BY NP VdTED TO DENY THIS . ANAEX �P05AL 4E12-AVD--T E alum= _4E1 0 D- ANNEXATION POLICIES or THE PIECE ANNEXATION NOT CONTIGUOUS. Martha Bishb repo ted about le i 1ation i passed in Salem that would not. require a vote of the people i 4]. Districts. ,� its will only '2 cities epeoleon,U . . Urban Renew ty �.c. She o q copy the bill. She taco. oft � ,no�u, Tigard and Newberg. She wall ge r, require this `�� . Meeting adjourned submitted by Beverly Foude, acting sece±ary. MOW Pm 8 DAM PROM: Tigard Ptanntatg Department RN: ,tx ! e OOi $ SZ'T S b DE : • .' .0, NT ..al. i„ (HP0 13) A a."equoaat for aploroval of they following development applications: 3.) Minor rand partition approval to dividers a 40.03 ,acre patsrcel into two p ccseaF is of 20.33. anal 19.72; acres; 2) Subdivision preliminary plat /Planned 044010paesit condeptuai plan approval to divide the 20.31 y'~O tienn of they subjedt property into 52 single,- e,- f e satly residential lots and two private open space traeyts 1 3) Serta►itive Landes Review w approval of preliminary plane for read and home conetr" uc'aiz i. of portions of the subject . property that exceed 25 percent grade; and 4) Variance &pprova)1 for the followings a) tai allow development of three cul-de-sac local streets of 810 feet, 560 feat, and 680 feet whereas Community Oevr4lopnent Code section 18 4.64.030' (K) allOwa9 a maximum m curl - de� sac length of 400 feet; 12) t J allow development of local streets with 28 feet of pave arnt and sidewalks on one aside within a 40 foot right-of-way whereas *ado section /e.264.070 `A) regime sidewalks on both sides of local s streets; 0) to allow 3 aa3 street grades of Ce much as 1: percent local :section 18.164.036 (24) allows a maximum local street grade of P1D R-4.5 ( 12 percent ZONE: ) (Residential, 4.5 units/acre) LOCATION: East e f Eenchvia yr Estates nubdivieiono South of the prosier*, terminus, and west of SW 1210t Avenue (M 2S1 4, tans lot 1400) Attached is the Site P1.an and applicant's statement for your review. From inforaeuaaation supplied by various: departments and egoalciee and free other and decision ill be rendered onithe report. opoasaal in b ear ftrtu re►. 1f prepared �wiasb to comment on this application, we need your de' rat i by gantUla 3.921. you day use the grace peovided below or attach a separate letter to return your comments. cu sauce u asbl . reaaa n b. the . above dater - please phone the staff ; contact noted below with your commute and confirran your coan'ocentaca in Writing as soon as if you have any questions regarding this matter, contact the TAzard Planning Department, PO Pox 23397, 13125 SW Hall Blvd., Tigard, OR 9/223. PONE: 639 -4171. • OH 00 •► • ► ► 0 STAFF CONTACT: _AgEK : to 'f sic PLEASE CHECK THE FOLLOWING ITEMS TH T APPLY: We have reviewed the proposal And have no objections to it. P�easse contact Of our office. +. Please refer' to the enelosed letter. written mantes, aorreamieimeitirosi gams of Person Commenting: phone Humbert b isSZ9 -O9 . Bar rry 1 , -11 • MEMORKNDIA1 CITY OF TIGARD, OREGON TO aerr'j Offer August 9, 1991 ;�'' V ROMd Chris Davie, Aevelopment Review Engineer (:,' E SUB 91-0009 MB DEVELOPMENT/0'1%K DescrItiona The applicant proposes to develop 52 lots on a 20.31 acre site in two phases °ir�dincrs ° . Comprehensive Plan Compliance The Comprehensive Plan Transportation Map designates the area of the proposed subdivision as a study area. The Map notes indicate that two options for 't the extension of Gaarde Street must be consideredn thin study area. The re Commendations of the Northeast Bull Mountain i are one option to be cons�.dered. Transportation Study Report a This option would extend Gaarde north, and west from 121st; would t o connect to Walnut Street. The proposed subdivision An approximate route would adequately arcoxn�nc� date this option. . of the Gaarde extension is shown on the applicant's Submittal. The route lies east of the proposed 'sr bdivision �heY option to be considered is a minor to Connect The °t he,: from 121st ct w"ith e�.t�n�,.�.un of Gaarde Street west 13 2nd Avenue, as previously recommended by NPO 43. The NPO has reviewed the proposed subdivision Paid concluded that the proposal d oes not adequately provide for the NPO option for the Gaarde extension . We agree with the NPO's conclusion. As proposed, the connection to 132nd A not i Serve as a minor collector. It is designed as a local street with numerous driveway connections. It is not designed to carry width i mt has through traf f�.c In add�,t�ori� the appl�.can�- cap. s requested �, , ,� standards. recd c and. s d �lk a variance to u e the street rv�.dth below ir�,,�a1 street NPO #3 has recommended that the proposed subdi ENGINEERING COHMB S a B 91 09 a'IB 3.i�J'Y LJWPI \4E T/ 3.ALl. •Y If s irta Ca Mdl rejected . due to its failure to adequately pr vide. for the Gaarde extension as required by the Comprehensive sive Plan Transportation Map. We concur with this recommendation. If the Planning Commission should decide that the proposal does satisfy the Comprehensive Plan requirements, then the following comments would apply. . Streets The applicant is proposing to extend .5W 132nd Avenue through the subdivision as a minor collector street, as required by the Transportation Map. As pr p� a� � ' tell 180 feet of ' proposed, �. bpre��cxn�ca 132nd would be constructed in Phase I. we disagree with this Phasing fo- two reasons. First, we feel that the cons rust on of 132nd should occur before homes and, landscaping established on the adjoining lots Substantial grad7,ng wil,p, be requited to construct 132nd Avenue. Second, once Phase ;i is completed there is no assurance that Phase II will be completed as now proposed. It is not uncommon for the remaining property to be sold to another developer or for a new If this were design happen, it would for a subsequent Phase. ' to be , submitted seem unfair to place the burden of constructing Phase Iimprovements 'of 132nd onto a future development of the Phase II property. Therefore, we recommend that 132nd Avenue, at least to the north limit of Tract A, be included, in Phase I. The applicant has requested variances for street widths, street grades, and sidewalks on the internal ;subdivision streets. The primary argument for the variances is the desire to preserve open space and tree aver. The argument may be valid for Phase II where there i currently a heavy tree co er. However, the streets in Phase I are located almost entirf "ly outside the treed area of the property. None of the streets lies in the a-ea proposed for Open space. Therefore, we recommend that the variances be denied for Phase I. We do not object , tO the Variances in Phase II The applicant has also requested a var :anCe for the length and grade of the cul de sac street in Phase II. These standards were established primarily to assure adequate fire vehicle terrain and adjoining , steep rani, e k d�.ffiCUlt to develop er ravines make it access The steep t Variances in conformance with the If the proposed Phase � . are � , f standards. osed v are satin actory to the Fire District, we have 1.0 objection to the variances for Phase The proposal assumes that streets will be extended, to the subject property., in accordance with the preliminary plat of Benchview II. Without these street extensions, the proposed subdivision ` _sirih has no aces, ss Therefore any approval should b ENGINEERING c .. S: 1 • . o�ME�T� SUB 9 Q 9 I+►i8 NT/OTAX f oT • conditioned upon dedication of right.' of.. ,Way throuh road BenchView 1 property and assurance of constr�..cti.on of the improvements through Benctivi ew II. Sanitary Sewer The giant indicates that s :.nitai.' sewer lines will be constr tc ed: to the site! b the Unified Sewerage for axe cyt�USio. The applicant ant has submitted a plan N,whimh calls f of a 10 inch sanitary sewer line from S.W. Walnut up to the site At this time, we have no evidence of USA' s intention to „. approval. should be construct the sewer line. Therefore, any conditioned �, nditioned upon adequate assurance that sanitawy sewea. servlce will be made available to this property. - ��1 for the ox�site �� he applicant has submitted a preiimirnary p 3 sanitary ewer system. Based on the information presented, it f the system is missing; 1, 2, 3, � . (1) lots is apparent that part o ., �h services, and, (2) there 42 , do not s iow any 39, 40, ' . ' �:atenal main line Section is a missing main line ;,.ection, the missing when ,the applicant changed the street appears ,tc�•�e, an o'tt'ex•la�.�. n arena that it would connect with the readily I l layout an �. t �,. s �'ea�.�. l�" �"`a. proposed system. addition, ;.off:, there are numerous portion system. public the main line and manholes that are net: wl thit the e r f • way and will cause maintenance problems .Therefore, . �,c�ht -r� � . ry Newer � that; ' ear ~h a pxoval should be condition upon ssurfe shat individual lot would have adequate sanitary service and that acczas to the manholes outside of the right-of-way ht--of -way will be assured. . ' Storm Drainege i z storm The applicant ��a�. submitted a prelinna.n�,�. ppse�i� � it appears r ate to serve the development. pr,� x.�a .nage system: Based on the information ewe There; are that it would be adequate r � � c , � after reviewing the , plan; -(1. two .�r���acer:as that are apparent a .ow will the City. maintain the manholes and outlet �2��,1twuctures Y ,.! that �. right of W Y , LJhat are not w individual .. ' rtanof. f . Therefore, approval within the public are the .plans for dit ned upon assurl, nce that individual lots will save be conditioned drainage ... , ..�•.. to the . �, facilities and _ t�iXc'�.t aG�areSa have a��. ;� �' � �;. � fight of` �vay ;��. l l be inanholes and structures outside of the r - .. r assured. suds that the dub i riSiO be A �� The E'�rxga.n-iee Engineering Depar�.x�e:�t�� rec� mbee�`, the recirla.reirio�its , of the denied based or? i�;�s f�ilu...e Comp `ehens ive Plan 'Pr nsportat 10 . Map. -E.R �'NC COMMENTS: 'U3 91-0 Mt mEVELOPME /O'i' AK • • • . If the subdivision i.s approved, we recommend that the requested variances be denied for Phase I�,a, l4� o reco�mnen � the follc�wrizY rad approveda tor Phase II If the subdivision is app oved, we e s d g conditions: ALL CONDIrPI ©NS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. 1. The exten ion of 132nd Avenue shall :be included in Phase 1 from the northern project boundary to the north limit o: ' Tract A. 2. No construction plans for this subs iTii.sion shall he approved until the Engineering Department has received e'4dence that right of way has been dedicated and assurance has been posted to assure construction of improvements to provide public roadway access to the subdivision consistent with City, roadway standard. . No construction plans for this subdivision shall be - approved until the Engineering Department has received evidence that sanitaty sewer serN ice will be made available to the property and that construction of necessary off -site .-(anitary sewer lines is assured. . Two (2) sets of detailed public improvement plans and profile construction drr,wings shall be submitted for prelimiinary 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 d approval (NOTE: these playas are in addit.a oQ . final review an to any th awings required by the Building Division And should only include sheets relevant to public improvements. ▪ An erosion control plan shall be provided as part of the public improvement drav`ngs. The plan shall conform to "Erosion Conn :r01 Plans - Technical Guidance %tandbaok, November 1989." o. Lots 29, 30, 31, 32, 33, 34, 36, and 52 shall not be permitted to access directly onto S .W 132nd Avenue. Ir The applidant shall demonstrate that storm drainage runoff can be discharged into the editing drainageways citho t, significantly impacting properties downstream. 8. Sanit �ry sewer b d c tore drainage details shall be provided as p p � and a _ proWement :plans. calculations a topographic map of the storm drainage basin and sanitary sewer service area shall be pro vided as a supplement to the public p t plans. C-alCt rations shill be based on full �.�n �- ©v�ert�en ns . developMen erviceable area. The location and capacity of existing,�p +posed, and future lines shall be addressed. ENGINEERING COMMENTS: SUB 91-09 MB L LOPMk7,i7'/OTA • • AO A grading plan shall, be submitted showing the existing and r-- oposed contours and typical finished floor elevations or each lot, including' elevations at 4 different corners of the floor plan tied to the top of curb elevations as shown on the public improvement plans IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST,, 1. SECTION 18.1'0.170 Improvement Agreement ray approval is certified on the final plat, and .mod O I. v / • Y 'L .. � .. V M issued Eefo. City app Ov''al p before approved eonstruct�on plans are issued by the City the Subdivider shall: 1. Execute and file an agl7et..merit with the City Engineer specfying the period within which all required improvements and repairs shall be completed; and / ` t p period that ` if such Include ��� the agreement provisions �.opr�e od Specified, work is not completed within the City may complete the work and recover the full cost and expenses from the subdivider. B T• he agreement shall stipulate improvement fees and deposits required paid improvements in de os�� s as may be cTua.red to be paid and may also provide de for,^ the construction of the improvement; � n stages and for the extension of time under specific conditions therein stated in the contract SECTION 18.160. 18,0 Bond • As recur; sd by Section 18.160.170, the subdivider shall file with the agreement ail assurance of performance supported by one of the following:' 1, An irrevocable letter of credit executed by a financial ihstitUtion' authorized to transact business in the state of Oregon; 2 . bond r ` execute u , i/ y a i� u�. hty company A ..surety y e authorized to t• ansa ct b s s the state Of Oregon Which r'etilitS in force ; until the surety c +mpany is notified by the City in writing that It may he terminat Rid., 01� 3. Cash. j3. The subdivider shall furnioh to the City Engineer an itemized irnp.covement estimate' Certified by a registered civil engineer, to assist the city ii igii eer in ENO/: JEERING COMMENTS: . JS 91 09 MB DEVELOPMENT/OTA m calcu1a ng e amount of the Performance ,a$suranee. T e subdivi ,er shall not cause termination of . no aka ow eairation of, said rtarantee without having first se<�u'ed written authorization from the City. 'ION ie 160.190 Filing and Reoordi ng. nli :..thin 60 days of the C;; ty review and approva1, the tfhe applicant shall submit the final plat to the County Signatures of County of ficia1s, as ` required OIIS1 Chapter 92. 'Upon final recording with the county), the applicant shall submit to tale City a mylar copy o.. the r ecorded ,.inal Plat. { SECTION 13.162.080 Final Plat ,replication Submission Requi :' E;nlent s Three co .es of J by. the partition plat prepared .�,� a land sUr y .. licensed tc ,ractice in breg n, and ���.ueyor or engineer necessary data or narrative. The Partition plat and data. ,ot narrative shall be drawn to ` set forth by the Oregon Revised Statue minimum (ORS 92,, OS) , Washington County, and by the City Statutes of Tigard. . SECTION 18.162„110 Requirements A, Centerline MOntxxnentatic1 Centerline Mon%w`lent:ation d i onurnent Box for al ajex' Pa �it'ians 1 , T`he ceri�.erla.nes of all street and roaati'ay rights -of= way shall be mon m en ,ed ` atJ prescribed in OR8 - .. .. SIR i .ijc�br• 0 -,I.. i.. .,:: . 92.060 �2) befoe City acc ptan.r of street improvements Under the following specifications . a. Centerline monuments . ar e o r+ q iretd t_ o have monument boxes conforming City sanda rds se for those moru ents within the ace: a and. c SECTIO .8 . '164 The tops of all wont tent boxes ehal11 be set tc finiShed pavement grade. STREET AND UTILITY IMPROVEMENT STANDARD A. 18.164.030 Streets ENGINEERING COMMENTS: s uE 91-0 ' MB p: VE. Q T OTAK il• rnl bto IMIERIMEna r , develbpOnent shall O cttr unles sl tie. levelopme at aS 'frontage or approved access .t~o a public street., Future Extensions of Streets and, -Reserve. a A reserve strip across the end of a dedicatee street Shall be deeded to the City. , and ra.ps s' d Tarr cac e shall be c ©nst uctee� at the end-of, the ' street the property ow crs �vh .c i shall neat: be removed until euthaorized ` they, City, 1ngine er, the cost cf hich shall �S ine�,luded in the street a onstruct -On cost . The pity shall instal] ail street signs,, relatiivre to traffic � ccantrsa�. ane� str et, names, as specified y tho City Engineer `for ary development`. The Cost of si 6s shale. he t:he respons�bilitY of the develop Street Crass Sections a. Surface taterial hall kae of Class C, or 1 asphaltic doncrete . The final lift shall be pIaced on all newt a�ofstruction roadways Pri< r to C .ty f :nal. aceeptaneew c f the roadway o . however, not 'be;fore 90 percent of the tt a turee yin the n,:4w► _p p u e '� ess threem year's deve o anent aate com fete. ? avle- elapsed since 'construct .of in the development The final lift shall be Class B asphaltic co .cr+ete as defined by A. P .W.A Sitandar! specification i o lift shall be less than 1- /2 inches in th :Ckness 5. 18.164.120 Utilities 1 i but niot lima ted to 1 n ,ill utzla.tx lines nc:l�,�c��:rig, , those required for acs` tic, con nunicatiot"i, lighting Ir 4,'I ar i1M' i Vice$ and ..related facilibiew ace - t for surface ane�. cahile televzsaon set S�"dall �e ..placed undt�r �� �� °e, me�►viza,ted ce��niriec„ formers' t �.or me�r.�ntez� trans boxes a nd w.e.b er ca binets wh ch iay h p la ded a b:. ov e round to mpera rY utw latY s facilities Burin Caristruct i one higb CapaGity lincs eapera in9 volts or above at ��,U�� • G , iii .164.13 0 Casb or Bond .e cIu� red NGINEERiNG CoiNTs . StIt 91' mB DE►iEhQPMENT oTAx L 41 1 . All improVtnents installed by the subdivider shall be guaranteed as to workmanship and material for a period of one Year following acceptance by the City Council y Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as Bet by the City Engineer. 3 • The Cash or bond shall co ply with the terms and r conditions of Section 18.16Q .180 . Prerequisite/Permit Installation: quisite /Permit Fee 1: No land da.vis .on improvements, including sanitary sewers, storm sewers, streets, , sidG'Wa?vks 0 curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. ▪ 18.164.180 Notice to City Required 1. Work shall not begin until the City notified in advance. 2. If work is discontinued for any reason, it be resumed until the City is notified. has been shall not . 18.164.200 Eng .neer' S Certification Required 1 The land divider's engineer shall provide written a form provided materials City that certification � of ��vx,ded by all improvements, _ hip and aterials are in �+torkmans accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's t S or any portion thereof f o"i operation Z1Cipx'o�►�'`e�Cie;4�, , i r and maintenance ApPRCiED : Pandal1 R . wroley City Engineer C%.sub9 -0 SUB 91 -09 MB ()TAX ENGINEERING COI�JfEY�T`1�5 ' S j �E������E��. 0 •o «, W ,4 • • eg Rega�rding` MB Devei,opeinent proposal SUB 0'1 -U9`, NPO #3 'voted ",t ,' h 'Deny . the application on the grounds that the Garde 'extension's . ;t :trough the property has not been included in tht plan."' Tipp, NPO , alcJo ' o ment, be ai lowed in the aree. { of the development, until a decision is �t�d?n��.� urged that no d�veY � Northeast 'Bull t��uri.�aa�� �'�a�s��rt�t�,�in s��idy , made by the Coun.�ii on the aii.gninOnt for the °Gasrde extens, on , r e Offer City of Tigard 13125 S.W. `Hall Ti ,O13 912123` :. g„ innda Sub 91 -9009 taint i l� Projitut No. '3426 Dear Jerry: y ..� ` n. of Qtr pubb naming scheduled for 22; 1991 for the above referenced„ di elo would like to ues� n'two- s�eei�, contanue►��pneut,emluation+ This walt'allow time,to submit additional information rpgardinf; the t /west:roadw y desired by the neighbors. I also need to mention that we would' like our .application to include'a request for reduced front and side ya d setbacks for the proposed lots, The request ie fazs1t5wfoot front yard setbacks and, 3 -foot side yard setbacks. The reduction. ,nil aelp ` n ni e grading for the houses; • Thank 'you for your help in tbi' matter. i Sincerely, ROAR 1 SOU q L h TO: E *UST Vc R COI NTS * elA ° DA TX: SUN 1 el 111014: Tigard Planning Departtent EITIDLULmo ���}}} RR ����M����flM4'�eAi #3) l 2014401st for a rOI*1 aft fa iaag dew 1a t app Lio tionssk: 1) , Minor ?rand Partitio n a rowel to divide a" r 40.03 acre parcel into tom' jpe7Ca:aiss Of 20.31 and 19.72 aOrasas; 2). Snbdivieion preliminary my plat /Plannod DattelOprient a oaa ° ual plate approval to divide the ,20 «3:. mows por't&,on Of the sub$aeCt pray rty into • 52 single, family reeidc ntia1 lOth wadi two private irport n ee tracts g 3) Settsitiv e Lands o � preliminary a road and hoe* enotrt tion of h • ne y the sa j o D rop rt y that exoeied peen grades and 4) Vari approval ger the folZawingt a)y to atxana r aiYeeVite lcspaae,#�t of three ett1,41e-sala local street Of 510, toot*, 560 feet,. and 680 feet Wherahs sanity Da ra!1opetent Coded eedtion 18,1644030 (it) e11ow a a maaas;ia detti -da•- eeaa" 't ength of 400 feet; b) to *llow d avve1opeent of 160E01. Streeits with 28 feet of pavesseat, and sidewalksI on one Side within .n ' a 40 foot right- ofr+way wk'lfiereae Code section 10.1646010 (A) respires sidec4alkii Oh both, bidet Of 1.100a l etreete; 0) to allow lonal stmt grades Of es much an 15 0e> ant alhe xeas" Code teotivn 12.154 «020 tilt) a110 mau:i °t 1z tt3 ,street grade Of 12 pFStaent. ZONE: R-4 «5 `pp) (R eidentitti„ 4.5 u4df 0 /acre) loOtAtr011t East Of eenchview Eatate® oubdivieione south of the preeent termint eR • d wseet of SW 121st Avenue (WCT14 251 4, tale log; 1400) Atteethed itt the Site Plan' and apjpli cant' a statesfteht. for your retelow. . ' .tea ,infortmatiOn euppliall by awe departr ante and agefL:iee 'and from a7r►, aa, :� .t ..'. ' i>nfa��satioan avalab ®tca air t iadff, a report and re+�aaas�dat3osn will �"4'E!v'EiL"1�4� and a d iaion s✓�i11 rer,�tiers��4 oar, the proposal Ltd the nearer fut we. yf y wish to comment. oh thin applidatioan, need ybaar CC u%o ith by 'u t' 9 , '199: '3[®u way *a a the Spade provided beloo or attaoh a Separate ?letter to return yosi CoMment v ;,3f, ,tee e, to . ra&s t nci he.: aticrsre 01tet,, please phone thQ staff contact noted below with year a cum ante and donfirei yoiar cdrathentiii i*t tatiting ae noon, s,s If you have any questions regardi* 1 this matter, cunt the ,Tig De tsruent PO , g a�.:�.3.>s�g a 3ov 23397, 12125 SW 011 61223: 1086.58s 5394171 STAFF CONTACT: PLEASE ,CHECK T8$ OL O ;NG xonts T° °3t APPLY:, We have reviewed the propeeel end htve a o ohjectiohe to it please costa of milt of f i de. Please refer tO yth enclosed letter: ter w itten tc me g 4i...:. ins.noiwi mer:s:Am ewe.ixemrYmio Name of Person ccr.inga Phone Numhert bkm /SUBS 4 4)9. 4E{VE nA NIN( ,4 7. aim REQUEsT . 01410NTS �.¢. ►. TO: kr PROM Tigard Pga ing Peparts:6st Fagg .. 0 Ati:, ' ! . r . f CO 4: 1 - ;► +P y , i (WO # h acneguert for agpisr<.wvel ' of the following o nt application*: . end at a aceair� e a . �dev+e►Z�,�e � 4a.4i3 acre ��. into two el of 20,431 � � �e.�d 19. i to c�iv�.o�. 2) �n�a givl.eeairaa► preliminary plat /� �tie�l t ... oval to �irr,�.4le� the 20� Al acre �tX ►�ioax� . � � ��� c��na�!pit+��► ��,;� a1 r O y ate ,. �� � cif the � �N � toed se�a�a��t�� a .ly residential, lots and too Pr ivi a tracti t 2 8 r toad a hoaso conetruttfon .Las�ilan Review approval Of p�iiaain�y p � _ of porti.�,.. $ of the ail bjeCt �rt3t that 1 2 ez cent grad.; and 4) 'variance approval for the fol. ice$ a : allow d of three � . ~ whgatsaazea i+a� -�r �.+rad�a�, street* Of is � �'aat � �� (Seto', and 68 feet Conatinity Development.,Oode on 18.164. w `ir:) ilabwm a al oul e� see l ev4 l ft of t " al. :street:: with 20 length of 400 feet of pa a gad eidewat a on 0, ► sichi .within a 4g toot ac ght .cfdwa, ► wrhaa real a'a lei a ect *>QZ 10.164.070. (A) mites Sidewalks an • • -des of 1. acal streets; f c) `.o Allow lOCal street gtad is of tan .1o,tt. _ f• d ®nt whereat a ' sae io�a 10.154.030 (b) a aaJiowe a maxis 0a. local' afat'. ; �., . ta4e olit «. 1e t ofre>~ 4 s va t tes : rubdivi i o>n south of the present tern »nua,,t©au d teat of ]3e�rrac2a�►'�.�r Elate r . ,_ DST ... . . un :te ease 1 west of a W 1 31aeat l�venue (NOM 251, 4, taaax lost 1400) $ t, ac. . . ad is the Bite P lea and Aali� ;n t ' ° s tet 0a kW your x avfewa + � V . a:o0a information supplied V .�ftncs and agendies and frdee Other iaf� tion avAilable to oeir Staff, �=pert end , ot prepared awl eci�io� will h e adel oh the in t10 'futnrea 4rt,t wish t) Vlinatetint on thie we irtegcl year comselits b 3 g y nae this apace provided low or attach separate e letterreturn n e . t ,,rs he. ., 79.1 . please phone the Staff coat � noted with your r �aor nts and ditfnfirta � ur r°�nta t e th ��n as " aeihle Xf .hilvo any oaetien ® gs �l3 l this �ttr.br, 0146 Tigard Plieg p . 391 13125 � Hal Blvid. , Tigard, OR 972234 CRONE: 619-417z. riwa�''. ie.= J• �'• i8` �A• r. iiw�miera�s� ..`••ri;aee�o�"rem.:am► PIE 4E dittaitTns CF roLLowxso ITRM0 Vakt i P ?XX s We have a"s viewed the proposal and have no objections tO it. lease t ntrxct of Otit office.. Please . tO r to the sneloe lea,. ttego Wz itten Comments; 1.6 In i Nam -oaf Person C> ienti g: Phone Bumbore :, .. .. . bke/SUB91 09.111041 1 RECEIVED MANNING TUALATIN VALLEY FIRE 8 RESCUE BEAVERTON FIRE A T NT 47$5 S.W. 4 tith Drives P.O, Box 4755 o Beaverton, Qt. Tra76 • (503) 326 -2469 •' FAX 526-2538 thane 1 7 o 1991 Jerry , Offer Planning, Department City of Tigard P.O. Box 2339 ' Taiga, ~ :d 0 Oregon 97223 Re: Mountain and ,� ' gh e Subdivision .a hr� : File SUB 9100090PDR 91-0004/91-0012/91,0002 . P 91 • -000: bear Jerrya This is a Fire and Life Safet Plan Review and is eased on the 1988 editions of the Fire and Life Safety Code (UBC) o Mechanical Fire and Life Safety, Code (TALC), Uniform Fire ,Code (UFC)0 and other local ordinances and regulations. projects, . ..,,. • +•.��g orw►atded to me for reva.c�w , submitted to your ®.f��.�_�and�aE� above captioned canraot be Approved an submitted. The following items need to be addressed tilhere possible 1. and End Cul -be -Sacs Long dead end cul -de -sacs a � presented for this Project, are not adceptthie with the fire district. Where ever p©ssible° cut de Baca shall circulating be extended through to create c ' ,tin roadways, or p i alternate means should be provided to �►a�ntaacn Shorter dui -da S cis extending off of of •cr lating driving systems ..... naround°s at the end of cu de 2. ".�'R�rn�x'f►.a,tICd Placed on level g.� cund with the :'d "e t ion that shall be •p , ,� . raorn41 street tiro vning may be ,provided ° t o equip for drainage of water. got Locations: £, drant iodations shall be coordinated and appr ved through Tigard Walter Di dr � District. "Working" E tiokc BeeCiorei 3ive Lives c n be of any further assistance contact me at 526- 2502. Et:pn:t"133eiirraihr,eillwarsilai • TOO PROM: Tig:*rd Planning Department 121...o , *J i (NP0 #3) A raguof t for approval of the following development application : 1) Minor Land ,Partition approval to divide .a p plat/Planned P1ithned Develeppaaent ooac vituit�. plan apppovaa1 40. A3 acre parcel into two parcels of 20.31 en.. 1 Subdivision preliminary p � � _. � parcels , �,: �- '72 *Crest to divide the 20.31 acre portion of �thea! sout6ect property into 52 Single- family re at ontial lots and two private open space tract.; 3) Sensitive Lands vLeh CIpproval of preliminary plan. for road and hoer a ons rtseti of portions of the subject property 'ty t�a � ent grade; &d 4 ) daxi»►de s rbval f ©g the followings, a) to allow development of hrr cut-de-sac local ntr`� t® of ilo feet, 50 feet, and 680 feet whereas Community Q (1t)' allow. a maxim cul 2 Sao length Of 4110 ifet; b) to allow devol nt of local streetis unint �isavealo A>�t a section �.�.9.fi4. feet of pav sent and ®.r a al: on one side within a 40 foot right-of-way yr.', v aides of whereas Bets; ec) ito allow lolt.a�1 street grad'ieeee� . � dewa�l.kwv on �►-h w M allows a c�aiti mum .local Street pet en1 �u a whereas Cade section 186164.030 (H) e�� �� enuc _ , grades �; 12 percent. ZON; R-4.5 (P0) (Residential i,dential, i) 5 units/acre) CATZ0N - { reeseent to .n�ue, band �>eist Of H�n�h►v�ia+w Estates ®i�divia►iony south of the I� west itf SW 121st Avenue (WPM 2031, 4, take lot 14,1A) to Plan and aapplie a tee statement for your review. 1,1' : . ,.. your attached f.® the Site PP by . . �° . g fro* pre�iaa�ec information available to Our staff, a report arA ree�om ndaation will be other., information supplied various department. and aye e s and and a deci ion will be rendered on the pa 000taa1 in the swat future. if you wish to Comment on this application, we used yout as . ants by Jutle.AZ, 19n. . you may uaae the S ace provided below ot►r attach a Separate 1r tter to return your cosaffeelate. na:�c.e to xe�aenaQnd ib th® ,ep°,� v please phone` staff e�e�ntact pia P the Tigard noted below with y confirm fv�.. cements in ? e Jean as `,you ergo u sea and �n� .cding this m> tter, co>:.ttacit the Tigaa rd If you have cement. r >�� �' pCaeee�ilal ®. y'_ any '... Plan4i'11 P 25 Tigard, OR 91221. PM00 Plaantat3;n Ei• �>rit, ' � Hoac 2 33�? ��idb SW Hall ,�., STIOPF COrtACT : r _ O„ ', ..; . PLEASE CHECK THE maiLowIto xtems TRAT APPLY Rs DATA*' .� We have ' reviewed the prop'rnal and have ho objections to it. "leeaaee oe ntao r�£a a air of Rios Pleated refer to time isoolOmed $setter. Lttes'a oomsasaentie; a weowonramniammemaravognom Name of Persian Commentin gr ?hone Humber: bkm/S0891-09.EKH in. nc,irdm! kHrii. a r14.t • 'It JAN 101891 ildARCa GiNeeki n QUEST S PROM Tigard r Panning DoPartment 00 .102v :N.P* ' q? O (MO #3) A' rCign Ot fO,r ' aPPrOlf4 ' Of the§ f01,40wiag 0#slOpment appliaaaationw s 1) Minor Land Partitie* aPPrOval to divide A 40.01 a:ro parcel into two Satcal of 20.311 and 13%12 a04401 2) Subdivision pvt 1,i mina ,n plat/P1 nrasad Ilevalormient ere ae;:6p 0A1 PI rOva1 to divide, the 20.31 here ioz then a prof y 4 irtO �a �ing1i fatally ire ° ido ntia1 Lots and two private o n space tra .O 1) a naitiv Lands tande Review apptoval Of preliminary plaza let road *td hem dOnaatrUutia% ,if portions of the aUbjeot pr that =deed 25 p eroent grade, an 4) �ide�ea�.e� lo revel for th cal �� aaat � � � i� et1r a���O;���.�. da��. rnt Of the et d and 680 f at whereas Community boa r®10 ant end . Section 18.164.030 64.03 (14 allevit a maximum +a ula.de a sa0 length of 400 feetr b) to &Llow develOileent of 10041 itsxoloto wAth 2g' test of pavement and sidewaalka on one Sid within i 40 fait arigh,,,,a way 4 erea :w Cad section 10.164.010 (A) teqUires sidewalks 00 both st460 d4 local attests; o;) tm allow loenl Str - et graden of 40 st illo `l as 15 v,IrCont whereaca Code sectto0 15.164.030 (4) a l,owo a maxj.routia loo41 street ma de f 12 pi �"-'ca a'nt. 2014: R.04 5 (PD) ( , ,rdnra►'�'�ir i R 4.5 anitalacra;") T!oNz Ea ,s st of �cenab iew ] etatOS Oubd , er'ielOttitt north of the resent tertaaue, axe1 wet of ' 121st Avenue (WCtO (WC 2S1 44 taste lot 1400) Attached is he Site Pla and d app'.ia aant' astatemment for YouT you tevia d Irk infovmaatl Oa'a supplied by varidu0 d epartments and la enOialaa as a!+ from other amid a ate oaa available to out testa® 'port is i h a nda'4 Lon Will bet prepared ~inien 411 be tend P . near fUtelt04 Xf You td h to event ern train app1ioati000 we nand your Ottintikellitri by ne 1° A 19111. . You say is� the a amnia ► 1..t® i i , �" 4..4. p - Oddment** provided aair+ to 1:atter to return oa�ar da a 1 ��a��� �ah�na the a�ta��'� d®xata04: noted below With, your CoMMent ate oOnfital your em. ..smote in sa zit,) nj are s acin asa a�saara le a If nt av y 4F3t ,on sga riling t nisi +attar, C Onta Ci the Tigard 639/.4111. an SW Wail �r 1vd. ; + igard0 Opt '912/30 iPli0 it sT'° :asiA� e�1er, PLEASE CHECK THE VOLLOWING ITEMS Turiv aowLy2 We have reviewed they proposal and have obl ctioa to it.' Please contact of our office. Please refer to tb enc1usa t d , 1,etter. Wa Ltt, -, n g ents w N:�.... .. �daiaaae of Pargei►n tea. Phone Number! It a�-''ii.��i. r. 4 .fit i { School District 23J •r Hibbard Adm &i istr ation Center 31$ d S. . Pa,0Ifle Tiger Oregon 97223 Tel, (503)'6204 "620 Pax, (503) 6P1-2296 of Tigard erry J Offer/Manning Deortment 1 . O. " "Box 23397 Ti do OR 97223 ; Dear Mr, Offer: In regponse to your re,Jast for comments on the deveiopment called Mountaii Highlands (1- ) !vacated East of 121st , the attached is sul)initted as a statement of impact, Bud Hillman Director of Operations Steve Stolze Jerry Edwards Russ Joki • .._�. �, Ifs �.�.��1 TIGRFID--TURLIITIN SCHOOL DISTRICT Date 11 1 [21 t3 ] 14 Schee] i Curren Impact -of Design Actual Available Prior Approved > j Enrollment.:. Ca acit -. ev i mints -56 380 Elementary Mary Woodward Elena intermediate Fowler-Jr. High) High School (Tigard Sr. High) Status of School Impact 600 656 900 916 Austed Sehoo 'apacity 1 quire ent Saga _ -16 193 1465 1494 -29 - 158 For explanation of columns 1 through 6, see cc& on back sheet. School(s) capacity not exceeded (column 6 less than column 1 School(s) capacity exceeded --core facilities are sufficient to .consider portable additions Sufficiency determined by requirements of Uniform Building e and/or City County codes. Schools) capacity exceeded- -ire facilities insufficient to innsicter portable additions. Additional capacity may be provided by other options under consideration by the School District which includes grade level reconfiguration, rescheduled school year boundary adjustments, ruble 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 and approved by the Board of Directors. This school :impart statement is for the above indicated development, and is valid for 120 days. Signed Bud Hillman Director of ripe * ations and Transportation (684-2221) STATE #E T CODE . lurrrn 1 School capacity reflects the number of classrooms, oorzebles on site, and Education program aocornodations at an individual school. Column 2 Actual _current school enrollment-kindergarten ergarten ba been computed at one -lialf. Column 3 Ci'rrnt available cepaci1y-dfference of column 1 and -column 2. Column 4 Impact of previously approved developments - -determined by hol District housing formula (see-School District Housing °Formula Shown .be ow ) C 1umn 5 - Impact of requested development Determined by School District ousing formula ;olunnn 5 Adjusted school capacity requirement determined by the sum of columns 2,4 and 5 --and places developmental request in s, B or C category. VILOIL1L1 ST ` F R SCHOOL DESIGN CAPACITY. '0.48 Pre-first grade children per dwelling 0.32 Elementary students par dwelling 0. 14 Intermediate students per-dwelling 0.07 High school students per dwelling 0.53 Total school age students per dwelling Hui tkie-Fam 0.07 Elementary students per dwelling 0.03 Intermediate students per dwelling 0.02 -ligh school students per dwelling 0. 2 Total school age students per dwelling Tigard High School Tualatin High school Fowler Junior High Twality Junior High Hazel b rook M i cl e Scn. Bridgeport Elea. Byrom Elem, CFT Elem. Durham Elem. Metzger Elem. Phil Lewis Elem. Templeton Elem. Tu-alatin Elem. Mary Woodward .Elern. TOTAL 1465 1 455 900 900 800 600 600 570 3 75 550 500 510 600 603 8110 t IKE L HEN AS-OF 31/31 1494 NOT YET CONSTRUCTED 916 930 NOT YET CONSTRUCTED 636 634 437 380 535 435 607 620 656 8331 * Includes 30 TAO students. dilAIS Air 1191631 PPONs Tigard P1a nth :ng 1.3011trtoatt 40V010006.664. aAid�tian� 2), �,t ar �� 40043 tpre parc into '00 a ° , altdf aOlooe i SithdiVieloa pee1iat naty pitt /P1ata* .0eve/tvoleat :c ad -. tug4 r 1 i a} a) th ', nasb j �' , ,t Lnte 5 to divide the 20,31 ���� �r�i.�►ea- c� � ���� � fanny 1- ai dent�Lal lot e a nd t private Coal eat Maur* i eview a r ®,V nl �+ prelitdinai p1.a t tdt road d hole' dca s acti a Of, potion of :h -' 03 _ e mb a f gr te a ed z e t yzade; d 4) t l for th ilc ins a); ,t0 a11OO dett,e1Opmetat, of three 1o4.01, Sotraetti ® 510 feet*, teet o td 680 took lohot000 c uni Y. ieee1d ent Code 16.164.030 (X 1Oot use ce17d £1 eqrtlii Of 40W feet,' to) devel . en t of, .10001, etre a titi th 28 � � �,� L�.h*ss 0 40 f' t 'ri gh f Wa �►a��eines, end i� ®t�a1B� a��s c��� end.,,, s1► 10 a 164, 070 (A) a Bidet 1 n th i�de Of w�ae�e�a �d� aa�s,tia�� � � . � ., � . a 1oc,a° 1 streets, 0) to '0110o local lat Cet mdse local ,lha,tre c � a • w1aereats Code eeCti.aa. 10,164.030' (Q) allows a rum .2 rdtit q ZONE: R 4.6 (PD) � 3e� .d+�> ,tia3 Oda utita /acre$ tog sat Of Sent; vie attestse tiubditivie4o0,, ®oath Of the er3nt ternistitt, rind met Of SW 12lat Ava uu (001111.20. 4, t let 140 Attached 1a the site Oleo eppitoegttig statetiesst 2o yowt rete i nfcr1ati on en lied var iesue laetOletiOolatit aincc 6gooncicO, 't he infortat3cn ailabla to dadr Altati , 0 report at44 116000,A1400400:,6o. 411 he ee awl a deeiai.on will be render oSa thy► Pr y i •to do ent cta this app1idatiofa wee04 yOUr d to Y 1' » a b two the toilet provided, beldw ere attach toperate. lett war tea tetUr'n ptAtig d ftis. uhl le . Oideitite phOsae . t he otatg co tae ' n4ted b ®cw 01th yotit caent® atigl eoefirst �mar coo/Watt IA ti as an ess ion 1 you ha? ny que�itionn .�� �� t��a matt et, � � the Tlqr d Pleeralxg Te emt PO Eck,: 2-3397,i 131 2 g 6294.1.`1. SJfrA'1PP! pONT,4Cfs. PLEB 0WECE, FOtTAWING Ttrikid- 'fie have teviotood the petopoot r and have std Objedt i.OA e to it.. 1,,tt two editte4t Pleat* refer to the letters written Oetsta nta y.. Viamti of Pert' ertdu ..,..,. u atings Phone Numbers bku /S 91'09. FROM: Tigard Plannin Department + �� � A e 1-0012 " - Ns p LCl OT 3) A ram gst tr approval a the fibl 9 d rvelo ert applications: Partition Minor Land approval th divide a 40.03 aor parcel into two p and acres; 2 ) Subdivision preliminary plat/Planned Develo,, nt conceptual plan to divide the 20.31 acre rtio of th sub ject p ro y into 52 ,airgi family re®id ftial lots a n d t w o private o f si,ace tracts; ) Sensitive Lands Review approval of pr , liming plans for road and home constructio at pertions of the subject property that 25 lie= grade; and 4) Vari c approval for the foll ing$ a) to allow development a three cul-de-sac -sac local streets cep 510 feet, 560 fe µ.t to and 650 fleet whereas Community Development Cod a esctian 18.164.030 (1) allows a maxim cut -dew to allow de veael nt o loa'w,1 attests with 28 cul-de- sac length �� one aid Within a 40 foot right of -way �e� � t of �avea���.t and a�1.d����� sidewalks on both sides �s� X70 l,) require aid�c where a� Code section 1.8.1.�i4. as much aa &z re:e�nt 64.030 !) allows a maximum local street, ga de of :�eac�nl. street ® section 1,x.1 ( � �T�.C3Ir to a1.1 t 1ooas1 street grades cr w2e� percent. R,e®idmn�t .al, 4.5 trntts/a ) Eas o; Benchvi ZONE: Estates subdivision, south of the present terminus, and ® m Wti113e& of SW 121 ,t .' venaaUO , MOOS 281 4, tax lot 1400) Ilttatdned 1® the Site Plan applicant's statement for your review. Prom information supplied by ���rt�� ts and agenciot and from :a othe and rooms), w�.11. b� pr pared information avail.a ale to our eta ff, a rc a u tired e n the proposal in the neap' future. to decision n ton this application, I d eed 'trUr coaaa ratm3 by ; p...�, , � i9► ,. Ycnt may use or attach P please to return its. u ®� tine space provide(' below ear r�ve� . d tt� letter �cna�� the staff morn � r c 1: ounl� t . ,. r�md th_,__�� r tact noted low with your deb. to and conf irr4 rout' comments nts in writing, as soon as regarding thin maTigard, tecontact the Tigard n you have any questions a� � OR � ?��3 b PHONE: Planning . 1� � vd. , �l.a�.�.ng 9Depaat , Tie 13ox 23397, 13125 SW lift.1.1 639 -4171. ST APP' NTACT 0 0 ikrm L r __--,., ,a_, ., MIME CHECK TSB FOrliWitING /TM MT RPM! We have ICtiviewed the proposal and have no objections to it. Pleaaae e e o11taat of out dfftde Please refer to the a nclo fend letter. written n: yea r name of Fi re Oat Commenting* phone nuts r: bkm/SUB91,-09.BEH eu TOs ...• .wv ,. Fuereoropvouo REQUEST FOR COMMENTS JUN i 21 91 L' n 04,,50 a DATE, FROM TI4 ar,;d Planning Department REs SUEDXV :SI®im SUE 91- .0009 PIC t p ia8 A _31m 01 4 yl T ii 'l 91- -0012 SENSXTXVE LANDS 9i -S10 ^ x OR P C 9g -d9A� ,i T (NM #3) A request for approval of the following ds velcpmeat applications s 1) Minor L-. Sid Partition approval to divide a 40.03 mire parcel into two parcele of 20.31 and 19.72 acres; 2) Subdivision preliminary plat/Planned Development ent on al, plan apo to divide the 20.31 acre portion rtion of the Subject property into mingle- family family residenti M 1 lots and two e o 1 n space o 3) Sensitive Lands Review a roval of preliminary plans for road and hen con tr ction of portions of the sublact property th., t exceed 25 percent gradet and 4) Varriancaaa approval for the followings a) to allow development of three cul-de-sac local etr code section 18.1.64.030 , feet, and 680 feet whereas Y allows a scinu cnl -de- ® lent h of 400 feet; b) to allow development of local streets with 28 �w p t and sidewalks os a one snide within a 40 foot right -of -way whereas Code section 18.164.070 0) rtopires sidewalks on both sidets sides of local streets; reets; c) to allow local street graders of as much' as 15 percent whereas e section 18.164.03t CH) allows a maximum lOo.l street grade ogi 12 t c E SO NE: s t Zae s�f enchviEel to s bditri ion, south of the present termi and west Of SW 121st Avenue (WCTivi 2S1 4, tax lot 1400) Attached is the Site Plan in statement f � w From information supplied by various departments and and fr om other her information available to our staff„ f, a report and recommendation will be prepared and a decis3i.on will be rendered on the proposal in the hear futur If you wish to comment on thin application, vwe need your comments by Alm 17, 1901. You may u ®e the s ase rovided b =low or attach a separate letter to ,return your continent® • P wit it __1__P.__ �.."...j p Phone writing ff ontact .11-UM-Care anal ,fit® ressacanrl, kaw .t�►e a1ae�4r� date 3.ese�s tac�r�e the staff c noted below with your comments and confirm your comments in g . :soon as possible). UU 7,,ou have any c .nestions� regarding this Matter, contact the 1'1gar Planning Department, PO Box 23397, 13125 SW Wall Blvd., Tigard, OR 97223. R ONE 639- 41`,11 STAFF C0NTh s r Jerry 0f e'er PLEASE CBEC'IA THZ FOLLOWING ITEMS THAT APPLY: XXXIC We have reviewed the proposal and have no objections to i t. Pleaae e'ontat of Our ofitce. P easrae refer to the e*tcloeed letter. Written Comments: 'HERE IS A 10" HIGH PRESSURE FEEDER MAIN ON THE EASE SIDE OF THIS SUBDIVISION, , CONTRACTOR WILL NEED TO CONTACT NORTHWEST AURAL SAL'► AAA�jE %GATED ANL E,,igERE MAIN "" I S NOT INVOLVED OR , COORDINATE ANY WORK NEAR IT. .,. .•... mormosnarmenrissomaerraer Name of Person Commenting: C SCOT PALMER Phone Neer: bkWsuB91-09 m 8 if r•'P: TO; PROM: Tigard Planning Department QUIss' '" POR 0014141011T11 DAT 9 s+ PU U V VOUgg._���ei i$ LANDS 0 , .,.r.., ":rya ' kt, yy1S71i� ° ;, 0 ' f L' AT,' MAC (NPO *3) A reCliva ft -'r approval Of the following development , applications: 1) R4Lr; *air Land ' titio0 •A 4'ai *0 -divide a 40.03 acre ` parcel into too* Parceie of 20.3 and :19'42 72 aOrea y. 21 snbdiviarion p 'elfaai$ ary plait/Planned Dev' to nt conceptual ply'' app `oval to divide the 20.31 acrd POrttna of the 040j00t, PtoPeor*Y ii to 5 2 . -» f and .l y re p• id' nth a1 lots and tqo Private 0100n space trae t t.4Q 3) Senaitive zenda Review a pproval of pra t r- l as z'y plane for ro d and hOtoo oons's.riction of portiona of the ar Ijeot Oro Potty that exceed 25 )proIr�nt Ora 40, 4) Variance approval for the foil iaag; a) to a 11ew 'dovelo . , nt tot three Oulaideriasac Racal, - t ICraeta of 510 feet 666 feat, i id 6.00 feet et whoreae unit 4 Development Code Section 113.164.030 (K) alto Ws a Mestitratt 1 de safe lenath of 400 fat; 1,) to al1ow doveloymopt Of 3loaal street with 2 feet of pavement and aidownl,ka on one side within a 40 fobt right.-of wa whereas Code section 18.1646070. (A) re vireo aidawaike on both eiders of 1 oc 1: 0treete t c) to allow Ideal atr+eet gradOe of ae 610 0h h ail 15 Vardent whereas Code section 10.164.030 (M) allOws a matiorois 1:o ►:1 Onset, grade of 12 percent. ZONE* A44.1 ( PD $ � widefti:1 # 4 0.5 units /ac * ) lXoN: at of Uencbview M®taaatoa eubdlviei0A, south Of the present tOrm nuO, sand we nt of SW 121 It Avenue (WCTM 2S1 4# tact lot 1400) Attached id the Site Piaui and appliea t ° e atateent # °or your review. FttoM information oupp14.ed by various d ®p . frtxnenta and encida and from Other iltiformation available to our staff,, report and reco uen ion l p ed And a decision will be rendered on the proposal in t)na re ..y .1411f ...f .e . U May, te► c ®>�nt on �o ��n ' � r c P'ihia ���d���� �� attach a��� �te � ��� ; �u �e 4 '� � 1� Yr,yunt x m *ISO f aau� acre a nagal,0 o re rad b .. 'Q°h€ ov a pleaao phon th at f contact noted below With !our caw ente and confi yourtc A .. a atom ae $,,. � &31'�t�l �:nn 1�r1;1,:�.Ylt� arc oailble4 gIjf yot, have any queationa tee�arding ie mattaa ,, ca)nta ct *tie .Tiaga d p °' : P1a�xnnl.n Tit ax't�1 ®a`lt p Pb Box 233°8, - 1.312�i 6'W h 6 Ball D1vd. � fi arsYd � '�2 ��U. 639.4171. itb 47" i.imra maw nsise.uMaismrrnrtsrammr PF V E CHECK THE VOLLowise IctEgs T11M APPLY: assowarartiontwar A We have rdlytomod the ptdpcs .1' atg. hay j = oa fade it no ob - ..t�. Pie Ma c®ntaot Ot - tittle olf de. Please refer to th enolo od 1 tte . Written Comments: Nate of Par acn Commenting:. Phone Number* • tACIo 31Z REQUEST FOR COMMENTS DATE: ' :. . 9 .,1 MOM: Tigard Planning Ag D - partment R E E0 _ ISE.AE 9 9 XEM Di EMM.E ., 4 9a,�...._p .,.. .MAN � 91�- 00121 ,,, SENSeTTV1 ». 91.002 HMO T: LAND P , . Lo .r..;� �.. DEV ItENT MAX. (APO #3) A regu - at for approval of th following development applications: 1 Minor Land Paa Partition approval to divide a � � s 40.03 acre parcel into two parcels of 20.31 and 19.72 acres; 2) to Subdivision vrision)ae 20.31 ace plat/ Planned Development l nt conceptual plan approval p portion of the subject property into 52 eing1e- family residential lots and two private open space tracts; 3) Sensitive Lands R. =view approval of preliminary plans for 'road and home construction of portion of the subject property that exceed 25 percent grade; and 4) Variance approval for the followings a) to 11ow development of three cul- d o local treats ce 510 feet, 560 feet, and 680 feet whereas Community Development Code section 18.164.030 30 (I) mallow a maximal cut e- eao length of 400 foet; b) to allow develepn-nt of local streets with 28 feet of pavement and saaidewaalks can one Bide within a 40 foot right-of-way whet T ea Cod M section 10.16 4.070 (A) rec ireses idewaIka on both sides of local streets; 0) to allow a local street to ouch as 15 percent whereaaa Codee section 18.1 ( ) grades maximusa+9 local street grade of 12 percent. ZONE: R-4.5 (PD) (A et3identia1, 4.5 units/acre) LOCATION East of Eenchvriew Eetate0 subdivisasion,, south of the preeent teraliaiTi lle, and west of SW 121st Av nue (WCTM 2S1 4„ tax lot 1400) Attached is the Site P,laan and applicant ° s statement for your review. Prue information supplied by various dept rtincents and agencies and from other; inform tion available to our staff, a report and recommeada.tien will be prep red and a decision will be rendered on the proposal a l in the near ' future. If you wish to covalent on this application, on, we need our comment ti by 1 , 1991. . �'ou may use the space provid below or attach a separate u letter to rebueisa your comments. If ou are unable to rid e_alag ye ,date please phon•., the staff contact rioted below with your comments; and confirm your con= nt :.. i. a wrL i:ng as soon ac n e. If you have any queetioni regarding this matter, contact tin Tigard Planning Department, PO Box 23397, 13125 SW kla3,.]. EO1vd. d Tigard, OR 9 7223. PHONE: 639x -4171. STAFF CONTACT: zrer , rr.ww.� Q `�'�eai -mss r- •rr'.., PLEASE ' CE THE FOLLOWING ITEMS T PLY': We hav reviewed the proposal and have no ob j ctiona to it Please contact . s ' a Gsr of our office,. Please r z f -r to the enclosed la tt =r. Written Comments: ' •'V r:. % -' I.u•L✓ .�. 0 rmR rrYwwm. ,.. in�rwrr+ +.oMeW iii�Lla•. .. 4611,, ,4 �f r OA, Name of Person COmmentin Phone Number: bhm /suB91 i o . i t 7. �rritraii • 4 144450kma 2 a 4 �,� u • .k "tea:"' S i' "'� " , 3� REQUEST FOR COMMENTS : y •,, deat 5q! FROM: Tigard Planning Department i�i°6 • SUB , Si': 9 0009 ',4 1W, MOW. i 14001 ' . t � 9 NS rr u . approval of the following .;• pr.ENT ` (�a� #3) A ra�a�t for a�pPrc� development ent ay licaation ., . 1) Minor Land Partition ;approval to divide a. 40.03 acre parcel into two pare" .a la Of 204 31 and 19.2 acme; 2 ) Subdivi ion preliminary plat/Planned DevelO at conceptual plan approval to divide the 2O 1. 5 portion a th ;, subject property into 52 Oiling"e f tdi y r 814ent al ,laze anii two private open space tracts; 3) Seneaitive Land Review approval o ' preliminary plants for rei&d and home a of utruation of portions of the subject property that exceed 25 percent grade; and 4) Variance aprproval for t ed following: a) to allow do dalde nt eat thr ��.e� 7.aa�a�, streets s�� 510 � 18.164.030 &�� a�lleaws� a maximum a��l�d: Wini t Code aaectior: 1. ) eeil... le est, 560 fv .t , and 680 f , .v t whare .s Community Development *ate 1 r: angth of 400 feet; b) ` to allow dery e1o15 nt of local aatreoantas with 28 feet of pavettdent and sidewalk on one aide within a 40 foot right-ot-teay whereas Celle section 13. 164. �y Q gr�qui��s tlide walks both ides ® local streets; c) to allow lOC xl street of a Much l 15 percent whereas cod sect ion i81603 0 (l) al3.cers maximum local street grade of 12 pereent ZONE: R-4.5 (rr (Resident � 1, 4.5 unite /acre) VOCATION: East e Den chview Estates u iv ls; south o�' the pre eint terminus, and west of SW 121et Avenue (WC:TM 251 4, tax lot 11400) Attached is the Site 'Caen and amelicantEs statement for Vour r view° VICOM information supplied by various departments and & nci and from other Lnfor ation available to our., st « Cie a report and recommendation will be prepared and a decisio n will b & rendered on the j roo'Sal in tho re az,` fnatnre If "ea wish to comment on this application, we need your comments by LT .. 0 19 w .Year may aaeg the : pace previclad bellow oe attach a sale%. ara to letter to r stPZ na your c dante 7[f „� oat. a�x`� YnYle a tee . ie'e� ca veil �:h� d,�,_ aaa d ple*atse phone 'die etaff contact n ��� below y our eee nt 3 and se��ir your ant e n t..iting as aeon es«1o. If y., : any regarding tc � at ra caataat the Tigard Planning Depa east PO B 2339/, 13125 SW Nall Blvd., Tian n -rd, OR 9112230 d 639-4171. STAFF CONTACT: : .er a . ; M PLEASE MEM v' FOLLOW/HO ITEMS THAt PLY W :. have eeviewed the proposal and have CO objeetione to it. Flee ee Contact � .,,. , of our off ide , Pleaee r for to the enolo .ed letter. Uritten Comments: tAl 63 alu er �. rJ P 54 hone 9 PR0P0sA.L SC IpTIO L rz os 3T! 91 -0009 / PM*, 91.000 Vial 91 -0012 / SLR 91.0002/ ALE 10AP 91-0003 FILE TITLE DEVELOPMENT / OTAK, 'INC. APPLICANT: MTAK INC. (Raid f6Yer z) 17355 SW • +VMS FERRY ROAD L :E OSWEGO, OR 9703S OWNER MR DEVELOPMENT 12725 SW 66TH AVE. #10 PORTLAND, OR 97223 as.. NONE LOCATION. Ai requests approval of the foil ®wLm development applications: 1 ) �xo� ���dP Partition approval to divide ee Parcel to two Parcels � Subdivision preliminary plat/Planned4Oyelopment conce pto 1 plan approval to divide the 20.31 gar portion of rho eubje t property lnto 52 single - family residential lots and two private open space tracts; 3) Sensitive Laande Review approval of preliminary p lane for road and home construction of purtious of the subect property that exceed 25 perce ade 3 4) Variant approval for the f e 11owin . ) to alloy development of three cul-de -sac local streets of 510 feet, 560 feet, and 630 beet whereas CO► unity Development Code Section 16.164.330 (X) 11ows A maximUM cul- streets with 28 feet e --saac 1e� gth of 400 feet?) to allow developm nt of loca l streets of pavement and sidewalks on one aide within a 40 foot right..of -way an e ,Code Section 18.164.070 (A) re q free sidewalks on both aided of 9c ca On s e ts; to lloW local street grades of as n ch ae 15 percent whereas Code Section 3.164.030 (ED allows a maximum local it er aeP ed velo ZONE: R-4.5 PD (Residential, 4.5 un its acre, Planned ea ; ) LTOTT�ia2E�. 41 tax l►tW14r�D ?w. �c.,u,a� uU;�d.21sq Avenue. LOCATION: (" (. , c 1. *Mia MQ.� F,,ad- 0 '4',,.:44i44,14,4 gel) /3n14'''' Atoute. j COMPREHENSIVE IENSIVE PLAN DESIGNATION: Low Density Redidentia1 NPO NO: 3 CHAIRPERSCM Herman Porter PHONE: 639'4)895 STAFF DECISION XX PLANNING COIII4ISSXON ..._ HEARINGS OFFICER CITY 1 COUNCIL DATE DATE DATE 411 TIME TIME TIME gx AT MNo C I(eee attached list) RETURN BY / /ATTACHMENTS: XX IVICINITY LANDSCAPING PLAN NAR ATI 1E . ' ARCHITECTURAL PLC PREPARE WOR PLANNER APPROVAL: XX ADVBRTISRMENT m TIMES /aa / OREG0NIAN / / �. g WI MAILED /...'/ ��c NOVICE TO PROPERTY ��R� � LETTER OF ACCEPTANCE OF AS'. P ,ICATI0N NOTICE TO DECD ATTACHMENTSm STAFF CONTACT: Jerry Offer COMPREHENSIVE HENSIVE PLAN r oL1czEe: 21, . , , 8«,1.1# 7.1.2 7.3.1# 1.1, 7.4.2, 71.2 8.1.3 Cop E SECTIONS: 18.60, 18.80, 18.92, ` 18.1340 18. 190, 18.160, 18.162, 18.1644 .1. -. „v,. 29 ' 31. X5`;.,, 4 QTAR —i6VC. !$03 635 5395 . , I...... . r . 3G191 COMMUNITY DEVELOMIENT Architowia • trv4 enginatiting 4 De '410134410ni Service% o LAISCIO Alrehitt:tWrt r Land P!arm r.g • Urban Deter, SidiM nC (503) -539 a 4 olude Cover: date:.°~. Project A i , • Project • Megsaget x 9W LAO Oawega Otf dca�i ! 73Stl S•'r'!+ gliti6S F00 '0(14 Likei Oa ,6. dre dit OiQIS • Oft 536416f o 4v4hooti ov C}mt.+L': • 10I Cut eo Strout ° tlgocitot , Vvailift it 0460 f tgC'1 fltittd.ttt {triktaNd de:00; IS 0a1tiiraJ'u e 01110 v itqfdatikO ilt gtt d 0 i5 SW. 19vgrpe\s, Lake 0iItsego,`011 97035 Phone: . (5O 635-36i8 Fax: (503) 635-5395 .0' 620 Klitland %ley #100 . PROJECT Klirkland, WA 9033 Phone: (206) ,iI224446' Fax: (2)6) C27-9577:.' 4031. 11,1"it Arrt REMARKS • WE ARE SENDING YOU Attached 0 Uilder separate cover, via 0 Shop IDravVings 0 Prints • Specifibatit)hs 0 Plans O Copy of Letter 0 Samples O Change Order 0 Other; TIIANSMITrED FOR O For Approval 0 As Ftec,lueSted O For \'our Use For ReVieW Cbnlroetit' fleAL :1 VAS 1- O1 DUCHI CT D1 ji fa1 Oslo rapresanfa fian co pii'd by th -City of 7igerd:otii3z?aq Ctnlzaphte; infafmatiGn SWAIM WSJ 3efttwo IsTv7mmtion portioyut Dora mcp h in3snitd to ho "ru4od vit N 0 B T H viditi�onat ischLixel osdlar Is.zgtctotiw :Soto 1st _eximiaea" by (:P31t091 ) 404 (o/031,91) AFFIDAVIT Q'` MAILING STATE OF 011BuoN County of Giasbin :ton City og Tigard being first duly sworn /affirm, on oath and 'say: (Please pr' lit) t That I am a - for The City of Tigard, Oregon. what I served NCTIOE OF PUBLIC BEARING FORII served N ICL cr or DECIS ON FOR: City of Tigard P1ann$ o4 Director Tigard Planning Commieaiof Tigard Hearings Officer City Council A dopy . (Public Bearing Notice /Notice of E Chihit °A") was alai:Led to each named a'ttaohed list marked exhibit "D" on the said notice NOTICE OF DECISION as here . •A bulletin board on the day of in the United. Mates Mail on the postage Prepaid. k Deoisieb ) of which ie. attached (Masr e$ rsonn at th ddress shown on . the M. 1l . a da of .1����!� ,.-�, .--� attached, was posted on an appropriate , 19., • and deposited to me on the Person _+ sub . . / c n the �c���d and sworn atfittin to me 19 0 day o, • • NOT ' It P i ° . C a1 r OREGON ky ComMiasiori Expires: - NOTICE HEARING' NOTICE IS k EL E iY GIVEN THAT THE TIGARD CITY COUNCIL, AT ITS MEETING ON TUESDAY, Nom er 26 1991, AT 2j2 PMk IN THE TOWN HALL OF THE TIGARD CIVI CCNTER, 13125 SW HALL , BLVD., TIGARD, OREGON, WILL CONSIDER THE POLLOW!NG APPLICATION FILE NO.: SUB (?3. - 0009 /PDi 91- 0004 /VAP 91- 0012 /SLR 91- 0002 /MLP 91-0003 FILE TITLE aPPLI T: REQUEST: MB Dejelopment/OTAK, Inc. OTAK, Inc. David Bantu 17355 SW Eoonea Ferry R.d. Lake Oswego, OR 97035 NPO NO 3 OWNERS: MU Development 12725 SW 66th Ave. #102 Portland, OR 97223 ....... Inc. 117355tSW /Bundy Ave. S -725 Los Angeles, CA 90025 An appeal of the Plair:ning Conunisoion' a decision ap roving the following 1) Minor Land Partition approval to divide s 40.03 acre parcel into two parcel® Of approximately 20 acres each; 2) Subdivision p;eli iinarl plat /Planned Development conceptual plan approval to divide tale weoterh -moat portion of the propertri .into 52 Single- family reAidential lore and two private open Apace tracts; , 3) Sena .tive Lands Review approval of preliminary Viand for road lid home conetruotio.* of portions of the eublect property _ to Allow�develo..ent)of three cul dee-sa for..al And 4) Variance app the that exceed 25 percent grade; _ -sac local following. a) to d�; Pm and Sh i eet of 510 foet, 560 feet, and 680 feet whereas: Community, , t Code section 18.164.03f (K) allows a maximum cul -de- . of al atreete T:�v,�velca Ant Cod, Sac length of 400 feet y b) _i:o .allow. level o ewt of 10C al 28 feet of pavem a nt, and a ide�ralke on one, aide Within a 4d foot tight-of-Way where °e Code Section 18.164.0/0 (A) required ei.diewa1ke on both dideo of local ®treeta in Phase 2 of the d�►veiQpm�tnt only; o) to aionw18p3.fa4.03�A street t� graded allows a , maa�im�n local. P whereas Code sect i ) ereet grade p R- 4:5w(PD)ae es dential, 4.5 Ree3.dent e�.re�a� rude of 12 erconi. - ZONE:, : _. . view un3tQ� /a l�s��necd Dev®l.oxmnent LQ+�ATIO�It Enuao and wept of SW cre, P ) Eetatea ®ubdiviaion, aoui-.n of the present term 121st Avenue (WCTM 281 4, taut lot., 1400) APPLICABLE APPROVAL . ., , 18.150, 18.160 /6,152, 18 6164,, Comprehensive 18650, 18.804 ......_....��. , era , . 1H'o S4, 18688, 18692, o Code, cha � � CRITERIA: Communit bevel® ent P1s n4Po1 .die® .1.1, 3 1, 3 ; 3,4-2, 36541, 4.2.1, 76512, '7..i. ,1, 1.444, i e (See IEitQ�,, On ,. DEy CONDUCTED ids) „,. ,, ,. , Re erde� NT CO 3, t AND RULES' OF THE PUBLIC HEARING ON TIlIS MATTER 'WILL � ACCORDANCE THE .., .._.. TIGARD , CtEiI IN �iI1' E�t[TLE S OF CHAPTER .,. ®'SJ%1C�LIl��fiiV�;I SLR AT CI"CY H,AL'3� i OR TEi� l8 a 32 OF THE COMMUNITY D PROCEDURE ADOPTED BY THE TIGARD CITY C S Off' PROCEDURE SET FORTH IN CHAPTER 16.30. � WRITING PRIOR TO OR AT � ORAL TESTIMONY ACTION [+�AS� DO SO 71d 1r�''RIT PRIOR PRESENT HE PUBLIC HEARING. ANA OUE WISHING ... , . _.... WR1.T.1�EN TESTIMONY POS N5f MAY BE PRESENTED �' ON THIS Pd O REPORT HEART THE CITY COUNCIL WILL RBC'I A STAFF FFE PRESENTATION tO11 THE PUBLIC PLANNER. OPEN THE PUBLIC HEARING ;' AND � a HEARING. ' �1'�iFF I%,EU$RT ,� � IN'ITE'' BOTH OR TO WRITTEN TESTIMONY. TEE (.IT( OOUN4 IL NAY CaW1 XNBUn THE PUBLIC ` ANOTHER MEETING , TO OBTAIN ADDITIONAL IKPORMAT/064 OR CLOSE A- ,1•4 r en H 1 THE PUBLIC I W UNG AND TARE ACTION ON TWA APPLICATION. IV XPERSOM SUBMITS EVIDENCE IN SUPPORT TO THE APPLICK?XOR AFTER IS S JANCE OF THIS NOT !CM TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE (RANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN XN OPEN FOR AT /EAST SiirEi1 DAYS AFTER TIC HEARING. INCLUDED IN THIS NCT'ICE LO A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY t DEVELOPMENT OWE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL ROVAL OF TB REQUEST BY THE CITY COUNCIL WILL NE BASED UPON THESE CRITERIA AND THESE RIA ONLY. • T THE HEA" ING IT IS IMPORTANT THAT CO HE COMMENTS RELATING TO REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. WITH I SUFFICIENT FAILURE TO RAISE ISSUE, OR FAILURE TO RAISE AN ISSUE ,.. PEICITY SO AS TO PROVIDE THE CITY, APPLICANT, OR OTI'IER PARTIES TO THE SPECIFICITY APPLICATION WITH A REASONABLE OPPORTUNITY TO RESPOND, WILL PRECLUDE APPEAL ON :SAID ISSUE TO THE STATE LAND USE BARD OF APPEALS (LUBA) ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AV ILABLE FOR INSPECTION AT NO COST OR COPIES CAN DE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE t1: ,BRING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN HE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFWATION PLEASE CONTACT THE CITY RECORDER OR STAFF J v .O at 'A 63E .417X TIGARD CITY HALL, 13126 SW VD. , I! BB OREGON 97223. HINGT ISLA NM 1,1 Ai I 'Wi410.,,,,,-. •r :rr 1 N11/ 4► Aiv4W .1126' 111 iffilitiPtt balliat t- ; 4Nommijiw :4 / ibvir sim frillapaft„, AO. d' Al ®4 Pr iI ism 2S103CC‘-00300 •ui••a ROODS, ALTBEA14 C 13745 SW ,121ST AVE TIGARD OR 97223 2 S103CC'"'0040O ,i,.• • • • �• o d •'.m •: w e •�w r •. :• b BECHTOLD, ' ELLEN YVONNE 13825 SW 121ST tr/aAlto pit ' 97223 2S103GC -00401 ••. •••0i• •••••a•4 M--B DEVELOPMENT # INC 12007 NE "ARX 1T EO 30179 PORTLAND OR 97230 2S10342C.00500 ••b•o•,'•s•'i BECHTOL D, ESN YVONNE 13825 SW 121ST AVE TXGARD OR . 97223 2S110BB -006OG r••o o uw•s «b•o� sb b JOHNSON VIRGIN IA ET AMES, ROBERT R ET AL 12500' S' BULL M RD TIdARD OR 97224 2S104DC 0570.0 . ... o • • • •.• ' -« • • o, i. . M e 0 • • COLUMBIA EQUITIES INC 37°1 S W. CARMAN DRIVE OSWEGO OR 97034 ,:.2S1O9V) -01100 m.*+.®mm•bmee,s•i♦em•4 .4 4e. PAGE p SARA LOUISE STRAYER, l JULIE ANN 1429 SW :EullE _ ST POR OR 97219 . • O40��Oc9100 o'sbs•an•••••in•••a . i••. MOOR$, GOR1ON E .m.tNE • 13535 SW .121ST AVE ' TIGARD OR 972A3. 2S10400,..00300 md• e•••se••b••. MOM CWORDOS ELAINE 13535 SW 121ST AVE TIGA OR 97223 ••• ae 2S1O9AA -00300 •- .•s••.•Id••r•e•••••••• WALKER RIC , A 31ND ,',iilldRLEY B 14215 SW 12571 TIGARD OR 97224 S109AA- O'12O0.i • O • . O P O.b Q O • • BULL MOUNTAIN PROJECT Off' OREGON P 0 BOX 30171 PORTLAND OR 97230 2S109AA -603 V • • m o o •e••oo••w••e VIAL/0 RICHARD A AND SHIRLEV 1R 14215 SW 125Tt TIGARO OR 07224 2$1091"•00200 •ii•••e•o••urobo••w••r REINHT, SVE;N E AND CYNTHIA 14035 Sib t25Td AVE TI, ?+;Rp OR 97224 2;109AA -00400 *u••bb•dub• •'er••• WALKER, THOMAS A AND MELISSA A 14101 SW 125TH TIGARD oR 97224 DAVID HANTZ OTAX' INC • 17355 SW 'BOOMS PERRY ROAD OSWEC :c OR 97035 ..ri DEVELOPMENT 12725 SW 66Tg AVE 0102 PORTLAND OR 91223 HERMAN. PART 11875 SW (MADE ST TIGARD OR 97223 Ate SPINR 7i 4640 st4 VthcAbliti 42 PORTLAND OR 97212 MIKE LEVIN QUAVSTCYA , INC. 1990 , 4 BAY AVE • SUITE 725 r mGarxis CA 90025 BgitERLY FRour 12200 sw sum MTP,D TXGARD OR 97223 • J STATE OF OREGON County of Washington City of Tigard depose and say ( Please print) That I am a The city of Tigard Oregon. NOTICE OF DECISION FOR: City of Tigard Manning Director �. Tig d Planning Commission Tigard Hearings Officer -_� Tigard City Council A copy (Public Hearing Notice/Notice Exhibit t "At) was mailed to each n attached list marked exhibit erg» on t said nc tice NOTICE OF IDES. _..ION as her bulletin board on the Is's'"` day of in the United States Mail on the postage prepaid. of D ieion) of, which is attached (Marked amed peFqops at th ad rends shown on the he day of 4.' .e '4A --.1.4 19:91_, to a tac ed, was post -4 on an appropriate 19 " 1 and. deposited %dasy of " :. >;! '' ,© 19 .,t ,...,, Is A ilk ,.44.2 day of Persia s4ho de1.tvrered to POST OFFICE Subscribed and sworn/affirm to be on the " i9.2b• • OPFICIAL SEAL • 111• 4OA$ i HA Y ES NOTARY I'UBLIC.OREGON • COMMIISSIoN NO.`006513 MY CMMISSIQN E7KI'IFiES MAY Si .1955.. 1blun AFF'I151l►V BEM NOTARY PUBLIC, OF' C1RNCCN MY Commission ExPires:43/41:F.E..741.:"Ll.tAn___ day of PLI0 OF J •+; id c 1 131134.1112,1111/1EIMMINNIERIMPWEIREIM. CITY O TIGARD washington, County NOTICE OF FINAL ORDER - BY PLANN/NO COMMISSION 1. Concerning Cage Number) :SUB 91 -0.222/22.421-0004/sAB 91k-0,01g/ SLR 91 -0002/MLP 91-0003 2 Name of Owner: MB Development_ Name of Applicant: OTAK Inc. 3. Address 17355 SW Boonfts_Egnmj11,.. City jjaks_plEdgg2 State OR Zip 97035 4. Address of Property: East of Benchview Egtates subdivtsion nouth of the Eggegat terminus of SW 132nd Avenue Tax Map and Lot No(s).: 281 4 tax lot 1400 5. Request: rarstgutamt_gccoval of the following_ggyelomant angligat1919:, 1 Minor Land Partition amp.m.s1_1:2 d,i ide A 40,03 acre arcels of 20.31 and 19.72 acresLIELisja :at Planned Dmillopment_gammtatl_glan_gpmag to divide the 2(1231_4.012,_mr_tjan of the Inlie,Lstilla_ka_siaagle-familx residential lotandtsteoljzeactismitive Lands Review aNAroval of rglimin lasts for roal. and homa construction of portions of the subiect rir_peiorttlf_mt...ceedex2LimselaLLanlI4 MgmtgEmLamiggygl for theji:410kallow derof three cul-de-sac local streets.of 5/0 feet 560 feet and 680 feet whereag, gsmaily pewilagapt_gggg_gpction 1.8.1644/0_10 allows a maximum cul- de-Sac.lerlIDELfeetreloent_m of local streets with apfgetstsugment and sidewalk on one gide within a 40 foot 491ft-of-, wa whereas Code sectionjAA.14.jacLiatillgyALAs on both sides c• Aj0_,..9±ustaLsj to allow local street soaps of as much. as 15 w nt whereas Code section 18.164.404_121) allows a maximum local ilttrgeleckgtarcent....aggisA-421,Elideritial, .4.5 Units/acral 6. Action: Approval as requested x Approval with conditions Denial 7. Nottoe: Notice was published in the newspaper, posted at City Hall, and mailed to: X The applicant and owner(d) X Owners of record within the required dietance X The affected Neighborhood Planning Organization JL. Affected governmental agencies 8 Final Decision: THE DECISION SHALL BE FINAL ON Pgksitamn2ILUi!LL____, UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision, and flitatement of condons can be obtained from the Pianning Department, Tigard City Hall, 13125 SW Hall, P.O. Box 23397, Tigard, Oregon 97223. 9. Appeal: Any Party to the decision may appeal this decision in atcordande with 18.320290tB) and Section 18.32.370 Which provides that a written appeal may be filed within 10 days after notice is given and sent. The appeal may be submitted on City forms and milet be aooOmPanied'. by the appeal fee ($315.00) ;And transcript coats, (Varies up to a maximum of $50) .00)- The deadline for filing of an aP9eal is 3:30 p it. O'Oteher 9 1991 ----. 10, Ouedtiondi If You have any questions, please call the City of Tigard Plannirdg Department, 639_4111, 1')111n/SU1191.°,09 /31(1,1 cm OF TIGARD PLANNING OoNHISSioN FINAL ORDEzt NO. 91--09 PC A FINAL ORDER INCLUDINL4 PINDT:.a°Ei AND CONCLUSIONS APPROVES AN APPLICATION POR A 52 LOT SUROWISI ?/pLA 0 DE LAPNEBT REQUESTED BY OTAK„ INC. (1441 DBVICLOPMENT..PAOPARTY altar:SR The Tigard Planliang Commieaion has reviewed the above app3,icatioh at lic hearings on August 19, 1991 and September 23, 1991. The ComMission has based its decision on the facts, fi &thga, and conclusions noted below. CASE. I • SUMMARY Or THR ARQUEST MOUNTAIN HIGHLANDS SUBDIVISION Minor Land Partition MLP 0110003 Sandivieiom SUB 91-0009 Planned Pevelopatent PPR 91.._0004 Sensitive Lands Review SLR 91-0002 vaaia toe VAR 91-0012 SUMMARY: The applicant requests Minor Land Partition approval to divide a '. 40.03 wore parcel into tWo parcels of apprOkimately 20 ' acres each., The applicant re Gate Subdivrieion pre3,i Binary plat /Planned Development ve parcel intl.) 52 ual Plan approva3 to divide the westernmost 20 lots ranging in size between a " ,... � cxil�el.;tir 8,675 and 21,035 square feet in sizes as well as two C onl held open e applicant � pace tracts. The a licant requests approval of special setbacks of 10 feet for front yards and 3 feet for side yard® , for the P po pna Special . may rec,�ieated for planned Pro Posed velo ernt. ®etl�acks >Aa be val. devc l .. to without re irin 'variance appro Sensitive Lands Review approval is requested to allow home pm y Construction r n on shapes construction, road development, and ui3.lit.. con�a�ructi0 PP in excess Of 25 pa Cont and to allow utility Oneitruction within a drainageway. Variances have been requested to a number of Community bevelopatent Code standards. ,9pecifica11y, the following` variances have been requested. td development three cu], de sae streets' of ap roxiinatelyv 610 feet, 690 PP � Y feet and 680 . feet in length; whereas CoMmUnity Development Code Section 18.164030.].1 allows a ? rxt cui de dad length of 400 feet. . To alloW ®,idewra3, ka on one side of all local atteete# Wheread sides Of Beal streets are re ' died Per dada sidewalks on both ' Seoticn 18.164.00.A. 'lab; To allow ow a re+dnction in lochl stew t Pavehtent Widt a to 2 feet Eton the requited ed 34 feet width (Code 18,154,11,10a): MP 91- 03/SUS 91- 09 /PDAt 91 -.04 %Sly. 91.0 2/L ' . 91--1 ... J' ghlanl Gib 1 1a d EL 03 4. To. allow for a reduction in local street rights -of -way to 40 feet from the required 50 feet Width (Code 18.164.3.1.a) 5. To allow an increase in the grade of local streets to 15 percent from the Code permitted maxiMum of 12 percent ( Code 18.164.030.M.1). APPLICANT/OWNER: M -B Development 12725 SW 66th Avenue #102 Tigard, OR 97223 ADDITIONAL Ro Quaestor, Inc. (Mike Levin) 1990 SW Bundy Avenue, Suite 125 Los Angeles, California 90025 REPRESENTATIVE: OTAK Inc. (David! Bentz) 17355 SW Boones Ferry Road Lake Oswego, OR 97035 PLAN DESIGNATION: Low Density Residential ZONING: LOCATION: ., (Development R-4.5(PD) Residential, 4.5 unite/acre, Planned 1.)® Overlay) Bast of the southern terminus of SW 132nd Avenue, southeast of Benchview Estates Subdivision, north of the Woodford Estates subdivision that is currently under construction, and north of Bull Mountain Road. (1dMTM 2S1 4, Tax Lot 1400) . . .. APPLaCAsLB LAW( Community O- ee ®lo pm enr Code 18.880 18.92, 18.150, 18.160, Plan Policies 2.1.1, 3.1.1, 3 7.4.4, 7.6.1, 8.1.1, and 8.1 SUMMARY Chapters 18.50, 18.80, 18.84, 18.162, 18.164 and Comprehensive .4.2, 3.5.1, 4.2.1, 7.1.2, 7.3.1, .3. OF ACTION :Approval of the Minor Land Partition recnest subject to conditions. Ap rovai o the Subdivision/Panned .,armed pP f ,� � 3on � Development re e®tel as well as the Variance and sensitive Lando Review requests preliminary p associated with the Subdivision relirtdn let. Approval i subject to several conditions fisted at the end of this order. iI. FINDINGS ABOUT SITE AND SURROUNDINGS A. Site same, and shape: Tait Lot 1400 is 40.02 acres in size in a square shape- B. B. Site location: 'CaM lot 1400 . ie located' east of the current southern e and sout st of BettchvieW E®tatee terminus of SW 132iu�. A������aaa . hea.. subdivision. The parcel is also appro si iatei t/ 20000 feet north of Ilull Mountain Road and north of the Woodford Estates subdiV rion that id currently Under c struction. � �e Subdivision Would the deVelo ent of approximately ther4estern 1/2 o € the sit eo Tha ea'eteren one -halt of Tax Lot. 1400 wbUid reMain' undeveloped • St. • 9 . -0 %Still 91-= 09/PDR 9:1 -.Q4 /4R 31-02/ 91--1 Alt .lgtn ands PAO C. Existin Lusea and st ,mezt re a This site is presently vacant. Tree cores: consisting of a mixture of evergreen and deciduous species is found on the southern half' of the site and eastern portion of the northern half within a ravine. Open meadowland takes up the majority of the northern half of this site. 1., the north an4 east. Distinct draingewa s bisect the prope t sroug ly • 1'o�po t_pi , snit cax_sina�tes The property elopes generally from the roughly between the sections to be p partitioned and within the area shown as tract preliminary y p p gP e a site A on the re�limn plat. The a licant as sexb�iti�si. include analysis ma p that indicates that significant areas of the western section are sloped in excess of 25 percent. • surrqHMALVISLianclaalgle Benchview 1 states Subdivision, Phases l and If are and s deve . • led d the se II has not yetbeen develo d41�0 A southward extension of sil 132nd Avenue was proposed and approved for phase XI of Benchview . states This extension of SW 132nd Avenue IS only approved public access to the site that is the sublet of the current application. The r p C r . r• e�.i>�taine plat approval for 8enchvie� z3 expires on October 20, 1991 The area t( he 'southwest of lot 1400 contains single fa ily homes on Iota large; Ian the ninimum let size for their respective zor.e3. Limited cure ' rlopme;nt potenti:hl �eie acr i meetly undeveloped dear ®arce►l, lies ent re lacis of aa.' n . ',vary sewers. y ope p ies . _ y . ,. undeveloped parcel lies immediately �iaama��iat�ax la�t 120q aa�ato ®; wooded, and p (_ ) The Woodford Eatatea subdivision, which is currently under development, lied to the oath Of tax lot 1200 . Plan dean, O non q surrounding proper Residential use a t, Wort and West taret&L o d ®ignated for Low Density R d �� the byst, nCity of Tigard comprehensive Plan. Properties to the ettS,t and West are zoned zoned are Y 'Redid nti.alg 5,000 square ?boat minimum lot size) aby R -4 - FLT b y tl,�e Cit" of Tigard, Pro rtte5 to the uOtt�h and oast Washington County. Properties to the south and southwest arti. debignated for Medium !den ©it ll Residential deVelopMent by the , Of Tigard tOmprehenSiVe Plan ea Weas the Washington C�aunt�i �reh�a� i : . x>w id ones � � ge Plan: The Woodford Estates subdivisio- .. y' V' . g, R�7 b the +fit � of Ti ands, t i 5l ,.. fi 00 .S are foot asini.mwn Iota). . Re ©ic�en � , , , equate Prc► rtf ®d to the southwest remain in Washington e zoned R, � ecuxat d an aa�. • ggglo dal _ Sumsgps t The applicant re que ate Minor 'Land artitai►ataexl p r va l to s �► d ivide the 40.03 acre parcel into two parcels of app Y _ attention that the sized of the resulta It parcels Way i ast be d b each, split north swath. It had been brought ,to the ci.t of Ti gars s c approximately atel 16 and 24 acres in response to a recent court judgement y affecting the parcel _ and its joint owners, If it is divided into 16 and 24 acres, these parcels would rewire subsequent lot line adjustment approrrai to readjust the boundary between the parcels into two pawrcelas of p• p oximately 20 acrespeach. y . zy ... qu relative to r Since this oa�e too ;.ate to Bati:sf dtatut re i.reiaien�>a rela � will . . ` , • einte of an applcatioari, the lot ,,;line a t de ®3:o snit at . rnval willrba As part of thin application and a Subeequea pit pp neceabary: the applicant proposes to subdivide tne tfaeetor S ti kittY single fauil Y r�dfdenti�i 3�� e ranging in size from approximately di 616 5�. �+ �P 91�a03�' - v�fl hlanda�i P13,4�R 3 do 21,035 I quaree feet. No development is currently contemplated for the e atItern ' septic-A. The. applicant requests Subdivision preliminary plat and Planned Development conceptual plan approval for this plain, As permitted for planned .developments, the applicant requeate approval of different, setbacks for' the project than 'required by the underlying R.,41.5 zoning district. The applicant requests that minimum 10 foot front yard letbacka and 3 foot side yard setbacks bee approved for use in thin subdivision along with.the other'setback standards of the R -4.5 zone. The general street pattern for then proposed development includes ao extension Of SW, 1320d Avenue ftett.th f northwestern comer of the site from Penchview II subdivision to the eoi*thweatern corner of the site. This airnox collector street would be ' stubbed at that point with a future 'connection t%j SW 1321d Avenue in Woodford 2etatea' Subdivision to occur sometime in the future. An approximately. !x60 foot long dead end street 'terminating in a cud. de sac b* 1b woulA be provided off of Sid' 132nd' Avenue inn the southern portion oft 0 Site. This Street is intended to serve 17 Iota within the second phase Of the development. A network of two cul de sad stroeta of 610 feet and 680 feet in length is proposed to servo the 35 northernmost lots within the propos d subdivision's first phase. A short stub street would be provided at the northeaBtern .border of the proposed 'Subdivision to provide for a future esxtenaion to the north, possibly to include a connection to a future Gaaas de Street - Walnut Street corn Lion. application requeate a oan munity Development Code public improvement stands ds for publics str Code � t®. These variance include: 16 To allow deVOlopment of three Chi de sac Otte :te of pp y r , length wastes Community elop :ent Code section 18.164.030.K.1 allows a maximum cul dt 'sac length Of' 400 feet • To allow sidewalks on one side of all local streets, whereas sidewalks on both sides of local streets are required per Code Section 18.164.070.A.i.b • To alio a reduction in local street pavement widths to 28 feet from the required 34 feet width (Code 18.164.,E.1. a) To l from the l Street ri q hta-of way to 40 4. �o allow for 9 earequired so feet (code 18.164. d±.1. a ) 5 • To allow an irncreass�`�t in the grade local _. g stn: e3et sn to 15 to 18 percent from he Code permitted maximum of 12 percent (code: PT Sensitive Lands Review approval is also required 'because the develoj' ' ent Calls for road and building develr p' ent on Slcpee in excess oi' 25 percent. CO Previous land use and deeelelo reht a" lioatiOnd of ece°i. ag_,t i i area l m ...i. . ications were submritted in th& fall of 1996 �J for deve�.s� ent of both $ dons, of � � parcel, :.. dam . ` .. Two Se arat�e subs vi ... east . the r ..�. ect _.. , a3 well ash:; .. an adjacent parcel 'to the east (SUB 00 -°'001 J Pth'. 9l►''do007' and st " ' 00- 0012/Pb p0-0008). Soth a PPZication® were withdrawn prior to hearings on re 3ete 9 the M La 91- 03 /8US 9ir09jgrR 931,-04/64931,-04/64,.,1 9102 /V 01.i Wt.1Hi hianda PRE 4 .. 1 4. • 0., On August 19, 1991. the Planning Co mnisei n. reviewed a somewhat similar subdivision plan for the property as Compared to the Curren p ,sn. The earlier plan, howev ` 132nd Avenue and a future extension of SW Gaardeng c0reet between SW P er. .pro eed a connecting ���s�� to , the eaet of the proposed Phas One. The Commission was Unable to conclude that earlier plan was consistent with Plan Policy 8.1.1 which requires that streets created through the development proces0 provide a safe and efficient grans �rtati on s C os�i s t� � h a the proposed connecting atreQt its p ro eed na raw 3dhand the number of driveways th vt would enter the proposed street. The commission pp to allow the applicant to revise the continued lawn to eliminate the p proposed connecting street The current application Proposal is in response to that continuance. III. APPLICAELE APPROVAL STANDARDS, The Partition proposal axe found a]�le �. travel Criteria for a Minor &and Part in i ommnnity Development Cckde Sections 18. 162.040 and a, 05 . Thg 1 a for a Planned Development fend at Code section ���^- re'��1 criteria ri 18.60.120. The aap royal standards for a pre3 iminary sub divi iOnn plat are listed at code section 18.160.060. A. The hearin9is a authority may grant variances to Community Development Code' standards if th(st variance approval criteria of code Section 18.160.120.B are satisfied The approval criteria for Sensitive Lands Review approval relative to development or l:andforta modificatiOna on slepas of 25 percent or greater are listed at Code Section 18.84 040. D. In dnw 1 di ien, the prop sal must also be found to be consistent With the . t ®tandmrde o�the fo � Che - 5 zone);, following � C3oc1e peer e . Che ter 18.50 R 4. Ch a► � er 15.88 Solar Access Re ir°ementd , Chapter 18.92..... Det SLt Computations) E pm g chap tot � ter- 18.150 (Tree Protection); +. p.. _ . (. utility_ �� set and t8ti p and Che ter 18 1+54 Str , Improvement Standards ) . standards of ,other Community. Dev�� lopment Code chapters may pN q p j e not applicable o mend of a b »� are to the Current r eview. the u��ub er:t ma a n6y' t� eubd+B ue�nt dews$ si The Cod n3 slion also . f in da that c oap reh endive Plan pol ic ie 3 2.1.1, 42.1, 1.1.2, 1.4.4, 1.6.1, 0s 1a 10 and 6r 1r ' apply to the review Of this development proposal IV. NPO & AGENCY coMmENT8 1. The City of s igard Engineering pe artmert has reviewed thw proposal and offers the following coxmerta: aa. Comprehensive Plan Compliance The comprehensiv. Plan Transportation Map designates the urea of the proposed aubd�.v isioim� as a study Caart�e estr�et Nap � e� obe ®conaiclere'd that two prop a _ p o in this options for the e�ct,..ndidon study area. The reco , of the Mortheaet cold a ation stud one o Hulk. Mou option ana r'�eternd daa��s� Report ars one O ,done to ) e considered. Thin an�r►en MAP 91=.03 /SI)S 91- 09 /PDR 91, 04/SL,R 91...02/',:',;' 91-12 Mt.ai.ghlande 1E)AGg 5` • tt north and weSt from 12let Avenue to connect to Walnut street. The proposed subdivision would adequately accommodate this option, as the propoeed route for this option lies east of the proposed aub0•1127%on. The other option to be Considered i a minor collector extension af :4aarde Street west from 121st tn connect with 3,32nd Avenue, a'..4 Previously recommended by NPO #3. 2he NPO has reviewed the proposed subdivision and ccl-nblvided that the proposal does not adequately 'provide for the NPO option for the Gaerde extension. At the August 19th Planning CommiOsion meeting, the CoMmission discuased tha feaspat1ity of conatructing &collector street coarAction thrOugh the area of the proposed subdivision. Based on Saformetion provided at that bearing, there seemed to be a conaensus of '.14e Commission that constrUctiOn of a Coilector street through the property as recoMmended by the NPO Is not feasible due to the sitera steep gtades. The OOmmission reviewed the Study Area options and concluded that the NPO alternative shouid not be constructed or, perhaps, should be routed further north where grades are less steep. If this accurately reflects the thinkinc: of the ComMiseion, appropriate findings should Le included in the final decision to document the reasons for accepting a Vtat that do las not provide for the NPO option. Engineering staff would suppott thu conclusion that grades on the subject property are too steep to provide for an easte-we t collector street. b. Streets ,The applicant ii!) propOdiAg to extend SW 1320d Avente throuqh the SUbditii(3iont act a Minor collector Street, as required by tbe ‘rra.n.dptattation KAP, As proposed* '.only apprOxiMately 180 fOot of 132nd would be _ dOnetrUcted in Phase I. W iaagree With thie Phasing for two reasons- Firdt,we feel that the conatrUctiOn of 132nd should ocOnr before homes and landectAping are Obtablished on the adjoining lotoN Oubdtantial grading, Wili be required to Conatruct 132nd Avenue. once Phage I ia completed there is no assdrance thee; Phade 11 Will be completed as now proposed. It is not utddimoin for the remaining property to be Sold to arlOth6r devS1C0er or for a new dedigh td be aubMi474ted for a subbequent phabe. If t7.*LeWere.'to haPpen, it ObUld seem unfair to place the burden of pohstrud'Ihg Phaeo I iMprOVeMente Ok 13216dObtO A fUture deVeldpment of the l'hacie r1 property . thmtekote,, we redoMthehd that 132hd AVenne, at .10adt to te SOUth :limit of Ttac4..t. A, be included in Phase I. The applidatt has reqUeated Variandes for Street *iridthei and eidewatue on the litter:ill adbdiVieloh atteeta £�r both t.hadlee, .The PtimatY awilumeht . _ for the varianced LS the dedire to ptedetve open epaide and tree COVer. the argument nay be lralid fOt Phaee /I where thee ia dateently A heat', tree cover. goWeVero the Etreeth LA Ohaee 1' are located tiboat entirely otitaide the treed area of the PleoPertY aid are not iotthih the area proposed for bPah Space. Thereiereo We rechrnMehd that the vatiaodde be denied foe Phaa4 It We have AO objettitild to the Vatiahdes 'fejt Phabe U. If the ,variandeS* for the etkoota Withih Pbae 1, Are approved, ue tetorahlehil that it apply only to the c1-de-aad Otteetdi. The dotty tesaci,lh Phaee,1 and the ptopoeed at to the north ehohld be built tO etieet etahdakde, *1) 91 -031sUB 91 09/PDR 91 -041S1,11 9i 4)/V 91-12 Mt.Highlanda ' ••••••...„, - • The applicant has also reaeeteds a varianCe for the length; and grade of the -cul de -sage streets tor both phases. These standards were established primarily to assure adequate fire vehicle acceea. The Steep terrain and adjoini4g steep ravines make it difficult to develop the 8 tine project in conforcMancee with the etandtt.4 '. If the p area rcapaaeed variances are reatisfactory to the Fire District we have no objection to the variances for both pihaaea. The proposal assumes that streets x-.,ill be eactended to the subject property in accordance with the rreliminary plat of Benchview 1I. Without these street extensions, the proposed eubdivf.eion has no acceea• Thers;eZ Mro, any approval should be conditioned upon dedication of right of way throrgh the Benchvieww IX property and Assurance of construction of the road inaprovementss through Benohviet fl. c. Sanitary Sewer The applicant indicateai that sr ►, , ritery sewer' lines will be obnss triscted to the Mite by the Unified Sewerage Agesmcn (USA) The applicant cant has submitted a plan which calks f"r An extension of a 10 inch eanitary ,ewer line from S.W. Walnut up to . AA sii7e. At this time, we have,, no ervidence, of USA's intent ion to construct the sewer line. Therefore,, any approval should be conditioned upon adequate aoeurance that sanitary aar-40r service will be made available to t,i a property; The applicant has submitted a preliminary plan fcr the on Bite sanitary sewer sya tem. There are numerous g ,.rtione .of the main line and manhol is that are not Within the public right-of-way and • will Catae mainteiaatse problems. Therefore, approval should be coraditiw,n upon aaSuz. an ez that access to the Manholes oeittaide of the right-of-way will be aestsrado d. Storm Drainage The applicant ha.e submitted a preliminary plan foe the stomas drainage B stew. Based on the inf�osation y Presented it appears that it ' wouild be adequate to serve the development, There ,are two concerns that ice apparent after reviewing the plan; (1) how Will the City maintai n the manholes and outlet structures that ar not within the public right - of- way, a x d (2) svha are the plane for individual lids: tlhoi; f a Therefore, a ;,prova1 Phould be conditioned upon assurance that individual lots will have adequate drainage facilities and that addeso to the Manholes and sotrUotures outside of the rignt -of -way' Will be assured., e. Engineering Department Recce naendati o a pp end an royal v;ith the f i Mowing � P If the ®cibdi.viti.on is a� �oved� we rec�► . mss•. ce ions' . iO ii. Deny variances to the internal street, width and sidewalk req&Ioat for Phase' y. No recot►!Mandation with regard to Phase Xi. , Lit. Approval should be conditioned upon elitibfaqtidh of conalit oars *f approval attached to the end of this staff repor variances Grant . he culede o.... treet® 7O ng a ag d grr me onlY titter approval l from the Fire District; and P 1 -o3 /Mug • 914g /FOR � .moo /Sla&t 91 0.! �]; -la it gi:gh .arhde p iCE 1 • 0 The Tualatin Valley Fire and Rescue District has reviewed the prelioin, plat and has provided the following comments, Long dead end streets such as presented for thi:. project are not acceptable to the Fire District. Wherever pose:Lb:tee streets should be a uteeded to create circulating roadways, one aal,ternate means should be provided to maintain shorter cul de sacs off of circelating driving aystems. Turnarounds at the end of cu]. de sacs should be placed on 'level ground with the exception that. normal street crowning may be provided to provide for adequate drainage. Hydrant locatione should be coordinated with tkbe Tig rd ;later District. The city of Tigard Building Divieion has commented that private etc. dra:►.n lines and easements should be provided for lots 1 -9, 22 -26 and 41 to allow roof dramas to b c of all late or existing draina, ewa e. In addition, the f�t,niahed eli>pe of s ®were '3 Y� or directed e .: to public _ . with cuts fills Should have a ,maximum elope of 2:1, or else an engineer shall certify the stability of any steeper elopes. This would include the, slope and fill from excavation for foundations for the structures. 4 Tigard School District 23J reviewed the proposal and has noted that the proposed development lies within the attendance areas of Mare Woodward I� �`?aue em. R Senior High Elementary e p©opo ®dwdevelopientBi.ehpro projected to genera ae the following Junior High School, Tigard additional enrollment at 'those pl. The prop pm , schooli;;x: 17 student's ' at the Woodward School 8 students District notes that h and 4 students at Tigard High 9 School. The School B school capacities are projected to P be exceeded ae►, a result of this � �► _ pas and other recently reviewed and approved developments within thole attendance areas. The o cased develo en an P1P � District noted that core facilities of the schoels are thsufficient to be able to consider portable additions. Additional ochool capacity may be e p rovided by other options under considerat ion by the school Diateict incleding grade level reconfiguration, rescheduled school year, boundary ad u� ,tments, double shifting, busing to under-utilized facilities, fueere . il�.tiQai ands -other sc;�►oa.�l. bond measures leading to coinstructi�n of new iao housai ig options. e The Metro skit! son Area Commul .ications CedMieeion (citable' t�hievieion) has reviewed the proposal add' requests that the developer f.aietall two schedule 40 2 -.inch conduits at street crossing 3 for underground cable , ie. 6. NPO 4 8 u nanimou e3 Y reconend e denial of the tequest. The NPo s to e that the ro meal directl y contradicts th e , Mortheae Bnll mountain. study, NPO has decided to appeal any dscision wa ch epprr b ee the eubdiva:eion plan . ad currently opos e l e NOTE: ..�THE FOLLOwlra�r�N�s �,v� ��E�, � c �v�� '��T� �� ,�'��s ��i�►��a�°. G dON �. S I�LFiT� TQ P.�Af B,IB �F SUBDIVISIO r � O dO .... t . .: .. _ titd E1b j BF � t FLFF The `6 4" ee has; reviewed the revised lane taff note: the plan to sewed by the dommisaidr on 8 `23 i and has commented that the_��n,�o.. ,s ,. '� p � pc.� ed eitrerat say ®feem a consistent with the CFO,' ®_pr ®farted ideasa o>z �.ra fic circulation between Benchv sew I and the proposed Ga1s►rrd aioan r � �� eaten® The CFO etiliP rte the p ^opoaal to temte a portion of the prespbses . , 91 1- Mtm g an f stP 91- a3��..0� 91 -a9 %FD Tt 91.aa4 /sLR 91- i12,yV #i ha: :I • A.•0 development as opora space. The CPO urges the City to consider acquisition of the c��.._ spade as parkland. The C3 also reccfds strong ~��� s- . the �+ restwictiOne on tree removal within j .1n apace tract. ▪ Northwest Natural Gas has counted that there is a 19 inch diatnoter high i . o hwest Naturral Gas to have pret�8u re feeder eaat.n on the east side of this subdivision. The di®velopmr ' n rep r ®retintativ�'�e ek Yould contact Northwest the main located prior to any Sixcavation on the site; 9 e the City of TigkuGd Operations in � �� ®�s has 12 gent a��.�1� df�iculttes to that atreete with a gradient maintain with street aweeFerer sanding t�uas� s d Other equipment. In addition, the DLlrision is Concerned with access to sanitary and storst lines that would not be within 'public right-of-ways. triCt, PGTE and GT1 have . reviewed tie proposal and have �, ®o The Tic�sdrd Water 3�iB�Y ' offered no comments or objections. 11. NPO 3 representatives v ` ,.y.. testified e4for�e commission ..a,q�* the N; had eer � ?�yu® concerns w�►.tti .:. s �Ees;aan Porter and Nev+�.�el �'r�C and to the the � .... � , � development's potential impacts upon ci iana for veloping a conne'tin road etwnon ew 132nd Avenue and �a future Oaatde -Walnut connection as was raised , In the review of the Northeast Bull Mound in Traneportaatio1l Stur'yo 12. No other Written or oral comMent0 haver,, been received. EVZILUATION I►)Y/ P QU BST' fence With Communktjt. 1 svelo .. ent Code Minor � �d P�tion part- . g , . � 40.03 - . a.... nova l into two The r ro�,.�s ®d aaf•nosrdllg�l2 atcree� .Ls consists at 'With tiger �F, arc L Standards onta�.ned in , :ha Both proposed a O fnrc�a� s�inor land partitl ®si � . w.: _ ���1Square 2 feet MiniMu ter parcelr� would b�► substantiall: � larger than the 1, 5 ion. size for 5 gone; na► setback vi�rAat3.e���ae would o�cur� and th+�rm the fit- k�, . n cervices as a rea It of the is he' 'need for additional fit; ac�.lities or � cond3.Yni.osaed u s� the partition alone. Partition approval shall be po applicant demonstrating , iatot all parcels to be s±r ,ated will be protil ded' p pc+ � ko bdivi�ding of the western paroei with ad® td mcceas� if tie ro soli fails to occur. e + om.:i enc:e� v�ith Communit . l,e ref, open+ nt .. Cede 0:41 .r�.(4ski to �d bevexo;sr ma Tiers :five Lands Review Variances The :proposed a bdivisiasi is coneisten�; .._.. N. pp.. . .. eiria +: propose �� •� t with the a�a rati`�atl Grit for a subri3wision- because 1'1 . ... °ion den ®i�t `_ Q " , y � bite i With lam` • the ro seed subdivision . h the rehene ar the bite and with he c lieu wig. � ,. . ,. rtutait f� t app i air tp the Mat) � a . - licahi® i.afi' iioies r the rer�u�.ati.ona�+ of A.,445 tog*e and other applicabl'�r, reg►x3 tta:ona c« exile ®t ific edf ici. in, the a ara ra hs that int out t air:co�pa�n�Yi:ng p g �� p° 'the proposed ' flume Of the s�xb livisi.on, 3ounta n H gt i�aa�d3 b , S • ni t. p... e,` 3t dup�:icat.vel� a� any recorded plat ��ithin �last3i�i�u. ran O+on�t o•� P •g1. O3 /StIffi 9i .G9 /PDT t .,i Za4�' f :R 91 a►2/ V 9: °l tMighlanda 2,9 �YV • • The proposed extension Of S �1' 12.2nd A,inw'e id 1aid oitt ad to cOnforin with the a zp :orved alignment„, fmt,' S ' 132nd Oetiue In the Benchaiet, 1 e►tatea I subdivieinn tc 'she west. Dewelopaoent Of the efts obviout3ly; i® dependent upnn Stt ;t32fd venue, or' other roads being .extended • to the T !srol►f';et, 1 any 'apprOOal. Of the prelianinary plat heu1.d be Oondlt aOanedl upon deve1oaea'at of SW 132nd Mee o'1' .another pUb10.4 .4toad.my b ang extended t© the Site either. by, t "labs devellopero Of this riar"►1er.oi.on, or Others a DevetOpecent of thb tEenchvOr."' ion or at least the development, of SW i32'a<na .Wene a is • neCeafary for the creation e f propoaed . lot 35 Wbicli its 'Oho n to include some land from tax lot ;'.5700 to the west. gn additions then subdivision props ®al provides for street atube to the you h a further exteanciona of ,S 3,320(4 and to ne north f a poanib 16 C� for t= ornnea:tl.eri' to a future !extengl.toa of SW Gaarde Street, Ali auaho the proposal. dose not close oust the opportunity fO1 an indirect street connection between SW 132nd and a future Gaarde exteneiofx are 'eoou ihfi by the w it just does not provide for a Creek crosding towarrde the assUamed future Gaarde aiignn ent on the subject property as was prAltioualy propo®edb The .CetiOiedibil finds that the proposed road system would Ooa<aoi ®teznt with Phan POlitV 8.3..1 Wh,`,oh cells fair a " eiafe and .efficient street, and roadway diditetig that tteeta the ci Trent nseda and anticipated future r rowsth and developuent° at lust with regard to the road pattern and With regarla to traffic poising through the development. Ianterxnal. road safety and efficiency l.® discueteed bO1014 ' with regard to the requested ��1e ar the iletitheadt ®rccal�.a;actor greet icoairaectrtation� Study v Cal .. oar between taw Gaarde Street and SW Walnut street td, the north. During the review of thin study, the *PO and others suggested that this connenticia betweeti these el;iating streets ehoUld be a mtuor ac minor collector ntreet c) .. be developed betweenioth by n (A) � twat a�aa ind root .... i.a collee:tor street instead are } pro " osad collector and OW 132nd Avenue.. 1NO action tiati been taken by the City council with rt.gard to the Northeaist Bull Mountain te$00 ?ortetioh atudr, gowevrerd a receat revision to the co apncOlnen'aive Plan TranaportatJlon Plan 3Nip designates this area as a study _ area and notes both the alternatives raided by the Steady and by the 'MFO (astieendinents t. Ptah Mo p adopted p by the Ooeunci l On dune i091),; The conmiission fiade that the applicant e u e telier proposal that ire rev ievled on August 19, attempted to pau ialllr accommodate thya N a su qg sated road l as, but inatea ' the proposal woad hove created an ohoOto. rood by peovidLng an *pporto ity for a connSction ' that bight cai "ash laaveld of. tit f ou.ci � at titiptitiOd e�ieii be baa<i1.t e to. o loeal. �tre�st r Street on, a .. atandards . sett The ap��lict as ed t Street ii�pr�AV�1Ileilt " . .., � �. ,. � r�eed.�to �le Ill ,�hat . a cannectiag diet th>uough thin twee Would ., arrower and satee r t Star �q ,�y,� y� v. ray ,�. �N �Y K� hail local W�i'i ®fit E#taL�ada�td�]{ JMI� dDL°4�tS38r W?4�ra f�i�Lli�.us�.�ae cutting and fitli.ng ®aa gees cite end Ln orrder to beep, costs within a .. ...cceptakal,n levels with reiepsat to the sasov4t sae► 1-0/00 01 44/#1JA, 91 -O4 /S 91 O2 -12 Mt.H&ghlan development proposed, tiara earlier proposed, cdnnectiof been Steep wtncU. gg and ana�."row, and through Phase Y would have � , �, within the road would inteiree►ct with at least 15 driveways e fe,�rly eha�r�;� � distance. I�► �tdit iof a sidewalk would have been provided on only one ei de a The Cc mullion' ep review of that proposal found that the `IpreeVi,rou3rly proposed road system would have pr.)eed ei.gnificant , tr afio haxatde to presidents, pedestrians, and motorists dues largely. to the amount of traftl.c that alight : be antic antid?ated to use this connection between SW 132nd and a future caarda a enation. pause of this apparent problem with the design • of the proposed oubdivisidf, the Commission continued the Subdivision preliminary plat approval request and requested that the applicant reconsider a layout 1argaly as is currently proposed. The coninLasi+ xn finde that the proapoeetl Layout *Wild p∎ o Lde an opportunity feyr a futu�.�e cbatnacti on bet On SW 132nd 141renue ,�y ,,Lj.,.�.A�sC�Q� ': _ �i, 4� r� gh the X �.. f�tl, ab ('74rie4 hat .;'.hale. been %. ` po � ern � >n to be derdeio d hrraugh alad; end: a future �a.ard� eens�o ; . ..:.., �'rO� ®ed rDO,,� , ti�'ll p � �� e dependent ix , n future, deve.ent bf ,tidy! r treet and th ib m e ane3rt�a. It Will be x'eem,�dPred gnat this mstt>, connecting street to the waist b conn>»trnotted to full. Local sheet ertanclavcia in order to best aCctditteodate future traffic flows. It appear° that developedo t of ' 'a:,conneot1;iig, Street tc' the earth wCaAld Iaeare feasible than ao rose sub je property due ° � l' Sloped � �reoe lde � g filling eu d be neoea� ao ie not t a� what the ©n y remaining opt ion fo : a 'corfnectton ��tweemYf� �Wt 13�nd and a Gearde ettention wevid necaoaa► i 1y ewe o o OSS the property *Ltd. • be O imediatei, to the north o the otthijeet ea,,eily, aoc;t�ntpl3:ehe�d �r�e�al�le that a coins d:em�d.�sfs� •theref�zre eloes� not find to the north. the, Coin • ,.... furt�n�, � . , ,_ that ._�he care t propoa&1 ie incondieternt with the 'Nortkheaat . p,o :ter t as the 11Pb aaeerte since o ther option® a i t fer a conne dy • �oup�nte3.n �araYnma r'rata,cn steti�►iri betw�ein s'� d.32xi�i and a r the ro may d �' otoroea the ravine on the anbject itoprrty and the po �:" 'o partially y acco datee such a, p p® �.an artd.rallm futurQ conneCtion. d s The Subdivision, to be +P ;Odic ed in two phaeee of p .. a ra ro a seal to +revel ©p the ebtdi +ieid s3.om:n is p po 3� and 17 late � the � he approval >>�tamucdard>r�m ea la 1atvely con�tiatent with t fora phased a�ubdi ' °ion /Ple'nned deveiopM . use nece nary two .. ent kaeca t3.e® . , 1be+ constructed pu,�lic faCil.1 are ip'rea� iced d beCaum�e fit) �eo�'a cbnjunctaon with each of the bases . i , a wall be to iced for either phal�iea 132nd public �acilite � lilt. �;;o at d.eaat ttie • soothe, edge oft be reep�i�r ®d to be lb n aomrn-)uibctiort with Phae I kA order •'to reduce A�1egnL1 ®� L® 2 :. a future conetruct,ton tivitiote, upott' the futvite rya wife toof „p . e proposed dote 29� -3:� and to roard.de fbx as c . �aee� �n tte approved; bu as Diet n" butit .:. street .: to the Bench 0W 1T eaabddvd:aioi[', w It 'wii.1 'be bed imramtrsr1 to kbarir .csd`E this section Of the 3tre, f� after dbfitttruction and before Lt ,>g satin an exCeaei1 &L ... _ uari:� er in Ott,: ��. to avoid �xt�znded f h long dead end street twiti 1 a tti n�ramaciirmrndG the . ®s3�cain w rejects the' E.gneeriL n g pop' r.,4n ent a ® reEosaandation ,hot th3:a MtP 3 §1, 00/P. bR 91 v gl R 0144/11 0i42 AtFd� g hlaia PAdi 'dLi 01 .r„ tai street be extended as 1a.r south as t o southern liMit of tract A. , ruct�.tan of this etas ®et, in advance of any need for the 1� �orat�t a :. street could result in unneceeoary maintenance responsibilities for the City foal streetlights that may b ► broken en or signs that, May be, stolen if . this street is :;:h eveioped but not used or polic td A sehLviule for total develop neat of the site will .te a qii ed to be Submitted pricey to dev ia',paaent of the initial Phase. The time for total deve lo pi eSt the subdiv i ion /pianned 4evel©ent ®h4,1 itot exceed seven years. e. • T ►e pI? poaaal rec, ue®ta varianceaa to Several of the 1o*a1. street improvement standards ` cc ntainied irn Chapter 154164. The a414slicaazt requestes reduced : r� w w AY 5 � d40 feet a@ataaeted) and Pavement', �ega� ed28 feet regueated i for, internal eubdivi ies etteeta• !ft* e applicant required .. � t also rep-wea�t�a a � Cane aide e��d ®te to b et® The to �ali.ca,n a aidewal]►ia c�rx on 1y Of r of local srtre ® p three oul de sac streets of 510 680 feet ad aadard o to the 400 foot maxittivam .4101 a feet. and of the Code. oppo�s�d �� as of 15 r rcent ga � id0 for local etrebts in *�cedditicsa, the propg ®cal won ld p o de �%erQaa a siakimina grade of ta percent is allowed. ...., . e coar'aaiaeion to grant Code Section �, ®w ���. ®30 authori.a� ®e tii .. a requested variance cae be varitu�ce® to Cod® a3tandard® if the found to be conaia to it with the variance approval Criteria Code Section, 16.160:120. The applicant' a Statement relative to the varianeeaa (at pages 10 and 117, inntead. add3 essee the variance, approval criteria of ,Coda► 'Section 3.13,,A4,050 which is itatetided for variance xequess. cs not made ae part of a lic€Mtton1 Neve�aet, ,leas, the applicant ° a subdivision app .., �hQ ;. ... uatification .. still: he applied to the etateaatant can subdivision variance approval criteria, eithough COt pOi.nt for pint. The tipplidantiti jnet iticat on xeli.ea upon the existing topography a:ndl tree cover of the Site ae special. lilitpunist.anCeEl :affecting property i n aspport of ail of the requested ,�,�£'ecting th�� r variances, 1 aced grading relative to street ittotto rn ®iota t.io-itid' er lots and greater be Q�p64.t ®d to allot,' ' lara� PP tr �iof th o ugi better h ome 61E164 oppo t iti e6, with furt erbedefita oaf riitdncCd erosion Yazd increased open space. The applicant' a etate0 �� . ,... ..: _ .. .._ .. .. f ctiaeli... the � carder �. ,_ that th a larger benefits can be obtained witbott i; a reduced' street iiuparoverents negative! e g t , .... e ' Stem ar palls tapi).ity atiyozi e -et�r s.nd time v�g tr�►rae � trimentai to putb].i.c 3arte�ceetet or e££icienc� o£ till not be d�a t .::. the r w i ,•a-,e f neiigI bori> g pr ►p�rty owners. the 3uatifideti,on o poia;ata u filar variances were approved ei�k +atettterit ale . d Y a entt E ni b iE subs vinii.onB wb � b alab poaseee bite dharacterietiad e t lar . ,to the subjiect eiitsm The ComtaiaSion concur® with F a • i pplicant ° s ttoitification :for r . ree= covered.,, the �e a pp .. .: _ „p Ip iar�cass� an a steel va"1l �.i.ed to t �3e ante ®E �t 610 3 ca£ Phae+e ii o the Ooa i.nati ®n, b£ i;he si:'ee see® of lip 91,E ®3, Si11 ,9i- O9/PLiZt 91 ®4/ ►, 1 02 /V 9i.� -1 l t.t sc lhla iidi� 1 Ic1 4 many . e trees a s area, and the desire to retain ,00 clan Of the �nastur possible are apeciai, c xc umatancee of 'ecting the property which necessitate the design of this phase with the variance to reduce street and right m o>L -way w1.01thg, oriegi on of a sidewalk teem one aide of the street, a ad a lcea ©treet grade exceee of 12 percent in order to reduce gVadinc and ,its effo z Or tree removal. The atietence of dram ;Lge Gaya to the north and east as well aa the: eteepa'xe8a Of t'hiaa area ate species, c4cumata3acee neceSsitating the over -aeflljth awl de sac and steepness of time fecal istreet. It appears that not allowing these ItatiO4cefu to the public ieapr oveme nt design e twdarda could so Severely reetsie t the deevea opability of this area' ap te make thsite evO1� here rreatin g ar er,� ishi F to thep rOp€ y s awnsr . No advereaae effects upon the health or safety of others are foreseeable if the variance are granted The zna jo,: ity of the iCeamisiontanderatandi3 the Fie hietrict' e preference to avoid steep roads 'and long dead end Streets but we find that while the proposed read i.s 1e ®e than deai.xable, it is within the Fire District e e abilities to serve aaaged upon ether devaloped areas within the Fire Districto they prospective develoOez; and ®ubdequent °tonere of property along thia propoaei,i street ehOuld be aware that the steepness and length of this street ry naakc i t dif'f'icult £or the City to provide the full range of City eservicese includthg attest aweeping and winter sanding. The rsnisaion 'does not cenca' . ' ttit h the applicant' a proposed juatification for the earns varlancea with regard to the prcripoeed first phaao of third development on the northern portion of this parcel. the northern portion is mostly aaa Open field; therefore it id faulty to say that the req uoeted variances a auld haves a eaubetantial effect in reducing tree redlolitalii The commission does not find that the applicant has adequately ashcan why the vari:aine ee are neceeiaar ► for third phase, except poedibly to reduce the prospective developer ° a e:ost of grading and read improvements, The CO irai®aaion does not find that the ey costs f eubdiviaaion slows are enough of as 'ertraordLnary hardship" that would merit relief through the granting of tie regneate variances for Phase 1. The variances for ]Pilaus I are d?nied, except for the •variance to alloW h two over- iengtb cul de tiara. These Chi de sae lengths are also neceasariy tee avid e xcelloiv i Cuttirng and excee®ive street grades from potential ccm ecti ra between the etreeta, and to avoid crossing the ravine between the two phaee04 Theee cul de sac: lengthe el ®a aide net aratiCi�ateei to criers because the proposed i.eia ." ha of t„ r safety of be detrimental to the ubi is health o or r g , . de g p Po � the dill d es Qu .... street of service prov3.dera, are eae�s, although net ideal in the Viet/it the range of acceptable street length served by theee age-tidied and therefore are presumably servicalbie, Harp . y.. with the nge atandardl.. q The o becaus2Bthe testa ate intended to be need£ for'® g �` �� .. 5 � ®ns.n didirict ... 1ta faamaii.y l o 500 ae are foot anima lot . ails of the Zane end the !average ime detached dwellin' . uni te. Ali. iota are coraaiastent w�,th the ani° .. k . lest ,.,.. y _ w eet, even though the Planned Daveiope r t ,. w�dtYn ree�Ealire�nent of 5.7 f ,, • MLP 91-03/SUM 91 bR 91 04 /SLR .' ;..... ghla cda PAGE 13, • overlay tone applied to the parcel provides for flexibility with regard to lot dimensional satandardas. The proposed deg id consistent with thee. approval development scheme standards for a Planned Develop mast (Chapter 18.80) as demonstrated by findings _ Presented for the various Plan Policies and Code the find ario Pt f had found applicable to the request. The cha ere that the s�staf requirements of the following Code chapters are not directly applicable to the current review, although future improvements on the subject site will need to conform with he r requirements of theme chapters: Chapter 18.144, ACC3 s y ed ; n pter 18.96, Additional Yard Area Requirements; Chapter 18.98, Suilding Relight and Chapter 18 v 30fi Parking. Staff is charged a3p�;ns� and screening; an Chartpt r $ g 18.100, Lan ' with reviewing the Limitations: . Exceptions; Cbt Ater 18. conformance of future improvements with these , =ta ndarda through the building permit and sign Permit rev'ie a processes as well as through continuing Code enforcement asetio p With regard fi to the additional plant el DOve;4 „apasent appro ►a1 criteria the Commission fl nde Section 18.80.120. A.3. a (i ), most applicable to the review of this prcpo sal. Thiel section etate3 that stre+ets9, buildings, and other $e ® aie� e designed a located to preserve he existing treed, �o pop ra p h y6 �nlnat�al drainage to the greatest extent . Possible.” Although the subdividiones streets and ree demos a u; ill ueces ssitsite the re Vaal cf a number of mature trees, the proposal isa• relatively considerate of the site "e existing topography through the reservation of a 2.5 acre portion Of the alts for private open Once and drainage purpodea rather than including tales area within 10t9 or Cros3aing it with streets. • becau ie this area would have limited reereational potential ard dedication would remove this area fron► the tax toll, dedication of this area to the City is not considered desairable. Ilse. p addition, the proposal doed not provl.d® for crossings di the drainageways on the site. '. o... o 10 feet (e inept for Mfrt3.r�auiin Erorit yard s��stbaslcis:s shall be reduced t garages) y 3 filet ad requested by the and bide, yard sae?�bsaCks of applicant. Howe firers .the reduced side yard setbacks are 'permitted only if a minimuast 10 foot separation lb maintained between abutting building lot the reduced eetback fie allowed on .one nide of a kiu�.l:dings peoial setbacks will provide additioiAal flexibility in home siting in .. order to provide additional, app. °tux ities fir' tree retention and iiami ini grading on step lots. The reduced front yard detbacic would be dnneib e;nt. with net aacke for the r ®diked ee?tbacke s�hculd apply' For �thesna reaa�sorasld than ne3igYilnoi�3�ng 8ench�ie3w z �PPl7ts ®ri All lobte and dhaaul.d not be applied only to internal lots. 4 the proposal le coaai= tent with the sensitive � reriaezta Cha F 18.84, although eiteg radi�i11 benece®e sryy to f aCil itate the propoded devEJlo pmertT 3evtew of f the radiri�. rl,an g g� rues it limited to (areas wit itiiirand abutting .. dl9p+ id p ., �` g g � . jpub��c diiowe e that radio p tiro right+ -of -ways and where necessary :o +construct utititiibe. oppotturiitiea to further lirrtl t gra'ad3:rig of the ei'te are re rict, id :.. ...; .• t . , � a� • '• ';� e� .. f the rib sled dr ®parsed due �'o because of the our er of biildin be that rust be p the single -fa ai1y rediden ial n t . O p� po y. p d. cve�lsn °sent ain' a 91 a3/ ui 91X09 %P�,R 91-0 /8 91= ® gi 14 12 lit a �Iighlands P ul tye need to provide l irite t grade public streets. Plata eor methods for maintaining slope stability shall be required to be submitted as a part of individual building permit applimations for +4be individual lots. The erosion control requirements that now apply to development within the Tualatin diver basin require that an erosion control plan be filed and followed daring development of a subdivision as well as prior to construction of individual homes. • I Xhibit 5 of the appi3,dant' a statement con Zaino a solar access evaluation demona:rattng consistency with the solar access requirements of Chapter 18.88. Lots 22, 23, 1 32, and 331 have been exemnpted under the basic 20 percent exemption. Twenty other lots have been exempted due to CU effects of the existing topography providing a privily northward slope for these 3..c.:41.0 thereby excluding these lots from possible favorable solar orientation. Lot 35 is exempted due to its orientation being predetermined by the prior approval of the alignment for SW 132nd *venue through the Benchview 2 preliminary plat approval. The other 11 lots satisfy the requirement �. of Chapter 18.88 ., the basic Solar re iretdent. the proposed aubdi�ri ®ion; id therefore ca:cnsetent with t' � �► • The proposed subdivision , comp1iaa with the density Mtandardd of Chapter 18.92 because the 12.2 acre net developable area of the Oite (after deductions for s treeta and excluding orilinal Zlopes of 25 percent and greater) yields an opportunity for 4#3. dwel'Ung unite under the 11-4.0 zoning designation. i'i£ty.t ,Po aixig e family residential iota are proposed. The applicayrrit R el eubtyttal includes a density Calculation on page 7 of the applioani o a statement report. Chapter 18.150 required that the number of trees over Bpi itie:h :s in • C iameter that are removed during construction bye rniriitaized. The proposed development • a public Streets; utilities,' and reai.denecee and related of tre�ee,taerapecia1.ly� in Phaa�a Two. Rowever, f the utthet of treed ... can be MinimniZed thz.Ough careful e�"uudy of the slit° to be ac in hed through phased tree removal. No tree removal shall be allowed to occur priLor to ,Planning` raivvieion review and approval Of a tree reoval permit; or' phased perm1ta Y approved r to the proposed public rights, � d be limited grading: individual _ _ of -way arid oul theca be eaei a roved y£or site a tO the i' dividual lotsa will. � � er to identity relati.. .. _. �..._ , v potent�wal driveway locations, and potential baai.lcting sites. the dev�- l per and city staff can then identify which treed Will need to .. t reeidencoe on the Iota. The developer wilt b€i► er u&redtto biro de' -the eervicea of a certified arboriet for this aDAX ;.' date , Y yD �.a � dare should be ' taken to rota3:n as ieeiny mature trees AO t i t h iu e vew eihd bite d eioi ent p rocea Rini izin tree removal ahouid be, a benefit to the proposed develop sent in both increased pieoperty Val tied ad well as atilhaephere. T hoi prOpdenki au ;dvieion r a etteetto and other •ubiic i nprovenlonta d with aodificstione recommended by ®tari, ccm p y with the qu ` r e�dento of �bhapte:r IC.1C4 becauaie: re>y it NLP 91 -(3 o� 91��6� I R 9 A } 01,42/V 140i 1.5 .414 ili�.::..e4. r. t. . The applicant will be reguLred to dedicate additional right - 4f - wad y €or end. improve SW 132nd Avenue t4 minor cw llleor street standards. The further extension' of this street O ll brin g thie� street closer to rovidin a needed connedtion between SW Walnut Street and Sill ?ountain ROad, As noted above, construction of this street should be retItak ed to occur. with developcinent Of PhaSe Y at least to the southern edge Of lot 29 in order to avoid future construction related effects to reeident8 of abutting lots, Also, lf SW 132nd is not 9 approved p po nchvie Estates 11 con ®ti�ucted through th ®a proved ra ®ed se subdivision, it shall be the reopondibility of the developer of MOuntain Highlands to ajxovide for this street axteneion to the €dub; ect ` property. b. Interval Subdivision streets .should be able to be developed consistent with City standards for local. Streets, except as recce tided to be varied as described above. lab provides for attest of SW 1132r�dv�enua • The preliminary p p c local exten ®ion and a Possible indirect loca and north to rovid� for a future etree�t. connection to a future P eatteensiOn of SW � � has previously been recommended by garde street a . - 1t reserv$e utri_... a and barricades sb t11 esubdivision ov for bui b irrh ®� P49 and CPO. When the be provided for theea street etube. The atubc ehou d 1 a posted With signs indicating that future extension at these e treeta in anticipated with future developMent. • The proposed ndistent With Code etandtarde for � gated late are e;o maximum lot depth- tom- Width ratio, m3,riiniu rn iatteet f zrontage and Other Lot dimensional standards. es `Aocesa to SW 1 I2nd tveniae ehall be prohibited fir lots 3, I 36, and _.. gm along , . et. 52 wihic�� have frontage aloe canr���t,e�:ve►Cacceesr�rom These lots as Well ae all other lots local streets. Lot 33 e a through lot neceaa tested by the substantial drop from SW 2.32 ►d Avenue. Cym ii.ance With Cam r'ehenaive .. Plan. ...Policis,..r d n P1 wined bevelo :' 'erat Sensitive Lands. Review Variance® Sudiv.ea l q s Th e 5 dbdiviei n Planned Develo enfi propo da is coneLeteL t With policy 2 � . i.1 use notice of the application and the public �� hearing on thia it was provided to the neighborhood plannsng organization aad to owhera of property in the vS „cinity of the tjato P�„ � >= - .. Bite this Elite wad Podding, m rw� unapt a The r,;oa tied site has been posted With a Sign noti devela ens. a lication bilk the p p ne �commieeion n pP sal, ovs `e cci � Ai�guat 19 and !September 23, 1991, �,z;�a therefore has prof ii ded aubetantial �r�o heaa`,tn a on t ' id ro - cation: for the -.... development oT�� Y pudic to cotament on this a►p1 �� • p��...jy'� ��,00�jj] .., {, y., .cause they Code al s i. a �detailed o �C,��If�M �CH�� I) � O 1 id �a'� is f pfd, bed n hill M scent wide ... in;�Eormati.onh is pe o ided r �h�ich shown that' adverse ehlArC ad 4ntal e.r b. s ian or sLo p a instability �i11 no t results �..... � � 03 /6e a 9ib 9 P . a4 0 t0a /e iR ,1,0*: 0 ; � 16 a -. The a lictaat has submitted tenti.al o�oBite� PP '' ed �.' genea�a�, description Of the Bite); however, specific techniques for mitigating any Tie Commission ems related to steep elopes have not been describe .. has been ae vised by staff that significant construction difficulties are not anticipated for development in these areas provided that appropriate construction and erosion control :,eaeuree are employed. Since many issues regarding all ,ee are (site specific, it sha ll be slope stability and eroai.on be e�esbtai tted for approal in of s3 o d required that methods for maintenance approval �.n con unction with the detailed control b grading and public I building permits with particular attention in g paid to grades over 2S percent. As of lots with recommended by the Building Division, finished grades with Limited slope elate an cute or fills shall. be �M .. ±�.fieed to a maximum 2 to 1 ®lo or engineer shall he rev r3ci to y,► the greater ,�ertif the stability � slopes ▪ The proposal is consistent with Policy 3.4.2 because the development applt.aation is being reviewed throvg h the Planed Development ,*?rocea0 and because wildlife habitat along drt, inage coaridors will bee prodect ed through the establishment of a private open atiace tract g . .; �eil,R o private etas' open's space aloe the drainage corridor. s ors the site. vat Lion removal exact ;should aserve to i,irntt time and undr ,� g in the drairtag'eway s to only what is neceseary iior utility . Ate pe nature r�actiios,i ll allow the corts;tructit�understor� $o�retiar after �£yO'�'hi� area will vegetative y The be o Policy 3. 5.1 because 2.S acres of .the proposal i® consistent wi'� �' long-term open apace will .b d 2 ±� e . for by tract :t which will be commonly held and maintained by ha residents of thee subdivision. Mature trees will be retained it this area eraapt for trees that must be removed to conibt `Uc'4 utilities. iieca>xsa of the steepness of this area,. its usefulness for active recreational opportunities is ° � . _:. P for from each af .� halt or soft- surface pathways - .., limited However, the applicant shall rovide r pedestrian the three inte either a r. Tract A ao that all residents of the easements with P .. rnal streets to os development; Will have access to the tract for walking or for children's play. • In order to comply with Policy is warranted to the developer to aubait an erosio P. n contrcr3. _ tan ensuring � � p 2 . �. o a card requite tai P � compliance with erosion control standard® for the Tualatin River Basin as part of the grading permit application. • Thin eubdtvieion � ro r3al coma lieu with Po :0..0y 141 d 2 7:3.1, and P � P i. � .... lies, sewer 4 .4 because the a iie~aht will be required � w P 7 pp prior � water a stems to tote Site rior to Arid d wa � dev,� ��pmen�t oz� else the ��� � .�tei an �' devei0Pm00. of this site will be dep►andeAt othere oktendins these utilities to the prapeerty4 Extension ok a sanitary sewer to servok thih area is .P P reSently being contemplated by, the Unified ewers a g®ncy. The p g�. .... ... ,. that the ie��ee, ®ion will be g ros ective dev . �►10 r of thih nubdiv:Le�l on may need to" wor}c with -WA to assulre h toy. and atear Diet al for " the p' eoposed a:;onstructed .. riot to er� .. ati.on of aPP . u , ' .. any development plan. The l'ig the a° lieant r s p�lano 'table a titer conc®rmas with regard to �h PP he Site or with regard to he Di atrict ° e a Llity o vice throixgh the pro ide For thee adds level Water dem an. d PULP 9i - O3 /3ti8 91d- 09 %PDR 91� °4/ 91�b2/V 9i .2 7' s` ighlatid® FAGS i` In addition, development of this site will require provisions . for underground installation of phone, electricity, and cable television lines. No significant concerns were rai sed by the providers of these services Commission finds the proposal would provide for a safe and The �� i� efficient Street system are required by Policy 8.1.1 for the reasons stated in sections 1 and t" of the section above describing the proposal's consistency with Community Develop anent Code public road requirements and the need for road conai = tency between abutting plats. 8. The sigrAivision proposal complies with Policy 8.1.3 because required iaprovements to the public streets and utilities within this proposed subdivision will., be consistent with city of Tigard standards, except as apse if ically approved for variances by the Planning Commission. VI. CONCLUSION AND RECOMMENDATION Minor Land. Partition The Tigard Planning isoion 4 pp o ves Minor Lan d Partition la, 91-0003 subject to the fcllowg requirements (Staff Contact Chtie Davies, 639-43.71, e fit. 318) a 1 Prior to recording . the partition plat with Washington County, a final partition plat shall. be submitted of he Engineers g Department minor land artit . dembnetra ,ing compliance with Section 18.162. e i r� - Application Su aeniSsion R trefaenta a T }i4r le copies of the partition plat prepared by a land surveyor or env,, µsneer licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative :xhall be drawn to the minimum standards , set forth by the Oregon Revised Tigard- 2. sec Statutes (ORS 92.05), dashLngton County, and by y l be demonstrated that both p. :, o o ® ted parcels la wil have a gu_ arantoeY access att required by Cate Section 18. 162 . 0 c .0 either t hr au minimum of 1S feet Of fronage on a P w�right-of-way through a access easement of at least 15 feet in width connecting the p aroe Qs y to a public right -o£ -way 1 OC 6) SabdiTi®z oY plp nned Develo eit /Se ns t ive Lands Review, Variances 't; The Tigard Planning Commission approves Subdivision 91 --0009 /Planned Development �:, 91, -0004 with m foregoing sith Because the inor modi>ioaticaa ®' b � � � ... �. ,� deed on the .fore ®ea�� comp... Went of the r� a ned y VU Subdivision/PS armed eiew re _eL is the Commission also approves the Sensitive I�andn++ Re gu Sensitive Lands Review request as well P . v.e q ..-.: ...., � �+a1The Comtaiseion a proves �" � _ -� y �.� .�gu st to � requested p .? see i within only, as well as the re e allow cdi de sac lengths of ia,ncee ,. hOr va fence dim ro�►�ent related �� 560 and 680 • pP f�► et wi: Fha The o .. h., the conditions is for Phan ®e I are de.afed A ro't gal shall be subject to irh , requests , ... .; 116te on the £osiowin pages as well tie the Plat ding g p pr�.�.�.x�:t��n and �ce►co' o9/PbR g1. Ci4 /StR 01"0/V. requirements and public improvement reguireme nte of the Cammun i ty !DF-Aalopmexit Code: unEsS OTHERWISE NOTED, ALL CONDITIONS FINANCIALLY HE SATISFIED AND XC ROVEENTS SHALL BE COMPLETED OR COMPLETION SQxL BE ASSURED P 3Y TO ! ECORDINGl THE FiNilL PLAT WITH WASHINGTON COUNTY. UNLESS OTHMI.MISR NOTED,, STAFF CONTACT IS CNRI a DAVIES OF THE ENGINEERING DEPARTMENT. 3. The :preliminary plat of 52 lots. All,, `'7 lots ohall be fully dL ne si nevi on i the plat and Shall be conaiateht with R-4.5 zoning district dimensional requiremeate ti Trac t A enal be platted as ; Common o pe n a pa ce t ract for the aubdiviei.on .� to be maintained prtvatel.y by the homeoWnners in Mt. Highlands subdivision. The manner by w maintained by the heMeownera shall. be approved by the Planning Division. The plat shall be revised to provide hick thie tra�:t a� p' P � ant® of the oubd order to provide �nacceae Ito Tract tAe for all reside lac of the rn viaion. Alternatively, pedeetr±an adceaa to Tract A ma3t be provided by eaeeuente � te the tract. Access tit) the tract Shall be provided by a �in3ur� 5 foot w d® s ft surfaced t r a it l's tm eac h of the cul de eao streets to thcA, tract. Tract B shall also be Inaintain ®d by thifs bom®©nera aesociation, however, it may be combined wito, the property to the east in the future for the purposes of development. STAFtr CONTACT: ]e•r y Offers Planning Divi®ion. 4. ` i l `d+evolo anent time for the g��dpa�eeairsac'ced in two pba ®ee� as ']��o ei� div �� ®an /Plane � development May be constructed development May proposed. not exceed 7 years. shall. be required that the on ennhview 5 The applicant � ed to ah�aw evia��ys �� ti'�a " plat aka de with Washington y or Estates II aubdi.vir�ieata lai., ha® that public right-of-way e between this � southern, to nnection oe� . �'ed to m ... .- .. .. devel© east and the a istinc].,,s bedlln pm city rminuts� o£ SW 132nd Avenue has dedicated' to the city of Tigard and iiaapraved to minor eola.ector standards 6o Special building Setbacks on all parcels shall be as follows: front yard v- 10 feet Side yard -3 feet on one Bide only v ini :u:in 10 foot eeptkratien between building Sp ec' be stated within the covenant's, coded and rei *rLctionvi fore 1 the eubdiVisi:On. All other eetbacke are as required by the underlying zoning dietrict 1. Any tree rett0Val or grading h,n this .ittiperty saute be approved by the V the . n through approv'ai Of , a ..trees l Pe, . tw • . Planning Divi�aia renrie�val: rm.� ��ind approval. of the drad�.n p � . � .... .. i.ti.e®; d�ea3.deneeure�oved only ad ... g e an diameter _.... .� tan. Trees Duty six incbe y � treats, util anbli.c ri 'tat of wa and will Done rave fo stages: p g „ .. y .._ y+ two »N, � k ° ,:........ -.. ... ., .,.., provide for n® _ ee� � .- wil... Ikacs Hess utility oxaao to lot prepa,�ation. The tittl2icant shall .. ut,tl:it. Cc�nstrv�ction and i• r,edl:, +a end tree protection. p . The an arbori.et' re® gevi,ew the lane fn g" _ t� rboriet dt the Planning Division rr.y prescribe protO love meaeu►rae for tree to be .) ¢ 4�� Arena net covered by etruoturee or ,. P ,retained on tkii�� � ' . „, ,,g po , i co ervicole eurfacea ahaii be re ..vo etated as soon ae deible after Js P 91-03 /600; 9i- X69 /F" R 91=-04 /SIB trfiighiands PAGE 19 g1 -12 M r,r c p on on grading.' a be A available' p f theal to removal permit anc approved ®m let �. grading ! ply during all tree removal activities. A des, ailed grayling plan Shall be ca�ari..inq ty existing and •. � u�.,mitt�ad eh t3. re^►o®,Ad co>ntoUre. In audition, the applicant shall include a typical ,fini0hOd floor elevation for each lot. This Shall tncYude elevations at 4 different Corners of the floor plan which are tied to the top' of curb elevation84 ad ►shown .in ,the p slit improvement ^fans;, If trees are to be removed part of grading activitiee, the grad ir: Z rnit i® not With ved a tree ramOval Permit also hosing iaeued. va 9. A►ia oicoolon control plan shall be provided - SO part of the public: ianpxotfr:.aent drawinge. The plan shall conform to epEroeion Control Plans Techt,tical Guidance Handbook, N`tivember 1999.!" 106 The ion of 132nd Avenue Shall be included in Phase 1 team the noxta®en project bou�d to a POir- even With the saa thwe! t een corner of lot 29. is NO monstruction.,nlans for this, dubdivieion shall be approved until the Engineering Department has received evidence that rigt of way has bean dedicated and assurance hi tilt been ' pOeted to aaaure construction of iwprovementa to provide public roadway acceea to the aubdivLoion ttdneiateat with city roadway standards 12. Nye construction plans for this subdivision shall be approved until the Engineering Department has received evidence that sanitary sewer service will be made available to the property and that construction of neceetiary► - sanitary recta off ®..te ®ant sewer lines is assured. 13. Two (2) nets of detailed public improvement plans and profile construction drawings shall be submitted itted fcd preliminary review • to the Engineering DePartMent. � ... (. ) �`e a11...,. ?re eyed b. �a� ,rofesaional Engineer, itemised con ruction cost seven rna seta . l pp approved review and approval (NOTE: th� ie plans are in X11 be submitted for final � addit y. to any drawings required by the Building Division and should only include sheets relevant to public improvements. • Lots 33, 35, permitted _ .. � , • .. p P directly onto 132nd Avenue. A 1-foot wide n- accetb3t re ervecotri 6rplat note 5 36, restricting acceas must be provided, 15 ▪ Thi applicant shall demon, = 'crate tat Storm drains!+ runoff can be OC a dia�ch rged into the exir ,zing ilrai xaaeways without eignificanti,,r impacting properties downstream. 'i6 Sa.nitat' sewer hall be wovided as part of the end iaune calculations and a to " :a ._. improvement storm drainage �ei,:a►i1�S.. :hic Mato the stoa�d OM basin and Sanitary .. sewer service area a all pr c�can�,= c ��iAbl3e►s... p v .. � 1%ne. �aLlculati.onet Shall id0K3 at® a _� p ..., p ti be based � '�' is t�.ill rUZi't ®T,'� p supplement o tii��� Pub/ iv full develops nt of the eierviceable area. The location and capacity of existing, propdieed; and future lined shall be addressed. ed. in ►hed Slop of 'all lotia� With cut d ha. 17 ... s�or fi. ve a i�axiu�uaa • lo.,.. a of 2 10 or else a 1 rofessional engineer aihail ert . The E � 1C .. .. e ...: p, j p i.f ` the stsbi,it .. of ,��y steep ®r elopes. Dior to .the issuance of building pewmi to fort - ilP91 -t3 . _ .. Mt:Highi:and® PE 30 ' • a• now RadY, conatrucation on ,�l11 ',3.ot�a $3,th a ,a ea in. ±yearn `off 25 percent, ^buiia Ong • permit '&pplica oi. ©hall. demonati at0, that` the prbpoBed atrr.'cture 'will be la a ,to a * nd ldroet e i . qQteulr a uatiltond � t3a� g+a gili , a 6y . 0 t ®ded' 1au 1 "'Ap� ©itee. :er alan untrc�. �eaeurea • • • a ,.a#04,11 e�p �.o �ad throe ha t ST PP cONTAC T �6a ( b39 471) • 18. rr;t ate atorrrt chain knee aha;U1 be pt0vided for "late i 9�,' , 2-�2�„ and 41 to cart' rooi a eainage tc >. -P01,110 ato' m ee+wrtra . or 00x ;n `th aLnagewayeii • 1aaemernta a041l Die provided, ,where the ata d nir a w 11 c' oee gather i®ta4` ;} A joint : acceaa end mainten4Ace agreement shall be recor►,t'ed wi.ti each lent 9 P lien .ineA s TAB' ACTg ' Rrad >Roa t. aoaea�►in � ri�s��i.® ata�ir �ir� 19. sight -ref --way eh ; 't] l be &dicated to the pup.lic' : inaforming to tht,o alignment ,, a ahaknn on the aubnaiitted prelimiLna 'p .apt for the ,Lnterenai etteota and 132nd Av+ennn�aa Rttght"Ot -.44a ®hail . be 6o feet for •01#71320d • Avenue; SO feat for etreeta + ithtn V'haae i g and AO feet t1ithJli P a ge Xt Five 1. font eaaaeme tc:� ,eha it pxo .idoad alone both aidA,Pa of the ; '�Cernai ®treete'a p � .e ahe:19. be conatruotad to. 't g althei�ath etrel�t Sin �C3del5t�lb2 *he alb. ni�l4nt ®haawan�p ►omitted piat,1 coneititing of a� 60 -foot wade minor collector' atxeet ri ant of wa fox 13 nd Avanue with at�,ceet bu�,3.t ht of wear to .'ate etandarde, 53 govt wide local • atreeta includingt , rout h©ut L" I6 141, phw6e I, and a 40 foot wi:de� local street, iitIt n ptnaaer ,1 with 2� foot wide V . b. eider c 132nd �b a -�,, Avenue, all treete writhin phaae' �, and On ca wed rata, bro� �ttreeta b one :bide' e�f tie atr ®et va3.th�,��g �' a� �® f�aaat a �, a ��a e a ca► a ,Phaite IX, At A flaw d arAtr ie mina m um, . p incina a a�.aphaltic oonOrete+ ... 3f sewe�en �rtai►rnn �dta�1:nae��e,� g underground re�e• ate anal a �1i "� Ci�R A�'P ,�iA,I, 1�I37CId S1�H�' EtJ' Y�iSS,RY'f F��'',,� :.�� g7C'T L1AT� �'w ITT$ 13 • �3�Bl+iA'[�,��; VOA ti � ,� u, ti F tR1ir itdz5ION. *It tikItIMUM `k tiE FOR COMPLETION OF Att ptiati I oto A►PROVED P; ONEil ittittol tiff Is'` SEVatl It is further ovdered that the a notified of th�� 'ent ppl3.ca��t be of thie ordek PAssED � '"' - ay of September, 1991 d by the Planning C°> . y s This ,���'ai oar�la,a�.aazn of �`h8 ditty u►f Tigard. Jo /Mt Ilighlasndb b FC`l O4/ LR 9i 02 j V aata `Sarber, 'Vie. Pretsident ' 91. hlans a GB t. �r• ti ►.ir4 .:I. i ,�. � roe,, M-eB DEVELOPMENT .1.725 SW 66TH AVE. 0102 1; IGARD, OR 97223 MIKE LEVII QUAE ►TOR, INC. 1991; SW BUNDY AVE. SUITE 725 LOS ANGELES, t . 90025 DA I I3A1' TZ .'AX y INC, 17355 SW SOONES FERRY ROAD LAKE t SWEGO, OR 97035 BEVERLY FROUDE 12200 SW BULL ['iT. RD TIGARD, OR 97.1'123 AFFIDAVIT OP MA/LING SITATN OF OREGON ) County of Washington !a a. City of Tigard I • ti's\ ;� p1la bein first; dep'. F e and say: (Pld aL'e print) d+a iy ®worn %af f f r,p aan That 1 rim a > lam . _9:1.- f The City of Tigard, Oregon, ....� y � * ,fig hat I sewed NOTICE O/�y U�y��,,,,�� �yy �w A�pR N�t FOR: llgW.m.6 \i�� OF PYb.:iJ�� ib7�.F�i'b�i! Thai.. served 1O TICE iCE OF DECISION FOR: City of Tigard Planning Director Tigar8 Planning Core nissiOf Tigard Hearten �y9 Officer Tigard city Counei,i. A Cry (Public i ed t�� each named persons at the (Marked N ®�cc of Deci�tio n of which is attached Exhibit "A") was mailed � • fie ad sass shown on the Hearing �lea� is � � ,1g exhibit " n the hed was posted n an a ..�.j.....�.,.• Said enotice NOTICE e0? D CI$ION as hereto attached, o post ppropria i the day b ...�....: v,,,. and deposited b& iet in board on the ... day a1 in the United �ta�es� Mail on ais ��f �,� ��� tagee prepaid. `-�- --i gg ted . Fair Dmci Pn ,. Only). 411 of PerSarn who d elivvared to PD►l? 0FFI C 5 gibed and sworn/affirm to die on the 19 41 f:INF' �C.. P : SAC OF * • ; GDR' y i a on Expired: :+?t.1 A N U ta NO rE: CHANGE IN HEARING DA NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEETING ON MONDAY, AugUSt 5. 1991, AT 7 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTERe 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO SUB 91- 6009 /PUR 91- 0004 /VAR 91- 0012 /SLR 91- 0002 /MLP 91-0003 FILE TITHE: MB Development /OTAR, Inc, NPO NO 3 APPLICANT: OAK, Inc. David Hantz 17355 SW Baones Ferry Rd. Lake Oswego, OR 97035 OWNER: MB Development 12725 SW 66th Ave. #102 Portland, OR 97223 REQUEST: SUBDIVISION SUB 91.0009 PLANNED DEVELOPNW PDR 91..0004 VARIANCE VAR umt2gAg, s2NSITIVE LANDS 91 -0002 MINOR :_ LAND L NT 2ITION MIS' 91- 0003 M1 _D VELOPMLNT AK (NPO #3) A request for approval of the following development applications: 1) � liti 1 Minor Land Partition approval to divide a 40.03 acre parcel into two parcels of 20.31 and 19.72 acres; 2) Subdivision preliminary plat/Planned Development conceptual 5ler l to divide the 20.31 acre portion ofhe sua t property 2 erg - tami y residential lots and two P t p space tracts; t Review approval ppreliminary plane for road and home construction of P ortions of subject property that grade; exceed following: a) to allow development tof 4,h cul de -de local streets of1510r feet, f 560 feet, and 680 feet wherea ommunity Development Code section 18.164.030 (K) allows a maximum cul- ae -sac length of 400 feet; b) to allow development of local streets with 28 feet of p and sidewalks nn one side within a 40 foot right -of -way whoreAs Code section 18. �1fi awement 5 4. 070 (A) re• a sidewalks on both sides of local streets; c) to se allow local street grad as much as 15 percent whereat/ Code section 188.164. 30 (M) alloWs a rrL local stre ©t grade of 12 percent. ZONE: R -4.5 03 ) b igEs East of Benchview Estates (_ ) iviBion, arsuth of the preae�nt terminus and west of SW 121st Avenue (6isCTM 281 ssidexrtial •4, 5 axe, 4..� acs °® t�CA��' ®ubd ) d AL __CRITERIA: Community Development Code 4, cane lob. 7,400 APPLICABLE APPROVAL Chapters 18.50, 18.80, 18.84, 18:920 18.134, 18.150, 18.160, 38.162, 18.164; Comprehensive Plan Policies 2.2.1, 3,.1.1, 3.4.2, 3.5 ,.1, 7.1.2, 7.3.1, 7.4.4, 7:6.1, 8.1.1, 8.1.2, 8.1:3. ACCORDANCE WITH THE RULES THE PrdLIC HEARING ON THIS MATTER '�➢'TLT►�lSE ReverOd CONDUCTED Side) . . OF CHAPTER 18.32 OF THE COMMUNITY bEVELOPMENT CODE MD RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES Or PROCEDURE SET FORTH IN CHAPTER 18.30. ANY PERSONS HAVING IETEVEST IN THIS MATTER MAY ATTEND AND 58 HEARD, OR TESTIMONY MAY BE SUBMITTED IN WIITINd TO BE ENTERED INTO THE RECORD OF THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL Ok' THE REQUEST BY THE COMMISSION' BASED UPON THESE CRITERIA AND THESE CRITERIA <O ILY a AT THE HERRING IT UPON h ISLIMPORTANT THAT COMMENTS �°,.uATING TO THE REQUEST PERTAIN SPECIFICY TO. THE ... 1 APPLICABLE CRT�CEY#IA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR. BY LETTER PRECLUDES AN APPEAL, AND I'FAA ILUREFNSIVL PLAN AT WHICH A THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMMENT IS DIRECTED PRECLUDES AN APPEAL BASED ON INSPECTION AT NO COST OR THAT CfftlTEktl VE -NOTED FILE ARE AVAIL& LE FOR � CRITERION. COST ALL DOCUMENTS TN THE FOR TEN CENTS PIdIR' PAGE. COPIES CAN BE OBTAINED AT LEAST SEVEN DAYS PRIOR, TO THE HEARING, A COPY OF THE STAFF REPORT '4I- L BE AVAILABLE FOR INSPECTION AT NO COST; OE A COPY CAM BE OBTAINED FOR 'SET? DENTS PER PAGE. FOR FURTHER 4171 r TIGARD CITY INFORMATION PLEASE CONTACT THE PLANNING DEPAAWRANT AT 639-J 3125 SW HALL SLvD., OR CONTACT YOUR NEIGHBORHOOD PLANNING CFHATRPPEP? ON s? Herman Porter PH0t 3 NI 4BER: -MAL Bigi %:a3 .dctsa =1 ise;p reyraaeeta; 1141,16—q4441 11 Mil 11-11-41; 7IS2'rd 1,411111i1 :phis= IsisTssati•sa Ssalts 11111 softrs7e:. isei�;r.w®t:•s'e po!rtxsyed teremsp 6.a 11444d14 Al .bs eee.d ,vltw 0 a ,:1 11 =gddlt;iee'ei t:eckn QI led/1/ Vetarpret.eaire 401,4 ee Ceitezeat. &"eb =ey -IA. 4111 (P 3 U MI 1 I ) 461 ti6 /G3'JA'.I dl� � AB1161103i' 25109 A..002O0 .. • AE /MIA T, STEVEN E AND �X TOI S 1403!3 SW 12STU AVE TIGARD OR •97224„ 2S109AA 4i 1'0d r10• o &,slioat'oo M,ALKER THOW $ its M LXS A 14101 SW 125TH TIGARD OR 97224 2$109ltA-0030 s • ; ERER RICHARD A ARD AHXRCY D 14215 r w 125TH TYGdARD OR 97224 s 2$1630C- 003OQ P. * • O ,. • R Y' jl • O' N Y • P' f► O j0 ROODL`,o. ' 0,49144: , t: 13745 9 1215te AVE Txdzogi 2��G/:`� ,iIi'ii ♦�'•ibm�,m•iof:w�iwe'56� `Ot* 13F 25 SW .gl t T1', 97223 , TZGKOD OR 97224 "'2611 3 - 00401. l i�S Dvisto/MENT, %we 12001 . N ST BOX 30179 mitTLAND OR 97230 �(ri7�t1P9AD- 0Z 00 k f b i e i b o A• ID 14 b i 6 w. 6, STYE, mitoxyl atity 1429 , Nui9E ST s11QA0 -0 d a7COlR 'aON, 1 NIA B* 114E11250; ROBED ! EtAD . UL) IGARD ai 97224. 010410c-0570o COLLUUNBIA 1 rZTXES Inc; 3101 8 14 CARMAN DRIVE OSWEGO OR 97034 2410400..00100 444 e4e4 140,410 a 4Le r. , L k�00R� Gb4� � 13535 SW 1t1ST AVE. T'TGARD 2810400-00300 444404 }MOE, 13535 SGT 121 AVID TG . 0 iM 0 p 00i i 0 <i O 0 2S100M■40t00 I 4 4r t, 4444440 o tRi{,'. itt ►\ tuittri A g1L7�ie/ 51 0 14215 SW 125T8 `1vtG OR 97224 2Si09M401200 • o o o o o is 4441;44 •41 44440 �'e itaRtnant 'P 6T OF 1P 0 BOX 30179 PORVAIND OR , 97230 oiwth BAN OTPK, IN!C i 17355 SW 180CYAIES PERRY ROAD LAKE O 0, OR 97035 88RMAN PORTER 11875 1'RRDE ST TIcARD, OR 97223 •0 •y: STAlt OF OREGON County of Wai hinge Cilia' `. of Tigard (Please prim That . ' am as The City of being ,first duly sworn /aft On oath, igarde Or ogen�.' ; ,,1 ✓r'.'hat t erve4 NOV1Cg OF PgatIC WARING , FOR: . , That I served NOTICE OF D7 CI8XON FOR: City of Tigard Planrniing D&reetc►r i ga�r'd ]�lnnar�.�g cssa�ii.deEA�7i ` ▪ Tigard I earin 1e Officer ▪ Tigard City Council 1 ' copy (Piitblie gearing Notice /Notice of Nxhi bit ',Al was nailed to each famed attae te, list marked exhibit "1W an the said otit e N 4 OP DECISION as het 0 bc1ietin , board on the day of it the United States; 2€aLl on the taa►ge prepaid Pr %CIA A Dea ision) Of which is attach", (Narked d pert rin at the address nhown on, the day of attaches ,was ; poi prepared *mice a C D e .. 4 X~ and r �� ���►� d swerr�,a�'a��ia�tla to me on th®,, a 'M, Off X941 60°,41 149"40144 4''1100 •i ?erson w Wry:+. 10�:.... en a ;i 00$0p `late end deposited day olr • EL • NOTx -O F EA,x„o. NOTICE IS HEREBY GIVEN THAT THE TI MONDAY, Jj )!-22 __ 1991, AT nap PM, IN 13125 SW HALL B,LV , , TIGARD, OREGON, FILE NO.: SUB 91- 0009/PDR 91 -x0004 /VAR 91-0012/SLR 91-0002/MLP 91 -0063 FILE TITLE: MB Deve1opment/OTAK, ino NPO NOs 3 IIS�'�F7tiat`�1 CARD PLANNING COMMISSION, AT £TS MEETING ON T3 TOWN HALL OF THE TIGARD CIVIC CENTER, WILL CONSIDER THE FOLLOWING APPLICATION: APPLICANT` OTAK, Inc. OWNER: 48 Development David Bentz .12725 SW 66th Ave. *102 17355 8W Boones Ferry Rd. Portland, OR 97223 Lake Oswego, OR 97035 REQUEST: " sutoivIBiOj SRI'S 91 -0009 PLANNED. DEVELOPMENT PDR 91 -0004 'VARIANCE VAR.91 -0012 SENSITIVE LANDS. 91 -0002 MINOR LAND PARTITION MLP 91-0.003 MB ;DEVELO BENT OTAR (NPO 43) A request for approval of the following developm nt applioationho 1) Minor Land Partition approval to divide a 40.03 acme parcel into two parcels of 20.31 and 19.72 acres; 2) Subdivision preliminary to divide the 20.31 acre portion of the subject pk opert into 52 pion plat/Planned - single-family residential lots and two plat /Planned. Development .. conceptual p . reli�n�.na : private open apace t_ acts i 3) Sensitive Land , Review approval of p rey plans for road and home construction of portions of the subject property that streets of 510 Y following: a) to allow the development of three cul-de-sac local s of for feet, 560 feet, and 680 feet exceed 25 percent reds, and 4) Variance approval maximum ea b to allow developpnent of local street m whereas Coanmunit Develo ' ent Code section 18.164 03 a a axi n* m feet de -sac allows of pavement and Oid ®walks on one side within a 40 foot t right-of-way whereas Code etreetd; c) to ®action. 18.1C4�.0 ?0 (A) requires sid ®walled on both a � ,� _.._ _. e section allow local, street grades of as much as 15 percent where Code imu�um local street grade of 12 percent. x, ONE. R 4.5 (Pp) e .. a ( (M) 5 units/acre) LO w Est of East o st nhvi ( Estates 1St 164 030 M allows a max �,�ernchview subdivision south of the r e .... Avenue WCTM Residential, 4. u ._.•° . 2S1 ) Present y Development Code � 1400) APPLICABLE APPROVAL :..CRITERIA. Cs�xtttmun�.t Devel tex'm nu , �n 4, tam lot 14 y _e 8 7 3 , + 8 164 ... u ii1�4, 18015 ® / a •�. ads • chapters x:8.50, 3.8.8Gi = 1&I o 84, 18.92 , 18 18 160, 18 � - d e e P ot..� _ 2 ro 3.5.1, 7.1.2, , e , Comprehensive 8�1 n, � {..1e3 � 2el.e.&., 3e1.�, 3s4.�, e o 7.6.1, 8 1 1, 2 (See. Map On Reverse Side) THE PUBLIC HEARING ON THIS MATTER WILL HE CONDUCTED IN ACCORDANCE WITH THE RULES OCHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OP PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH ANY CHAPTER PERSONS HAVING INTEREST IN THIS MATTER MAY ATTEND AND RE HEARD, OR TESTIMONY ► THE RECORD OF THE e DE ENTERED INTO INCLUDED IN THIS NOTICE IA A LIST CRITERIA APPLICABLE TO IN WRITING . � � PR ®VAf CRI TT HEARING. � � OT' AP P O USE THE TIGARD � t. �. AND. . .. SAPi RO\ At O. ... RE� ' r' COMMISSION THE REQUEST FROM THE OVP�, OR Dr N . T ... W F THE .. . LARD COMMUhIT�' DE WILL RASED PEON "� CRITERIA AND THESE CRITERXA ONLY, 'C ,'r THE HEARING IT ca�ar,� �� sAS>;D UPON THESE _... . , ,� NLY .IFIcALLY TO tot IS LMPORTANT THAT COMMENTS RELATING TO Tilt R1., V APPLICABLE CRITERIA LISTED. QUES`11 PERTAIN ' ..... .. �, ..,.,,. LETTER PRECLUDES AN APPEAL, AN1 FAILURE To SPECIFY " THE... CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR FAIT,UP� TO R�xB�' AN ZS3UE IN PERSON ., y....A.CO I, _ ,..Y ., . BASED ON ,, VE PLAN AT �►IHI�CiH A COMN�LNT. HIS DIRECTED PRECLUDES AN APPEAb;r . _ ARE AVAILABLE FOR THAT 1�NS i .1 q D FOR TNN CEN ,.... .. � UMENTS_IN THE AHOVF -NOTED VILE" COMPREHENSIVE. RITELi.ION ALL DOS.. , T�3 PE1� P &iGF. INS?ECTTON AT NO COST Oh COPIES CAN BE OBTAINE. ... B LE ..N ECTION AT NO COST, OR A COPY CAN At OBTAINED FOR TEN CEN'T'S AT ,EAST SEVEN DAYS PRIOR TO THE HEARING, A DOPY OP THE STAFF REPORT WILL BE AVAILAE�d�E �'OA IN VOA FURTHER ZIJFf��YATION PLEASE C . "_ . _. �3E PLANNING DEPARTMENT AT �e39 PEA PAG I ONTAO.� dR CONTACT Xd�t�t 1NEIGf�B0IH0®►4 4 ,. 1 2`uLL BLVD. 417`1 � Txs,�FlD CIT3f H.�LL, x.3125 SW HI AL ORGANIZATION (NPO) # 3_ CHAIRPERSOkk a He Porter x:0895 12500 SW 81.G , .. ED vT! A ;QR ' 9.7224 2S103cC. CC401 .0 . ;a .4. M S IngstOpYr3ST, x iC 12007 Ns la= ST am 30179 V0sTIAS0 CAF ' 97230 2 S i09 1°002 100. 0..0..4.. PAM. SARA, torribig a $'1aatwR, '.JULIE 1429, 'sW Wm :' ,T 4 2810400 .402.00 N . ! �! •••• + .. • 'r • Efl U M 7= A A 13535 SW °121sT 'avz TI ¢fit! 9/223 2s10400-003;?: ..m E,; ;+► 13535 SW 2: X 2s109F10, -0O3C 0 • w .w .. K q . ii'.s ....,•...• tr r ASR,, . .. a aND 14215 SW 125C TIGARD Oa 97224 - 4 mt 0 INC. 17355 SW MSS PERRY ROAD LAKE 0.SVF40, OR 97013 MB DEVELOPMENT 12725 SW 66TH AVE #102 POP,`Z`t , OR 97223 2S109m -01200 ••••••„. I ...c • b +r b • mutt KOIXTatil PRO4PACT . O O P 0 1' 30279 14ORT6 0 ,. OR 97230 DIAliAl islA ± *6 itIxAAA,ly # & a» A, $#* j I G.. 1 g loAlroptim i r ■ aD ST. E 1:31 <x ©;Dal p'rtlAyAd Aore,may ) » ilitAm414 t4 At lam Ail \ 6441-Alone{ - f e ?\ outtor i w41 t AA_ilotelellod tAt !£4f: of l Rz} » PSUBl ( . § (403J01) § / \ TIMES PIJIBLISH114G'COMPANY. * . Logi! PoO. BOX 370 PHONE (601) 084•0380 NotIcIT 7016 BEAVERTON, OREGON 97076 Legal Notice AdVettielog City of Tigard 0 Tearaheet Noti P.O. Box 23397 Tigard, OR 97223 • 0 !Duplicate Affid AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )8 Judith Koehler being first duly sworn, depose and say theft I am the AdVertising Director, or his principal clerk, of as newspaper 6.7.9f general circuisdpn as defined in ORS 193.010 and 193.020: pubhed at 41:1garu af°resaN0T3V8Peihiget2itig printad copy of Whitb is hereto annexed, was ptiblished in the entire issue of said newspaper lor__9__successive and consecutive in the following issues: July 25, 1991 , + .11 .irtevi Stibittribed and sworn t before Me this 2Ptn day July -I-VV-L ,r• Notary Public for Oregori My Commtssion EXpires: i%FFIDAVIT err" OF TIeAIW, OREGON LANNED % C. TIO. �IPLO.'.�T CITY OF TIGARD, 13125 SW Hal' t PO Box 23397 Tigard Oregon . 97223 - (503) 639-4171 1, GENRAL INFORMATION PROPERTY ADDRESS/LOCATION eaat of the doutherllr minus of S.W. 132nd Avenue ter TAX MAP AM) TAX LOT NO 251 4 TI, :1400 amarogromsomnalAmars SITE SIIZL 40.03 acres PROPERTY OWNER/DEED HOLDER* MB be pnt p ADDRESS 12725 Std' 66th Avenue PRONE 624-8517 CITY Portland ZIP 97223 APPLICANT* O 'AK r Inc ADDRESS 1"7355 Ferr P 11 ONE 635 -361 CITY Lake Cae o OR ZIP *When the owner and the applicant are different people, the applicant must be the purchaser of record •P K a of a .eases in possession with Britten authorization from the owner or an agent of the owner with Written author zat on The owner(s) must sign this application in the space provided on page two or seabimit a written authorization : With. this application. 2 0 PROPOSAL SUMMARY The owners of record of the subJect Property request permission to create a Planned Development • consisting of 52 sin.ale- f am` .lv lots and • 4 '0V70...:-0.0.40o acts. . CJ526�? /I3,� v'1" 3!88 its i FOR STAFF USE ONLY CASE N0. ql -o4 00 VAR 9/ -0al OTHER CASE NO'S: ;� Aft"/403 RECEIPT NO. O , .. 1_,I APPLICATION ACCEPTED NY: DATE PP A li ti©n elements eUbMi (A) Application form (1) B) Owner's elature /written author: ization (C) Tl.t ttatge, D) Assesso s (E) Plot" 1 n.( re- � ch �1! ) (F) l:�.s.+ant s stn ement (pro -lip checklist) I - tirr„ --25e e: l .�..�(H) Filling fee ( 1 e selitvbA FEE in trurent (1) 9m/ p (1) DATE DETERMINED TO BE COMPLETE: FINAL (RECISION UF;ADLINE:� .20.....� DESIGiA Ti N 11 0 COMP. P� _� AVi� `� NiF,0 NUmber: 01..a111.•011.07•01110010 d',0 Conceptual Plan Iipproval bates Detailed Plan Approval DatrA Planning Etmgineering r ye list any variance, cone' ,tion l: us e'o',''btC other -land iii ► e,cti na tl ► ire considered as .pant of thia appiic +tion a var 1. a , t.o' cud:`rde arc length/ / road grade and width and eliminate I n d P ram -;bTir � g or - i --- Applicants: To have a complete applieatiOn You gill need to nubmii ' attachMe,hts d iscsibed in the , attached ,information sheet ,' at the ti ®e "'you Submit this application. Th w�� � ko s � t a i o , •M.q I lnEo pi1� ► I tlY .I� ar�iI � ;rmo �: , � r st, ietiOn i, iMrttlhalM�t « ate a�to oxi/�sddaa�r���a u1Y ph�c If the application is granted t. applicant will exert.ae the teigkts granted in accordance �ritpg the tfA ms and subject to all. the c,�,r�dil.iom* and t µ ' .l ii ins of the approval', of tho above s tatement i and the s t ►to eats in attachments, and exhibits transmitted herewith, are aPP1idat t* 'so acknowitd e that any pewit ssued, such FP a �.icati.�m >� be revoked � � it in ,found that. any ;h false: the ' , plot PlAns : true; a4d the bated on this etatemento are PA The applicant has ;.'gad the f*trire contents of the appl catiofnti the policies and critet iaa, and understands the requirements for or denying the 0PPlicationd �.�� ,� : E this {yry{�.... . s�wiww..1.M.Yiil/::elll�.,,wlf, dsy SIGINATUR1 S of each owner (ega husban4 one wife) of " the so sect properttyu,' (1(SL p)°O73Th) .STAT or O? O' Court$ d,f Waa%fhg on ) 0 t L t y7 o f '. t tr a ?, ben first doily sworn/ ►f f irmn,, dotiotte egad Say p (P .eaee print) That 1 ego a °::. � ' s fl-Pe The City of Tigard, ' Oregon. VThat 1 served NOTION tP U LXC 4FARXNC ')R TiAt 1 berried t I TXC OF DEC XON FOR Ti a Plannin c niabi n City of Tigard Planning ,D.» ec et ii r . Tigard Vea rlhge Officer Tigard City Coundil A co (Public Hearing ItcLA,Ce/1Notiee of Dec:ioion) at etch o... the P� ` � u� r wa® e�a�.�,ed to each rta�s� x e At the which (Marked Uxhibit"� attached Marked exhibit "°R" bn the day of ..�4., 19 �,.../ bullnotice list OF DVCISIO as her `�o attached, was p rated n an appropriate .Ln board on the day of 10,;,,,_,, ,Y„;,;� anw� depositOd in the United States Mail on the 1 day o 4,. ,,.. 9, postage prepaid. , g ix m 4 �c ran the ;r, day a _ ..d. Y P Perofi tt ° delivered tO riled and s term of f trim to Me on ...h dad o OT Y PUBLIC Or �'%�'p� .GO MY „labile= megli • N OTICE 0 F... 1_BL 1 jN MOTE: CHANGE IN HEARING DATE NoT.Tcr. TS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT ITS MEEFING ON 'D• RAY, t gou 1.9;k 1,991, ' T 212gpm, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD; OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FIM NO.: SUB 91x- 0009 /PDR 91 -.0004 /VAR 91- 0012/SLR 91- 0002 /MLP 91- •0003 FILL TITLE: MB Development /OTAK, Inc. NPO NO 3 APPLICANT: , Inc � A'iC� Banta 17355 SW Boonee Ferry Rd. Lake Oswego, OR 97035 OWNER: Development MB SW 66th Ave. #102 Portland, OR 97223 REQUEST: SUBDIVISION _ SUB . 91 -0009 PLANNED, DEVELOPMENT PDR 91-0004 . VARIANCE VAR 31-0012 S1` Ply PARTITION MLP 91 -0003 .. , DEVE,�OaMLN Q.T_l (NPOO #3) A re � r ^~ , ARTI following development y � request for. approval yal of thr� ]� .J002 MINOR LAND P applications: 7.) Minor Land Partition P4 prova l to divide a 40.03 acre parcel into two parcels of 20.31 and 19.72 =rots; 2) Subdivision preliminary p Development p p approval tee di Vide the 20.31 acre portion of the e�ab jec'.: property into 52 single-family residential lots and two plat/Planned D ®v ie� et^.'t� coke t�.�al ar: private open apace tracts; ) Sensitive Lands Review approval of preliminary Mane for road and home Construction of portiOne of the sa,:b 4lct property that exceed 25 percent glade; and 41 Variance approval for the followings a) to allow development of three :dl -de -i�a local streets of 510 feet, 560 feet, and 6p0 feet Community ion '8.164.030 local ®�ree�s wf 1- whereas rommun ,t Development Code sect 11 th 28 feet w 400 ���r a� o�ra a maximum cu ®t de sac length of 00 fent, b) to allow deveio meat of • and sidewalks on one aide within a 40 foot r'igitt -of -way whereas Code ee i.on ,18.164.070 (A) requires aidewalka on both sides of local streets; c) to allow local street grades of as much ae 15 percent whereas Code section 030 (M) allows a maximum u local street grade of 12 percent..: ZONE: R-4.5 (PD, F Residential, 4.5 ri units/acre) LOCATION: East of Benchview Estates subdivi0 ion, south of the present terminus; (�" �M ` W 121st Avcsnue ►WC:d�i 281 4, tax lot 1400 APPLICABLE_ APPROVAL CRITERIA. Community D4velopmeht Code u9 r and west of S a ch te�� 18�b0, 18.80, 18.84, 18 92, 18.134, 15.150, 18.1.0, 1:x:162, 18.1640 Comprehensive Plan Policies 2.2,1, 3.1.1, 3:4.2, 3.5.1, 7.1.20 1.3.1, 7.4.4 7.6.1, 8:1.1, 8.1.2, 8..13. (See Map On Reverse Side) I `� CONDUCTED IN ACCORDANCE WITH THE RULES THE PUBLIC HEARING OF THIS MATTER WILL BE CiDNDU OF PROCEDURE ADOPTED THE TIGARD CITY COUNCIL AND AVAILABLE OF CHAPTER 18.32 Olr THE COMMUNITY DEVELOPMENT CODE AND RULES E AT CITY HALL, OR RULES OF PROCEDURE SET. FORTH IN CHAPTER /8.30 ANY PERSONS HAV74NG INTEREST IN THIS MATTER MAY ATTEND AND BE HEARD, OR TESTIMONY MAY BE SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD �" F THE HEARING INCLUDED IN THIS NOTICE IS A LIST OIL APPROVAL CRITERIA .. ERIA Is.,PPLIC�iBLE TO THE REQUEST FROM THE TIGARD -$ DEVELOPMENT CODE AND THE TIG't�,RI THE � DEVE J ..... ,.:. PLAN. .._. .,COt�MU�F�h. � 4 ,., _. `� ;N WIL B . SED UP TH ESE APPROVAL RI RAND TRESS CRITERIA ONLY. BY THE HEARING IV COMPREHENSIVE Y AT THE L BE TANT THAT `COI!MM7 COMMENTS RELATING r o THE REQUEST PERTAIN SPECIFICALLY TO THE IS IMPORTANT FAILURE To LISTED. ' APPLICABLE RE i . ` •, PRECLUDES AN APPEAL, AND D .�, , O R�,I „ . UERIO;� FRQNi T T LETTER P THE COMMUNITY CODE OR FA�L6IRE Ttr SPECIFY THE CHIT IN P'ERs013 OR B� LET DEVELOPMENT C �E ISM �, E�IC�N: .��'3' WHICH � � � .. . ...., ., ,.. a ED ON A COMMENT IS DIRECTED PRECLUDES AN APPEAL ON OVE- NOTED VILE ARE AVAILABLE TnAt COMPREHENSIVE PLAN ALL DOCUMENTS � ] N TIC Aga � s INSPECTION AT NO COST 7N, COP:1E«3 (MN BE Cl. CENTS PER PAGE. . 1 T LEAST SEVEN DAYS PRIOR TO WHO HEARING, A FOR COPY IO ' T5i � ST WILL BE AVAILABLE FOR INSPECTION AT 00 COST, OR „ COPY CAN BE OBTAINED Volt TEN CENTS PER PAGE. pop FURTHER IN oRMATI0 a PLEASE CONTACT THE PLANNING DEPARTMENT At 639 41711 'TIGARD CITY HALL, 1:125 SW HALL BLVD., OR CONTACT YOUR NEIGHBORHOOD 'OOD PLANING ORGANIZATION Q CHAIRPERSON: Herm an 3 Porter _�_r S "i e A'trt,'!°t3 i 41114 A 1144 J11 re444 t e 1141 Itapli41 8y 444 :4111 of T Il e r d 414114144 t,, 1+r;ai b o' ttct;eroati_a.a S.y: lvm (11 31 44ftgax4 i_! o. ®et 41 a , 6artrcy In:ro .raey bo Iet ed.A as =o/ iced mil NV11 il 4444444444 114t44444 1e14/e I: etarprs.t=etino 444 44 111. r u I c:a:8 b aa,!m°'__; 114 till 44 l Ii c rd , 404 1414314 t.) Txo "` ` 9/224 i 2:a1'03,C C. OO401 is. 12007 ;1E tiA,AX S X 301,79` k''• lt r. b oR , 97230 2 :109M 0111 PAGE, 0,04 roulcsn ' Omit* 14 i $W .' sT ltw s •+�, �1 r r .ii r '.e carom gym 13535 :? 12141* Mat TIGIIVOD itit ii ; TXGicu ► ' 07224 k. INC. 1 355 SW BOOMS PEORY ; WAD LAKE 4tWEGOr CR 97035 MB rentorma 12725 SW ESTI" AVE #102 0 Jt 97223 HERMAN PORT`ER 11875 SO GA.AM S` I M ; C 97223 ROWE , Matra M . 1.370 123,ST `' , ^ 8 �• PfJy 2S1 O9ARL"'QQ bO `�► /f • 7Y ii a a'',1;'�p a w d ■• itit*I T, STBvEI'i ,E ezEittrIM 14O 12$T1 A : TVORIth Oft 97219A 2SiO900.004OO il► +rr 4 '► a nI a s ,a a$ el a it , l o o k e is 1.4103; at '3.2'x.° TIOAltD OR 224 ^'C t ., 13745 5%4 121st a 1 TIO1 is CSR 97223 2243, 03 00300, f'• • • o; • . o R • .4.0. RDDDM, AtoTIZ&. 13745 13% .1:210 AVE TIGARD coo. 20/°3+ C- Ci°4°3 .•••• d•* •,••.•• 13EC iT0LD`, Eti EN TEVO ,3°3,25 Aft .121sT TI:oliRti On 9722.3 '2010 30C 00401- r.••, 'b•. iv 01..0i1••.e•• + X 3017 9' ; FOR Lt ND OR ,', 972 0 31030C 00500 .: •, • • • • a . • 0 • M,b,.,• • •,Q ∎ACIf0 'ot, RL L N YVONNE 130325 riN` 121ST AVE TXGGRD OR 9722 2S1102136.00600 a;000I0 0 c ••S 01'.1 000:: JOHNSON, VIRG/NIA ET s y nO ?MaT R RT AL 12500 SW BULL MTV RD TIOARD ' OR 97234 2:310400'43700 ro•••e• +•'i►e0 •.•ir•• corzEtaxii Egu' TIES tict' 3701 S W CARMAN DRS' Lim& OSWEt O OR 97034 25105AD�01i0C� u• • :��1I••••••.m•.••• Pk0,�* a SARA, uXSE & STNA`LTR 1U ,SIR A1fl „ ,429 ���' �1 HUMS sit E D 014 9'219 2210400- 001Qa .•ea.oaiir•Uoe•s:a•.I 00 MDORE. GoRD0M ►Its, 13535 SW 1215', AVE TI8'AttD 1 OR 97223 201040040300 w ..:�'.::. v 4 . » a «. • MOOS a CO `111 'ELAINE ,;$415 • $W 12 a,8T AVE OR 97223 2109A-01200 0•:,••uo.:•.6el ••04 4 MOUNTAIN PROJECT OP OttE130N P0 SOX 36179 PORTLAND Olt 97231 . w' 0300 � . • . 1 � � � 0 0 � 0 1 0 • • 0 > 0 WM44 •RId11A0D 1 AI D 14215 8W l'�STI TIt�13�dD C13 9x`224 2G10t M- `Do300 . a • • • • . • • .' b i. a n • e, d • *1 WA : ' 4R; RICHARD A MO 14215 SN 125 TIGiAIW OR 97224 2s109AA► -00200 •:q.d.bmee•01 e.••:•:' nuatinAsto s ti t AND 14035 SW 125TH AVE TtoAnD OR 97224 25109AA0.00400 •ii :•o•d.ano0004.o.•• WALKER THOMAS A AIM MELISSA 'A 14101 sW a25' & 91224 OR _.�. ' a, E a RT AL 12 500 Sig BULL RD Tile UR 4''224 DEVEL45014ENT# 1RC 11,2007mg mot RT BOX' '30179 pORITLiI ND OR, 97230 2S109R0- 017104 4'44•40e4 liV 4•.•`O•4,4 AG a $401A L011ZSZ $TM, ER, JUL TN,° lA l 1429 SW 110.1410,0t PORTLAND OR 97219 JO soa„ .'VXROXNTA ET;', Masao' ROBERT R ET A• 12500 ''sib Butz kali BR 42X Z1 D cot 97224 2s104DC-05700 4 •v•aa4 e••$iaad4ai,•e CatUMBIA Ear,EXTXga /R 3701 8 V CABlas D,RI • Dsog ,97034 2S1040flmO0100 • M o 0 R R s 1 P D O N E X N E 13530 sW 121ST. avE T:SA of 97223 ToORN, N6RDON RLAZN& 13635 sW' 1215T AV TIIIJOAD 2s t.i m.,;,o 10.0 4444.,4446644444.4440.6 64 KER . RI1� A rte` SBfltLPr` D 1415 sw 12Tt TxGARD ,OR 97224 2s109AA.-01200 6 4a6H4 a••a6 6 ieMia BULL bloONTB1B ptioit CT 0)P tip.i1CION • 45 Rax ,13119 PORTLAND Cry' 3723 13030 SW ,11 TIG ARD 4722 281®91 -0020 RICIiMART'a STAN E CYNTHIA THIA 8• 1405 ` 1.25 `AVE, TXGARD OR 07224 WALRAtto THOS A AIM MELISSA 14103, SW 2,25T1 TIGARD OR 9122 . . LEGIBILITY STRIP Vi HIN TON.• COO ( -REG E as ! Wilk (C.S.i55970 Mile teat W2.115- 444 5i 400 ' o `SG A , i� CR2O 5 :.'it/ 00 [Page Too Large for OCR Processing] LEGIBILITY STRIP WASHINGTON COUNTY OREGON SCALE °° - 100' - OM1 380.76 720.09 EAT [Page Too Large for OCR Processing] NE I/4 NE V4 SECT ION WA H INGTO ,.eCOUN Y OREGON SCALE • 5500 _33 1000 / 66H c. MATCH 'PROM: Tigard P1a thrd »ePartmei t RE: LIMMIN 7t MM , s11 -0009 PLC '' 1D DI oP M , P o4 LANCE ' VAR 9 ®. 0� 2, 'SENSITIVE LANDS _ : 91 -00:' 2 NI O)* LAND P R ITX01 f 91 -0003 i ��a N `IWO #3) A request for a rov i of the following deveio er applications: 1) Hi no Land Partition approval to divide a 40.01 acre parcel into two 1.4Arcelr of 20.31 and 19.72 acres; 2) Subdivision preliminary pla /Piaanned Development, ` conceptual plan approval the 2A 31 acre poi ' property ' 52 single- family �taGc►a'► o Private open space tract a to d:�vd ®t to 5� �ingl y ntial. iota and two Pr p.. p ' " fa�l..� residential Landes Review approval of preliminary pl, n ® 25 -n home econa � ndion the aub ect property that 4) Portions r al for the following: a) tc l,'l.o a dev� lc . -nt of three Variance approval coal - de-Oac local streets of 510 feet, 560 feet, and 6g0 fest whereas Community lDevelopment Code section 18.164.010 (l44 a�l1owe a ma cimuri °111-de- sac length of 400 feet; b) to allow develOpmentt'' of local streets with 28 feet of paV 'dent and Sidewalks on one side within a '40 foot right-of-way whereas Coda sect :on 18.164.070 CA) requires sidewalks on ;loth sides of local streets; 0) to allow local stre : ='t grades Of as Much ad 15 percent whereas Code eeotion 18.161.030 pi) allows a maximum local street grade of 12 pera:ent . ZONE g R-405 I PD ) (Residential 405 unite /acre) LOCATION: East of 8en w Estates subdivision, South of the prey sit ter nn®, and west of SW cf�vie 121st, Avenue (WCTM 261 4, tax lot 1400) Attached is the Site Plan pp # aYit's statement for your reviei. ivrom �tlby and o sJ v _ f� fr Prepared information Supplied b dux a��taf � a report and : e�,�o�nendacti�ar� and i1 fr other information available to r p f you w. d n the near I nd omMent on this a� lication, we need yourn comments by June 1:2, 19 You mar u arse too � Y use the space provided below or attach a separ€ to letter to return your, cornmen a. If ou are rea .end h. the above dao leaaetphon the conteadt .. as soon as noted Ale/ow with your our comments and c your Y possible. If you have any questions regarding thin Matter, cent act the Tigard Planning pi Box 2339/s 13125 8 'ullSlvd. , Tigard, OR 07223. Pi3CNgs 639-4:L71. STAFI! CONTACT: PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY We have reviewed the proposal J to it. p p l anal have no ob ectle'ina . of our off ice. pl.e�a�e contact ...�,�,.. Please refer to the enclosed letter,' Written Comments: Name of Person Commenting: Phone Humbert - b1 m /SUB91. 09 . Ti OTI1IC14TTON LIST VOA ALt APPtICP CONS CPO NO. CITY DEp4ABT MENTS S b.ldiag InsPeotor/!►rad R. ity Recorder Engineering /Gary A. Permits Coordinator /Viola G. Tigard Water District 8777 SW Burnham St. Tigard, OR 97223 School Dist No. 48 (Beavr Joy Pahl PO ox 200 verton, OR 97075 School District 23J ('tig) 13137 SW Pacific Hwy. Tigard, OR 97223 __Metzger Water District 6501 SW Taylors Ferry Rd. Tigard, OR 97223 AFFECTED JURISDICTIONS Wash. Co. Land Use & Transp.' 150 N. First Ave. Hil1Bboro, OR 97124 Brent Curtis Kevin Martin Joann Rice Scott Xing Fred Eberle Hike Borroson ■ d • e di.. 3:m He iviryx '" qty of ea ° ✓erton Po Box 4755 Beaverton, OR 97076 Boundary Commission 320 SW Stark Root 530 APO tlald, OR 97204 NgTRO 2000 SW let Ave. Portland, OR 97201 -5398 DLCD (CPA' a Only) 1175 Court, St. NE Sal t, OR 97310-0590 state Highway Division Lee,Gunderson PO Box 565 BeaVerton, OR 97075 e.. • e • w . e.. s • d o ..e• a .. e.. a ae e. s, General. Telephone Mike Lutz 124''60 SW Main St. 4 R eaVertort, OR 91007 Natural Gas Don Thomas 12s NW second Ave. )? rtland, OR 97209 _L__ `1.'0% cahlevieion of Orei ain 3500 SW B8nd Portland& OR 97201 Portland General Electric Brian Moore 146554p0 Old Scholia :perry Be - Vi "'t( n, CR 97007 ,yr ' Metro Area Communications Harlan Cook min '?aka Technology Center 1818 NH 169th Place 8-6020 Beaverton, OR 9/006-4886 8'S west Pete Nelson 421 S' Oak St., Portland, OR 9704 Se - U.tv XQLDH MS 5 . V.LT *DM 411 flo uotiax orm nto 4 , WootAG�1 :10+0 9e.g 143 $08..q -0oc6 f Pr) 12 11-0604 vY1e 'i)ett .ioP IS ).09141%.'4.I1d✓ o e, d Ii A 1f•' 0 N►,'d °ii 'b d b b ,� q ®.:+ b 0, tk,t, (Ito tpitAtvoll vote* tsSi. =-0 4 Oooi amadPeraab;bp41F4aW0o' DEVfitiO 01 POltii4i1405 9'0'20 10,44 td Y RECEIVED 9 199 001WINNITY DEVELOPMENT kit`~ i� M -B PEVEWETT,0 INC 12 W I ST LOX 301.7" PORITAillta OR 97230 2,09.28 Y.: 4 0 4 ,; BUtoL R Eterla camacvs ttat 30009 lOtattUND .' l k 1p121 O• • 107 D'71 til A Regarding MB a evelope heft propoaa1 SUB 91.09 °, NPO #3 voted. to "Deny the application obi the grounds that the Gaarde extension: through the property has not been included in the plan." Thy NPO a ,o,vs E. tronrgl7 urcred that, no developt ent be allowed in the area of the Nortlisast Bull M► ,iuntain Transport. ation Study until 'a decision 'is t;hc Council on the alignment for the Gaarde extension. °ivate SS";� r 'l drains s'' a ll Dr Paz ' ceded , ', .0t �,, t +3 pla a e easementss . ,shall . b provided clens �cr lets. �',� �,.. .,� � '..a ree�aen� i�%aa�.4 ross in -other . lots . A j oint access and.' rnainteflan be reccrde d with ' each dot accessing ai private to drain A* follows m y e and', 3 ti .-, 44. a sI'�all', haw+ an equal right i o use , �, tion to operate and maintain ;the,>.private `drainage facilities r�h.tl..in ublic drainage eas tefsts as shown. �itsh.n a 'ps�:e or p ish grade of the lots witx ' ��. xts or fills shall have a • A . the �l�A .. �. �.,,� :, :the staDa3��.it�' a�axi��riu�t slope of' �. 1 or' , the engineer �hal.1 cert� ►„ ill include the slope ' f the �'�iis � s � d �3.1�, rom :,of 'the'rsteoper an. e c v� t on i o the onaxdat�i.� ns of the t trO�, n,, e . 'l • CO lJ AGENDA IT![ 5 STAFF' REPORT TO THE PLANNING Col MISSION MONDAY, SEPTEMBER 23, 1991 ■ 7 :30 PM TIGARD CITY FALL -- TOWN HALw 13125 ` SW MI.' ' BLVD. TIGARD, OR 97223 I. SUMMARY OF THE RSQU14ST' CSR: NOUNThIN EIGHLA'WDG SUBDIVISIOV Minor Land partition NLP 91 -0009 subdivision SUB 91 -.0009 P1anvad Development FDA 91 -0004 Sensitive Lands Review SLR 91-0002 Variance Vim 91 -0012 suilialtY3 The applicant recreate Minor Laud Partition approval tc divide ' a parcel parcels PO telly 20 acres each. 4A. �►� an+�ac® arcel. in�o two , ars�aele o� �a �ox�naa The applicant requests Sn d.ivini i n preliminary plat /Planned Development conceptual plan aPPr to divide the a. he westernmost 20 acre parcel into 52 lots ranging in size between proxiaT}.Ltely' 3,675 and 210035 square feet in aaiSe, as mall. as two co>ra'aaaunly held open space tracts. The applicant requests` ;approval of special setbacks of 10 for front setbacks t.. it for side yards ,tor the proposed development. Sp Special may b9 req sated for plannec! developments without requiring vaelanCapproval a sensitive Lands Rev Lew, approval is req uested to allow bcifie ens i percent el y lluta ion -m slop es if 'exceed of 25 a to allow utilit construction within a drainagoway. Varia »cea have been requested to a number 02 Coimmuity DeVelo� ' t Cote standards. SpecifiOally, the Lolls ing .vs:ria±ncee have .been requested 1: To allow developMent of three al de sac etreete of approzimately .510 feet, 660 feet and 680 feet in length she ead CoMmunit y Develop,ment awe SaEaetion le 43.64 b 03I0 :It. 1 allows a maximum oul de' sac length of 400 feet.' To a sidewalks on both v�jdes of local streets ate reg d wh' . .. erod . per Code Section 18 i64o01O.A.1bb; To allow a , r}gducti oa i h local .. street Pavement widths to 2 8 feet from : n® required 3 � f eel �idtb � c�e � : � 64 : � . d m ) a .gin in local street tights) sot= -� a ► to 40 feet tl�agarequiredlo 50 fee t Width (Coo 10:1646g.1,a) j ., . 5. T o allow alit increade in; the ''grade of) loci 4 strestn to 15 percent from the Cade perfiitted ' ma*i.mut a# lobnt''' 18.164.030.M.1 }. I LP 91 ®3 Sib -.9 RD L 91 04 i "" h.. i'' - ,. /itrAt 0142/1/' 9 . 2 Est :tiigla.a is � Ar a de� 1 APPLICANT/OWNER: M -8 Development 12725 SW 66th Avenue 0102 Tigard, OR 97223 ADDITIONAL OWNER: Quaerit4r, Inc. (Mike Levin) 1990 SW Buia y Avenue, Suite 725 .Lo* Angeles, California 90025 REPRESENTATIVE: OTAK Inc. (David Bentz) 17355 SW Boones Ferry Road Lake Oswego, OR 97035 PLAN DESIGNATION: Low Density Residential SOMIMG. R-4.5(PD) ( acre, sl ed Dev 1opMent (Residential, 4.5 unit/ Overlay) ,. southern terminus of SW 1321 d the Avenue, southeast tof .,,�ATZON a East of the eou Benchview EStatee, Subdivision,, north of e sukdiviaiou that is currently eTI� 251 4, Lot on , and north of Sul! Mountain. Road. ( , APPLICABLE LAW: ComOlnity Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.150, 18.160, 18.162, 18.164 and Comprehensive Plan Policies 2.1.1, 3.1.1, 3.4.2, 3.5.3., 4.2.1, 7.1.2, 7.361, 7.4.4, 7.6.1, 8.1.1, and 8.1.3. STAFF RECOMMENDATION: Approval of the Minor Land Partition regnant subject to, condition AP roval of the Subdivision/Planned Development requests as weeN at the Variance and Sensitive Lands Review requests associated with the Subdivision preliminary plate Approval in recommended to be made subject to several coAditions II. flNDYNGS ABOUT 3ITN AND SURROUNDINGS A. Si a bite and i ha .ex Tax Lot 1400 is 40.02 acres 16 Site in a square shape Bo S3.tia 'mot �:on: Taal; lit 1400 ne s and located no6atheae�t® Of the citerent 8ench��.ew�► ®��therr� teZtainus of SW 232nd Avenue es t p ` , el. 2,000 fret nort of sell .. in Read and north of the odford y eu,ndivi ®foam Th��t ttrr�.al is also a' . >Moun�a . roxitn�a Eetaxte® eur;3div3. . ®i ®�. that i® �° develo ent of ag�paoxiniQately thee stn i/2 sifvt" one would include the .. he Sit®. T'hie eastern cu,Cr®nt1 Of ci�ne.�krrect on � ...... of,�e -.he y f of Tax Lot 1400 would remain undeveloped urea: This bite is reeentl. vacanto T E�:9t�.n u0 ®�>uxe ®f ever.: teen and dee�.dco»ir �" � rem comFe� h on the 1� c ®ale +�.stincj o 9 d►e i.e found oa r ® �.he half of the Site and eastern .�` � ._ �c �.: .. n .... t�ead�:�laitt3 takes up the tiar��ority�of t3�ru�therr>t half w�,��ii a ravine. Open . nOtther�n h xf hi lyhis cite D e To ar aeh. and .iranaa ed The ProPertY al&kiati gehetatilY.,arbilt the ®oititt t to' north and eaelt e rsi® inct drain gewa a bivsect , the koPetty roughly MT�P O1 -Q3 01212 Mt.sighlanad,3 PAGE /StyB 91.09�'PYiR 91a04�/.�LZ3 91�d�2/'V • bet+, peen the sseetionsas tabs partitioned and within the area shown as tract A an the preliminary plat. The hpp1icant' ass submittal inclUden a site y P the western section analysis map that indicates that 's.l if i�.ant areas ��f are eloped in excess of 25 percent susrround,ia�aq .ain r ` Benchvie t Estates tes Subdivision, Phaaes 1 and 11 are located to the northwest and west of tat lot 1400. Phase 1 id partially developed. Phase 11 has not yet been developed. A southward hwaard extension, of SW 132nd Avenue was proposed and approved for phone II Be tic of �sanche�i.®va Estates. neon of SW 132nd Avenue is the only appr The access to thea�si site is the subject of the current application. preliminary plat approval rases on October 20, 1991. a royal Tsar �ssrnchview 1Z expires The area to the southwest of tax lot 1400 contain single-family amity homes late larger than the minimum lot site for their respective F , in thane areas due to the current � potential presently exists �er�evelopnt p�estt lack o�. sanitary sewers. A 40 acre mostly undeveloped parve1 lies in arediately north. A steep, wooded, undeveloped parcel lies immediately south (tax lot 1200) The Waaodford Estates s; ubdivisio3n, which is currently under development0.1ies to the tiouth of tax lot 200. V. P1m dssa3. nation and zQnin s Surgour+ding properties to the `... i � � e�flt, nor i.h and west are also designated for Low Density Reeidentiatl use by the City of Tigard Comprehensive Plan. Properties to the east and west are `toned R -4.5 (PD) by the City of Tigard. Properties to the north and northeast are zoned R-7 (Re ident al, 7,000 square foot s iniMum lot site) by Washington County. Properties; to the south and south re; Ot are designated y r by the City of Tigard for Etediunr► Density Residential development comprehensive Plan as well as th Wanhingtaas County Comprehensive Plan.. The Woodford Estates subdivision is zoned 11-7 by the City Of Tigard. � _ aimini.mute� iota). . Y coned 3t -5 pro rtiesssal , 5., 000 Square foot ) nee to the aouthwea�tt reaaa <,as in Washington County, and are (Residential, s � 0. P rovoss ►a].:;iugg s The applicant , . f approximately ion 020 acicto r® sots Minor Land Partition a divide the 40.03 acre parcel into two parcels o divi r�,�' each, split north - south. It has been < br�. ght to the city of Tigard' e attention that the sizes of the resultant .. to a roc ®n may instead be 16 and 24 a pasrce].sa �� . . .... and its joint owners. I£ it is ,divided vided into 16 and e parcel .,� _ .._ a ro�isaatte� � cre� in r .. oe rase recent court ju geMe�t 24f a ,cress these parcel� would requir "�:. subsequent lot line aasrue ®got undary between the parcels into two p . of appr ®veil. to readjust the be Since .. �. � _. 20 dares each. Since this cane to the Cit" 0 attention too approximately ive to Submitta] of necessry Y late to saatisafy statutory r�esPa arse rela,� eleeerate of an application, the lot line adjustment cannot be considered as ;p zrt of this application and a eeubasequent development approval will be neceotiary. e The applicant propobes to saadivid® the western aec�..io" f s.ftyrta�ts w g .. .... ,, . pp n in o.,.. y 0675 from a roxissaattel _ 8 to 21.035 l acre feet. �'o development is ci�rsently contentpl.ated for the g 7' oriel loess „pan in in ei.ze . fasmil' resid to v � eastern section pp felt ref iAninar ,r plat and . ,. . p p c,(ox a ®�iun�iv i.t�io " ]Planned Develop t conce tual l ea is ply rdf. e:., The a care rova� Ate tta3d planned ezx F pp qu the s. ent tot � .. different e ests� s�pproval of p . q dcr*1yih It. 4. S toeing setbacks fazdthe p� sect than re aired b., ..tae urn ,,," . - , -; " bide 1�1L,� .:.. d ® ®tba�/ be ,ar �� -.save yard seatba.,k�a district. The a licant re essy� . that taasinisxsbam 10 fo in th of �ss�n ide yar y . send 3 foot si , ,► der sai�tback etaizdr�lyds� of the R -4,.4 a a�.s�eie�; is s�bdiv e►itoin+ long with the o t 14tP 01 -03 jSUe 91 --09/1 R 01 -04/61A 91-02/V 91 -12 gt a ki gh1ande PAGE 3 4V. e . .n . • • The general street pattern for the proposed development includes an extension of SW 132nd Avenue from the northwestern corner of the site from r«� Benchview TI subdivision to the southwetern corner of the site.. This minor collector street would be stubbed at that :point with a future connection to SW 132nd Avenue in ViAdford Estates Subdivision to occur sometime in the future. An approximately 560 foot long dead end street terminating in a cul de sac bulb would be provided off of SW 132nd Avenue in the southern portion of the site. This street is intended to serve 17 lots within the second phase of the development. A network, of two cul de sac streets of 510 feet and 680 feet in length is proposed to serve the 35 northernmost lots within the proposed subdivision's first phase. A short stub street would be provide at the northeastern border of the proposed include a a Street w R north, possibly to subdivision connection to a future Gmarrden to Walnut Street connection. The application rec, uea a a number of variances to Community Development Code public improvement standards for public _ streets. Those variance include: 1. To allow development of three cul de sac streets of approximately 510, 560, and 680 feat in length whereas Community Development Code Section lb.164.030. L.1 allows a > iaximum cul Oe sac length of 400 feet, 2. To allow sidewalks on one side of all streets, whereas sidewalks on both sides of local ®treetc are required per Code, Section 18 164.070.A.1.ba 3. To allow a reduction in local street pavement widths to 28 feet from the required 34 feet width (C -,:de 18.164.13.1.a); 4. To allow for a reduction in local street rights -of -way to 40 feet from the required 60 feet width (Cede 18.164.8.1.a),; 5. To allow an increase JO the grade of local streets to 15 to 18 percent from the Codes Permitted maximum of 12 percent ( Code 18164.030.M.1) . Sensitive Lands Review approval is also rc'ic wired because the development calls for road and building development on elopes# in eucees of 25 percent. H. Previous land use and devel ©, want . a�pplicatio of fer� 3, .ih3.s �ic eel o separate two .:. era submitted in the fall of 1090 for develo rent of i both portions of the subject parcel, as well as an adjacent parcel to the east (SUB 90- hell /POE 90 -b007 and SUB 90- 0012 /PDR 90-0008). Beth applications were Si tlx: drawa pricir to hearings on this reluests On AU udt 19, 1991. the Planning COmM . - seioiPS reviewed a somewhat silalr subdivision 3 plan for the property eel ddiapasred to the current plan. n. The earlier plan, however, proposed a connecting Street between SW 132nd Avenue and a future eaten -ion of SW Gaarde Street to the east of the r sed Phase One. proposed The Coca�3 > ®si ®n Was unable �:o requires c� lLade that earlier ... .. P ' that streets plan was consistent with QLan Policy 0.1. a which ..: thh. created through the development process provide a safe and efficient MLP 91-0 _ . 3 /suB 91-09111DR 01-04/Slat 91 =02/v 91 -12 Mt b Highlando PACE 4 1 WNW o.. transportation system. issioners were concerned with the steepness of the proposed street, its proposed narrow width, and the number Comoaias�ia�xn of driveways that would enter the Proposed street. The . continued the hearing on the Application, to allow the applicant to revise the plan to eliminate the proposed connecting street. The current proposal is in response to that continuance. /II. APPLICABLE APPROVAL STANDARDS applicable approval criteria for a Minor, .Land Partition pr po are found in The apP �f. �=.. - sections 18.162.040 and -050* Proposal Community Development � e se The approval criteria for Planned Development are found at Code Section 18.80.120. The approval standards for Plat ar® listed at Code Section 18.160. 060.A. The authority variances to Community Development Code standards if the variance approval criteria of Code . Section 10.160.120.B are satisfied. approval criteria for Sensitive Lands Review approval, relative to development The eepp listed ... r , ®at�re are lis at Code, or landforle modifications on ent or greater o 15.8.040.8. slopes of 25 perc Section In addition, the proposal r be found to be coin intent with the standards o teal �aaust Chapter 8.90 (I�.-4 . � zone); also b ... development stan of the following Code Chapter 18 ha (Density c .5 one) • S Requirements); . +�ha � and' 18 1�4 (Street and Utility Chapter 15 88 Molar Access Rc ix a ty Chapter 18.150 (Tit ad Protection )1 and dt'° • Improvement Standsrde ) e Standards of other Community Development Code chapters may apply Pm of the Subject Site but are net applicable to sulbse enc. d ®�rel«a _ eknt o to the current review. Staff also finds that com rrehensive Plan. policies 2.1.1, 3.1.1, 3.4.2, 3.5.1, P 8.1.3 apply to the review of this rr ryry ry w� r� n �1 a� � e �, 8.1.1, and �. 1 4.2.1, 7.1.2, 7.3.1, I.�Q��p `, development proposal. IV. NPO Si. AGENCY COMMENTS 1. . The city of Tigard Engineering Departoeht has reviewed the .pr posal and Offers the follnwi,ng commentsn a Comprehensive Plan Compliance . po tion Map designates the tyre o two pro .sed subdivi ®ion as a Study area. The Map notes indicate prey mpirehene�,vo Plan Iran. � � . �. c�erec� irz thi.., options .. eet must be cohGi.c pt 3x ions ��r the eactern�aiore of �;aar e study area. The rrcamm ®ndatioh of the Morth ®a ®t Bull ourxtai n Tr a tend GStud� his option, would ran Study an,spc�x#°aimi nepaxt are one. ofrom 121st Avenue rto• doxaneot o �7alnut Stfeet th orth and wE36►t � . �� Option, e p y a :c daate this as the . o�i�l�sdl ®u%dwi ®ion wa d aidec�uuatsal . pg. Po6. lied se p eanant of the pr�gc via oaa. ssd r ©ante for tY��s o isarr subd , ,..,,. The ruiner' option to lbe Considered is a miyncr collector eivtensi00 Of Gaarde Street weed frorna 121st to connect with 132nd kvenU8, an revi.szutely recommended b ► NPO 43. The MI�(J . _ d e xe sewed the proposed obi and 5103 /Sts 01 00#61g, g1 -0 a ?i1 wlSighlancIS p�G concluded th.. ".. the proposal does not adequately provide for the WO option for the Gear 16ie extension, .At the August 19th Planning Commission mooting,. the Commission discussed the feasibility of constructing a collectoe street connection through the area of the proposed subdivision. Based 0E, information provided at that hearing, there seemed to be a co Commission nsensue of the Co ission that construction of a collector street through the property as recommended by the NPO - is not feasible due to the site's steep. grades. The Commission revieued the Study Area options and concluded that the NPO alternative should not be connetruoted or, perhaps, should ' be routed further north where grades are less steep. If this accurately reflects the thinking of the ComMission, appropriate findings should be included is- the final decision to d;rcnment the reasons for accepting a plat that does not provide for the NPO property staff . would support the option. g '� conclusion that r,�ade on the subject e i. saref too steep to , provide 9 for an east -west it:olleetor street. b. Street The applicant Le proposing to e ctvnd SSW 132nd Avenue through . the subdivieion as a minor collector street, as required by 'hilt/ transportation only approximately 180 feet of 132nd would be Map. As proposed, oni, approaciagatel � We disagree ree w with this phasing for two reasons. constructed in Phase F it st, we feel that the const ic� G 132nd should occur before homes and landscaping adjoining lots. Substantial grading will be required �• to construct on 132 d Avenue. Second, once Phase I .._ It is not un•�.ommon for the Phase will be completed as now "" remaining property to he sold to proposed. tame is u completed, there �.s no assuraranc ®t a another developer or 'for a new design to be submitted for a subsequent phase. = would seem unfair to place the . burden of constructin � Phase I improvements ovem P P seance of ' 132nd onto a future development of the ' Phase 1I property. . Therefore, we recoceanend that 132nd Avenue, at least to the south limit of Tract A be included in Phase I . pp requested variances for street widths, and aidewalka on the internal subdivision The applicant has re e variances i� the • to preserve phases. . r argument .•, n Streets for bct The. p imary!' for the vari ins desir® �- w, space e and tree cover. .. ass . rt .. may be valid for Phase IX , where there is currently a heavy open a ac The. arg�e,d UD Y .. located most. entirely outside the treed area of the property and are not within the area proposed p Therefo . e re recommend e d f ®r o pe n ®ace. j that the variances .be . denied for Phase x we have no objection to the variances. for Phase II. x� the variances, for the Streets within Phase I , are approved, we recommend that it apply only to the cul-de-sac h bookie b built entry road is Phase I and the proposed stub to the north to full local st.:.... . rest Btandardd e The applicant ... dar�A �r � G� of c streets for both ' ..h use®. These stan and cad the coal -d® �a� had also requested a varitance for the length e ee��blisihe Primarily to assure ate' ate tire vehicle access ii the steep terrain and ranldardsa If the entire project .� develop the e add �iiayi.ng Steep ravines make it a i.ff ici�i.t to d e propoeied �rariansres are arbor i n conformance o he Fireh D the strict, we stave no ojection ,' o the Var,� ance i satisfactr? for both phi se,s e i 9 .•- 03�sTJh 91 - ®9 %Pi R 9 .- 04/SL1 91�e p .. • Bit Highlands Pl�S • The proposa . ktee amee that at,reeta will be extended to the subiect props ty in accordance with the preliminary plat of Penchview Xi Withast twee' 'street extensions, the ProPosed sm digtieioE' hie no acre ie. Thartofore,_any approVal should be conditioned upolt dedication c f `right of way through the s �,rnnee of r_±dnstruCt :on of the road �enchvic�r g2 �r�.y and ae ®� improvements through Benchview II. c. Sanitary Sewer the applicant indicates l� be constructed to that sanitary sewer lines will The applicant has the site by the Unified Sewerage Agency ('L*SA) . nuban itted a plan which calla for an extension of a 10 inch sanitary sewer line from S.W. Wa].uut 'up to the site. At this tine, we have no evidence of USA's intention to constrriact the sewer lira. Therefore, any approval should be conditioned s adequate ranc® tha:, sanitary sewer aervice will be maw a va3iahlle to � ir®party The applicant has submitted a ` preliminary Plan for the On-reite sanitary sewer system. There are numerc s i nr'tio wa of will line maintenance that are within the public g y problems. . Therefore, approval should be condition upon aanurance that access to the manho1ee outside of the right -®f -ray will be assumed. d. Storm Drainage The applicant has euba ittied a preliminary plan for the etorm drainage p appeare that it would be ®aaateano 1�a ®ed own the information presented There �� oarreerns twat are • adequate to serve the de�`ais�.a P ent. ham, will the city . . per t after reviewing (1) the' aa�aia� manholes outlet struct ee that are not within the public right -�of- uaanho�.caa anc� way, and (2) plans for individual lot runoff. Therefore, a renal should be are the laic; what pp conditioned upon assurance that individual Zcats will � _ drainage . ]� be sa�ieured. and have adequate of the acilit facilities will t access to the Manholes an atructuaires outside g en 'Engineering Department Recommendation: If the subdivision in appr v ed we recommend a ppr o yal with the following exceptional i Grant variances to the cul - de -sac streets length and grade only after approval from the Fire District and i.i. i Deny variances to the internal streets width and s l®walc request for Phaae• PTO r commendation With regard td Phase 11 o ,ry J . po a iati f c tl ditione of � � �oa�: ttacYaed to the t. �a� eof u n satiiaf ac approval a Lion o con The Tun, ... ,y, ., a reviewed the reliminary latli+l Va]lla3 Fire and Itt�ect�® �►iaa�trict ',bah lP plat olidOing c a�its a last arrsd :has provided the f a. Long 'dead , S p ented.• for this pr , eject aro not ,. pt , end aatreetae a3uch a . � ..w ' $. .. • • .. Ai �l�+ M i9.�a�rE11 to aaaaaanaa culatin readOa a or cce able to the Firs � et Whezr ever a e, ntacee s 6h0t�r d be extended to create c g �` .. . , . S e ''should be Provided to • maintain shorter q f cif �.ul de �aacis o Oirculat ie0 drivifg ayatem o 0 r m,' b. that normal hs�tre ®tom crowrain on leers! Turnarounds at the end of cul placed grog nd with the exception tha g may be provided to provide for adequate drainage. c. Hydrant locations eater ins oshoa�id be coordinated with the Tigard District. The City of Tigard Building Division has commented that private storm drain lines ould be provided for lots 1 9 sewers 22-26 and d s1 to esa and easements sh "° ,. finished public storm sew existing drainageways.�� In addi ion, directed to ed slope of all lots with Cuts or fills should halve a maximum elope Of 2:1, or else an engineer shall certify the stability of any steeper slopes. This would include the slope and fill frog excavation felt foundations for the etructu; es. 4. Tigard School Distt ct 233 reviewed the proposal and has noted that the proposed development lies within the attendance areas of Mary Woodward Elementary School, Fowler Junior High School,, and the Tigard Senior High School. The proposed development is projected to generate the following additional enrollment at those schools: 17 atudants at the Woodward School) a students at Fowler Jr ° High; and 4 students at Tigard High School. The School District notes that eahosal capacities are projected to be exceeded as a result of this proposed development and other recently reviewed and approved develepments within . those attendance areas. The District notes that core facilities of the schools are insufficient to be con® able to 3.der portable additions. Additional school capacity may be provided by Other Options under, consideration by that School District, including: grade level reconfiguration, rescheduled school year, boui dary adjustments,, double shifting, busing tc .Uztder-utilited .facilities, future g facilities and other echo . bond Measures l.eadin to construction Of Age fact. housing options. 5. The Metropolitan Area CoMMUnidatiOns Commission (cable television ) has reviewed the proposal and requests that the developer install , two PVC schedule 40 2- inch conduits. at street crossings tor underground cable use. 6. NPO #3 unanimously recomMenild denial of the re eat. The NO0 states hat the. proposal d3:rectly :contradicts the rte . Study., The appeal any dec�e��os, which approves the subdivision plan as currently ro oSedo y p F . . , _, ... _. .LAN FOR THE PHOSE,D SUBDIVISION. NO C�DMMBNTS HAVE BEEN . RECEIVED WIC. P ^ EARLIER* 7 e NOTE: _ T88� FOIL�A%II.N� COMMENT; :�t13LATE TO �' . REGARD TO THE . duRRENT 1Ptpt The CFO 48 ._. the plan x ®viewed by the Coa�mmiaeion vieraed the nevi ©ed plaa�® � etatg o. Steering Coiaa�ii'�.tee use are on H/23) and had commented that note: co' preferred P pe, � is consistent With the CPO' ® referred ideas on the ro tsed et�e no es p et system traffic circulation, between HesichvieW I and the proposed Oaarde exteneion. n . _ � � space. the G� urged the ��.t� to con ®id the proposed portion of„ p� � Open �, g y ,. ,epaisit�.on �:he CFO era z°t® the mdo as pp� p fro to lea dev Flo Qnt a� O >!1 t� ��.s a '� ... ,�, e a er �c .. strong , restriction on treereval within the open space tractcommenaestrong Parkland, The CFO al of the o n s ace a® arl ..... .i ed that there . a 10 ^ high gh 8. preeauret feeder l mainh on c:�theen east side of this subd Lsfoni.er lhThe P developer ' s representatives should contact Northwest Natural Gas to have the main lod-ted prior to any excavation on the sited 'HL] 93 03/�S 91-- O9/Pott 91 -04 /S 91 -02 /V 9 . -i2 1l teHigbiandQ • mot' • • ''the C ty of Tigard operation t rev 'the prbpOdal and noted that StreetT With a'' gradient in exe se of 12 :`: pc rceiitt w .i.1 bed, :difficult to tnaihtain With, street trweeper6,' pandit*. tr ek$, and other euipr tnt. Yn' addition" they Divi ion . id.. conc ; rned with aae+arwa to aant t P and . etorxn littted that would not 1 ,. within �tbiic right of -ways. • to Tigard Water Dietrict, P03 aid GTE have reviewed the pre sal and' taave offered ub Colattatot or ob)eotiOne. • Mo rather ccitnnefte have been received. �o CATION • OF RUQUNST aitplimmeatita_Comgailx.p 10 or t pFgp " ed manor lend Partitioning of the 46.03 acre parcel into two parcel® of 20.33. and 19.72 acros ,a cottdieten t With the approval otandarde for d Minor land partition contained in chapter 18.3.62. Both propotted cell would ' o ' .. l.. er three the :7, 500 equate toot �iti.niaa�u ra p� � �i ®taatt�. E �b detb" � � there. 1. �y larger �. ia3ite foie the � 4. �► Pane; and r ic f�tc y..��.i�ti +e oar aeivicioni .as�,.a rea{ ult ,of th. !t no W '� .. �� '��������. n� F�tli�:�ir wont,' W' � W1:ti g for �. %rrz ptiticn alone. � tiorii.n ®f the parcel into others In zed cs►li�: than. recanetited a1go rhbnld be permitted under thi.a ap ' oval, if this id found n. weary iu. reepa nst to the befbte- feftibned coact etctibnici as long an- neither bf the parceia to be created is lees than 10 acres in size. Partition, approval ehd cld be conditioned upan the a licant d: .e aonstrati ig that al l ptcel® tO brll created w©uld bp rovided n adv ate acceed f the proposed' eubdivid :ag of the wee ®tern parcel ,fails to c zar. �bev��.o�ment,.� ®it3�e.. iGarac�a Rsvie�a 1. The proposed eubdiviaion id consistent with the approval rite* Iii, for a eubdillsic because: • The proposed subdivision cointaies , with the CdeprehenimOi Plan Map designation desieity' Opportunity ft*, the Site and w' likh the in. .alicable plan pOlicies, the regulations of the Ro4. zone and other applicable regulattona, except as noted witIA \.mt the � . .. t'3.n iri r�trra rra hie tiaat �.xt#�. ,but ®�j�{y� 3�fic cleefiei.�'�� ''�3.+a�: arc 1�' 4 p 9 P b' The pro owed name of the subdivisi onp 4oentath Mighlqundi , i e not duplicative of auy other rer; arded Plat within Wsehin Eton lv county., w W • ghee � ro bed gacteff►aion of sip 1121 »d venue is ;laid Out :eo . raid' tO With the appr ®ged alignment of SW 132nd �V u0 in the confa►a-iiia w th t i ew setatee it subdivision 'to: the wet . p 'elup tent t Se3nc�h� .. the bite o vioutily ' .a dependent' Upon OW- 02E141 h eo o* Other roadm being ♦ tended to the c, ite; Therefore, OVA' Val Of the preliminary pint shou,ld';be conditioa od upon dl+i've a p ent of SW 1.22nd Avefl ue or another pair ii.c readway i ,g a telx�,ded! `to the ®ate either by the illiVeldpiitti of Mil "ehdivieic i or others. Development Of the }3enchv ew f1 eubdiv'ision sor t �r ideal; the fee relopment. of oW 132nd AvOnle isle' neCeUe P '41 -b / ►t g1 =dg� �d�i 1 -p'4f 91 X02/ 93. 12 1Kt 3,tih " .H. Ati P. creation of • prop©aed beat $3 Which i ®' show to' itipludO ao LIMA f r iin t lot: +32 94 tay . the west. to additions the eubdiyieion pr e€ l pro*✓ .deB for effetet further oxtenaioft of SW � ®x, end! to �itube to the eaauth for a f o a fUt ur eion of. • the north fog a parable crsnfnesact�.a�n t, s mach, the proposal fides not 01030 out SW i�earde 3tare�at 1� ' opportunity fee dix to street cannectiont, 'bet en tufe Gaarde c ateneiof► ate sought ;by the t•. fu toward® i�he aeewmed . k ^roesein 132nd and a e® ju ®t .does rnt�t pravid�e for �► c>� � 5d f uitu ca a3&arde alignment on the sub j eo'.t 1rope Y rt sac ,was- previously proposed Staff flnda that the pro Osed road eyetem 4ould be coneistett with 'Platt l'alicY cal`.•® fOS ' a " ataf a and .,.O f icy ent . (street and roads` ay eyet;ion that L3td. the current ',neexle `afld amtic1pa :ed f ut re grow*h developaer Wp at leant :14i-nth regard tthe send with t� rag ar to tra f f is g thrCu9 h tie: develop[ktt Internal road safety and efficiency. to diecuesed below with regard, to thu requeeted vari*heoe • het Bull .WWOuntain Trap ►portLtti t* d?4de 3tra et area the fort soft betw�aefa g!�3tud calla fct a �sjor collect ®r ®treat connect ,the r�f.ew' ®:� this. s� valiant. Street t� the �clner.� �ug��st ring ®tied , the i�PQ axn ed that this . cor inction betwYeel thtbee eatiating streets 0160d be a 04,110t# collector iitteiet ittatee4 0601, that an ind ect ' coLuect ion by • (a l rn nor coi actOretreet ®`' be dev& OpOd betwe+ n this . proppeed ,�, action lice been taken coil actor and SW 132nri harentte �e final .act .. the city Council' tth regard to the Northeast Bull Mounntal:n 3 . � ver1 a rec®nt revision•. to the Trarnspoactatr�,nn study. Bove Traraaporty lan Map' ignatee tine xeheaa etud� Plan area and notaea� both the alternative® raised X axes as a Y � _ � - ,sap sa�c�pted by the study and by the . to Plan lc.. the COunci . on sane 134 ..1991) . smend�gn Staff Elands that the applicant e ier propoaat by to s the Conaaiaaiorn atteanp tad to partially , accosmaodat e tie d e gg .. natead, the propoartl would have eu �astedl road plane but i rtunit." created an tanaaf a road situation by providing a�an oppo Y for a 40ornnection that � levels cf traffic d en a collector otreete on a street that wroul: at �ni ht~ anticipated . 6 .......... � c1 not even be built to local street improvement standards. The applicant aeeerted that a connecting street through this area , y would. need , try be nzarrot er and steeper than local stree -. wou bta. .. .. utting and f lli ng on the . site area in girder to �ira3am�;ze �„ ar►d . p able levels with ... .. - �pthif� acc�tea� Thin earlier anw in fyrt�esx: to keep eo�►t . � 'w ®nt pia a pe to the amount Of dg velo, . re® cad con . ... hrou h Phase l would have ?been 4teepo r® ee nxaect�.on t g nay rrow, and the road Would intersect with a o leas t ndin yai ewa within a fairly short distanf;e rt addl„ticans a. E�i.dewabk ttiu d ha ve been ptOvided n only one a3:� ®. The , .., ., Plannin Caarmnid" review of that tcpomaiae,,. cosine g ®ior3 a rev'�e,.�...... p , �. .. .... ounl;d uif� the p proposed d a stem taould h.. . pod door it:.. ds�. rev�.enu�a�.y ro � dad. roe e dui traffic hazards to.resid a aff pedott i* f s p Oat ated to . ..twee - • laargelY to the amo,�n+� t�f r c t•aiat imi. cnt • be asst c use this conne3ct3,uan be i SITY.32hd and a £�acureaarde eateneititA tecauee' of this apparent problem with the design. AP-0i 453/SU # 91-- 69 /Ppit 9.O4/SL it 3i -02M 91. g 0 04 1�D of the p: oposed . ®ubd %its .on the :41181.011 obflt1 nued,. `,hhe Sublji vision preli mifla y ` plat approvs . twat and reqta��e�tedi that the applioa at. fecon .der' a layout .art ae :,11:, e e i karat °f y pics7 ®ed Staff f3ude that the m e layout woui+d pro i+deI„ • a ) e dele+d thr opportunity for,,, a future aoniaeot.iO4v taiee�n W 13aad Avenue anal a fatur® • ¢�aaxde ` aekteene %an t � ough tlne pr � eey itOrthopIclir stub ns been p zopnoe d, 'dependent n ,on fut, prop rtf to the snort he; WiceiraLon ne Lre h. I't ie �.e+condecY ho�re�er th tt �. thin ettib etraat . and the coinecting ®treat t the . iot be conetr ittted to tulb 100a1; treet ®tta idr, de kris ,carder to beet aoo date future teaffid,flatia. It appo tr that deveio • t of • a oornneoti tig street to the north , oould be arear® than adore the subject y due to, and therieforct :Lego ca`xttf ag ►r fLii *hat This •ie not to eel, that the n y eaaa a► g iorr far,a conite tion t: en E 132nd1 • and a a a: de 1161.0h would 1.100000etlay heios to rrc ►e *ha praper'ty : iim * diatel to' the • tnorl h o! he subject . sit... It aoak be £oaeaibia, that a corane`.o>�n conic Abe eaor aasiiy acctapliebed to tae noz th. Staff therefore does ice, glad that the ouri nt P topoe a 1 La in ontei i'text with the' 'North/tat �Bui�; taritain T canepottation study of nz.e the ' option*, a cist oaeatde a e�naloo than oonnacctan between SW lend acid ,i :future . ae;roaO the ravine on the j'' ,perti ens the proposed plait partially ftxtaire oonnedtion attbdiviiiiOn ie .propotied to be devel sped .n tub pbaaeae of 35 and 17 io ta. The po dev. elO p the eubdivf ®lo* 'two ghasee e ittively,00neietent with .the tdfa3 fora phaaad p dO,eI eat beta0e at nae"y n puh wic . faoiliti are . ptopaeed to be c netritcted in p ®et and hecausac uo temporafy oon�uanotie�an with each of the haY . tbl .o fec 'lftie Twill be' 'regp,L ed fcr eitflt.eac p�ii et.e. recommended by than $nginee*innt ∎ieptn, S *Oghtt lt,Vefue. set the eo>bt ei, edge: of Tract A in c .. . ahotnld he tc�guiron jannot¢in With, �haQee l ifn earl . ed ts� be bu�.ft tea at 1e on cte upon , the futUi e� f eeiden't�uof �uto�a ��� ®truou� pc,► ptogo®ed lOte 29-35 . It will be ileCne®a ►o Oar ;bade 'Unto' section of the street often" coinetrinct.on and aewore it id offended ft . ther in order to to Caro a in e�+eivei y torn t dead erkd street withol* a� . .. A eaoheeitt ie for total, deveiopc int of the sites should tegiaired to lboa eui: +fitted prior to developatent o tht .ri t #.a1 :� for total devvelopitent, Of the phans`+�. The t . aubd :v iti0njgla1r►e 'die�e1opaaeinit eha11 not' exca ievenn year , TIh3 propotia r. requtete toariancee► ors ®ewlr&1 of the 1ca,i. *eei .rhproveih nt itaaaad& de contained h Ohapt The &Pplicantt teiatioatii rednoed ri thtpe3 -way 50 feat: *040014, 40 .g.,. e'te ) amid pavement widt a (34 r i redo testa .+� ideta0�� ®� tansy t d� be re tern tip : Ovidd� s� ;000H 044e.. of local. Flt t'eett:+ The app .oaelt , a i ®a► tee, d etf eppr+ 41 is ti a NI • three' ‘,41. de sac; at€eete, of $'3.01-fetot,i, and 680 feet a®' opposed to the 400 •f oat max length :etas lard 'of . the Code. in addition, : {fi he proposal," would ; provi.cte for. ea�ai. ' e�tr yal ,eircee$ Of 15 percent grade wherene a Itithicimunt grove oaf 1 ` pErce»t ie allowed.. Cogs Section 10.1,60.0v0, aatbOrLzee, the heas�inge aiitli©rity to va grant i oeut to Code etandairds i f thew relueeted variaec a b J � ,� oval case be found to �e conei.atent v`ii.� � the varira�.cc� apps Cri.te t.ta t f Code: 18.16©.120 the appicnant'r etatrn nt rol ti ve to the varianie03 tat gas y10� Lnetead addtee ee the varriance ,ap�� ^ov&l d�aG'� , Lit oa: code ended v var lmiace eete not Section 1e. a"434 � �l50 wh�.tYil �,® i.rlt � t� made an part of ri iion a eleee& the a �.licant '�e iv.etif i ation etaa�+ nt cart still be applied to Pp ° arnce app►rova1 ev i.terita„ although no �poi.nt tt�ta;e�1ivia67ieen �sri . for point. The applip&nt' a juatif ie ti oin raaliee upon the erietineg topography and tree dower of the aaite ae apec .al circlunnt4000 affecting the pteliAittty ire enpport of al.1. , of th reoteetecl tatiancee e gutidnced grading •toH,Eitteak $pr®vei ante voila ne expected: to allow larger Tote ' end greater'? p ... .. r hie Biting o rtranit.id�® for tree retention: thrda�ngh. butte o rtunitt the a liwe;aae of reduced ,,eroaioz` arndi �,pp � e0r with �U�hlek benefit inc s ation etaiaocg'3 ' • that these larger be ief Ltd can be « aimed W3tY abut the.; re�l�tce�u �eafeed see® - ca n as ._ street in roverente negatively, affecting the, order ar on syete ► cac? pubi. {,Q fry $ ll x cbffie;i.ency the trax^ie rtarti. 8Syeterq and thus 14i11 rot' be de t ri ntaal. i to ubli.c' intereeta or co . ,; i . , „t that eimai.l.ar variances *rete' appteved the tight of nei �hr�pn preaperty` rcanero, The u,etifiiatio �tatl�rndax�t al ®c► i.nte dbu for both of the adjacent Sanchview ov i viaei.onai.. t hich aalea pc e j . a gaited ea�eba Bits cshasrka�steriatice ei.�i.la�sc t© the_ sulb. e�ri� Staff oioncure to,oith the applicant " juntificatisn' far the reg$est of se applied to the; eteop, tr'e+e- cavrered Ohase T. Tho combitii2lition of the erteeptiede of this .. y . d the rd�eirti to retain as many of the, imatnra� fcreee a® po 3 _, p..+. .,y, .. ee;,.�,i.e► acre eperi�!?- cll.r�;ureetane:e� a£fe��:nc the ro _ vaariances which necessitate the d�ee��.,�sa of this' phase' with the uc® atreet ®ids �a£ the iatreet aid a i;oca etr on of a ta. sped g.., r ei.sieva�a',�k from one .... 3.m order tc rt g eet� ga�aedt� in sea On tree r'emawaasa, � i.ngy.s►n+� i�� ina. ear h pert** � a e td, the north andt sae, The enc3Laterncep �+� dras t as w&... as the etas nd as ; (4 this area ar6 special cirdittna lcee necessitating the ovaer lengthy creri die Laic and eepprneacd aa, oes ..t. j.t appears that, et all.owing�' these v f t � to-the i:3.c ia�ipr:'Q�'�r8'a,f ab 1� a �'e® $.ail. �� � . 1 � , ,� ' 1 ' �, , ethndat00 Could 60 severel restrict the devei a ►Aiit o£ . the site undevelopebte . an thrbraaby r o thin area asi to aaa�e g � ... asrdeh3. td the �ropc..��rt�' � m �i►ner. cr'eatirx a�i esstr�e h� j� P £ ©rd7 ®�!d'ia� ale if the vari.alnc ®� pare h r n�di �fd�t� of d�►ther�t ante ad erse+ of Po r d. We tiEld ri rani the . 1C�' V�:rp 6�ii.atrict' a r eference to avo3s� eteda r+�ade aai�id l,or�g deb ., p end streets but we f i.nd that while the propoled oat ie► lads the' desirablOc it in within the Fire L13:eltrict m s al ai.hi re is y L i e Iighl.abJ de PAGI_.. • servo based upon other elevelOped areas within the Fine Distr e' The proapeetLVe 'developer and eubeegnent owners of property along this proposed street should be aeraa, a that the sceppnesto and length of this stet may itiOce it di fiG at Loan the City to provide the 'full, r+t ` je of City serviden including street Sweeping and iti.nter staff dose not concur µ , a .. +wit�t t&e apgaZicaartt e; �►rop�9at!:@d j t - r the sew; , vi;rient ea wigs regard to the ropos d�a xetfo for tPe of thin (levels sent on the ' nor kern portion of this parcel. The e � rthern pssrtion is ruo ®ray rtn m field, thetnfore it is f au tty tc► say that the req ested variances cook! hullo a nub®tantia1 'effect in reducing tree reresoval. Staff done not find that ihb applitrant has adowlately ®hots Why.. the vaxrianes. i 'are • neceasaagy for this has e, except prositihly to red Cs the proppte i r e dove oper °sat cost of grading end rod itil i pr"ov eta a Staff does not find that the► ' COstse of ssna a'avisasion atinki are enough of aura "e, Ix�:raOm r k- �tet�'t �ariasac�e toe ` Y�lai�e �,�na the ary �.as<rd>hi that t ou J. granting gqn r ad �teas;it a�'ts:li�sssf '�hL"'e7i ho variances; foie phaaee titioUld b denied, ettePt for the variance to allow the two overailetath cul do sada. TbeS cUl de sea lengths are aisi o neeeesee4to to avoid eaccasasaive o ..1;ti ng and filling, a cc eaSi .,fi t gradero front potential cOni171Q1 tors between the streets, and to avoid trodising Cite raviti* betty sex the two phases,. Thtts ' ih de 'sac lengths aul.esa ire rot anticipated to be dotriMental to the public a.1th; or :.safety or rights of others beaauee the prepoa �� od 1en the of the Mil de ems), aitboUgh not 'idea/ in the v.Le st of fl erVzte providers, a>*� agenoa thus. the range oil . cceptabia sasu�sr stkeet leng hse Se�cved by these iea and g therefore are pres >s�b171 >saerss►i.c+ea9,iale The proposssied lotto COMply with the ua® stand "a rde oft the 11 4 0 5 toning district beca%tesi the lots art intended tcv b6 tided fur single tardily detached dW 'limo units. All ]lotse are /Joneiatent with the mini4hun 7,0500 seai o' is foot miniMnin lot site Of tie tOne and the average lot width requirement of 50 feet, even thou the Planned devei opmeidt Otterld zone applied to the aei :ovides for fier iiity with regard i�c dnensional standard's ro ned develo nt schea •: The F Standards for a Planned ,iie�c�io sit � �'T. � ®er� 18.80) ��es® dhe approi�aZ I snetratedd by he findings preeentis d for he *web** plans d +sale .�foiea sand a:' chapters that the staff has found ePtilicu;,bi,e to t1t€ regerstm dtaff - .. g 3 Doing Code' 0haptss7ia�ssa are WC— finds that the re ..u��•�+�rtsai of the foil' applicable to the ourcrent t g ,, uke i pove n ste on the sub y i site will need tn ,; . afi*m the rec, irement ' of thee, cl apt ®r e t chapt er 1, 1. 440 Auc �Sa Jr y staactaree A �ha-ter 1 s �� Adds tieotii : i3bit,siaetlenti Chapter 18 ge, tizhding Height limit&tiohet gx6eptio e; Chapter id o 100, tabdadlipitig, and toed-04)10w 4x� � c rite ig. � 06 . Par irag staff in charged, 'ed t Jith r'e' iew h4 . ' q .. , the s�F�siaf�ar>sieeiiczce oar f>�tbru improry ente With t eeee etothdasdse t ough the' b hUdi 1g pet,t t a td Sign per>smit review pavosbesedese ,set waell rise thacou �h donti.n> i g ci e enforcement actL0nz3 4 1 / . � / �. 2I ' 14k 4,i. hian�ie , J ► M�L)� 9 a3 5U1� 31 �� PDR 91-04/SLR 91 0 � Ja 2 CO ..A rw • 'Welt regard to the additional Planned Development applicable Q �o the review staff finds Section 18.800 3 2 ©A a () pp view build this proposal. r site This eats shall Abe designed and streets, to p eeserve the existing tease, topography, and natural drainage to tee greatest extent poe i ie. » Although the subdivisioree atreets and residences will necessitate the reval of a number of mature trees, the proposal in relatively considerate of the site's existing topography through the reservation of a 2.5 are portion of the site for private open space and drainage purposes rather than including this area wi„tein lots or rsrossing it with streets. Because this area would have limited recreational potential and dedication would remove this area from the tax roll, dedication oe this area to the ci ty is not considered deairable. In addition, the proposal does, not provide for crossings of the drainagewaysa on the site. If the Subdivieion /ela Jrined i)evelepnene request is approved, staff and sssetbacks be reduced to 10 r®eoaransand® that the sis�inia�aum front y feet (exempt fee garages) and side yard setbacks Of 3 ei■Set. These especial setbacks will provide additional flexibility in home siting in order., to providc addit `anal opportunities for tree retention and lietetia g eading on steep lots. The reduced front yard . aaetbacl would be consistent with setbacks for the neiebboring SenChviee I and ax subdivisions. For these reasons, the reduced setbacks shoould apply ' and applied only to internal lots. r all lAi:�,� d sah�.uld not be u lied onl fo The proposal is consistent with th 1 Ssite e t r e Landes re u events of P g eceresa�ry to facilitate the proposed development g view of '`‘`the .grading ,pla>i chapter' 1S. 59�, although caubs� ,antis shown. that grading of areas in excess of 2e percent elope is primarily limited to areas!' within and abutting prop sad public right -of -ways and where necessary to ecinetrucu utilities.' opportunities to further liable grading of the site are restricted because of the number of building sites that meet be prepared due to the f� a ut ®ose� development and the need to provide li�itedg pad ®isty ett i.e recommended that- methods tot maintaining elope pe stability also be required to be submitted saa t of individual b eilding permit applicat' oris fee the i divi a lete. The fie. h development he er ®si.c�n concerti re � rip ®manta that now apply to slew g>sae t cwi�th3. ati the malatin Rever basin require that an erosion control plan be tiled axed foliawed' during development Of a subdivid ids a s well as prior to construction Of iredi:vidua l homes . .. demo nst� a�ting con ®stency with $the a Belay' access 5. ,xhibit 6 of requirements of chapter 18,664 Lots 2j, 23, 32f; acid 33 have been exempted under the bask 20 percent exemption. Twenty Other lord; have been exempted due to the effects of the matting ng t p: graPhy providing 'p y r get* se lotus thereby excludin these lots Possible favorable w.. . .g � ... _... • , � �erientatiori Let: war sa ape or 35 it erem ted duo !. P uc� to �.ts orientation he3.rig predeteraainecl by the prior approval of the alignment for W 132nd Avenue through the Renchview 2 Preliminary plat approval. The other 27 lots satisfy -. .... . iremeni� of cha� ter 18:88 .' '!'".6 basic solar re irement J The ro oaeid eundiviaion . is therefore coa��t��it� tent with that raga P MtP 9i.. -O3d SU8 Ol 09 %PbR 9i-= t4/stit 94=02 %V 01-A2 Mtdg3.glilansis PASS i. -4 :r; ® ned eubdiv n oxa s� iiea, wf��h the deneity etandard® of C"hapL a 14.92 beoau Vo iwJ 12.2, eoru' stet developabh.e area of 'th ®.sibs eEt✓ag deduce omn Ctr s -and ,,e uludiu on �i`uasl ' a1 perc,nt .and greatsr) yields . *n opportlinitY, for ".1 d relLing unit" undo the '$ -4, 5 ' zon llg 3ingl.e tami`b';ir • rotsi , i .ma, lore are p r. po ;, i.' aipplica�nt a ®wa ,tta�. Yicludesr a 'denetty ,c. %laulation on 7,SafjO 7 of the applicant 4 e statement report. Chapter '18.15O tequirer Unit the n i bei of trees , aver biz Lnche0 in diameter that are, removed dur .ng ∎Oa setructian be The proopoted d eVe1 +t' a yub1ic Stre !te,, gtf,litica, 'and reasideli' cep$ and, related, grading Will necoefitate the remOval Of a eignifioa nt nuhlaer of trees, eopedialiy Pha ®e Tqo , .'arc' ' ver, the 'number of Neves re►oved can be minimised, through awful ' study ' of the site to be acooaupliehed through phes�,�c'd trclan�ovel. tf the Set livieion requeat .aapproved, no tree refioval should be a d otcux prior to Planuing Division re►viaw and ,ap�rogre�l Of ryes removal permit, or phased permits. fealtalt. ahouid be himited to the preOceetd public right° -of wal► ereae ' and' alies approved for site gI.adi iig. individual' trees, , Wi1 . then I eattiet n '�' t fy relative individual ore, potential driveway 100 �i® ��po% ential wiild Situ. The , deveir and City staff can then identify which • trees will need to be removed to construct rthed e;��rvic �e of a oort #e developer 'Should_ be t'e�::`r�l • to provides Tits, 20r i i 01011404 Care should be taken to retain to ni liay.ie t 4e s : ae,. pr eaiblo through careful site ,planning, curved dri0 ":4 arOUnd,trOest and dare ahaoeald bo a bere f tt to the o t aced deveiO �IJaaat` iiin botheind wed Iixopery values a® tq+ U ail r tmoaPhare o with modi iaat ,, aiofla reco ndel by . atuff, Pl 1Y with the' . requiremento i f (bapter 18,164 64 becaube as The SpPliLant wdl d be r q iked to dedicate addition*I right et...way tot and P ® 32nd Avohue to miner oolleGttr, etreet Standexd ®� tiA ra��or easteneLoii Of thia_ street wa.11 bring thin street closer `.Cr providing a needed conintedtion between ' SW Walnut Street and bull Hountain fond. ,n noted cif P sass at aal�lt a pit 1 t ��. pto�� �e youth ed i�® r�oour With cotri r r ention of it ii® street e h y odgo of Phase a in Order to avoid hatute dOhettUetioe reiate6 effects to residents oil abutting iota. ;`,i ®o; if SW 1.211;11 iii not cn trbethrougk ed proposed B flcl v e iEstates o d the b title b Il: . og the developer of Mountain itiohiiitch4 too provide tot, this street eieteitiii4tem to the subject p eoperty, a�cin® ®tents With .C:it... ®taaidarrl :or libc: a�1da to to di�v►elca�d as streets should be b., t�withieity a i aa1 sitteete,r ekoe it a i let ®asna�,l .. e : .. _ � .: reoosmendead to be taaa ied as described b bone. py pier ., The re:3xra.aia�" t p�o�.los fair street etiahn t�� rte ecbith ■ and north ‘°co provide 'lot a futur a e,tten©Loh of ee 122nd and eaibl® iu ii ect lc Cal et1tet o ®nneeticar to �f!u v uni t e e MAP 9i-- O3 /s1t 91 00 /P0A 9i -62 /i' 01° t.t4L jh1a its ® 400 15 u ' • • extension of Sit Gaarde`' street as' . haa previoun,1 been re. {'c mended bt the NPO, and CPO. If the subdiviei u As to be »tilts reserve strips and barricades should a p� ;awide:d for ithese street stubs. The stubs should be posted siith signs indicating that futUre extension of these stir a is anticipated with future development. • The proposed lots are consistent with Code. stAndards for maxim= lot depth- tam -width ratio, min /1 mm strezt frontage, and other lot dimensional standard®. . Accede to Sit 132nd Avenue should be prohibited for lots 33, 35, 36, and r2 which have frontage along this collector street. Theme lots as wall as all ether lots can receive accede from 1,oeal streets. Lot, 33 is a thrrb gh lot necessitated by the substantial drop from SW 132td Avenue. . • a ourtl anr th. Qr aneflve P3an.Polf»ci u rd vis ,onA ec=. ` .2,Fmticanive Lands . Review Variances 1. The S iv .aioi /Planned Development proposal is consistent with Po i Pear n g 2+o this notice tice of •the application and the public e item wad Provided to the neighborhood planning organisation and to owners rf property in the vicinity of the elite. The proposed site Chas been posted with a dig Acting that a development applic t ton on this site was pending. 2 Policy 3.1.1 Can be ®„" tisfied oecattse the lode allows develocetent, r f hilltjidea that are ateeper than 26 percent when• sufficient detailed information is provided i h .six dhow® that adVOree environmental erottion or elope 1. actability i411" not reault o The a P licant ha® ®ttbmitted a general sieeetipt#.ran eof the s,iteg however, spti ific technic,Iuea tot mitigating any po`otentiai problems • related to steep clop +a have not been deaacribe . Staff deed :, t anticipate any significant difficulties prided appropriate conetruction and erosion controliaeaauree are employed. Since any P iusb s ul e� cs regarding', elopes ar® elite ,® p ecific, it i s re coagend e d that . aaertbz de for ' naaintenaince of .dlOpe Atisbility and eroato.n Obit te cal be fOt o .l n With he detailed grading and improvement ement ,P 1an ® and buildin J ��i t'� with particular a t e n on helm g p aid t o g radee over 25 percent, recommended As fi l .y the ' Suiding Divinied finished graded Of lote With cats or aa dhottld be l sited to a 2 to 1 elope " er elite an engineer ehoiald be required to certify the otabi1ity of the greater a .oiled • the��ica osa is conaiatent With Poli 3.4. ecauae the deve1� nt .. reviewed �.hrr�tn h the Planned 1�sv!al�+ nt, be psot�acted through the life a" * p�.. 9 pe p.o 11 e ®s and because wild halbitat aloe d�:a,inaa a carrd®ra e�stalb�.l.eh�ie�'�t of a n -ivate o � � �n epode tra along the drainage Corr ct mid ne prl.vaite� op�+n spa�cs� ; .: ' .. idor� ®n the .what �it�. ,: . �.. . tract should serve tc Limit tree and underdato ve getatibn ret�oval wQlri9trttcli, .. ..., �,.r ... .. �. :. ....... � i the �tidev�lcpecl � tune of® t�,i ceeeary for utl.lity ih the dr : na y y on m as e i will a4:14$4 ,the. nnderetory to return after conrttoctiorri. P :�P 91- �03%s 01 09 /pbR z�o 'aragh andS PAGE 26 el. will be provided by acres of trw�eal fa nsistent with Policy 'for 1 because 2. longg -teran open apace w p tract A which will be commonly held amd maintained • by the reaiddnts Of the subdivision. Mature trees will be retained in this area except for trees that suet be removed to construct utilities. Because of the atea »neste of this area, its usefulness for active recreaatiOna l fetpattusities is limited. However, the applicant should be required to paroVide for pedestrian easements with either asphalt or eoft-sutfete pathways to cite. ao that all from each of the �te��✓el internal niw�,ll streets access Tract �"�• tract for residents opme walking or for children's play. In order to comply with Policy 4.2.1, a condition. ie warranted to standards for the 'i�air;.�t:t.n firing with eac+aat��,a;� control ®taneiaa�aed ©n control /Aviv � River compliance 1 r to submit _ an ®roe require the ideas • , Basin, as part of the grading permit application. This subdivision proposal complies with Policy 7.1.2, 7.3.1, and 7.4.4 because the applicant will be regeired to extend public se sr aid . water systems to this site pr,A,or •ter development or 'else the development of this site will be dependent iapon. others, extending these utilities to the property. Extension of 'a sanitarY sewer \`o serve this area is presently being contemplated by ' the Unif i f ,�t•' The prospective developer of thine subdivision May Sewerage Age ,�,sy. � oilti� will be need to won't with ' USA to assure that 'the Kral Mteust l pxo l be constrxcted. prior to expiration of '' app�CarJ, `'' development plan. The Tigard Water District dial ` not • raise .anny concerns with regard* to the applicant's plelui for extending water service through the site or with regard te,the Dintri:ct;'a ability to provide far the additional water demand. In addition, develop=":ient a site ; will be raguit , end Provide �i installation thi� ®' ®%,. Quids �a3 tQ p.,.. for ° unde grlin .No siewnificant phone, r oncerntaa�cwer rattled by the television .� providers of these services. e provide ° for a .fiefs and stated efficient P. Staff finds the y��opo ®al would' � ' street system as required by Policy 8.1.1 for the • �:easofl in sections 1 and 8 of the section SboVe describing the proposal' eoticicteeey with Community Development ale public load re w irerent s and the nee d for ro ad consistency between abetting plate. The subdivision proposal coMplies with Po ;,icy 8.1.3 because re ired improve..mente to the public streetiS amid utili tiee ` Wi..thi.a this proposed sub n will be consistent with City of Ti Tigard ®t:an div ®io ..... ... y ....... _ ..... by the � rovaa3i far vaxfianc ®s �, Cotnniaeiione icall aa`pp pi.as>tni�da r except au coedit -teeny N cLUSION littb RECD NDM [OId Minor Land Plr;r'hsti.orY- Staff recomMends a royal of Minor Land Partition ECG? el-e l ' Subject to the following requirements t; r� iria Davies, 839-4:4'2" ` east. .8) : uy � t?� (staf f �On4:ac 1. Prior to recording the pT,attLtion Piet with Wiehingtun county, a final minor land pas ttition pint Shea be subMi tte .. g' ... g p mat ci tcs the �n �.�neaari.n �s� arti�e� 64../g 04 02 V 0),.. 12 .• R . . • deetonstrating compliance with Section 18.152.080 Final Plat Application Submission Peguirementa. A0 Three copies of the partition plat prepared by a land surveyor or engineer licensed to pa actice in Oregon, . and necessary data or narrative. S. The partition plat and .0 data or narrative shall be drawn to the minimum standards set forth, by the Oregon Review Statutes (ORS 92.0'3), Washington County, and by the City of Tigard, It shall, be r d that both proposed parcels � guaranteed access as required by Code Section 18.162.050.0 eitherthrou through a minimum of 15 feet of frontage on a public right -of -way or through ' an acoean easement' of at least 15 fest in width connecting the parcel (s) to a public right-of-way. Su1191 vf.eion /ttlannecd Deye lopntent _S ,nsit .ver Lands Review Variances pp -- 0009 /Planned Development 91.0004 Staff recommends approval o� Subdivision 91 based on the foregoing analysis. Because the Sensitive Lande Review ret u' st is a necaeeary component of the S, division /Planne4 Development propoeai, staff recommends approval of u the Sensitive bands Review request as Well. Staff recommends approval of all requested road improvement related variances for Phase 1I only as well as thll request to allow chi de sac lengths of 560, and 580. feet Within Phalle I. The other variance rep ueete for Phase 1 should be denied. Staff rs+ce anends that appro Fa l be subject to ,the recommended conditions which fellows . ' • UNLESS OTHERWISE NOTE!), ALL CONDITIONS : � NA1�iC1ALL'JC ASSi�n PRIOR TO E �a�a Sl�fi�LL BE COMPLETED OR %MPLETXON THE FINAL PLAT WXTEE C iASHXNGTON COUNTY. UN i.ASS OTHERWISE NOTED, STAFF CONTACT l ... IS DAVIES OF THE VNGXNEERXNG DEPARTMENT. 3. The preliminary plat Shall be limited to the Creation of 52 lots. All lots shall be oh the plat and shall be caneietert . with Ro4.5 zoning district din enion alregUirements. p L eeubdivieion to be maintained - a co�amnn open spade �.ract for the Tract A shall be fatted a by the hoa�eo�►n�ers in Mt. I3,i.ghlanaa�e div3,sio�. The . .. ., er' b ., which thi0 tract is main by the h,..... wuere shall be tamed! . .. ,�rrieon maintained b ,.. , .. _ +oanes�.. approved b .. the ,Planning h.. The tndaxat� �► . y � `the Pr ®�o ®ell ow. �® all be • re+vised to pgoiride extensions of Trait A to' sac streets in Order to provide aocees to Tract A for all reeidente of the eubdifoieion* y access tO Tract A may be provided by eaeeanente �.�:ternativ�al , pedeetr�,an from. .these streets to the tract. Access to the tract td alb be provided by a minimum 5 toot wide aloft surfaced trail from each of the Chi de sac streets to the traCt. Trac t J YB ash .. as ® ` dais homeowners. association,' however, itma be �oonnkined�wi thi the n r b ur seal of develop en1, . S p y' � . - - fear the TAFP p, , Po'.... CONTACT � � r s ®ffc�rs i�'la�linQ Division. y P 4. The eubdiv .lion /pl .Yzn d cievalopmeat may be cona�rilcted in two phases Ss proposed. Total development time for the proposed dam•:.: i o ent may ipoat excead 7 years MLP 91 -03 /SUB 91.09 /PDn 1-o4 /stR 91 ®z /V 91-1 2 MtFMigxlancaa3 PAGg 1 • The applicant shall be required to iihow evidence that the Benohview _ Estates II subdivision plat has been recorded with Washington County or that public right --of -way required to make the connection between this development and the existing southern tontminus of SW 132nd Avenue has been. dedicated to the City of Tigard and improved to minor collector, standards. • Ninitaum building setbacks on all parcels shall be as follows g, front yard - 10 feet corner yard -10 feet garage - 20 feet gide yard -3 feet rear yard -15 feet M um the covenants, cedes and tba�ka the subdivision. d within t inim se state restrictions for th 7. hey tree removal or grading on this property must be approved by the Planning g g approval of a tree removal permit and approval of the ngrading plan. Trees over sL inches in oPl ` as necessary to construct streets, utilities, 3and rreaidencee�. y � removal permit : be necessary for two etagea a public right -of -way and util.i.ty conatr tiOn' and lot preparation. applicant Shall provide for an atborist to review the plana for grading and tree protection. The arboriet or the Planning Division may Prescribe protective me asured for trees to be retained on the site. hreas not , covered by structured or impervious surfaces shall be re-vegetated as soon as pea !Lble after completion of graditogd A co of the tree removal permit and approved grading P len Shall be available an -site during All ' tree removal activities. h detailed grading plan shall be submitted showing the erieting and proposed contours. In addition, 'the applicant shall include a typical vation for- each lot. 'his Shall include elevations at 4' 1 corners. of the floor plan which are tied to the top of curb elevations, as shown n the public' improvement plane. If trees are to be removed as part of grading aativitiea, the grading permit in not valid without a tree reMoval permit also being issued. p to ro part of the public 9. . vide provea*ent drawirngs. The plan shall confo�.�m d a E. Plana � eros3�,on Control_ plan P Shall a ro. �trol Pl roe on co Technical Guidance Handbook, November 1989. " 1c. The erteneion of 132nd Avenue shall be included in Phase 1 from the northern project boundary► to the south lith.t of tract A. .... ._..... L�... � - � , . _.. �..... , Shall be approved wa.. uhaulhehe Engineering, D�epartaaeut r ae received evidence that g way e� x`61. No c�►netructi.on lan0 for... this subdivision dedicated) and assurance has been posted to alil�ure construction of i®prove tenta ' to ro p p V�.de .. pu2lio . roadway ... �v$a$�►n .. .•• the aMhd consistent with City roadway Standarde, acres® to on.. � iv.ieion eh se until the 12. No construction lane fear this e�tb�i�v all. be approved kngineeri.ng Departmant has received evidence that a a"Lta Owe* service will be wade available to the property and tiiiat conetructiaa of nece06a y tiff-bite earitary sewer lgw es 'id debuted. d. NL P< 9i -03/3 91- 09 /FDi ''91- O4 /SLE 91 02 /V► 91 -1.2 mt„,iAighidit de '!AGE • o-rd:eti4 tK *w 13. Two 2 Seta of detailed public irovement plans and profile construction drawihget shall, be submitted for preliminary review to the Engineering Department. Seven (7) Sets of approved drawings and one (1) itemized construnt_c i cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval. (ROTE: these plans are in itton to any drawings required by the Building Divi©ion and should only J include sheets relevant to public improvements. 14. 'Leto 33, 35, 36 and 52 Shall not be permitted to access directly onto s. 132nd Avenue. A 1-fOot wide non - access reserve strip or Plat note restricting access must be provided. 15. The applicant shall detenstrate that store drainage runoff can be ddischarged into the existing dr ainageways without significantly impacting, properties: downstream. 16. S ftitary sewers and storm drainage details shall be proviadec part of the blic improvement plans. Calculative and & topographic m,, , of the storm &coinage basin and eanitary'sewer service area shall be ,provided as a auppla ent to the public improve ent plans. Calculations shall be based on full development of the Serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. h cuts Or fills :should have a maximum 17 • Slope . iof 2:1, air else a profess with engineer Shall certify the stability Prior to the neuance of bUilding rmita for of any steeper s�.tSpt�a « g . � � ®E3 031 construction on all lots with elopes in excess of 25 percent, building permit applicants shall deMenetrate that the proposed structure will be g stability. Foundation plane shall. sited and designed to enure et etu�al ��p . es be stamped by employed Con ®traction process on individual. d b y a regietered engineer; roved eroaton control measures building a lots ;TAPE CONTACT: ' Brad gtoa ®t, Buidi g Division (639-4171). 171)' 18. Private storm drain lined shall be provided for lots 1-9, 22,-260 xal: g and e41 to g.. p gway3. . carry roof drainage to public storm fa ®vaers Or enlisting torm drains will Cross otaer lots Ajoint'acceassrland maims enanc Where agreement Shall be recorded with each lot aeceaa ng a P tivate storm drain line. STAFF CONTACT: Brad �c� sat. g t y _ public o nforining to the alignment 19 . ahaa�n on the cubit d preliminary plat for the o . .. 132nd ..internal streets and 13 Avenue. Right - of-way Shall be 60 feet for SW 1.32nd Avenue; 50 feet for streets within Pha se Z •grad 40 feet within. Phaa® II. Five font eastiaal6nts shall be preVided along both sides, of the internal streets. ._ .. et improvements shall be cons ol.lector :shown 20 n Ftal1 width etre itted plait consisting of 40 font wide np o the al nmen Street on the subm p.. inor c standard® for 132nd Avenue, 34 foot wide local Street throughout Phase I, and ion aidewalk and ,� 28 f' � ,., ®� of shall be c oat wide local street �it�in L�iaas►a II. titre .....net» ucted on both sided .Of 132nd Avenue tre aide of the �r internal etxeetes. impro��ement® �ihs.11 also Consist cif eetlights and underground sea 132nd Avenue Shall be improved where the full 60 foot wide right -of -way is available. SUB0iv3SA 0N APPROVAI BNAL� � . tall P'T IS SUBMITTED WITHIN EIGHTEEN MONTHS 0 THE EFFE GT IVE DATE OF' TH?��IS ®N Pitt° 01- 09/POR 01-04 /SLR 91 -a2 /V 9l -la Mt.iighlands Phat 2a • eques ubdivision an P mune eyreiopmeya Prepared for: M-P, ,D evelo.pme t Po irkt ld, Oregon MB DiEVELOP NT, 2' C 12725 SW 66TH AVE., #192 PORTLAND, OR 97223 CONTACT PERSON: TOLL OT INC. 17355 SW BOONES FERRY R AC LAKE OSWEGO, OR 97035 (503) 635 -3618 CONTACT PERSON: DAVID BANTZ PROPERTY DESCRIPTION: 2514 TAX LOT 1400 AREA: 40.03 ACRES R -4.5 P.D. MOUNT T, B N'D: Statement of Intent n -Site Analysis Exhibit A - Preliminary Plat Exhibit B On Site Analysis • d f .Site Analysis Utilities Exhibit C - Preliminary Utility Plan Exhibit D 'Preliminary GrF,Aing Plan Compliance with Applicable Development Code Provisions APPENDDC Exhibit Exhibit 2 Exhibit 3 Exhibit 4 Exhibit Application Pre - Application Chec klist Drawings Regarding Road Crossing Drain ag�ay to Gaarde � �;� d Oi aw ings Regarding Road Crossing Drainage° .may to Gaarde Road Soar 1!lvaluation STATEMENT Or, INTENT e intent of vIris request is to receive preliminary approval of a minor partition in order to divide it ho subject property into two parcels of approximately 20.`31 acres and 1.12 acres. In addition, we are requesting preliixiir ary approval of a -52 lot Planned Development for the 20.31 acre portion of the subject property. Variances are q ested from section 18.164. E. la which specifies local public streets and cul de. sacs have a minimum right-of-way f 50 feet -. feu OQaExav�rhZ • y t and a xn�nx��na roadway width of 34 feet, section 18:164.030 M.1 which limits the grade of local streets to 12%, and section 18.165 080 X.1 which limits cul-de-sac lengths to 400 feet.' he subject property is descried as tax lot 1400 of edtion 4, T2S; IM,' and contains 40.03 acres. The zoning designation is R4.5 P.D. [Page Too Large for OCR Processing] t po tion of the : piropert y'propossil for „t ...e ' Tani e � e t enerall ► sl s r a own to the east and no,-44.„' h. A dra riageway bisects, the �propc fr�rm west, a rough the southern half of tiie site. , An addition ch &inagl way exists immedia ,0l as of the pr °.pert►. xrades ar\� ' iri tlai range i� of 1f % to 35 o t�h . 4 ie 'average _er ►, . ppro i nately,'20 1t ;, Significant vegetation,, ,is limited primarily to , `the ;southerly ;-calf as d �th� easterly ions of the zLorthern half. The site is not urilike;�other pro �erties �n the ' C riity [Page Too Large for OCR Processing] �D F -SIANALYSIS ,1 1' mmediately, west Of the property is t i yet undevero led BerAchview s tes Planned "evelopment, conflate of 46. single . family lots. hart of �� t a approvals" for ; B`enchview tstates,,' the alignment of'. S.W. la2nd w established acid a partial right -ott�� way dedication was�'yincluded In the conditions of a pro r 1. �`► r�' 132nd Avenuo designated a collector str eet with' a 60 faat" �x g t- 'of .way.: $ t�e nc�th cf the s��ej ecl . roperty is a large undeveloped '` areel with similar `c /:aracteristics asc . h> 'subject ,r. ope . To the east of the suject rope is a devaeltl ed� single le family , neighborhood' 'subject To the south are found u ndevelop ed. p ioperties. =I= S • i e subject property is . •,,�` : • se�+ , � P � �' � ���d by Tigard Water �'��str�ct, �w�; ���i��has a -inch line within Storm drainage will be channeled to the drainageway within or adjacent to the site. The 'Unified Sewerage Agency has indicated their intention of extending sanitary sewer service to 'the site from an exie1i ig.line in S.W. Walnut Street to the north, This extension will provide a 10 inch sanitary sewer to the site' 34261.8tateint hit 59L23 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] .�e 1.1 COMPLIANCE WI T APPLICA � LOplaNT CODE E PROVISION A) Dimensional Requirements The subject property is :toned R4 -5PD. The ?D (Platted De 'eioptnei t) overlay exempts the lots from meeting the minimum lot size, depth and lot width standards. However, all lots exceed the mini r►utn requirements, for each' fthese standards, Setbacks Front yard setbacks for structures excluding ;garages may be less than 20 feet due to the steep grades expected . garage . P s but are not ex acted to be ..less than 10 feet. All structures will be a minimum of 20 feet from the front property lines. interior setbacks may be less than 5 fer a as alloyed within properties with a PD overlay. Access, Egress and :...:. _. C) .Noce � ��,rintxoim 1) Section 18.104.030 provides standards for the creation of streets and improvements within public right -of -way. Subsection 18.184.060(E) requires public right-of-way to be 50 fe e t wide for local streets and 60 feet for minor collectors. This section also requires cul- de.eacs to have axe0required adiu heir ^turn. arounds Roadway widths for local streets foots radius to be 34 feet and cul- de tae to be c��istrsacted to a radira� - .j of Me proposed Mountain Highlands , atbo.Je standards P "' .: will ° ., 42 feet. r .....: exception with the excc t P P devslo n,• nt w121 inset, the • p ion that the local struts are proposed to have roadway width of 28 feet within 40 foot xi g it of oa y �, The ustificat On for this Var1atX0n will be discussed in a later section: 2) S requires all cul-de-sacs to be as Short as pbs a e and not to exceed 400 feet. The ro os i... f -de- sacs of 560 feet, 510 feet and 680 feet. development t� cony ... tair�s cu variatiori will be discussed is a later section: justification for this 3426 5tatenuit.Itit 3) Sectien 18.164.030(M) requires all arterial streets to have grades of 10 .. P, � The or local streets to have grades of 12 percent percent � or � o ed�subd v� less less: � P P subdivision provides for a minor collector having a grade of 12 percent and local streets with eeedes of 15 percent, ')Th e justification for this variation will be disc Ased in a later section. Sect eo 18.164.030(M) . also requires minor c�llectiors 1, +o have a kYditfillYY'Ut1 centerline radii of: 350 fttet and local street a minimum 100 foot radii, The streets within the proposed subdivision meet these standards. , All other requirements „ e ,..... : ' .. > will be me l�lai�s will be submitted for review r�or to tcbns1d :16� 030,.. � � . p truetien of all public im►proveznents: • Yi . 1 . • 4) Section 18.164.070 contains previsions ns for the installation of sidewalks. This section requires sidewalks to be located on both sides of arterial and. collector streets as well as local streets. The sidewalks :or local streets. may "be° installed in conjunction with the development of the 'individual lots. proposed development will meet the above with The roP p standards tvrth the exception that sidewalks are proposed for only one side of all local. will str�ee ts• he justification for this variation will be d1scusgecl in a later section: D) Sensitive Lands Chapter 18.84 of the Tigard Development'Coee deals with properties determined to be sensitive. This designation may be due to floodplaiis, ^,natural drainagevvays, steep slopes or unstable ground. The subject property contains land determined to be sensitive due to the presence of a drainageway and the steeper slopes associated with the dr,ainagcway. Section 18.84.015(A) lists the uses permitted and prohibited for sensitive lands. Among the uses permitted is "Public and private conservation areas for water, soil, open space, forest and wildlife resources." Tracts A, a 2.5 -acre parcel, is being proposed as an open area for the purpose of a private conservation area. The only disturbances turbances proposed within Tract A will be approximately 400 feet of sanitary sewer col strue l on including .a ma xhole� i Plans will be :.. suitte d to the City and ped rnits will be obtained prior to any construction being commenced within Tract A. E) Ted Development The subject property er � is being developed as a planned development nent ond has a p lanned development overlay designation, The purpose of the planned development overlay is to preserve to the •greatest extent possible the existi,r g for dscap r, and amenities. An additional purpose ... i provide .. landscape features aat � is to rovlde a means creating planned' nvironrnents through the application of flexible standards: 34261statekthtt1iat 591.23 the e a ppl. icat+ ionY : • Q(Bj re wires fanned deve elvp • nt • reque0s p • ®q . m h •allicat bn o, aence with City. staff, A pre - application eonfera e w s held p on pt t t 1951.. with:04k stff • to discuss th x op osal Section 18+80:080 Applicability of the BOO .Z.0 ae 1'r ovisions; provides aiiowa b le variations in lot size, depth and wi th as well as • setbacks As ' nentioned` • p viously, the only variations fro these standards are fr • nt yard s •..• re • The �' y . one as ten ..feet to tkte structured but will be twent feet... to ara e' stru .. t Y . cl ., ran and set ackt� rna tie as Y g G tires 1n order to allow •adequate opt, :stxeet� z,�rk ngY u Section •h ©Y 80:100 provide Cr 7 phased developtner tsy The proposed �enchti+ieav p constructed in two • aces estates :[� develo rent will be count" Section 18:80.12' provides pa • Approval Standards rvhacly are necessaay to satin prior to receiving Planned Develops lent approval, These standards are: • n h 3426 esestsrit.Xne SOWS 1) ,oiar Access 1..egtthernents Chapter 18.88 This chapter contains rules and regulations regarding solar access provisions: The solar analysis (Exhibit 4) indicates that 87% of the none exempt lots Meet the basic solar requirements, 2) Density Computation and Limitations - Chapter 18.92 This ehapter provides a formula for determining the number of dwelling units permitted, The density calculations for the subject .property are as follows: Gross Site 20.31 Acres minus street dedication 3.09 Acres Sensitive Lands 4.87 Acres Net Site 12.35 Acres (53'7,966 sq Net Units square feet) 537,966 sq. ft. /7,500 sq. ft. per unit 71.7 . Acres is 52. + s allowed 71.7 . number of units 2. owed is 71.7 while the total nu�,�r� „ The total number of unit proposed This equals; 72.5% of the allowable units. 3) Additional Yard Area Requirements a Chapter 18.96 This chapter provides for additional sethr,sks on lots adjacent to streets � ie t ri ght -of -way or where better light, air and vision clearance may b be needed. . As the proposed preli '1 re0 with d 64' rze,h cal er measure at ground level shall be Baba where psi All trees. will be saved irwhe ze'terposstb e, request to reduce st, �'et'Width will al4 � o a "" w RflTSTLFICATION raft VARIANCES estin variances As part of our submittal we are �e,qu g = from the following Development Code Standards: Section 18.164,030CF0(1) which specifies that local public streets and cul -de -sacs have a . i i ,g y, minimum roadway width of 34 feet. ��inimura right-of-way of 50 feet and a ms . Section y1,S,;;: 04.030(114)(1) which limits the grades of local streets to 12 %. Section Section , 18.164.070 which requires the installation of sidewalks on both sides of � 1 �.o local streets Section 18.165.030(K)1) which limits cul -de -sac lengths to 400 ft, The purpose each of the requested q u ested v ariances is to help reduce the impact on the natural vegetation and xis in topography. A PP roval o f 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: Tigard Development Code establishes five criteria that must Section 18. . f 1.34 050 of the Ti and Devel 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 or' this Code; . policies of the Comprehensive .Flan, to any other be in conflict Pict with the ,po applicable policies and standards; and to other properties in the sane zoning district or vicinity. The proposed variances will not be materially . detrimental the hov p u purposes the Tigard Development Code or the Comprehensive Plan. Approval will help p rot ect the q uali ty of water re sources by minimizing erosion and maximizing retention of vegetation In close proximity f to a drainageway. It will also conserve needed open space andelp protect natural and scenic resources. All this while also providir g 'a safe and � ono�c transportation s steno and an P p' ±� y orderly and efficient arrangement of public services. MI of these are purposes found in the Purpose Chapter (18.02.010) of the Development Code. Approval will allow pubic streets to be constructed with a pavement width of 2f` fest, a y 15 percent grade and sidewalks oa�i one side. These standards are P �' on identical to those found in Phase 1 of Benchview Estates. (2) There are special c, irc,: u; mst. an, c.e ... .s . _t.. a '.. e .s . . t which are peculiar' to the lot site or shape, topography or other circums �n over which the applicant has no control, and which are not applicable to other pro ertces in the same ;toning 34261staateimat:tiit 591.2 distract._ As shown b y :th ib, it B ()kcrial P ;nto /Cn -S i te lial ys is ) the. site ha. s .: a consistent tttiA cover.* xhabrt Grahng) shows the existing topography', loth of these exhibits give a go &d ecample of the special circumstanc . i found .. on the site which > i.. ` Variance re► nests, e�.lstin. condition have justify the v��r �. .. froth existing re.: .. umber G., r . g ha: allowable 71 to the proposed 52� 'Denial. of the requested v , � ,,,:lots from the .._. , ai�la���es v�auld ;riot result in .fewer s but would result in smaller lots w er lot and atiditiCinafgrading and vegetation removal: I:. • ( use will ) The proposed be the same, as pertni d ;tiurtider thin 'Code an Cif standards will be maintained to the greatest extent;; that is retcsc naol,), oss lil��� whale permitting 'sot a edbmititicl. . use on the land. Approval of the requestedvarianOee will not change the use bi,�, the proper antioned previously denial will ,`r 4su1 in smaller lets bdt taot fewer. lots. (4) Existing physical an natural ,systems, such asp but not lima to l to tra, o drainage, dramatic land forms or parks will not be adversely a , s "ter! any more than would occur if the development were located as specified 4' ' the Code: The primary variances requested minimize Anny adverse amairy purpose of the 'v�rnat�ces r uested is to nairsi�,�xe eras effects on the natural tier „ area found on the site The only pubic.street in thecinity is S.W. 132nd Avenue which will not be affected . by the requested variances. The cul-de -sac could be eliminated or shortened by extending the two northerly cul -de -sacs south across the drainageway. This however would have a vex negative effect on the drai iageway, h,ara`shtp is not seal f a»xposed and the variance requested is the nminimum variance which would alleviate the hardship. The hardships mentioned are not self imposed but are a function of the natural topography and vegetation that t a P , P y� The reductio as eat Caro erti '�h in the sta lords that are being requested .son the stab minimum win g q e to are the that wwall alleviate the hardship while still allowing safe and efficient Iecees and %irculatidn, 4XEDIIIT 1 APPLICATION t ;' r, CPXCICUS EXIT .S D wThiGs REGARDI"w'O ROAD CROSS OM Da a WAY TC GAARDE `ROAD r ] Q ROAD it SSING DRAINAGEWAY TO GJr DE'R CITY OF TIGARD, OREGoi PLANNED DEVILOPMENT APP ,,ICAT qN CITY OF TIGARD, '13125 STe Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 1. ,GEARAL INFORMATION PRO'PE'RTY ADDRESS/LOCATION east of the ryouther1y : •erminus of S.W. 132nd Avenue TAX MAP AND TAX _ LOT NO. 281 4 TL 1400 SITE SITE 40.03 acres limesiisof PROPERTY OWNER /DEED HO '.DER* 4F MB Develootnen t rsowrcl .. - 1rw•r1.YwI�fiY�..'e'�r ADDRESS 12.7 2 5 SW 6 6th A.v�enu PHON't 624-8517 7 s CITY Portland ZIP 97223 APPLICANT* 0TAK, Inc` ...��..,�,,u. 7 3 5 5 SW :DDrtE S Boones F�r,t°vPi�gr � 635. 361 8 Lake o� k�cxo �� ;be11. the owu:er end th peovle, the app.Zicant must ba •the:, urc! aset of ziot ta.. or a leasee in possession with ••emitter authoriztiou rrom the o:x-aer or an agent of the o����ex .t wz;ietea: a .ithorizat of The ow ier(s) must s i.gn this app1i atic^ : :the space ptovided on pale two � r submit a wr1 t tan authorizat.on with taxis zpa3,i cs.tior 2 . oc net s of z eeord or one uo ject prooert�, ate a ai �re1ooment con.,_St_ng o� _at 4 I s i x n d " o c.,n 6 .a p i . « � 526P/13? FOR STAFF USE ONLY CA6A NO. OTHER CASE O'S RECEIPT NO. APPLICATION ACCEPTED BY DATE: Application elements submitted: (A) Application form (1) (B) Owner's signature/written authorizat n (C) Title transfer instrument (l.) (n) Asses (E) Plot Plat (pre app chock:ist) r(V) Applicant q s statement pre- -app checklist) atx 25P( 1)' (H) Filiup file 'r- ' .Rw sc h t -aiw . . DATE DETE1MigED TO BE C©M E'LETE PINAL' DECISI0N Dr►DL'�`�tE: COMP PLAN' /ZONE DEStC ATIdN, N p r tl. Number Conceptuai. tan : op_otial, D t ;ann n Engine 4ing . . List t any variance, conditional , uses,, other ' ' u s'e�� a ' ��u , ct�ia���' to' be cOnsideted as part of tai s application: variance to >0ul do -sad and. `idth 'and 1 mxriate s1.aeva om i �--- �. � r ; C3 it �: � � Ci f,�� � � t �tcart� , pp , , a To have a complete application ,you dill neck to tubr it atLata"h nts ,b- 4r.i;oe4 in the attached information , sheet at the time ybu' stibmitc_{ this a.pplic;ation e PLTC.A ' (S) S A.i.� CEAl':LF), THAT: `he aboye.._ re l lest does not violate ai y� deed test ; ctjons that may be attached .t++or_o�_rr. imposed upon" the subject property., a Y - i 4 IA the application is granted, the a.pp:Iica at 11 exercise the gtat;, granted in c,:eordance vita the terms and Subject to all the conditions an ,limitations of the approval, All of the above statements and t 1,4e s tq►temer is stn the plot plan, attachments, and exhibits transmitted heLl'ewjthr.� are t °ue; and the a p��.icat�.nn � sma abe, r�;voked ` , w �, y � pe alit l,5s`uedy .. based on .. this z l citnowled a that an FP , y if it i�, fulind . that any touch 5 atementb are falser pp the contents of th The � li,cnn�• has read the ,�nt�.re cor► the rappliedtipn, inclUding the pol icies and criteria, and tan deg stands the requirements .for approving or denying the application, DATED this .� w, : day S I c.. ( wife) �., subject property � the s G ►��T�IF. •,S of .�a.�h owner e . � ht�nb.�nt1 and waif a a�f iry a ..n i 1lIiF j • • • C'ITY OF TIGARD PBS-APPLICATION coNFSRENCE DATB: PRIL ../13. APpLicAmT: «rte T lirGi et.L ,.._d.�.,....:._.w Phone AGE = P T'DON QME1•.L�� ..`A iettA1 - IN e Ly'G6. d�iO4/(4/70 ) ROPY'Y �, 1 TAX MAP It TAX LOT: 5 % NscitSShNY P cATIax o eveloPas -V7' 54.4 goi osio bac, a A. Lei Id 162.Ics Sr' E)U7 W f . N_ _ _ 5E�u$' rr �/E eAltos R / _ �" ham,, o �' fur= ,; AMG` 7 C11 ,'��: * SLG^1�C-� �/r'���Yt A'/J/«.' 'S a G� T P'IE�fJ]�flHAi., iJESZ�IC1N. '�t r<1 : � tau . rqt L .LN y %Cel o e'aF A 4,.�R ..6:1.a 62%/2 4d ~ Rwt K JA w l p ±e 'a'"mcp:r 5 /VA PLAN DESIGNATION; 6 S o L d #D . eevoew i %/G , . `i(D udi r i g_ L/ Nf'JE D z Pm Jr ZONING DESIGNATION: NEIGHBORHOOD PLANNING ORGANIZATION , n_ C: AIRERA N: 6 "111...) . v * t ZONING DV: Tk DIMENSIONAL ' 0 Q S TS -g41.5 11tIimum 1yyy size : =6ryy D a: sq• ft. Y.inimum lot width: 50 f;. Setbacks: front - ft. aidG- garage t corner~',: Maximum ite coverage Nit -"' Minimum Zsndscaped or natural vegetation Maximum building height: ;,ft. ®t' 44V , 4Lo . 4w/446 m/6 of Lor d "s re) MEET 7,6 s 'Pwoh A,u0 Perc ien. $ •ries4c,ie - ft., rear- 1. ft. ft. from both 'treete . area.: ADDITIONAL LOT DIMENSIONAL . REQUIREMENTS Minimum lot frontage: 2S feet unless ss lot c, r ate.ousi the minor land partition proceSs Lots "seated as part of d par$tLon iUzt have a minipum of 15 feet of frontage or have a minimum 15 foot Wide access easement: acid szsnuh, lot depth to width ratio of 2.5 to 1. SPECIAL OKTBACKS Streets: ,. ft. Bst_,Wki h ^d az'eas: intensLty nos Fag loot ` 6 ft: side Accessory stx uotu es t m ;ine #if ft. .r on . y /t td , along the site's s ,/ ticd5dary • hard setback up to 895 sc . ft. ins « a 5 fts setback rOM side aild ::eat lot lines x.._ ,.Y1. ft. There allowed) See applicable Accessory structures: j L1U '�C! 1000 �C�+• lot . ... . zoning d is tri_ct Se t. backs Zer a line lots : minimum 10 foot se Partition between buildings Halti,�family residential building separation:: See Cade SeCtlbn Z3:95. a30 Page 1 X• • �r' SPI OIL HEIGHT LIMITS Flag Lots: 1 -1/2 stories or 25 fta , whichever is less, 2.1/2 stories or in 3 5 ft. R -7 , 3a (S) , k -25mor a--40 ,zones if standards of Code �. 1 � Section 1034.98 »8 a nonresidential zone may be built to a height of 75 feet pr s located in E� ldin Height Exce ti ©ns !Code Sect�:en 18�9r�. ®2�D)„ ,. y �' 1 '£eet, provided: 1. A minimum FAR (building: floor area to site area ratio) of 5 to ,1 will exist{ 2.. All actual building setbacks will be at least iin the building's height; and 3 The structure will not abut a residential zone district. PEstDENTIAL DENSITY C ' i:TL TLON Community Development Code Chapter 18.92' specifies that the net residential units allowed on a particular site may be calculated by dividing the net area of the developable area by the minimum number of square feet requ.i red per dwelling unit in the applicable zoning district. Net devel;bpment area Is calculated by subtracting the following land urea (s) from the gross site area: 1. All sensitive lands areas - land within the 100 year flaodplain . slopes exceeding X25% • dr-ainageways 2. Land dedicated for park purpose. 3. Public right -of -way dedication ▪ All lanc1 provided for private streets (inCludee` acde3sways through parking areas) Of the Units that could othe �=waise• have been developed o•, e__ t The Cis of Tigard allows a residential dens t anofer of u� eve 25%n areas listed' in (1) above to the developable Aortic;►, h site in accowda ace with Code Section 18.92.030, It is the responsibility of the applicant for a residential developv ent approval to provide calcu�a.ations for e FP P • P 5rvaitted resIdenti.a3, density and density transfer. SOLAR ACCESS REi2i,T.TS te v May j �� l and p artitiorS are sUkjeCt to a solar access rew irement which states that Bof all lots developed high e be solar-oriented. ,, . g , hg levels of wintertime sun striking the South walls and rhofs lot of the house, ause' To orientation t maximizing south window area, and. a ec . Pizig Y his, one may utilize the following: ut :�s o 1, Basic requirement: Design a lot With It leant 90 feat Oe clorth- so'u'ith of dirde1/S1.011 and an Orientation within SO 'degrees; of South; 24 Protected Solar Buildiig Li.t,e: The solar building line must of 10 feet bet+we j . , � � Mara, a minimum the south, b ) ' oriented w Ltyf�in 3O dot gees ,. -.. en it a.nd tam a be . e' Middle of the lob to. the north, c) have a minimum of 45 feet between it and t: ie norrthernmost buildable boundary Of the lot On whioh the kYui:a.di ng line is located, Page '2 • Performance OptiOns f/. The first option requites the house to be oriented within 1150 degrees of an ' east west axis and have at bast 80% of the t)`:'cound floor south wall protected fro i shade. .' The ' second option tequi.res At least 32% of the glass and 500 to be protected square feet of the roof ara �t� face south and from shade. Total or partial e:temption of a site from the sole. access requirement can be for the Following reason: 1. East, west or north slopes steeper than 20 %. 2. Off -site shade sources (structures, vegetation ,,topography) 3. On -Site shade sources. (vegetation). Adjustments allowing reduction of the 80% solar lot deli, n ret u4.rement can be for the fo1Jlwing reasons: 1. Reduced density Or an incresed cost ©f, at least. five pexcen!; � due to: - east, west or north slope greater than 10 %,. significant natural feature, - existing road or lofting_ pattern, - public easement or rit`ht -of -way. 2. Reduction in important development ams i,ties: S Pre -ex st!,.ng shade (vegetation) . RESIDENTIAM. DENSXZ TRANSITION Regadless of the allowed housing density in i a zoning district, any g.,tab. a .:: , property y g , 2 p the ma. imum of `hail not b� within 100 feet of area s developed a�: a density greater than 1�5 ercsl'et designated established pas e P Comprehensive plan designation (not zonin±) of the adjacent parcel. Re ired au t oma'' it parking for this type of b OGLI raf.. erdale /i K4. l PARKING AND ACCESS Secondary use . ec sa red parking: 25% ..: of required spaces na y:_. be designated con act � o my spaces. Standard parking spacedimensions: n ft. 18 ft compact parking space camersaens8.5 fit. X 15 ft. 1 g All parking areas and driveways must be paved FRandic P ..,_. P P " J q arras providinc,.. in excess of five : av ed ark All a- l��.rX required autom© a parking spaces s l pry °vide 9propriately 7.oca and h aica oed parking s oes. The mii imum nailer of h" icapped designated ^ ,, P� �. g ing d d parking spare size are man =ed by the Oregon vied a provide ut) . handicapped p rkiii g a : a� 4 3rkin sr �„ES to .: _ > e ' Statutes e� handout). � " � painted .... i P g sp a. appropriate s�.g ©s"shashall lbe prtbv�. the parking spate surface and Bicycle racks are required for civic uses, non - residential UseS, industrial uses orovidiag 15 or more automobile commercial uses, and a,i�du. I ,� parking rackespace +Bicycle parking I g . ,:. �' a °. � , Y, � i ratio of one =cycle must he .. rovide c at aarac c bicycle le Per 15 autd parking spaces: Shall be located in areas protected from automobile traff' The Planning Division � � '- a tc I'�+e g` can Provide stiecafticatLOns for approved bicycle rack t ypes: Drive -in use Cueuin c lases i~ g tie • minimum numtbe► og accesses: Meteor xfl accees width: ------------ maximum aC t,` es s wrldth M` Pedestrian access mutt be provided between btiildiee entrances aid parking areas outdoor common areas, and public sidewalks and streets. For detailed information on design requirements fcr• parking areas and accesses, see Community Development Code Chapters 18.106 and 18.108. XOINT AltgA re er hree' and eight ' • �•� gu s,s that clear visitors be maintained between '� and road /road feet above g;cade et Led clear vision areas. road/railroad, c�ired n s reo•d. the al�uttin,. street' functional intersections ; � � depends upon ge site: of the re iona.Z; cleat Vieion area ai. classification '" gle . ) LANDSCAPINq Street trees required r all developments fronting on a pubic or y� in length. Street trees are re a.rect f private street or a �irivei�a o fore than 100 feet;, e must be placed right -of .wa boundary., Street trees must ed either within the public right of way or on private property within s� feet of the g Y' e have a mi.int h ' four feet aboive grade. Street inotam ca �:ipe�r of tiiwa inches at � s.�.a p Lions affecting g street trees and a tree o. trees should be ,s aged 20 to 40 feet a act depending on mature . list of �`�arther information o�� regale .._... ,. � vaslam. recottut�erlde d street trees may be obtained from the Planning Di ,: minimum of one tree per seven parking spaces must be planted in a ad .round parking one .. r�: fit ~sue, n Landscaped areas in order. to provide a r;anopy effect p, O screening of parking areas from views from public • g t. of-way must be provided BUFFERING r AND er5t SCREENING ncrease privacy and to reduce or eliminate adverse noise or In order � . p �' s adjacent devel;opmente, especially betel a different land es, th between � .r3caped buffer areas along certain site land uses, the pit.. requires land . by ... .;µ .. ' . Of nn. B #cc u :red buffer must be Occupied by a m tere of deciduous peru.. areas are described b the Code in tetrad Of 1\i r wer t fey e Site obscuring screens or fences are also evergreen trees and shrub�� � � ;, .. • required in some cats► s, ,K��rid often are advisable deer�dj ]if �: t `ec�ueeed��yy .. Y only b • p by vegetatie n: fence e, , Required buffer i areas ��LL_ eS- and sidewalks a oat, a occu �.ed P�. i�tZlxtL.,. r Additional information on regUired buffer area materia1S and Sizes may be w o n found and tine Planning Aivisa:on bulletin ound a n Code Chapter 18.100 landscaping and buffering. p'a ge tea'. `b' i `�i • ti �i � u Required b- uffer widths applicable to Y ou r proposal area: ft. along north boundary ,, ft along east boundary ft. along south boundary ; ft. along west boundary In addition, sight obscuring screening is required along .;,h,.._.,.. SIGNS Permits must be obtained before erecti:,g any siyil in the City of Tigard. A ',Guidelines for Sign Permits" han oUt is availabl ,: upon request. • .. sign g �y, Code standards ana�snmay . bea.parmitted .4 f the sign proposal is reviewed ,as Part of a development application. n area or lriei ht, b�+ ran 1301 ✓l IC'4_,PeAJ rick no aII . Fa" ..S L"l i�f SlO� 1,~113 /i ?Ape 'mum 6 „...... 3c SRNS .T LANDS ,_.� ADDITIONAL PLANNING CONCERNS OR COMMENTS PUI-Al 51101.0.5 C d e -5 5 /72/4-cr MC 51 ' Slot_ �2 I f -te 2.,lT S ILL 1� .� / I /C'd'r TCI.� _ '(°.., a. yuo i r C iL. L 4/6-6-1) �.� .. 44p 451/66,6b ,Jor .8E- 61.6&---e.: 7-0 7146 . E 'r (641,0 G "To Vt) k PROCEtU Adr►iinistrativeg staff ' ryow, a Public hearin _ befo e the land ueee h �ar .ngs officer. y' Pubia.c hearing ,�efobe. the Planning CcmmissiOn. Public h arin before the •Plannin Cc�tmna.as on `with the Coaun .ss on � .. , ... n p gp makwnc •a t6.00Mmeedaatncn • ianhe]:d br sloe Another ublic h r 5 x City Coun i. P All i ,. r ted b' a1:annn 1itisHallst�E 1 r�r'" p4w fiati. vlicat�+ns dust be accpp y 9 unity D +,.veiopment Department counter at Ci v . .s °` °° "" F,a'.�� �. the Comm '' will b w� I t urbmitted t Plannin 4�p �� k d �ted b'y naa�l ar dropped aka. v t�.e cU i g.. �." ' . r AppliC tion aubmi d. ' it opt on cceptanc.. Thurs e rEZtL1� ne � day wi, be owin Wee C' s ` � b�tcfied for acoc� ssin Vii.. axaplicat r 3 s dns f,��r� processin . No a� plic�ati ns wall be acne +red �� x.1.0. , y. q �1 Pik, on i' ie ida� 0 `Y j..... 1 at7s si�b:aitted With an application shalt: be of ed iii' .dva.ince to 8. by ll - d p .... .. t btitted. ... j _ to trie staE:E r f a proposed ro ect srtould. be stir a�nches . one 8 . s tiv li inch � frjr at,tachtnent sport or administra, ive decision. The Planning Division and Engineering Division isaan will do a preliminary review of the a PP lication and will determine her an application is complete within 10 days of submittal. Staff 143.11. notify an applicant if additional information or copies of the submitted materials Are needed. The administrative decision /public hearing typically` will Occur approximately 45 to G0 days after an application is accepted as Complete by the Planning Division. Applications involving difficult issues or requiring review by other jurisdictiOns may take additional time to review. written decisions are issued vith&n. 10 days of the hearing. A 10 appeal day period frllows all decisions. AA appeal on this matter would be heard bythe A basic flow diagram illustrating the review process is attached to this sheet; The P` .re-a +plication ,conference and the notes of the conference are intended to inform the prospective applicant of the primar;, commu \its► sitelp requirements applicable to development of a partioi; lar and to allow the staff and 1 proOpec applican" site five. a la.can� to discuss the opportunities and constraints affecting development of 's he site. The conference and notes canstot cover all Code reqUireMents and aspects of good site planning that should apply to the development of your site plan. Failure of thz, staff to provide any information required by the Code shall not constitute a waiver of the applicable standards Or requirements. Another pre-application conference frequired f an to be nlc than months a�eP r�apP l y ration conferencei unless the second conference Is deemed unnecessarY by the. Planning Division. PREPARED Et: ?AN SION Pr c fi ' 4171 PUBLIC FACILITIES The pxrnose of the Pre-application conference as to: (i) identify applicable com rehe ns ve Plan polio iee and nd ordinan p ro visions; (, ; provide City staff an opportunity to comment on Specific j t:o concerns; and • (ill.) ; . po will be the Ein�a�. decision with the applicant . . �, review the application re shaker for the w rocess c including identifying identif a,ri wh �. ion application. the a applicant, of public improvements and dedications to be required + of , p� �l be recomnen ,; approved . by the appropriate authority. There will dbe no final �recs�mmendatiOn to the decision maker by City staff until all commenting agencies1 city staff k � p tb^ • The following , y ... . the P` opportunity to review and comsxiertt on and the t...�.�z 7 vesxs nt related ... P � of laubl,tt� application. re , : comments are a ro ec ,...p as ancondition of ro e... r gi�'em�ents ]hat Way be required " development appr val for yG�c1:.,' 'D `o ezta ` "jht of . : T � i. ✓., ._.� �nd area be dedicated to the public to inctease ©abutt ' ,wav rled�.ca�,.�on. The �i y Tigard re Tres that l _g i:ng ,pttbl.a.c r� hts � � way to the Coi�iarsun�.t��,� Develocmen � code. ssa�f.cati g . - � y _ E.�2d �by ultimate funs: µ tS pry dl �e WAF r�, ki7 V� �61��i.'.. �.3nd \w �e4r :4. the .. Page • • Approval " application development pp tion for this site will r equite dedication right-of-way rig way for feet from centerline: feet from centerline. S reet imt rovemer s,_s 1° I street tmm ro�v�ements will be necessary along P - ° 2. stteet imp_ ivement s will be necessa ry along p will include feet 6`f pavement, 3. z,� Needed 3teet im rovements wa. from centerline, curb and gutters, storm sowers, a five -foot: wide sidewalk, necessary, street signs, streetlights, and a two year streetlightng fee. I some where t improvements or im r ementa are not currently practical, the s deferre .In these cables, as a condition of dev P p ert y o r(s) must execute a noa- remonst 'Iance ag ro the property o' 's r=ight to remonstrate against the for improvement distri.c ed to 3i.vprove other necessary public, feet improver,sn' s may be opment approval, the ent which waives iron of a local pedestrianways bikeways a i't `, Sev�� , e xs The closest sanitary sewer to this inch line located at :...., development must be donneoted to a Sanitary Sewer. It res onsba.lit..t9 extend the Sewer along proposed Stogy sewer imx rovenients /4: property is an The proposed is th.e develc per's development site's . r .. v M1 The ' Ru .�. Water iii S tricsi:tehone: j . ,. Wane suvvl. '� --- .. .. x=o es public onacted Water for formation re ardi.nt water supply for yc ur- p sho�a�:d be cent �' proposed development. Fire PYca.tecti�c�� uaiatsn Vail.ey Fide aril Rescue UistrLct (c ontaCt.1 Gene Birchi 1.1 �, G4 -8S3 ) provid S ' rt prof -e ti��i it:hi� the x.ty o ahou1d e •contat.ted for :information re arding tine ode .Macy o£ cir t a.ci, y, �• " y g q � at3�oia s s � s; trMe need for fire ba. dran�::�, car othe�. �iga,rd: .. L c u,�. din e • ct:estio s related to_• i ire. ,- *otecticsn. Other Agency PermitS tl M4 ie iii: T^'6 r ,,gx ,� ' 1 ,1 f,t F , 9� _ t,� '0 J �, b f '1'h uguet, l90; the W tshingt nk : Co;(i ty tioa,rc d,f of 6, .one 's ac opted county- 1a*3.de Tra fic 'Xnpact 'ee (X ') orda aanc4e aiic re4erteci the. meaiinire to.. , ;the lPr,411i;ngtb>it totxnty voter4.' In Septeui e, 11. ►9.A* .the Wtashirzgt ►n coilsitY: electo`ratco /er' rh :lmingxy, approved° ,exp4.tka4a.n tie ! l'F , �> ogram t ►r'ouGhotit j the �:ounty- •�;�hi.s..fact,a .. ,placed irttc eU ee:t an . a�,1 trrsdicta.o�is ;within: a.nCreased. titre kt de,' e1'opme at . to, r all .view dev e1opmet Uz ` 4 haLngtot*' . �?i'rty. The GLty of Tigad has, adOptec the 'aooli n.# ' p4 graiii'o ' Xi paet 'Fee 'program wi l col "legit r eed' frc out new tieVelt ps;arit based on the d ev :l.opr eant i' s' p7OjP ted , umpact ,O the 'tra n'epoxtatio s ayetelu , be el.op, ng propertied will -be roctiired .tc pay ba cad bn t:! a nta ep c ir'ipa' tie ai 'e roj ectea;k tc generate,. The Tfl ie oa culat :d `bat�eed rai type e* ittse, . Siie o proji��.t, aand &, eziera1 usa.. aascd ? ee ca `egos he TX* be tai ctanated at t .tne Ot bttxid,iing i itei' oirtiiittitai ce8, .pa maent 64 al toted ' a' a be deftirred . ' tnti ' a.ssuaAce 61' occupatocy perari 4 t lefe: ral O ,.pa yaanerit ui t .. `occupancy' ° is ier> issible on , r. when the ttl ; greater thy* $6, OOO:'00 tokalitiktEft Q % S the ' initied Sewer ige Ageney; has . establiehect and tae Caty has ,agreeti to en orce.t IztesOltitidis ,Si rgaCe 4 tet karttage neint teg ilat ons i rei�uirit g the construction of On-Site' wate f: t, a :i'tl► or fees in lidd dl ttleit , co Structis n. t1 6 resol,' Lo o. ee that -a fee ind/ it con tr' ction of a 1iatoe 'ildaiity' faciiity ..be butl,t." the a ',. a,s' based .on the amount of i iape oiotto butfa6At for eves 2640 ' eqoare feet be portion. therecii `r the tee sha1i be $3 6.00. The City ,Of ig de er c inee if a foe or Za oilLty shall be built. STEM= JFR21' d MUM' No work viithin a public Tight"•of-4ay shall commence unttl./ the has obtained a Street .opening pernLt rot the Er' ineeri tg Departatent. Pi.d011. O lt7NS On all. projects . . th- a, d � a + a , � ir' e a gradlnq .. P r the a pp9iO ant e he 11 a ubae l,t with the adLrig plan typical floor pi � ox e�ch lot why O h ehall have the et tour cornets of that p �an �� Qn i` Y witi elevations at the coraerofeach lot. REPI iibr /c'otr'Fdt 1PP:MST pot : 659-4171 10•1.w11r=.► CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATIOW CHECKLIST staff ,A2 Date The items on the checklist below are required for the successfel compietiign cif Your pp tion submission requirements. This checklist identifies what is required to be submitted with your application, This sheet MIST Le brought Cep and submitted with all other materials at the time you submit your application. See your app cation for further explanation of these items or call Planning at 639-4171. BASIC MATERIALS Application form (1 copy) Owners . signature /Lori tten authorization •Tile transfer• 'instrument D) Assessor's map .Plot or site • plan • `) Applicant's statement (G) Lisp t�F propert of hers �b addresses 'with Q an Y254a feet • (H) • t=iling fee $. SPECIFIC MATERIALS A) • Site Information sh (Nod of copies ) r • 1) Vicini y Map • 2) 3 ) for grades [j 5 h®rcr pft co ures, •aand apo nds j Loatiionsonatural hazard res• • ih iuding a ) Floodplagn areas • S10 es in excess of 2596 P b grouhd C] d) Areaswith high seasonal water table e) • Areas with severe soil erosion potential, y v s afoun cation soi 1s 6) • Locat 0 o • resourcearea shot n.. o~ fhe Comprehens iv e C • •Map invertIr including: •)• :.••••• J lldlife habitats • by letlands •C 7) other sate feaitures C a) •Rock outcroppncjs 1' b . : t easured m . 4 feet f. rom ground iei�el a 8) Loctcion of. e*ietit�g ±^�+ctures anri ;47e r uses C 9 .. � an yp . ,,. + i . .... ... a nuxse sources r L ©ca nand t ,.. e o � on end off -sit L � ' Lrcatn of � -� `.. ° ,: nierets ) eX�,st,,,,nc� •uta�,r.t�.;�es arrd ease 1 LOGc►1.l�ef'1 Gf eX " 1 t�,r y dei!icated rightaf +ays C •B n.sh►owin ) • 1 -.. �Nca r oaf cbpie .. _) The ro osed sa Site Creme 1op�ent 1� 1a�e and. suer ©und in" r^o rt�`� es ") Contout� line ii Lentil s 3) 1h6. loc2tiony dimension aril names of all �' ) Existing , platted streets & O her- pulbl'ic ay and easer�ents oht �r+ie �i�e and orr ad oini��a r "aPert�es _ : ITEMS TO BE INCLUDEb C3 C C 1 C '3 C3 C C1 CI APPLICATION CHECkLIST - Page 1 :.a • 3) Location of terraces, decks, shelters, play 'areas avid common open spares 3 4) type, size and species of 4" Location, and p existing nd proposed plant materials g C'3 The landscape plan shall include a narrative which addresses: 1) Soil conditions. C 3 2) 5rosipn control Measures that will be used. [ 3 r j j Drawings Sign drawings shall be a,ubilritted in accordance With Chapter 18.114 of the Code as part 6f Site Development Review , or pri or to obtaining a ''Building Permit to construct the, sign. [ 3 Traffi enerat,ion estimate r3 Preliminar'i. nartiti or lot l ie a usLtnent map i�c (No. of Copies ) 1) The owner of the subject parcel 2) The owner's authorized agent 3) The map scale, (20,504 100 or 200 feet=1), inch north arrow and 4 ate C v' 4) Description If parcel lo ration and boundaries [ 1/3 5) Location, width and names of streets, easements and other public ways within and adjacent to the parcel er 6) 25 feet of all pro-..erty. lines g within Location of all permanent buildings on and with 7) Location and width of all water courses [ 9) Location of ' any trees With 6" or greater caliper at 4 feet above ground levee]. E +3 25� Q 10) �:ocationofg tFi existing �'. .. ies and utility easements [1 11) For major land partition which creates a P ublic street: a) The proposed right - of-way location and width [ ] b) A scaled cross- section of the proposed street plus any reserve strip C 3 12) Any applicable deed restrictions 13) 8vidence that land partition will not preclude efficient future land di +iision where applicable I Subdivision Prej iminarii P. lat .. q(No: of p ) flap and data fwouin Go" e 1) Scale equaling 30,50,100 or 200 fQ.et to the inch and limited to one phase per sheet 2) The proposed name of the subdivision 3) Vicinity map sr owthg property's relatiot..,nip to , . arterial and collector streets 4) Names, addresses and telephone numbers of the owner developer, engineer, surveYer, designer, AS aPPlicablt 5) pate of application +� . 6) boundary lines of tract t� y ► e subdivided Eva 7) Names of adjacent subdivision or .names of recorded owners of adjoining parcels of Unsubdivided land r g) Contour !lines related to a C .ty— eitablished bench- mark at 2 —foot intervals for 0-10X grades greater than i01 APPLtCAtxoi O-IEdk r..t: -- Page e . • is 9) The. purpose, lo'Catian, . Y... ..P..e 4nd size of all.of the •fallowing (within and r djacent to the , proposed subdivision) A Publi i C 1 � � c and pr�rvatsr r�gh'�- �of�a�rs aid e�,.se�n� rats :; � t�' b` Public•• and private' sanitary' nd storm `setter lines C't c)' Domestic water mains • includ:int.' fire, h,�'r~a ;s' d ). Major po�� , , , er te�.ephczne �.ransmia soon .1ihe`s (50,000 Volts or greater) C. e) Wattercourses ,,. • fir) peed reservations for parks, op • ert space, pathws otid other 'land ertcurnbr4nces r- 1.0) ApProximat,e plan and priafiles of pr posed •sanitary art 1 • `s with rra�ies and 11) Plan of the ° ° �e3 .. °, ted s +�. ��� .sewer g � pipe s., andica propos @d', W�,tel" da.str'ibtxon system4 shot�►ing pipe sizes and ..the location c alves and fire hydrants•:,, •12) Appr Q dmate centerlxne ppofi es 3hcawirig. the fin %shed g ge��ona� +l,e�d�stencpsben�n +'�dxn strut ex44n�a,on4 fo�., a . y c'i the limits of the proposeo °lion. u subdirra i3) Scaled cross sections of proposed str�eet..►�aght of way; t L ' 14) The �,ocation of• .ail areas subj ect to inund4ti.orr or storm waterr overflotu 15) Location, width and directaor° od flog of a1 .�ater° courses •and drainage •ways 16 Tha rl .. approximate s dimensions .and lot. tidm • s • W n r ok lm ti p posed lot confl urat��hsj a r ee,[osaetor�e used for purposes ©t,tew, than residerttu );, i� shall tae 1 indica►ted upo, such lots .Et. e 1 . a1) trees , with a di arneter' 6 inrhe The locatlorr of •g ter me$ur•ed at 4 feet above, oro (rnd•• level.,, .any' 1. .:the loci tion of - foposcd tree •plAht hg�s;' if any. . � w � 18) The existing •uses, of th.e .propert, ?.tic"ludirg the C location of all structures n a" he pr� set uses of d t. the structures, 4nd a statement cf .Which strUcturs. are tho r re msai n a fl er plAattring 1 ) duppleental xnforrat o n 1nc1 uding � tit) Pro oed deed retiictirns 1: 0091' CC , 7 b) Pno�p. � of ' o operty t nership C ) ) A p o poeed pan or povision of subdiiisio.i improvements• 2o) Eri ist'ir g natural. features iri iUdir'1g rock oUt,-4 croppings, We .:. • eas .: [ 3 21) Xf any of the fc�d^egoing inforrnat .on Cann ,Hands :and mar•:th ire of practicably be shown on the pr liminary plat it sha11 be lncrri posted into a Harrow's arid •subrn ,teed wi ii. the application �T) Other. Information (2362P/oo28P) APPLICATION C HECkLIST P ,ge 4 ir ud 4 ,Ra e NOTIFICATION LIST FOR ALL A ':LI,p'A�T' IONS ' Buil,ding Inspector/'Arad R. City Recorder Bngigeering /Gary A Permits Coordinator/viola O. SPEcx DXSTR.tcT8 Fare District (pick-up box bldg.) 1 .. 'l'igard Water District 6777 SW Burnham St, Tigard, OF: )7223 Hetsger Water »istrit ;` 6501 SW Taylors Perry' Rd- Tigard. OR 97223 Parks Recreation ' and :�, Ponce r0tier ___.•. School Dist. No 4E3 (Ueavr) troy Pail, PO Box 20, )0curertbn,, ca. 97075 ,'' chooi District 23J (Tig) 13137 SW : Pacific ' Rtial*a Tigard; OR 97223 qa. ".'.• Co. Land Use & Transp. 1F0 First Awe. Hillsboro, , OR: 97124 Brent Curtis Itevin Martin Joann Rice Scott King ,.. 3'red Bberl o Mike Eorreson Jim Sendbyx City Of Beaverton PO Box 4755 Beaverton, OR 97075 Mate Vighway Division tee .Gunderson PO Box 565 Beaverton, OR 97075 4 • 8 w to a • a . e a• a a e a s a ii• e•. ■ i w p d•. c. if aii e a ii i+ «. SPECIAL AGENCIES ,r'„. General 'Telephone ..._.,;r. Hike Lutz 1.2460 SW Hain S. 'Beaverton, OR 97001 NW Natural aas Doi? Thomas 220 NW Second Ave. ,Portland, OR 97209 Boundary Comission 320 5W ,Stark Room 530 Cortland OR 97204, METRO 2000 SW 1st Ave. Portland, OR 97201 -5399 DLCri (CPA's only) 1175 Court St. NE Salem, OR 97310 -0590 di Other . �...�..;�.. as 4004.• as r.•.i.a.dewaaiiia.e.ewasa Portland General Electric Brian Moore 14655 SW Old Scholl% rerrY Beayertb 1, OR 97001 Metro Area Communicati cans Harlan Cook Twin Oaks Technology Center 1815 I W 169ttA Place 5-5020 Beal,erton, OR 97006 -44156 LTS West Pete Nelson 421 SW Oak S ,w g PortlAnd 0kt 97204 evision off' 9rngono ,1:3x,. TCX Cal�l. 3500 SW Oond Portland, OR 972+ � IW ike Halloo [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] - SOLAR ACCESS EVALUATION 'lack: ft`' I'ASIe REQUIREMENT -La d's MILS Dimension Ocicartation. SOLAR. 111.11G IJNl LOTS: - — - —.EXEMPT LOTS - -- -- — IA€ r in Feet: ln.l)cgrccs Diatunce; Orientation rgc -,,; -f 1 I.:":-it:171 ci- *1 _ 11,1:-; 1 _ !ter` a - Cf.5 Acri i 5 9C i 1111 "75 20% Eze.mption. Eiat ng • %cuffing Street. zes FC3. Density /Cost Amenities ,Shade Pattern Notes Z..1 d /te.5 eer:Z. z4° ') 2 1 '-343- c-5 146 Jai__ 3a 7 ze:21 IS ' __z 4 IS --;e1-- 0 %ENMITY STRIP BASICRi �LMR1 AtI.NTL_O'I'S SOLAR !ILEX; LINE, — __- -EXEMPT LOTS HIS I)i nc va=uu. Orientation Mock E` Lot-11 In. Feet ; la L)egrees: i }iatanc Orientation 20% Exemption 41 I 5 — -> gea -.4...,,s- .... $c . d I. t 71 Existing I= xist;n Street Density /Coat Amenities •Si $c Pattern Notes •I't i:AL A or i. Sts .2t LOTS i fectin _ thole Requirement b - 2`j; {f'Sr isr Iota •= rj. ILOTS Meeting .Soler Building Lins_� % Solar Lots " y E ?Jr_ s LOTS Requiring Performance Standards = i.0'I'S 'Whig 20% exemption a =i`tf:Il:Sx ' LOTS Exempted for Cause. a .t ; i" C � = 3 = t t ` " 4 r ; ` 't' 1 - - ; «t..Jt1 1y t.� �' -� .4 t � 3 c 1 �l�t Prepared for: M-B beveloiiintient, rpm Pointiem.d, Oregon t, 441 7 •;+ IOVELOPMEN 12725 ` W' 56T11 Ana, #102' PORTLAND) OR 97223 CONTACT PEON» BERT MITC L P'LANNE 99'I.L ER: OT INC 17356 SWBOONES FEW?' RO/ LAKE OSWEGO, OR 97035 (503) 635-3618 CONTACT PERSON: DAVID BAN PROPERTY D SC PTIO :: 2814 TAX LOT 1400 AREA: 40.03 ACRES ZONING: R'-4,5 P.D. Statement of Intent On -Site Analysis Exhibit A - relimina t Plat Exhibit 13 - On Site Analysis. (off -Site Analysis 11r. tilities Exhibit C - PrelYxina Uti I Plan n Exhibit D - Preliminary Grading Plr`n Compliance with Applicable o /elopxnont Code Provisions API'Et,IDDC ]? hibit 1 Application Exhibit 2 Pre Application Checklist Exhibit 3 Solar Evaluation 26idonneni f 591 .r t The intent of this request is to receive preliminary approval of a minor partiton n order to divide the subject property into two parcels of approximately 20 31 acr/ua t ad 1.72 acres. rn addition, we are requesting preliminary approval of a 52 ae. Planned Development for the 20.31 acre portion of the subject property. Variances are requested from section 18.164.0$0 B.1.a which specifies local puh xw streets and cul•te- ss cs have a ininimuni right -of -way of 50 ha and a minimum 'oadway width c 34 feet, section 18.164.030 M.1 which limits the grade of loe d streets to 12%, and ' section 18.165.030 K.1 which limits cul-de.isac lengths to 400 feet. The subject property is described ss tax lot 1400 of Section 4, T2S, 1 and contains 40.03 acres. The zoning designation is R4,5 P.D. ON sin ANALYSIS That p.ortion of the property proposed for t1. a Planned Development generally slopes dawn to the east and north, A t Ainagew j'r hise6bs the 'property 'frotr west and east through the southern half of the site. Ali, additional drainagewpky exists immediately east of the property. Grades are in the range of 10% to 35% with the average bein approximately' 20 %. Significant vegetation is limited Primarily' to the southerly half a ad the , lavterly portions of the northern half. The Bite is not unlike other properties iii the''ddnity. [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] Immediately vveSt of the property is the yet undeveloped Benchvier! Estates U Planned Development, which consiets of 46 single family lots. As part of the approvals for Benchview Estate a U the alignment of S.W. 1320(1 Was established and a partial 'right- of,way dedication was incluped in the conditions of approval. S.W. 132nd Avenue is designated a collector street with a 6 foot right-of-way. To the north of the subject property is a large undeveloped parcel with similar characteristics as the subject iiroperty. To the east of the subject property is a developed single family neighborhood. To the south are found undeveloped properties. • The subject property is served by ti,gard Water District , which has a 12 -inch line within S. W. ,132nd, Storm drainage will be channeled to the drainageway within or adjacent to the site. the Unified Sewerage Agency has indicated their intention of extending sanitary sewer ` per oerv�re to the site from an .existing line in S.W. Walnut Street to the north. This extension will provide a 10 inch sanitary sewer to the site. 34261dtate it,hit' 5gi 23 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] • • • n COMPLIANCE WI 1L ABa�' iIG - •�•� PROVISIONS A) l'iraensional Requirementri The subject property is zoned The PD (Planned Development) overlay p meeting ,, . • i i width h standards. However, all lots exceed the minimum requirements for each of these g426\Stateaumt•Int 591.23 standards. Setbacks Front yard setbacks for structures excluding garages may be less than 20 feet due to the steep grades are not expected than 10 feet, All garage • � of ex acted to be less tlaa g 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 overlay. We are requesting that the setbacks for dwellings be reduced on all lots to 15 feet for the front and 3 feet for the sides. Access, Egress and Circulation 1) Section 18.104.030 provides standards for the creation of streets and improvements within public right -of -way. Subsection 18.164O30(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 arouifds. Roadway widths for local streets are required to be 34 feet and cul-de-sac a radius of e sa c to be . constructed to 42 feet. The • � ii ig . p �. he proposed Mountain Highlands development went will meet the, above standards with the exception that the local streets are proposed to y feet within 40 -foot right -of -ways: The have roadway width of + 28 % j_ i discussed in a later section. justification for this variation will, be dt,e�c�.� ;... . cul-de-sacs short as possible 2) Section. 18.164.080(X) requires all c - e a�acs iEo be as and not to exceed i proposed develo ment contains cul-de- sacs sacs of 560 feet. The justification for, this variation Will be discussed in 1 � a later section. a) Section 1,8.164.030(M) requires all arterial streets to have grades of 10 ercAnt o . less and ° ors or qp r {. ..... and �r {. b ,.. i � a 6iL �� percent The :local streets to have ode or Mess. The pro ° o . vision provides for a minor collector having � p � P a glade of 12 perce, = 4i streets with grades of ;15 percent. The justification for this va x cation will be discussed in a later section: Section 1.8:164 030(M) alto requires minor collectors to have a in niin� centerline rtai tit 350 feet and local street a minimum 100 root radii. The streets within the proposed subdivision, naeet theOe standards. All othor requirements of Section 18,164,030 will be amt. Plans will be suhnl,itted for review prior to construction of all public iMprovements. ee o 691.22 oian 4) Section 18.164.070 contains provisions for the installation of sidewalks. This section requires sidewalks to be loc ed 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 wgh the exception that sidewalks are proposed for only one side of all local streets. The justification for this variation will be discussed in a later section. D) Sensitive Lands Chapter 16:84 of the Tigard Development Code deals with properties determined to be sensitive, This designation may he due to floodplainssy natural dra,inageways, steep slopes or unstable ground. The subject property contains . due to the presence of a drainageway and the land determined to be sensitive steeper dopes associated with the drainageway. Sectic n 18.84.015(A) the uses permitted and prob " " a `ti : d for for Among the uses !lists � r serasn� ire lands: g p •r • private cony tioz areas fr water, es permitted is Pusblic and �� soil, open :. , , space, .. Tract � a 2.5-acre parcel; is being proposed as an open area for the purpose ' g p p>s e.ce wrest. and wildlife resources Tar e , p of a private conservation area. The only disturbances proposed within Tract 'A' will be appro kimately 400 feet of sanitary sewer construction including a i will he submitted to the City and permits will be obtained prior _to manhole. Plans : � any construction being.. commenced within Tract A. Planned Development � subject property is bein developed as a planned development and has a planned development overlay designation. The purpose of the planned development r p ent overlay is to preserve to the greatest extent possible the existing landscape features and amenities. An additional purpooe is to provide a means' for creating planned environments through the ap licatiori of flexible standards. Sect:Section 18 80, B) require 0�0� requires plaanned development requests to have a prey application conference with City staff: A pre - application conference was held on April City discuss the proposal and get input to help : ril 1$ 1991 with Ci s3tafk' to in the application: Section 18 Provisions, 110:06 ®, Applicability of the Base done 1'-�ovissioris, providsess allowable variations in lot size, de .. . ' , p . setbacks, i�ientioned th and width as well as se�b i only variations from these standards are side yard previously, the oil vs� front and side s� ...., The front yard may as close fifteen feet to t setbacks: Th >zrd setbacil� ins be the r eet to garage allow structures ut will be twenty structures in order to a egnair;e off-street parking and side yards may be as close as g feet. Section 18,80.100 provpdess for phased devel Section 18.80.120 provides Approval Standards which are necessary to satisfy prior to receiving l lanned Development approval. These standards are: f , 1) Solar Access Req ements Chapter 19498 This chapter contains rules and, regulations regarding solar access provisions.' The solar analysis (Exhibit 4) indicates that 87% of the non - exempt lots meet, the ,oasic solar requirements. 2) Density Cbria►puta;tioz and L1n J atioris L Chapter 18.92 This chapter provides a formula for determining the, number of dwelling units permitted. The density calculations for the eubject property are rss follows; Gross Site ::, 26,31 Acres iminus street dedication ( 3.56 Acres Sensitive Lands — 4,52 Acres Net Site square r'' 1� 21 Acres (531' 887 s care feet) Net Units 531,807 sq. ft. /7,500 sq. ft. per unit 70.9 The total number of units allowed is 70.9 while the fatal number of units proposed s �s 5�, This equals 73.3% of the allowable units. 3) i . Chapter 19 99 Additional '�'a.�d. Area Requirements .. ... �, L This chapter provides for additional setbacks on lots adja,ent to streets with insufficient right y m � of wa or .where better light, air and vision t clearance may be needed, As the proposed preliminary plat provides sufficient. right- ofhway for all streets and adequate vision clearance is , no additional tieing piovided for all street intersections, yard area requirements are needed. Building ) � contains L ...., �I g 18.98 This c P olenore for height e c eptia s for non-residential zones buildin f, located on flag lots. Neither of these provisions apply to the lots proposed. The building height provisions of the R Zoning District will apply to the lots within the P ro posed eubdivisior . 5) Landscaping amid Screening v Chapter 18.100 This chapter provides standards far the buffering, landscaping and , screenings as well as specific standards for the location of street trees. The buffeting g an" d screening standards include a minimal level of screening and buffering along property lino between specific zoning districts. In the cae of the subject property all of the surrounding properties are of the same zoning: The buffer matrix found in subsection 18.100.130(a) does not require a buffer between R 4.5 toned parcels Subsections 18.100 and 18.100.035 contain requirements and standards for the installation of strut trees. Street trees will 'ee planted, Irt the individual ro er &oi'lers as' eonstiuetion � roceed0 The standards of P P�t3t' these sections will be follovred during the platOi.ri of;tha Street trees. t�= 34261,Staterr it.t Mt 591.23 6) Visual Clearance Areas - Chapter 18.102 This chapter provides standards to assure proper sight distance a intersections. proposed street �n p .pose intersections will meet the required . . tern visual clearance provisions f this 7) Off- Street Parking and Loading .,y Chapter 18.106 No off-street parking or loading areas are proposed fc r the subdivision. Therefore this section does riot apply. Signs Chapter 18,114 This sections does not apply. Accessory Structures - Chapter 18.144 This chapter provides criteria for the location and usage of accessory structures in residential zoning districts, . No accessory structures are requested as part of this applicaton, i� on. ti pP uture ace essoxy buildings contemplated by the individual lot owners will have to be reviewed as a separate application. 10) Land Division Provisions Chapter 18.162 This chapter regulations , 1 of land divisions, �e latiotas`and standards for the submittal ter contains rules . n1 ns, The proposed preliminary plat has been prepared in compliance with this chapter and the final tat will be . provisions l�� prepared in 'ions of this chapter. P accordance with the t oyes 11) Relationship to the.Natnrel and ]Phi sisal Environment ent i) The streets, buildings, and other site elements Arta, be designed and located to `reserve the a dati g trees, topography, and natural fr aini. a to the greatest degree possible; The j ro osed layout of streets .. � si . � grading . p p s t ,. � ailing e subdivision in�iniiti�ize and thus minimizes tree removal by narrowing the right -o.way and street widths. The lays: but also does not provide any crossings of the or S.W. 132nd. Since most of the site is heavily + � i... • 132 .. drain�ge� ray except ... a xn wooded the street locations would disturb an equal amount of area, x w retention rb by reducing .. , . .. � we will be able to maximize the the roast widths of existing vegetation while still providing a reasonably + se of property. p lso rovides a 2.5 acre tract which cc tains the drains a site plan � p the ,r, This retention vegetation � t�axsa �e�.teeper slop ure the not es: 'his will ,ass In addition to the variance in the street widths we are r. ;a ues q..... . variance to the minimum street ades. Approval ti; a allow tie to follow the existing grades more closer of tk�i�� 'ice will pp variance in a lessening i' the _ Y which will also result p„ of additional vegetation. g' grading and the preservation o Trees with a s ,1 e1 caliper meAugurett at four fee lat ,elglat` from ground level shad: be saved here possible, i 't Tr s will be sa% ed whenever posspb1e, Approval of the variance reque•s t to reduce street width will allow Additional .retention, 1 JUSTIFICATION FOR VARIANCES As part of our submittal we are requesting \. iriances from the following Development Code Standards: Section 13.164.030(E)(1) which specifies that local al public streets and cul -de -sacs hove a rainiinuro right -o 'way of 50 feet and a minimum roadway width of 34 feet. Section 13.104.030(M)(1) which limits the grades of local streets to 12%. v i of :sidewalks on both .s . sides of Section x.3,164 "0 ► 0 ° which require ��ae �oatallai�iori local streets Section 18.165.030(KK)1) which limits cul -de -s ac lengths c gt ' lern to 400 ft. 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 p '�. " increased wit�I.(?1,�t resul�. in leas disruption of the site and aa�creas�.d �; Mention 'of changing the efficiency of the stree( system. Section 18.134.050 34 .OHO of the Tigard Development Code establishes eve criteria that must be met in order to grant a vatiance. These criteria are stated and discussed below: (1) The proposed variance will ;, of be materially detrimental to the purposes of this Codex be in cormilict with the policies of the Compr ehensive Plan, to any ether applicable plicable policies and stanelards; and to other properties in he same zoning district' or Vicinity. proposed be materially detrimental The " ina°ental to the of e ro osed variances will not y purposes t qwater minimizing Approval will help protect the quality of resources b �erosion and maximizing retention of vegetation in close proximity to a 'drainageway. It. will also conserve needed open space and help protect natura, cod scenic resources: All while this also providing; safe and econoniic transportation system and an or derly and efficient aria agement of public services. Ali of these are purposes found in the Pu rpose Chapter (18,02.010) the e DevdltpixnQiat bode Approval will allow pubic sti Bets to be constructed with a pavement iridti of 28 ,feet, a 13 percent grade and sidewalks ony one side. These standares are �s identical to those found in Phase 1 of Benchview atee. (2) T. t �. , '� special � '. htch r�regaeca�l�s�r• to t�,Ae lot site l .. ... � �s.�ZSt which _ . shape, ior��t� r'�c circumstances that e sha , i' pz rrra h or other circumstances over tenon � t applit:zwtt his no control, and which are not applicable to oi'her properties in the saize zoning district. As shoe r a .'y Exhibit .8 (Aerial Photo /Oh -Oita Analysis) the site has rt consist tit tree cover, Also, Exhibit E . (Preliminary ria . grading), alio�vds the ousting Prelim topography, Both of ;eae ethibits give a good example of the apeciai the Sit .. .i i Y. . . , . com�tancss fot�nrl �,n t to which j dsti the variance requests, cir fy the s have res ......� froii the ex ., , ia�mb�►r o£1 allowable 71 to the " of nr g, conditions 1?e xo' dDS!r�d �2y denial .. existing CC,ndiair5n . ` lilted in. a redr�£ the requested va��ia �s would proposed . .. �. ,. �xld got o �. result in fewer lots but would result in smaller lots and additional grading and vegetation removal, 342613teionini.Ini 59i,23 t. 73) The use proposed will be the same as peewit eg' agile 4ltis , Coke City standards will be maintained to .thd g eateot extent Mat s r reasonably possible, while per' it€ P9 some economic use obi 'th Zan, s; Approval of th_e ::. requested variances Will n c ge the use o the proper ”mentioned previously denial wresu t sn aller hots but dot ;fewer. lots. (4) Existing physical and natural systems, such as, but r = li tied to ilia, o, drainage, dramatic landforms or parks will not be adversely a ffected any more than would oC6ur if the' develo went were located as er, ci `led in the Code. The primary purpose o ' Ville variances requested is to Minirnize. atr adverse effects, on the natural features found on the site The .Drily existing public street in the vicinity is' S* ;32nd'Avenue which will not be affeeted by the requested variiInces (6) The hardship is not self4mpased and the variance requested is the minimum iacrianee which would alleviate the hardship. The hardships mentioned; are not self imposed but ;/re a function c $ �; , ,.; .ural {� 1 topography and vegettitio that exiets on the .sub edt ' ro er The reductions, ..:. _ „! .. being requested are the n ininitim that will alleviate the sta�radards that are alleviate p allowing `" latlon the hardship while ata; l allc�win 1d efficient access and c�,rcu safe are he ' rapoa0 2- Mo nta n Heights development 4; 'es the 40.03 -acre parcel in axe efficient manner while providing maximum protection to the physical ;characteristics. The ,;project will continue the street and utility improvements extended by Phase I of Ben chview Es gtes. ' The street; pattdr n proposed allows Ibr : S.W. 132nd Avenue to 'be, ' 4 eaten led to the south in a;;route that will connect to S.W, 131st and eventually providEl a north/south collector street which will link Walnut Street to the north with Bul1l Mountain Road to the south, The variances proposed will allow the property to develop in a way that will provide efficiezt use of the property while minim ing any adverse effects. EXIT 1 APPLICATION EX IT 2 TTE-APPLZCATION cmcnisT EXHIBIT SOLAR AVALUATION y1 • „I• 1 " • 0 t CITE OF TIGARD ORE(WN PLAUd+tED iIEVE ,(API N"r APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 1. GENERAL INFORMATION PROPERTY ADDRESS /LOCATION east of the southerly terminus of S.W. 132nd A.venue TAX MAP AND TAX LOT' NO. 2S1 4 1400 SITE SIZE 40.03 acres PROPERTY O iNER /DEXO HOLDER* MB Develc dent. ADDRESS 12725 SW G6th Avenue PHONE 624-8517 ZIP 97223 CITY Portland werin�•. APPLICANT* ova Inc. ADDRESS 17.355 S ooti,es E PHONE 635 - 3618 CITY Lace CiswPos,.. o ZIP 3 *Whet the Owner acid the app1icOnt are different . the..... tirchaser peoples the a plicant must be p of record dt . p.. written authorization from the sowner orsans With agent the owner with wwrttten authoritap ion. The owners) ®tie sign this application in the space provid►.,d on page two or PP � subunit a wrritten authorization with this applications 2. PROPOSAL SUMrIAR . o r the stib j . property reeue perms .�sionto ®ereate 5 2 �1 Deve1op'ient corii.,at` ng Of `� qlP-° nw��es faTMa ly lots end d ,e!1 So3 P. tz'aGtS O52 iP/13P .. q g►v.,. r� Foie STAFF USE ONLY CAS1 NO OTHPR CASE ND' S: RECEIPT NO APPLICATION ACCEPTED BY: DATE„ App1ii„ ation elements submitted .. ,,(A) Application fora (1) (B) Owner's signature /written authorization (C) Tit le transfer instrument (1) (D) Assessor's map (1) ..�:•(E) Plot plan (pre -app checklist) (1) Applicant's statement (pre-app checklist) -ad4r s h 0- fleet. -G1) (H) r Filing fee C4�-y IIAf�wrrl�r•'w•� DA TE DETERMINED TO HE COMPLETE: FINAL DECISION DEADLINE: COMP. PLAN /ZONE DESIGNATION tiP:0: Nun e Conceptual P],.�In Approval Date e Detai E d P'] aai Appro�ra] Date Planning • ▪ •p{ lipgy List, any variance, condition it °,Uses r` ck o h r land ;use ec:ti ans to 'fie' conisidered as part of this application: va ia nac 'oad ,grade . and lnridth and eliminate Applicants; To have a complete applieatioit 'ken r i;�i need to submit attaeho,,cnts described /y in; the. attached information shej t; , . at thc:. time,_ you submit this a � iplication • THE APPLICANT(S) C���TFY HAT: A. the a'tove rey nest does not,; `violate deed restrictions that may, be attached to or im�}�?� a�sec� + an the sbect�p eft - is+rr�wri � pii- Ms Mr r • lk the application is graritedo the applicant: will exer6 se the rights granted in accordance Frith the terms and ,subject to all the conditions and limitations of the approva . C o All , of the above statements and tt; :` statements in 4 plot Plain attachments, and exhibits transmitted heret4i'th, are true; and 'the applicants • to acknowledge th ,it; any permit issued, ` based on this any 'statements' are pp � �' such a 1d.cation may be revoked if it is found I that false. Tile applicant has read the- entire oon at ks o • the application, irncluding t1,te policies and criteria, and understands the requirements for approving ot denying the application. y DATED this ..,� d;a of y SIONATU13 S of each 'Owner geg h0004 t,na w�ife� cif tote siib,�ect; pr~�peirty►p D fPRIt E 1 � . , PLI T: , g : ii 5L . Phone:.- .PROPERTY LOCC,: 1,TION ADDRESS: AIIE'R TAX NAP TAX LOT: AGENT: +4 +end' V1.( AJT/ NECESSARY IC ►TION (S ) tar .` LW H E JUST ;: EAJ r A! ' 1A) P d VEWW P »1EAJr Oh) a5 1- 640 PROPOSAL DESCRIPTION: .YmN !V ,�. 0 cor rXeeraCHERSIVE P7 L1ESIGNITI6R t 31 k/ r Lit Jtilc"� c/ l�� �.. �' 675 >s� C o ,. �. t 'A T r r T► vE ^,, ,1�5 k o Ale .,0000 er 4c644 OS10 .4E04 /e49-47- "t4,3 l , ZONING DESIGNATION ` NEIGHBORBOO PLANNING " ORGANIZATION # ZONING DISTRICT DIMENSIONAL REQullIERENTS Minimum lot size: 1400 sib. ft. Minimum lot Width: 60 ft, setbacks front- ft. side-.. garage -.A011 ft. corner --j `ft. Maximum site coverage t 0- Minimum landscaped or natural vegetation Maximum building height ft. CYRPERSo!I PHONE: .,116A11141qH ire. P ' ierw4 r , LOr s Alt'ail e o�' xe r 6I z to 'y%EE"ii ' Vto 3014140 AM) a Pe'c,04 a,Errdi4c,1e rear --,.,, f t from both streets. ADDITIONAL LoT DIMENSIONAL REQUIVEMENTS ,. artition � cess. Lugs created as Part of a partition minor have a land Minimum lbt frontage: 25 feet unless lot is cxeated , gartf> scan mist hv a minimum of 15 feet of frontage or t wide g have a �in�uaum 1S foot �axde acces easement. Maxim zm lot depth to width ratio of 2.5 td 1. SPECIAL SEThAC1 S Streets: ft. Est • =hed areas: .s'.. Lo et intensity Yles :.. Flag lot: 10 ft. side Accessory structures: m centerline.. -of, . . ft, fro‘ At. r along tie site0 s �! ... ba ida ry yard setback up to 528 sq. ft, in & ze =5 ft. setback from side and rear lot lines Accessory structnresy a� 1000 c�iets'ict ®etbac'�Soave�l� � 0000, . ft. _Where al See man :ti`iettveen� Zero lot line lots: ' pitt�wki 10 �aiazl Multi-family resid . g P foot See Code SecLL 18.96 u €/epar�t�a.on � • entiaZ ���.ld�.'1' se ar tfori x.5.'96» ti3® itt SPEC= HEIGHT LIMXT a "lag ;iaote; 1 -1 /2 storiee or 25 ' ft. r' whichever is le044 2 /2 a :o;^ ear cez 35 .ft; .n X3--7, R-12, or _4a zones if ntandarde of Cade Sect ion 18.98.030 ) are alet . ni Uding Height ,xceptiona t Code. Hectiot7 15.9 . ©20) . ,13u .,ldinge iacated in a �aona eOidential zone may be bui.l.t t'e a ,!height of 75 feet ,pyroVided: 1. A miniem FAR, (building f'1oar area to iti .e` atea ratio) of 4.5 to 1 till east; 2. All actual building setbac) .1i be at' least 1/2 the .b *ilding's,beight; and 3 �mhe structOre 4111 not abut a residential; zone di.ss•xict. R$sIDENTX. L f ERSI .'x' cALCULA ION Community Development Code residential units ,allowed On .dlvi ing , the net area of thk nc, i aare Beet reouirsd per dwel .• Chapter 13.92 specifies that the net .a particular site may be * calculated • by `eve1opable area by the . +iir imuM 'number of .g unit in the applicable zoning ;district., Net development area is cal,:.*iated .by subtracting the followoing land areas) from the gross site area: 1. All sensitive lands areas land within the 100 year f1oodp Lain - elopes exceeding 25% • drainage nays Land dedicated for park purpose 3. Public right -of -sway dedication '< 44 All land pzvovided for private streets through parking areas) The City of Tigard allows a. residential density transfer of ul to 25% o'4r the areas units isted that in 1 could above�to they deve1 opab1e developed of the' site nin Bens' � in accordance with Code Section 18.92.030. 2„ (inc1+uden accealmways It is t e responsibility of th residential. de relopetent e r app to provide calculation for pe aittec residential density and density transfer. gO][ A.CCRHS R$OPIMExtTS bdivisa.on�a grid mihor ar�itiQus a �o' Effective may i,; 1991 all su ' ' p rr sub to, Y a .solar ..access requirement . rhi.ch elates 00.-80% of w all lots del re1bpe high .... levels of wintertime i eu t itrikin� the south walls .a n rods ct are h' h �_ g need. the characteriatice ,of a solar cars. Onte 1.of the must be,. solar- ar3.e 'toot area. TO achieve this, one may t t .iize tie, ; ®l1-owii geeou h�sl.t�pl ig housed house o fent,atiorn ittax tizin ' soul. windoe area ari y iti' d � 1. Ha-d�c teqiirenemt. Bes3g 1eut north- �ea u�h and' crientat�or vlth s3® 3 fdee e g t r eo+t L Of south; 2' protracted S614t Huilditig L es Tie sbi b Lid1ng dine Est a) be orierite4 withinn 30 degrees of douuth; b) have a mi ixYi of 70 feeh betOeen t and Chit fitiddie of this loft � ... to t)1le c) have a minim:0, o 45 feet bat004 it anci that no thor m ®I t buildable bound . l . .. ,... �ry of the Xat Hain �rhi�� the "bu,ld0g 13tas l.s Page' • •M . 6 Performance Options: 'd'a'le first ,option reVires the house to be oriented .within 30 degrees of an east"rvest axis and have at least ,Be% of the ground floor south wa?:l protected front shade The second option requires at least 32% of the glass and 500 square' feet of the roof tree to face south and be protected from shade. Total or partial exemption of a site from be for ` the foi oa *i.ng reason: the solar access 1. East, west dr• north slopes steeper thaw 1, 2® %. r :gui teti nti can 2. off -site shade sources ( structures, veg tation, 3. On- site shade sources (vegetation). Adjustments alit: wing reduction of the 80% solar lot be for the fallovi! ng reasons: 1:. Reduced density or due to: - east, west or north elope g i :eate r -- significant natural feature, - existing road or lotting pattern, -a public easement or right- -of-way. Reduction in important development • 3. pre-existing shade (vegetation)- topography)* deign requirement can an increased cost of at least than 10 %, a ieni6iiss• five percent BEBtIANTIAL DWISITr TR N XTI4i1 Regardless of the .allowed housing density in A toning district, any property within 100 feet of a designated established area shall not be developed at a density ,25 pei►ent a e• maximum Comprehensive Plan designation (not toning) Nof t7.e adjacent parcel, h P TA4G Ak1D ACCESS +G�'.5 . id�l t"7p'�t aeme p�equi,red automobile parking for this type of use. - , ' secondary-use required .parking: , :..... 25% of required spades may be designated compact-. -only spaces. Standard parking space dimensions: 9 ft. X 18 ft. . compact parking space dimensions: 8.5 ft. X 15 ft. All parking areas and driveways must be paved. Handicapped packi All .. king � •; a s �rovid•in ,.. in excess of five required automu ., a parking spaces s provide a. pr3 ately loco d m.0. reated h capped parking ces < um number of h' ice d parking e statutes ee handout p handicapped : P .. ed by the gon s vise -�d � k�e provided ci ar�siii s e size are king space y .:.:. painted . . . the parking apace surf ~ r� pp ppriate s. g* shall be pro' i ded. s inbo shall be ice and a a ..., ... Jt iv cle racks are re yre for civic used, non-residential ul s commercial uses, and industrial uses providing or more a utcrobilia parking spaces. ... Bicycle parking must b�, Provided . �s.cycle racks shall be y r l:, auto v acme , . . 15 ratio of o�'ae bicycle rack s ac located in areas protected from automobile traffic. The PLtttnninq Division can provide specifications for approved bicycle rack types, Cri Ve -inn use queuing areas: • age 3 1, • ■ Minimum number of accesses: Minimum aocesss width: m access width: Pedestrian access must be provided between building entrances and parking ., ; areas," outdoor common areas, and public sidewalks and streets. For detailed . information on design ,requizrements for, parking areas and accesses,. see Community Development Code Chapters 18.106 and 18.108. cLEAR VISION ABM The City requires that clear vision be maintained between three and eight feet above grade at read /driveway, read /railroad, and road /road Intersections in spenif P d clear vision area required clear' vision area depends upon the a ge street,'ss ' functional areas. the re �at�tta.� size o� classification d ne . LANDSCAPING Street trees are required for all developments fronting on a public or private y gt trees street or a driveway more than 100 feet in length. h. Street. must-be placed either within the public right-of-way or, on private ha perty within six feet of the right -of -way bonnd.ary. street trees must have a minimum caliper of two inches at four feet `. above �� 4,.4e C street trees should be paced 20 to 40 feet ap �s:t depending, on mature tree Size. Vurther information en affecting t trees and a list of recommended street trees mas.l be obtained from the Planning 1 Lviaione Planning A minimum of one tree per seven parkin/ spaces must he planted in and around parking g der to provide a Canopy effect. Landscaped screening of parking areas from views from public ri...hts -��a -Of must b provided. g 1 y be �..a .;,.,,,, ,11■,;, BUFFERING AND SCREENING in order to increase privacy and to red de or eliminate adverse noise or visual 3d acts between, adjacent ev elo itente,en o cialI'► bstween different land uses the City requires landscaped buf fer areas along alonq ce in site perimeters. Required buffer areas are described by the Code in terms of Buffer areas P ,width. occupied by a mixture of deeidl,ous and evergreen tree and shrubs. Site absscurin.;) screens Cr .: »4ce3 •.ire also required buffet areas cases, may often are advisable even t not required. gu .. in some . Re uire y only be occupied i,; }� ve etatxoai fer�ceai g - �' g s fences, utilities, and s =.dewalks A Additional informatEc. i on re qu red buffer a rea materials and sites may be found in � Chapter 8e100 and the Planning r' iviaion b¢ llet i on landscaping and buffer • Page 4 ReqW,red buffer wLdths applicable to your prop) sal area: ft. along north boundary ft.. along south boundary ft.. along east boundary It. along west boundary n addition, sight obscuring screening is required alone Permits mast be obtained before erecting any sign, in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional a t���ey de st ndard® may be permitted if the sign Proposal i� �wewedasPart of a development application. 1 AI 04 le /C /417 €16. 5hr blt/I5/ dE /' SRNS/T VE LARDS AT)DXTX®MAX. PLAN ICING ' ING CON S OR COMMENTS Avol:rt eamii262_:16A-C7-- .15/104415 L"le-itociusrAATE- 27-16-E 13E-- -141.1014LEL-g5._prz PRoVii>6 PURE Administrative staff review. Public hearing before the Planning C,"ommiassio�9officer. Public hearing before the Planning .- t"omMisaion with the Commission making a recommendation on the 't.t :oposal to the laity Council. Another public hearing is held by the City Council. All the community onent�De�ar�:u�ent cs��uno�e�,�at City Staff �aea�bea� at submitted by mail or dropped off at the counter with y lt� Pl:. ine, DivLsion .� P F $uceptance by .. without Planni.nc� Division ac will be returned. ApplicatiOnS Submitted after 4:30 P.1.1. on . h y . _ v e a for pr oc' essing with the . fol low in - g week's a plicati ns far rocessin. MO applications will be a�b cep ted after 3. 00 P.M. on Fraday � 93� on other da y s Maps pp s folded in advance to 8.5 by 11 �in�.�ir�9ubmC1nee8.5 lbh 1i ia�chima��of a shall should by p . p.. p �.'d project should be submitted for aLtachMent to the staff report or admi mt,strative d cisiOs- The Planning Division and lrngi;peering Division' will do a preliminary p review of the a licatien and *will determine whether an application is complete within 10 days of submittal. Staff will notify an applicant if ` copies c mf the submitted Materials are needed. add3.tioxzai. information or 4� �. The 'administrative . decision /p ib1ic hearing typically will . occur aPProximate1y 5 to days after k,PPlication H cepted as complete by the � PPP iicat ams involving difficult issues er requiring review by other juriediction a .nay take additional time to. review. Written decisions are issued within 10 days of the hearing. A 10 day appeal period follows all decisions. p,� • would Y PP P An appeal on this z�atte.o, wo be head b the „�, -..,, A basic flow diagram illustrating the review process is attached to this sheets The pre - application conference and the notes of the conference are intended to inform the prospective applicant of 4 .he primary ComMunity Development Code requirements applicable to develop lent of a particular Bite and to allow the staff and prospective app1it an', to di ecuss the, opportunities and constraints affecting development • o1'h the site. The good site planning that should 'apply .:... to the development o' a conference and notes cannot cover all Code re ire tents and ae sects of g p �' of your site plan. °f to provide any information required by the Cade shall not �constitute a waiver of the applicable standards or requirements. Another pre - application conference is required if an application is to be! submitted more than six €nontras after the ;ire - application conferences unless the second conference is deemed unnecessary by the planning Dit►iaiond PREP Ire: PUBLIC FACILITIES Ol'id,.411114dSIGN P 0 .. 5- ,.'/4172 The purpose of the pre eaP oli.eati.e n conference is its (i) identify applicable Comprehensive Plan polic iee and ordinance prOvisi,onsl (ii:) to provide City staff an oppor tenity to comment on epeeific concerns; and (iii) to . oview the a li:at &on review , i ) PP process with the applicant ' ludinq . ,Ldenn;ifying who ,wily: be the .final . decision maker for the �.nc � public P. required s of the applicant will be reOo ended b..�. City staff and appro�r a licat Lort. The ,extent of ublic im rovt menyts and dedications to be by the appropriate authorit'y. Thee* will be no final reconmeedation to the decision maker by city staff uneil all commenting agencies, city staff and the Public have had an opportunity to review an dl 1, coat dtent on the appiicatii'Sn. The following comments are a ro ection of lie P � ,pub improvement related requirements that may be required a3 a dondLtien of development approval for your pro j sect q ,. ion a.' The city of Tigard requiree that land area be �ti ht Af , war d¢�dicat ultimate functional dedicated to the public treetoclasaLf scasoi<atr3.gla��;ac�.of.�wa �rL s of -way etc' the abutting ublic Y h width spedi.fa.ed by y the Community Dievelo" i��►ri: Cade: gage 6 1 . N r. 0 1 1 1 1 f Approval of a development application for this site will require dedication of right-of-way for cr __,r C_ from centerline. , feet � nterli ne. fabt from centerline. Street mlarovementss 1. street improvements will be necessary along 2. street fvpro` enents w ill be necessary along 3. Needed street improvements will include _ feet ,off pavement from centerline, curb and gutters, storm se wers, a fire -foot wide sideway., necessary street signs, streetlights, and a two year nss, s�treetl streetlighting fee. • In some cases where treet. practical, improvements or other necessary �►q b .xo impr''bvements are not Y' Yap these , cases, as a condition of dev i r(s) must, execa�;��s a :: in- remonstrance •ag .aC s right to ,re/ nond;trate against, .tip. fo pr ed to pt ove the s . Bet improvements may be opmert approval, the tent whiech waives ion of a local deferre'"t property a the property of LOprovemen distric ??edesstr ,an aya /biker' ays: Ean3.t:ar, L,Se�j5e . inch line located development must b responsibility' t • in ,property is an The closest ssana%ta,, ,� :....surer to th r at _- �-- ,.s.:. rThe proposed e connected to a unitary sewer. a proposed development lsite's extend the sewer along the prop Storm sewer i.m rovelRi�E nts?. �/ � - w�.+r��4rtY ✓.�+11i %ate•..:. _ - (i . Nat:c r District (Phoned water �u,P.l✓►�.�:. zhe ..! Provides public water- Service in the area of this site. The District should . g g a supply for your re contacted for information regarding water proposed development. _. ... � " , Y � .• � : � , within the C gene Fire Fr ,. _ Valle. Fite 2nd Ftesc.�ie District (Contact: otect� c+n '�7tal� in .. , .... e±� city of :.. .. p _ protection "�� or®at'iari regarding tile. Sirch� ll, S45,-8g33) rovides fire rotec :iron s Tigard., The District should be contacted for adequacy o q,• y f circulation ssysten�s, the need for fire hydrants, 6r otl�ezi queNstione related to fire protection. Other Agency Permits z Page 7 y aM • A w telOtt CC ItIOACZ kiss' .M Xn 2 :ngUst, 1990,' the Waahti on 'C aaanty Board o `e onuaissionere acl�mpte i" titre . dOi:t na ce " and referred the measure, to �aouri �y- »ta3,de �'tia.ffic Impact �'ee .r�'�t�j, r� ihe 6iashingtein Coua , .. v to s.' ..'In pt nb , y 0, aShxngta n :ColInty. y the rwMe11•� yshg7�y e>�p pf � ^td�:ng h. . orate cave raved ex �, a fi��` pr, ,9 a l jurisdictions' wiJ ii �. the County. T1'4 acta.o ► $aced .ute a fe�c � end, increased stre; t development *rye" on all new .develops ent in Was ping -on County. The a :ty of Tigard has adopted ettx �^ (1.county ° e ''program. The Oit . Traffic Im" act Fee ro r n a�.11 f es frt r'le • the .+�siv��l�o �+e�t c %��.�,ect � � , " 3C y .. p p g,. a� deve o �nernt, based. on p a projected pact on the t tiors, s Ater. • � pay urns o� �e� ., the �nv�x ` �lop�.ngprapert3.cs� t,�i�,�,l be re fired to' a �d ban tb ��� bail they aro pl ojected to, generate. The TIC' is calcuiated lased" ;'on ty of use, size, of project* . and a gener'ai tide" based f ea cat+e9Ory. ¶ he Tip , hs 11 be oaioulated+' at 1,otii0e of huildsng permit iss3uafite, <'i Akre limited c:Rrctin tan cos; pa;ynu nt' of the,, TtP may be allOred to' he de rre4 issuance o ioccuVan • permit: boterral of •'payme'ht vritil accuipafcy permissible only' ` ;Ti* i the 'tit i.s "''seater than $5 a 06°600 tot I` T . 4204%tt, PEES , hap establiohl'`d and the City 'hae agreed to Tne Urna�fi�ed � Se�yerage Agency � � � g g �`.i- ' enforce Resolution No. 9e 43 Outface 'Water it4tnitt ement Re. ula�t.;� o ta, set airing tine conietnru � '. -site 'Wager eriality fkkOiliti'es cr 16i' ' k ct�ian bf oi. � . n The r� es /or �3.r , canstructior� esolutioan . re i.xee t�►at e ti arnd o conk ©f „ their fe struction Of. a grater quality facility Abe built. The fete is' based on the amount ; o4 imPeritiou s sUrfad4v for evo ,y 2040 sure fee or potion thereof, the fee shall be S316.66. ,'he City of Tigard d te: line if a f'ee or facility shall be built. ST ET OPENING PERMIT NO work within a public right - af -ttay shall commence until the applicant has obtained a. street opening permit from the ka gi,:neerinq Delkattthent. FINISHED FLOOR BLIITATIO}IS c a On aZ�. ra ' e�:te thaat requite a grading : plan the app pi � �tn. -. shall Submit P laa•� a typical fioo with the. grading p , that _p With ... �, ._ shall, have � .. :... plan for eagch lot � ich at the the elevations of font corners of th�.t i.an aloe 'with eie�ratlonin a cowner of each lot. • PPEP1 Bx Fit GYi�?G 'sR1lI G b • "• IOP8 PHONE: 639- 4171 :(11=01.70: PREhPP r PST CITY OP TIGARID COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST p 7�,�,� w~, , the successful completion of The items on the checklist be,�,.�� . �� �.� required for your a plicat on , submission r ' ')4 :e r ment.i5, This checklist Sdent ,fies what is requi'ed to be submitted with M' 4v;,le Npplication. This shti :.t MUST be brought and , submitted with h all other materials at the time you submit o. . . your See your application for further exr,Aanation of these items or call Planning at 639 - 4171, BASIC MATERIALS ITEMS TO BE INCLUDED: A) Application form 1 8) Owner's signature/written (py) �. ] author azataon r� -3 • e 8. J C) Title transfer instrument 1)) Assessors map E) Plot or site plan t F'\ applicant's statement a (G) List of proporty owners & .. addres e s within 250 feet C (H) Filing fee ($ SPECIFIC MATERIALS A) Site Ynform-‘tion showing, (No, of copies 1) Vicinity Map 2) Site size & dimensions 3) Contour lines (7, ft at 0-�40% or 5 ft grades Drainage patterns, courses, and ponds 4) for gra 5) Locations of natural l hazarc areas including: a) Flood plain areas b) Slopes irs excess of 25% c) Unstable ground d) Areas with high seasonal water table e) Areas with se soil erosion potential Areas having severely weak foundation so i ls ocA tion off= resource areas as shown on the Comprehensive Map inventory including: a) Wildlife habitat b) Wetlands C a i) Other site features: a) Rock outcroppings b) Trees with 6" + caliper measured 4 feat from ground let,el E1 8) Locatioo of existing .. their A �j uses 9) Location and type of onr and uoff- sitetn ocation of existin ,• utilities Gment Jti�Fl^ S and oaar�men is � 11) Location of existing dedicated g � 3 Bred ra ht— l;lf'�Irily S Site Development Plan showiinry (No. of copies Thy proposed s g. te and s ur ounding properties Crjtour line intvirvals 3) the lccationa dimension s and names of all: a) Existing & platted streets & other public ways and easements on the site and on adjoinip; Pro p ert � ads APPLICATION CHCCi(LZST— Paste 1 3) Location of teraces, 'Jecics, ;shelters &t . areas and common open spaces E 4) Location, type, size and species 'af existing and 'proposed' plarit : materials. C ) The 1,',4ndscape plea, shall include a narrative wh,ich:•add're.sse'.$: i) ,8oi1 conditions, 2) erosion control measures that will be used. C F) Sign brawings Sign drawings shall be submitted in accordance 'with Chapter 18. 1114 of the Code as part,. of Site DaveY„opment Review oP; ; prior to obtaining a Bt l.lding Pe "'mit to construct the sicn, C 3 Traffi.r aye neat con estimate P aminar Partition or lot line tU t.rn t s a.. showi (No. of Copies 1) The owner of the subject 'parc l C ; 2) . Tho owner's authorized agent , C '' 3) The map stale, (20, 50,100 "or- 200 feetM1), in 0h north arrow and date t„;.' 4) Description of parcel location and boundaries CL] 5) Location, n, public and names of ttreet.. 0. easements 'and ease p 'r ,y�� within and adjacent �.o the par+ce. C 6) Location of all 'permanent bu',ldings on and within 25 feet of all property lines 7) Location and width of all water courses CJ ,8) Location of any trees with 6" or greater caliper at 4 feet above ground level C 9), ' All slopes greeter .them 26% Cam. 10) Location of ex. a sti � utilities and . utility easements C 11) For major land partition whici creates e Public street: ° a) The proposed right—of—way location and width C 1 b) A caled cross=- section of the pr;'oE;osed streeet plus any reserve strip 12) Any applicable deed restrictions 13) Evidence that land partition will not preclude efficient future land division where a. pplicable Suodivisigrr Rreli,usainar Nand data showln (n�o, ol. p�c"b� 0419a .. r viSd yes ' .. .. Hob . . ) Scale equaling 30 , 50,100 or 200 feet to the ch C p and limited to one hase p per sheep', 2) The proposed name of the tubdittisidn 3) Vicinity map showing property's relationship to arterial and collector streets 4) addresses and tole )' � � � � hone numbers �' Names, p s of the owner engine:l,r, ,�u: greyer, designer, as app1%oable 5) Date of applicatiol'i 6) Boundary lines of talc` to be subdivided 7) Names of adjacent subdivision or names of recorded owners of : ad joinin+ l parcels of unsu yivaded 1 grid 8) Contour lines relat'Ad to a City established bench- mark at 2- -foot intervals for 0-10% grades greater than 10% E GO r ul uu :e. 1 1 9) The .purpose, type and size; of all of , y�he following (within and adjacent to , t ,c , propas ,d so bdivision) :. a) 'Public and' private right —Pp',—ways and erseMents b) Public and ;prriiv,ute sanitlArY and storm "sewer, lines t c) Domestic tooter- mains, iync1udi 9 fire` hydrants C i d) Major power telephone transmission lines (0,00 volts .or gre ter) e) 1ate;^cour•ses f) ■4(1d reservations for O'arkks', open space, pathways and other (land encumbrnr4s , 10) Approximate 'plan and pror i1es of proposed sanitary sewers with grades and pipe g zes indicated, N 11) Plan of the''proposed Water distributits. system, showing p4pe sizes and the location of tt 1vr,As and fire hyd ants ° 12) FlpproXi !at centerline profiles showing the finished grade of all street including street extensions fora' reasonable distance beyond the 1irnit of the proposed subdivision. 13) Scaled .cruSs sections of proposed bare fit' right —of. -way; C' a '° 14) The location of all areas subject to 'inundation or Itorm water overflow ° and irection of flow of all' 15) Location, width an d' water- , and drainage w Sys 16) The proposed lot configuration, approXimate let dimensions and lot numbers. where 1oAk‘3, are to ; b� p� . i y eAtxal, it shall be used for urposes other , ��mn r�sxd indicated upon such lots �i) The location of.all trees wIt,th a diam ►ttr 6 inches or greater measured at 4 feet above groweid level, and the location of proposed tree plantirIgC, if any 18) The eXisting uses of the property; including the location of all structures and the 'present uses of the structures, and a statement of which structures are to remain after platting 19) supplemental information including: a) Proposed deed restrictions (if any) b) Proof property w ownership c) proposed on of subdivision improvements 20) Existing natural featur4s including,, rock out- croppnys, wetlands and marsh areas; 21) If any of the foregoing information cannot practicably be shown on the preliminary' plat4 it shall `be incorporated into a narrative and submitted with tho application. E 3 • 3 J) Other. irforus►tion [4) (2362P/0028P) APPLz tAtTOty OE G 4a . 'T pave' NOTIFICATION LIST FOR ALL APPLICATIONS NPO NO. ( 2 copies , CITY DEPARTMENTS the ctor.Brad R. pe City; Recorder 7Erigincera ng /GarY A. Pcrmits Coordinator/viola G. • SPECXLL / ISJrRICPTS Fire District (piek -oup box bldg.) "Tigard Water District 87 77 SW Znrnham St. . larde OR 97225 Metzger Water District 6501 SW Taylors Perry Rd Tigard, OR 97223 AFFECTED Jt1RISDYcTZONS Wash. CO. Land Use a Trangi a6 150 N. First Ave. Millsboro, OR 971 4 Trent Curti :. ._ Xevin 4a t;4A -. Joann uRiceA ',Scott Xiag �.,�. Fred Eberle ,:.. ,Nike Borreson Jim Bendryx City of Beaverton PO Box 4755 Beaverton, OR 97076 Parks & Reoireation Board *lice ! >Chor l Dist. No. 48 (Beavr) ►7oy'. Pahl Box 200 Beaverton, _ OR 97075 .:.''' S O%nocsl District 23J (Tig) XS137 SW Pacific. Hazy.` Tigard, OR 97223 Boundary Cotta .scion 320 SW Stark Room 530 • Portland, oR i204 ....�. HE 2000 SW Yet Awe. Portland, OR 97201 -5395 _ ; DOD (CPA's only) 1175 Court St. , NE Salem, OR 97310.0590 a 11 4 .4 4 6 6 6. Y Stizate Highway Di;� ►�,�►i.oiri tee i Gunderi4on PO Box 565 Beaverton, OR', 97075 o . O • r e . a J q• a6 a A e a.. •O e q se s a. s s e q6 . 6 4 6. 6 sPBczA� 'OENCIkit General Telephone Mike Lute 12460 SW Main St. {eavert on, OR 97007 NW Natural Gas Bon Thomas 220 NW Second Ave. .Portland, on 97209 t� I TCI Cable vision of Ore g on ®. 1n4J 4JjMu4+"...7'CWi I , 3 500 Sit Bond Porland, Ok 972/11 u e w 6f . e e v44404444.4 Portland Genegta1 RleCtric gtian Hoard 14655 SW did Scholle Potty Beaiverton, OR 97007 i MBtrs Area Cononuoid tiot a Marian Cook Tt,in uaki TeOhnolo4 Center 1615 NW 169th Place S 6020 Beaaertbn, OR 9700 6-4666 us Went Pete Nol, of 427 W Oak St. Portland, OR 9724 LEGIBiLITY . STRIP BASICREQUIREMENT 3LOTS SOLAR ACCESS EVALUATION SOLAR: BLDGLINELOTS Lott N /S'Diion; in Feet Orientation. In Degrees Distance Orientation Existing. Existing Street 20% Exemption. Density /Cost .Amenities : t Patton focts��' BASIC REQUIREM ENT LOTS SOLMLIILUG LINEfl OTS NIS- imensiba. Orientation: Lot # In Feet: In Degteea. I Distance dc- Mir . c . UMMARYi TOTAL / otLo s $ LOTS Meeting Buie Requirement n. W Solar Late =.. BATS Meeting. Solar Building Line 1 Solar Loam.. ®' � LOTS Requiring. Performanon Standards = =_ LOTS thing °.20 %- Exemption its .CTS Exempted: for Cause ii. j OTI S Prepared for: DcveloptnIh, I .i Portla dg i a" gciil eR DEVELOPER EVZLOPUENT, 12725 SW 66TH AVE., #102 PORTLAND,` OR 97223 CONTACT PERSON: ".BERT MITCHEI1 LANNEWENGINTEZ CiT;, C 17355 'SW BOO S FERRY ROAP LAKE OSWEgO, OR ;07036 (603) 635.3613 CONT4CT 'PtitSoNi. DAVID BST " w PR(J�'�,�'I'Y DESCRIPTION: 251 4 TAX IJGT 1400 AREA' 40,03 ACRES ZONIN • R -4,5 ED. teraent of Intent -Site Analysis Exhibit A a Preliminary Plat Exhibit B On Site Analysis Site Analysis Utilities Exhibit C Preliminary Utility Ian Exhibit B a Preliminary Grading PIE ompli,Etnce with Applicable Development Code Provisioris . , Exhibit 1 Application Exhibit 2 PreaApplieation Checklist Exhibit 3 Drawings' Regarding Road Crossing Brainageway to Garde " Elthibit 4 Draivings Regarding Road Crossing i)rainageway to Gatele Road .... . Exhibit 6 Solar Zvaltliati)lz , r 1 . • , , 1, 1 . , ' -Site Analysis Exhibit A ` Preliminary Plat xbit ]Ju Site Analysis Off-Site Analysis 3'tilities Exhibit C - Preliminary Titility Plan ibit D Preliminary Grading Plan: ompliance with Applicable Development Code Provisions. APPENDIX Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Application Pre - Applicatio Checklist Drawings Regarding Road Crossing Draivageway to Gaarde Road Drawings Regarding Road Crossing Dr �a j way to Gaarde Road,; Solar Evaluation e intent of this request is to receive preliminary Lpproval of a minair partition in oral kr to divide the subject property into two parole of approxi mece1,y 20.3: acres and 19.72 acres. In addition, we are ,requestitg preliminary approval of a 52 tat Planned evelopment for the 20.31 here portion of the subject, property. VarianOes are requested from section 18.164.030 E.la which specifies local public streets and culode- eacs have a minimum right -of -way of 50 feet and a rinirnurt roadway. width of 34 feet, ►faction 18.164.030 U.1 which limits the grade of local street► to " 12%, and section' '. 18.165.030 K,1 which limits cul -de -sac lengths to 400 feet he; su iject property is described of; tax lot 1400 of Section 4, 40.03 acres. The zoning designation is R4.5' au ci contain That portion, of the property proposed for the Planned Development generally elopes down to the east and north. A drainageway bisects the property from west and east through the southern half of the site An 'additional drainageway .mists immediately e + of the property. Grades are in the range of 10% to 35% with thy, average being approximately 24°x• f' i 1I i. y ntv y the southerly half a�nd:'th+��; easterly p e ns of the northe • vegetation is limited primarily to .. . �Af,�'infir,� � o� i�a northern half. p The site is � not unlike other properties � in the vicinity. [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] Jrnxnediately ' 'reilt of the , propek is the yet i4ideelopedfteneliyiew.tstates Planned ' Develepmetit, cousia of''`4 e, zi igle farniiy lets• part of *0 approvals for Beriehv;lew legates, the alignment of S,VV. 132nd was established and a partial right -of- way dea1cation was. included condition of apps vaL ` S W ,132nd,Avenue designated is a eoflector street wit ,�� a 60 foot righ `-of w y o :the north of,the e ; liject property is a Iarga u± deva1oped parcel +vith : s mi1ar characteristics as the subject propel. To the east of the su'bj 'ct proper ;y is a developed single f niiy neighborhood. T� To the south are found undeveloped propertiese • • TILIITES i » 7 Y}y ' ' f i Water Jl' b i7 .. , ` l e, subject property is serve. by 'igard W Afa:.� ° c a . ia� ` 12-160h line w ithrn . 132hdd. Storm :drainage 'or t., be ehai neied to l e' r ' ag'"eway 'wvkith n� or`:adjacent to the site+ Tie 'alined See�Vetage �S ency 4es indicated their.;intention of extenehng' � / A \ Tt% i.., i:, '.. i if �eeni +aa y , sevwer service to t�h( site ;. Q n an e. sting line in . M. WWln* t i treet ,o ),t ie north. This extension will pro- k e a 10 inch` eent sewer to the :site« [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] The subject property is zoned 14 -5PDa The PD (Planned Development). overlay exempts the lots from meeting the minimum ,. lot, size, depth and lot width standal'ds. However, all lots exceed the minimum. requirements for each of these standards. ) Setbacks ks for structures excludir� • garages may be less than 20 Peat �`ront yard setbac ,�' � � Y due to the steep grades but are not expestei 'to he less „ aril 10 feet, ill garage structures Will be a ini uma Of 30 feet fre,mi the front property lines. Interior setbacks may be less than 5 feet as allowed within properties with a PD overlay. C) Access, E ress as d Circulation 1) Section 18.104.030 provides standards for .. , tie creation x of streets anci improvements within � 4blac right-of»wty. Subsection 13.104r030(E ) requires public rig ht oof -wa y to be 50 f eet wide for local streets and 60 feet for minor collectors. This section also requires cual ds.saaacs to have a 50 -foot radius for their turnarounds. Roadway widths for local streets are required to be 34 feet and cul -de -sac to be constructed to a radius of 42 feet. The proposed Mountain Highlands development will meet the above standards with the exception that the local streets are proposed to have roadway width i The y 40-foot ra�ht�a�f�v���;r dtla of 28 feet within A�i p�f justification for this variation will be ` discussed nu a liner se 2) Section 18.164.030(K) requires all cul-de-sacs to be aS short e possible and exceed 400 feet. The proposed develo-. i ent coin raa, uR de- not to ex k P P The ; saes � � acaQtnon or this s of 5�A feet, a5t.0 feet anad 680 feet. �'�e ua�t�£' i i scussed in a later section. var�at3oi� will be �,��a� Section 18.164.030(M) requires a all arterial stree i . to here grades of 10 Section p arterial u... � l ,, .. ....... ocal streets to have .. ades or' 1.2 ... erce,at rcer�t br la�:ss and emllecto�°a� or 1 t p, .1. less, The proposed subdivision provides for a 'it loot colsleztar'baviing a~. grade of 12 percent add local streets with graded. of 15 percent, f tfi ... . ...i � .. . _ The j»stif� atio�3 0 r 's variation will be discussed in a later i . section, Ssctaor� 18x1A,� 03A(11 requires minor collectors have a minima r c rnterliue radii of 350 feet and local street a 11iinin um 100 foot radii. `P'`s streets ' °' y in the proposed s ?abdivisioi meet these standards. q t P' ans mill All other re ugr+sitae t� of Section 13.�.O�o�tl Will be �� d submitted for review prior to construction, of all public' i provament a: • Mr " 1 f a,, Section 18.164P70 contains provisions for the installation of sidewalks. This section requires sidewalks to be located on both aides of arterial and collector streets as well as local streets. The sidewalks for local streets may be installed in conju xctiorn with the development of the individual lots. The proposed development will meet the above standards” with the exception that sidewalks are propose4, for, only one side of' ' all local i discussed in a later streets: The justification for this variation wnlbed section. 1)) Sensitive Lands Chapter 18.84 of the Tigard Development Code deals with properties determined to be sensitive. This designation may be due to .. . floo dplain.. s natural al d sine g ewa ys , etas slo p es or unstable ground. The subj ect p ro a , c ontair lal‘d determined to be sensitive due to the presence of a drainageway and the eteeper slopes associated with the drainageway: uses i permitted � use �tb permitted c i � and prohibited for sensitive e conservation area far wai lands. the s errs Section 18 4.015(A) lists the Among � `, P : "Public Pr water, soil, open space, forest and wildlife resources." Tract A, a 2.5. acre pa eelp is being propczed as an opens area for the purpose of a private conservation area The only disturbances proposed within Tract A will be approximately 400 feet of sanitary sewer construction including a manhole. Plans wEl be submitted to City within i... . d prior to any construction being the �� and e�nits� will be obtained commenced within Tract A. E) Pb ned Development The property subject :... is being developed ed as planned development and has a planned development overlay design, ation. The purpose of the planned development overlay is to preserve to the greatest extent possible the existing idn dace t a features and amenities. additional .0 . ose is to provide a means for creating plan ned environments throu g h the application of flexible standards. 3 j ,,q. S, i.. „y •/may 59l 23 Section 18.80.020(B) requires played development requests to have a pre. �'ec j i .. , :,.,,: ...:_..........., pre-application , .. , . _:. application conference with City staff. A conference was held On April 18, 1991 wit ity staff to discuss the proposal and get input to help in the application. Section 18.80.080, Applicability of .. Base R" ore Provisions, : ,. � � P r ovide s allowable variations in lot size, depth and width as wel as setbacks. As mentioned previously, the only variations from these standees are front yard setbacks. The front yard setbacks may be as close 0 ten feet to tie structures but will be t ,vertY feet to str uc��res in order adequate aff stsee t parking: Section 18.80:100 pro', ides for phased developments The proposed l3enchview Estates Et development will be constructed in two phases. SeLtion 18.80,120 which provides Approval Standards whi are n ass - .. ,�, sstnsiF,� • prior to receiving Planned Develo pment a.. royal. These stand • 8.a vti •�. 1 Y1 . L., 4' ' r . 1 2 teto at t.t • e ) Solar Access Bei tirements Chapter Igo This chapter contalips rules and regulations regarding solar eceess provisions: The solar analysis i,5it `4) indicates that 87% of the non- exempt lots meet the basic solar requirements. ) density Computation and Lirnitatioat - C ter 18.92 This chapter proviaee a formula for 'determining the number of dwelling omits permitted. The density calculations f©r the subject proporty are as follows: Gross Site 20.81. Acres minus street dedication 8.09 Aeres Sensitive, Lands 4.87 53 ; •Acres Net �e ( 966 squkare feet) �� Sate - �id•f 5 icr� s i a Net 'Units 581,906 :lg. ft: /79500 sq. ft, per unit 71.7 Acres The total number of wt allowed is 713 while the total number uf units proposed is fit: This equals 72.5 %' of the allowable units. Chapter 18.98 Additional, '�a �� u�cexemt�tts � This chapter provides for additional ektbacks on lots adjacent to streets with insufficient right-of-way or where better light, &x an vision clearan ce may be need ed. the e proposed' r elimin gi ... plat P .. rovide s sufficient right-of-way for all streets and adequate vis ion clearance is being provide d for street intersections, no additional yard area requirements EilT needed. 4) Building Height Limitations - Chapter 18.98 This cka PtQ r contains pro, visi ans f or e height eacept oits for xaaresdentiall tones and f or buildin0 located on flag loth. Neither of these provisions apply t. • p . The 'building hei h t provisions of th • . ,. 5 a- 1 to the lets roe os�ed. �. e � Zoning District will apply to the lath within the proposed subdivision. 5 Landscaping „ Chapter i & . 1,0 This chapter provides for 'aufer in g, lattd ca P rg atti screenings as well as specific standards for the location erf street trees. The buffering and srr ening standards include a mitts +al level of 7 •� screening and buffering property lines between spi4cific zoni g case of the property all 'of the in surrounding d�stric�s: ��mi the , properties toning, Me buffer u atrnc found in enbeection are of the same ; i.100,130(a) does not require` a buffer betweia dR 4 foil. parcels: subsections 18100 and 18.100.085 contain eAluirenients an $an lardb for the installation of street these. Street, es will bt4, Cplanted by the individual property here as construction i rcicee& e st lexxds' these sections will bo►r followed durbio k;lhe plantitiO of the s ee t`trees. 6) Visual Cleavanee - Chapt,er / This chapter pr ovddce standards to 'assurer • ‘■ ere tagIL e; ih: 591..28 intersections, .. aye 1 � i``� ,.... � .. will AU propozeJ street : i! �erseetions i meet t 'le requi '£d -` visual clearance proViSiOns of this sei Lion. 7) Off - Street Parking and leolieling w Chapter 18,106 No off-street parking or loads g areas are proposed for the 'subdivision: Therefore this section does not apply. 8) Sips- Chapter 18.114. This sections does not apply. Adcessory Str of s : Chapter 18.144 This chapter.. provides criteria: for the location and usage of accessory structures in a 1sidential zoning districts. No accessory structures are requested ¢, ► pare of this application. Future accessory buildings a\onte »fated by the individual lot owners will have to be reviewed as a separate application. 10) Land Di Provisions Chapter 18 .10 This chapter contains rules, regulations l a tlans and standards tandards for the submittal of and divisions. The proposed .. p ry p osad preliminary plat has been P p re ...ared in ceppa dance with this chapter etnd the final plat will be prepared in accordance with the provisions of this chapter. 11.1‘ Relationship to the Nattered and Physical Environment i) The streets, build ng% and other site elements shall be designed and located to preserve the aiding trees , topography, ..oly ....a hy and natural drainage to the greatest degree possible; proposed layout of streets vdithn the sub i The �° i l� ., . dlvlsloa minimize grading and thus minimizes t re loval by narrovving she right- offv►a, and Street widths. The layout also does not provide any crossings of the draitiageway except for S.W. 132nd, Since most of the site is heavily wooded, feet locations equal ' bf area, the str . � would disturb I qr�a ►, a�otlnt however, by reducing the d y t will be able to maximize the T �' r�,�. vreldt)is we viii, be retention of existing vegetation while still providing a rear eonable use of the property. The site plan also provide* a 2.5 acre trace which eoi ;l g y and steeper the . the dr�ir�a eava and This ; will retsnb�,��n. c►f P .. er stories. 'T'klis �l assure 'u. e vegetation in this area: In addition to the variance in the street widths we are request ug a varlanico,. ..._ ., Approval of this 'variance ill to the i�xlxni�if :�i street grades. , allow us to folio* the existing grades more closely` which will ale in a lesseing of the grading and the preservation of additional vegetation. (v) `1" es with a s inch caa iper riitaatt d a {' our fist frt. ,:eight ark... . roun�. level u eucl �,� ��; saved �d�� �oe�ali��, All tree8 will be et;oed' � hene�er p Qssiblea tVi of t`h ' 8 tined r east � � �L ` a c' S t r e e t wtdth width mall allow a 'ar it , 1 uliC it fflJSTIFICA ' ON roR VARIANCES As part of our submittal we are requesting variances froM the following Development Code Standards: Section 18.164.030(E)(1) which specifies that local p u blic streets and ct 1 -de -s acs have a minimum righteofoway of 50 feet and a minimum roadway width of Section 18.104.030(M)(1) which limits the grades of local stree ts to 12%. '. . which requires the installation of sidewalks ' n Section 18.184io70 � � both sides of local streets. Section 18.1i5,030( K)1) which limits cut de.sac lengths to 400 ft. 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 a vegetation without changing the efficiency of the street system. Section 18.134.050 of the Tigar4 Development Code establishes fishes eve ;criteria that must be met in order to grant a variance. These cs iteria are stated and discussed below: (1) proposed variance will not b (1) ,, be materially detrimental to thcp�cr�acses of tide . • conflict : ...... p li• ,oftheComprehensive •: , any other Code; be in with the olio;. applicable oliczcs and standards; and other F'lcan to n dl���ic� or vicinity. : ,� same �cnarag p razes an the ' icinityi The proposed o � osed variances will not be terially detri men n to the p ur osee of the Ta g ad Development Code or the Co mprehensive Plant Approval will help rots; P �; quality water read � '�xing erosion and anaa�i�izf ng iretentt ®n h of �aela; vegetation close resources by Erna.. �, will � - i � prox� $Gina �rayi It wall also i ad !k� space 8e .�a1a to sionserve heeded open s ace tonal help {, rotect natural and scenic r'tiaoulrces All • i. i , this while also providing a' sate and ,economic transportation system . an Chas +�rd�ti p ,g and orderly and efficient arrangement of public services: All of these are purposes found s the Purpose Chapter (18.02.010 �� of the Development e.. � Chapter � pm��nt- Codee Approval allow public streets to be constructed with a pavement : F. constructed . ... .'�ridih of 2 feet avvall : er . ... and i � _ ,,.... .. ..: .. p cent grade : These standards are and sidewalks on One sods identical to ose found in Phase 1 of Benehview Estate �p () are • � . rraa�raCC,Q that exist �,�liie�t are peculiar to the lot size or � sl�x � �oyMs�ecia��ycincr�. ... , :. ... .. ..._. :.,: ha tio c6, /'D r '➢ and topography Cb" other GSi"CaL1 �28tarFtC�'s Cd�CF' LLi�EC% �'� S; �i�lxr�t , . . which are ` applicable to other properties in the same zoning diefract. 3426*atemht.LA t 89113 As shown b lJ. y �ilit B erial'io't%a��lite Analysis) the site leas a consistent tree cover, Both - . r : ._. Grading) Alpo, Exhibit i tin ., .. .... • � ate existing E (preliminary �rada�a . ' shows ( h of these exhibits give ... C ., �. a good example of the special circumstances found on tip Al variance requests "lie existiri. conditions have ite w�luc �tsta � tine • .. � �' .. the .. � res �altsel in a �redu��taon in the number of lots fro the allowable '� d the propose, ., . ee sal of the requested vos xance s *otild not result in f et lots but ►ould s It i s eaa L ler lots arsi addi�t ona1 grading and vgtation removal. 1: (3) The use proposed will ,� same, as . �iiiied nd`ea�° this Code ara ' Bible¢ standard wtfl be r' ainta ne;d teat ix greatest ea tent that is reasofably;pc � while permitting ,tome economic use Approval at' he rep t ested 'vpri ces clangs the use of the) roperty. . denial will result in ,smaller lot's but not tearer 10t8 �s mentioned �� e�nc�axsly �► zt i ruxtt ral systems, sw .4h as, but not limited to, tra% a P ' ,�,. �trt�n,� physical and be adversely a f eetd any snot drarh��►�, d�ranatze land forms or,�ar �rgt� not ,. 9' n Uk4d occur if the development Writ located as specs a in tve + e The primary purpose of the variances requested is to minimize any adverse effects on) the 'natural featu es found on the site. The 'only existing, pubic street in then !cin ty 1e Wit 132nd Avenue which,. will not be affected by the rogueste variances eul.de.sec could be eliminated or shortened..s,,ty extending the twe port -A ly eel- densaes south. across the drainageway. This however would have a very negative effect on the drainage`Way. ) 2114 hardehip is not self-imposed and the valiance requested ie l he minimum Vain ce which would '''alleviate ghe hardship. s die hair hig ... mentioned are not self iingoeed but are a functiem of the natural. ° e red topagtap�►y and vogetation that extsih8 �sn. the sa�b ect property, e The duck l�. the standards that are being requesters: are the minimum that will alleviate the hardship while still allowing st,fe and efTlcz er►t access and circulation, Vim, CONCLUSION The a proposed' 524ot Mouritain. Heights devreIop gent utilizes gle 4Q O3 acre parcel in an efficient manner chile aprovi►d7ng. t lr u protection to the ph nice a arReter'stice. The project will continue the street and utility improvements ents extonded by Phase 1 of enchview Eitates. The street pattern proposed Allows for S.*. 132nd Avenue to be extended, to the south in a route that will connect to S W 1r Yst and eventually provide a nJrthisouth collector street which. will Wainut Street to the north with Bull ountaYn 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 effects. .k� �i.'_� `\ �:♦^ � 4! :�irr ht } .4A �'�'u 4E ,� .,ir ���.0 `tiwy � .A jw �i4 �t ha �.t,� , ��bl � u�`, � wN ��;r i, 183041BIT EXHIBIT 2 w EXHIBIT 3 D,idACGS REGARDING ROAD CROSSING D . AGEWAY GAME ROAD Ir 4 DRAWINGS REGARDING ROAD CROSSING DRAINAGEWAY TO GAARDE ROAD fi P. _..L•'` i D OEVF,IaOPt ENT AP 'L '� CIT'l OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 1. GEr1RRAL.INPORMATION N east of the southerly PROPERTY ADDRESS/LOCATION of S .W. £32nd Avenue TAX PAP AND TAX LOT NO. 231 4 TL 1400 SITE SIZE 40.03 acres PROPERTY OWNER /DEED Eounavt Mfl AeXe meat ADDRESS 12725 SW 66th Avenue PHONE 624-891:7 ---- CITY Por tland ZIP 97223 APPLICANT* OTAK Inc . . ADDRESS 17355 SW Booties Fer ; r PHONE 635 - :36.18. CITY oswecro __ OR zIP When the owner and the applicant are different people, the applidant da nt must be the purchaser of record cr a leasee in possession with written authorization from the owner or a n agent ftteo�aer�� t�ariLten authorization. The owner(s) must sign this application in the space provided on page two or submit a written authorization with this application. 2. PROPOSAL SUMMARY The owners of record of the subject 'property request permission to create a Piano,ed requ p Development consisting of falwtily lots and : peg space tracts CASE NO OTHER CASE NO'S: RECEIPT NO APPLICATION ACCEPTED BY DATE: ...w Application elements submitted (A) Application form (1) (a) Owner's signature, /:; r°itten authorization (C) Title transfer instrument (1) (D) Assessor's map (1) (E) Plot plan (pre -app checklist) (L) Applicant's statement (pre-app checklist) feet -$l) 1 I1 AL DECISION DEADLINE: COMP. PLAN/ ZONE DESIGNATION: ConteptUc:l Plan Approval Date Detailed Plan Approval Date: Plarinitg Eug neerin 0526P/13P d / S • List any variance) conditiotal " as, Or ether land Ose :ic.;ttans. td ;"be ; onsidet d as part of t:11 1S application: variarice Fto'cu -d -Pac lengtho road grade and width aria eliminate ' ° iia-r• from one r n , —grfee.r' '":'" - • APp4icants : To have a camp:, yte application yoti 4 U need; to submit ,attachments described in the attached . information sheet at 'the time You submit this app; cation° APPLICANT(S) SHALL CERTXFY THAT: • h above r u� i. does, not �.oYs�t an, . ed rest atta��xed �® ash i.� ' ose�l u on t`he sib. pct ro cr r c t ans t . If the application is granted) the applicant Will exercise the rights granted in accordance with the terwS and subject to all the conditions .ons ,aud . All of the above statements and the statements the p/ot plan, attac mea t s, and exhibits ti:ansm +fitted herewith) are true; and the appl .cAx+scs . so acknoviedge that any permit ;issued, based on this application., snag* be revoked if it is found that any such, statements 'are faisee Pp the entire contents of the application, including The applicant has read t the policies and criteria, q approving p s and aanders� ands the re �o.� or denying the appli.eatic o uireme at�s DATE» dd` cif �`' �. 19 , SIGNATURES of each owner (es. husband and wife) of the ccub ect property MSL:pmn /O737P) ikk DAB: PRIL I f f l 'Phone: 0/ %C ne -L L _w�...e AGE: OT/ K: —A4015 / '�a�y 4yal�' ` 6 4 y b P F_ z PLICATICa�N (S) a �1-, � 1�.1 c 1r i ski 0,446.71.11 gOi Visi0 T191C�CS" p EveZOW mei+'T o►'v .251 0~ 4540A0. ' ptorPosAcmse�rPri¢N: 1t ►9-441��e�Al T ii 50 � L .V i :> d fad ,! ,aL 2 A CE ZONING DESIGNATION: NEIGHBORHOOD PLANNING ORGANIZATION #„ : CHAIRPERSON: ZONING DISTRICT DDIMENSIONAL QUIREME TS --R -, 1e; Minimum lot size: . ft. Minimum lot width; 59.. ft. Setbacks: front- side.. ft., Maximum r garage -_ Q ft L corner., ft. Max ' Lte coverage: 411- Minimum landscaped or 'natural vegetation Maximum building hfAght: ft. ADDITIONAL LOT DIMENSIONAL QU T°S Minimum lot frontage: 25 feet un,`r,ess lot is created through the minor land partition process. Lots created as part of a partition i uet have a minimum of 15 feet of frontage or bane a minimum 15 foot wide a access easement: Maximum lot depth to width ratio of 2.5 to 1. I'PECIAL SETBACK. Streets: ft. f cam centerline.. -of Establilhed areas: I .. rwr. t.. frOk LO ter er intensity nes along the site's ,,.�,..._„f bolds Fl lot: 10 ft. side yard setback Aooesscry strue to res a tip to 528 sq. ft. in size: 5 ft. 43otback from side and rear lot lines y u p t "q° 4 . (where l) applicable zoning district setbacks See �ico�e�s or structures: u ..�© 1000 s ft where allowed) �.' Zero lot line lots: minimum 10 foi t separation between buildings Multi - family residential building separation: See Code Section 15.56.030 PO c'ez ' naafis A 0461 "16 OF Lot- 6,5 ro Mew"` zloot sti#AN MUD S P , 4 - ,t rear.- ft from be h streets. area: Page 1 4. SPScZA BgIGHT LIMX!r 112 i$o6+� �.i'ffii or Flag Lots: '.1'-1/2 atones' or 25 ft., whichever is less, 2 35 ft. in R, --70 P',...)12, R -25 or R -40 zones if standards Of Cede Section 18.98.030(0) are meto Building Height Exceptions (Code Section 18.98.020): Buildings Located 4,, a nonresidential zone may be built to .4 height of 75 feet provided: 1. A minimum FAQ (building floor area to site area ratio) of 1-5 to 1. will exist; 2. All actual building setbacks will be at least 1/2 the building's height; and 3 The structure will not abut a residential zone district. REsIDENTIAL, DENsITY CALCULATZON s peci es that the net r 16. L y ti al units allowed on �a �particu1ar site May be calculated by ®mmuni Development residential the minimum number c� dividing the net area of the developable area by t square feet required pet dwelling unit in the appiLOable zoning district. Net development area is calculated by subtracting the following land area (s) from the sgr gross site area: 1. ALl itivo lands areas land within the 100 year floodplain slopes exceeding 26% drainagoways 2 • Land dedicated for park purposes " Public right dedication a r acceseways • All land provided for r,�.'�ac® ����..�® is (includes through parking areas) The City of Tigard allows a tesidential density transfer of up to 25% of units the a could e h be en developed on sensitive lands areas listed in (1) above te te develo able portion of the Site in accordance with Code Section 18.'d 2.030. responsibility • of the applicant for a residential develop€nant It is the y and pk� ential . deneit. approval 1 to a: ®wide. calcuYa�t�.ons for permitted resid density transfer. Effective � 991 all subdivisions and minor ct to all lots developed �, 3�axoa- . Partitions are snub a solar access r ,�ga�i��eme�a�at which states that 80% of i� must - characteristics of a solar - oriented lot are high bev is of wintertime sun striking , ring t s of the the south walls and rood house, house orientation ma cimising south window area and a south- sloping c� area. To requirement: n Design al ldt the with following: least 90 feet of 1. at north-south Lot dimension and an orientation Within 30 degrees Of south; 2 ed Solar g . ng line must oriented within 30 degrees of south, building Building Line: The solar bu o� 70 fei, ,_: �„ it and the middle Of the let to the north, of 70 feet betwc� t i ) 0 have, a minium. of 45 feet between it and the northernmost ` bu; ldat�.e bo�xndary of the lot on which the building line LI located- ►er f ortnance Oti,ons s The first option requires the houso to be oriented w3Lthi.n 3O degrees of an east -west and have at least 80% of the ground floor south Wall protected from shade. The second option r irew , at least 32% of the glass and 5®O square feet of the roof area to face south and be protected from shade Total or partial exemption of 4 Elite from the solar a ",cce s req airement can be for the following reason: te;�e P' ,�r than 20%. 1. East, west or north slopes 2. Off -site shade sources (structure:s, vegetations top g raph7) 3. on -site shade sou-..as (vegetation) Adjustments allowing reduction of the 5O% solar lot design requirement can be for the following reasons ��e percent "�'' p, 1 cost of at least i:i R�duc�:d denaasi.t or an increased due to: - t t elope treater than 10%r east, west or n�^rti significant natural featurb'er_ g. or lotting pattern, • existing 2. Reduction in important develop (lent amenities, 2, Pre-existing shade (vegetation), RESIDICHrtila. DJ N SIT! TRANSITION Ito " housing density tabus zosiing district, Regardless of the. allowed " � ilea nr, perty within 100 feet of a designated ee heel area shall not be develo sed at a density greater than 125 percent of the m a cimum Comprehensive Plan designatio n (not zoning) of the ad j acent pardel r PARITicNG AND d t, of user .. 1,1.E rM ' rda�f Required a tomobile Parking for this y .. � Secondary use required parking: 25 % of required spaces may be designated compact .�.►]l ► spaces. p i Standard parking space dimensions 9 ft. 18 fe.. compact parking space dimensions: �r� ft X 15 ft' All parking areas are l driveways must be paved Handicapped park i . All perking areas pro vidir in excess 3 o f five required autono e parking spaces s 1 provide a ro p r =atel y loos- d ard designated h icappec parking s ces. The mi. .. m number of h icapped e size are mend " ed by the Oparking s � . � es to be provided d parking spy handicapped P � -.�.n� space regon .vised Statutes ee handout). /A s�rabo shall be painted ?. the parking ap4be surface and appropriate . a s�.g shall be pro,�ided y for civic toes, non- r "esidential, uses, Bicycle n:ac�k� are required ilia civic uses , and induStrial use: providing 15 or more ' automobile g must be provided at a ratio of bus Parking spacea�. Bicycle parkin; rmu bicycle rack space per 15 auto parking p Bicycle rack be • parking spaces, t racks' shall ivisiort located Y n areas protected y . The "g located tected frc�i� automobile traffa�c P.. ns for approved bicycle rack tYPe a o can .provide a.. ec�aficatio Drive -in use queuing areas Page Minimum nuMber of accesses: Minimum access Width: ...,.. Ma3..- : -d�- -- C,a.�►u m access width; Pedestrian access must be Plcctovided t)etween b entrancoM' and parking areas, outdoor common areas,• and public sidewalks and ,streets. For detailed information on deign; requirements _ fo r : park ing areas an Community s _v.1 oa:: Jicode aPtx C8.706 )MS.- iM O lO7 Y,w, Cffigz "i t VXsx0f1 +r maintained between three and eigiaw • r3iiL'�a.2: �3�.�.1�'g3s9d� The City requires that clear , ision be m d road/road feet above grade at road /driveway, road/railroad, of the required . .0 i�,►terseetaons in speca�eiaed clear vision areas. , The size clear vision. area depends upon the abuttin g . street's functional classification ne o e Street trees are required for all developments fronting on a public or private street or '� either • more than 100 feet in 'length. Street trees right cif -wel or on, private must be spl�.ced eith within the. public rc� ` nda . a Street trees must property within silt feet of the right of waY b n r crest have a minimum caliper of two inches at four meet above grade. ' rme tree ► trees should be .spaced 20 to 40 feet apart p trees and a list of ended ��tre`t trees regulations : affecting street g ' Division. Further information on ro 1 be obtained from the planning minimum of one tree Zer seven parking spaces must be planted in and around parking areas in order to provide a canopy effect. Landscaped Oc screening of parking areas from views from public rights-or-way Must be provided BTATEgRXNG IIND .. .• , S In order to inc.. r a as e privacy an d to re d u c e or eliminate at. e ad ve rse •. i' t visual a npacts between � d ac ant develo merts, especially between different i land uses, the Ca y requires l andSca P ed buffer areas along oertain Site e perimeters. Required ased buffer areas re described by the Code in terms of .width. Suffer areas must be occupied b y a mixture of deci$uona and evergreen trees and rubs. Site oba�` irin screens or fences are also required in some oases, and often are advisable even if no d fences, ip ed Required buffer are as May only be occupied � etation� utilities, and sidewalks Additional information on required buffer area diateriale and sites zr 3y be✓ found in Code chapter 18.100 and the Planning Division bulletin on landar:Fap3.ng and bufA,erng Required buffer widths applicable to your proposal area: ft0 along north boundary the along east boundary ft. along South boundary ft. along west boundary In addition, sight obscuring screening is regt:Sred along SXGNS Permits must be obtained before erecting any sign in the City of ''igard. A "Guidelines for Sign Permits" handout is available upon, request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as Part of a development application. 6i,.._.t/L5_Lqd..._,_ZP2CAJEZ,F2Y-jjiQA_,_t,V(2AL2f,g_SGV/QLVdajrghfr:g:_r,:,_ M sitar 4111A e M ig 3 ADDITIONAL PLANNING S OR COMMENTS = 64-A1 51,00,5 41/4167"55 1124cr. We '64.4) 1b6k 0 --.11282g.e..6D8'7410/0...772/4rt Sificotb /Jar, ek&i-ic, 7W'6 Er Am) tT06 .72). a A 11-fel>c-A,1 S ;OA) PROCEDURE ,Administrative staff review. Public hearing before the land Use hearings officer, Public bearing before the Planning cegimiselen, Public hearing before the Plariginq CommistliOn with the Commission making a recommendation on the proposal to the Citv Council, Another public hearing is held by the City ouncLl All applications, must be accepted by a ?law:ling bitoisiOA 'staff member at the coOmtaftitY DeveloPmont Department counter at City 11411 kOliowtieris submitted by mail or diTpped Off at the 00unter without Planning Dividion acceptance will be retcrned. Application:4 submitted after 41.30 P,M. on Thursday will be batched foe prOdedaihg with the following weekse applications tOr Pt"edeeeihq, No applicationS will be accepted after 3:00 P.M, on Fridays or 4:30 on other daya, Naps submitted with an application ion .shall be fo lded in ,adv,S0dik to 8,5 by 11 _ inches, One„S..5 by 11,,iftdh,thap of a ptopobad project should be eutomiLted for attachment to the ataff, report or administrat+ve decision, , 4. ' 4 9 The Planning F?ivieiola and Engineering Division will do a prel.iraitnary review of the aPpli za i.oan and will determine whether an applicat.4.o n is complete within 10 days of submittal. Staff notify an applicant if will " copies submitted materials are needed. add!iti�nal. information or co a.e� of the. subtni The administrative decision /public hearing typically will occur approximately 45 to 60 days after an application is accepted as complete by the Planning Division. Applications ons involving difficult issues or requiring review by other jurisdictions may take additional, time to review. Britten decisions a` r4 issued within 10 days of the hearing. A 10 day appeal p eriod follows all decisions. An appeal on this matterr would be _heard by the A basic flow diagraz LllUstrating the review process is attached to this sheet. The r,_ pp a and the notes of the ,conference are intended to inform the prospective applicant of the primary Community o a l;�catic�n crange�... n�° �,t i�v � appl �. ��t� p nt Code requirements appl Particular to development of a articular site Development and to allow the sta, and p rus , gect5,ve applicant to discuss the opportunities and constraints of fectinq development of the site. The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide any. information required by the Code shall " f , pf= + s . not constitute a waave..� of the a la.c�ibl.e et andardr or ,,Y,'e� remen pre-application conference ' is required if an application is to be Another isre -app the pre - application conference, submitted more than sip months after unless the second conference is deemed unnecessary ., the Planning Division PUBJ ' C h t: $TAos 1 of the re--a lication conference' is to (1) • ide ratify Ta ppl cable Comprehensive Plan policies p " Provisions; (ii) to pF � . r � ^ � _ ... annd, comment o��s ordinance concerns; and prov ae city staff an o orttlnit to co mm specific (iii) w will applicant ii,i to review the application r�►.�ri+�w pasracese with mercer for the int:� decision ludfn identifying who wall be the fine g • y � final � and dedications to be requiredlof the applicant leant will b0 recommended by k required � P Cats, staff and approved by tie appropriate authority. 'There l•] 1 be no final e ccmendat..: sAn to the decasio n maker by City staff until a " ommPatibg City . Staff and the public have had an opportun Ly to review and cemment on the application. The following comments are a proiecticn of public improvement related requirements that may be required as a condition of development approval for your p :ojecte 113 ht " o £- way d a3at, e c yThe City of Tigard that land nd a rea be dedicated the �i to increase abutting p ublic righta of way to the ultimate functional s treet classification ri g hts o' -way width specified by the Community De` elopment. Code. CR sac 4171 9d' y t .. y this 'site will require Approval of a development � +pp13.c�.,tx.on for t�4 dedication of ri st -of -wa fog, I Ike feet r .:� centerline. bar i �. • /cc., tree_ iMMX2vement : 1.f40 street improvements will � be re�es�a y along ,,...�..;� p , y along 2 e street um r© reinvents will be necessar al 3. Needed street improvements will include , feet v'f pavement from centerline, curb and gutter's, storm sewers, a five -foot wide sidewalk, necessary street signs, streetlights, acid a two year streetlighting'' fee. In some cases where ' street improvement:, or other necessary public i.mpr . ements are not currently practical, the sheet impeoVements may be defe,rre In these cases, as 'a condition of dev opm grit approval, the piey o h : r ( . non-remonstrance g which waives the property o s right r to remonstrate against the fo a.on of a local, improvement distric ormed to improve pedeetriaraways/bikeways; q . , ry sewer to this , .Nnopalrty is an -: Sani.'�ar18' � . The closest sana,ta sew line . The proposed development must be connected to a sanitary sewer. It is the developer's inch P p Y yam. y t �t ..y .. along the proposed development site's ges ��nsibi.lit t• extend he stvtVe�r' �.. StOtm _sewer immrOVemernts.o: w ter S mn 111 The 1 - Water strict (Phon ' • oulder publ water service in the area oD t The Ds tracr should be contacted for information regarding etiPP y f ©r your proposed development. FeizPllte Lion: Tualatin Valley Fire and Resole District (Contact: aerie ir 645-8533) provides fire protection services within the city of 9 District should be contacted for it orta.'�..ot regarding the '. Tigard. The Di.s�� ... adequacy of circulation systems, the need for dire hydrants, or other questions related to fire protection. ! i � � r �t " �`_� ,` '� •r , ii r 1� rr.>r'.; Y� J 1124.FPXC I A w In August, 1990, the ' Washin en cou�t y Beard of Co iesi ner8 adop ad the County-wit-le Traffic Impact ee ('X Ordinr loe and referred a e to the 1;; ;Ishin ton county voters e Xn Sept,N.Loer , 1990, the Washington County electorate overwhelmingly approved, expar ding the T1 ` program throughout all jurisdictions within thy@ county. his ,action placed into effect an &ncreated street' development fee or all' new develo ent ,ra ' ahifgton., County. The City of Tigard has adopted the c'euncv't1 program The IMpact °sa''s pro r will ca .i rt °eee from rW ie I levrelopment based on' t,hOL development p s projected a uir od impact Ora the tsaaapc . ;wat Lon system. Oelteloping prc pettiee if$Lil be to pad► bar oe� on the �"u ab�r xaf trips they axre. e calcu partoiajd e cta.e d to mg s anerate. The 1°X11‘)'16,.„ calculated oa. sd x e o v' type ao1f use, ro eat, , and a ger:eral use "04004:, fee - categgoay of btiiding 1 Lesuax6ce� �Cn ) i tted 0/4curstaace11, pay ent of the TrO 01ay be Vowed to be deleerred until issuance ,o€ ocd0PsOdy pE r a .tp i efcErr4 of . payment until. occupancy Le perk Lseib1e only *when hthe,TIV is a °eater thaih $5, b00 p 00,' S ` ;TX 'sewerage agency has; established and: the CLty has agreed to The enforce, Resolution 004 90 -43, Surface Water 'Regt 1ata.on taoluiritet.'the-PdhetedatiO0 o quali ty faoilitiea or feee ih 'lieu of their constructLon. The resolUt Lon, requ,' ray that a fee and %off' quality y gad on ce�r�struct3an of a water ali+� � �ac31�.t t. ��e �E�se i� has the 'amount of L ipporwi�'a s surface; for• eve 2540 sq re feet or pertioz b� 1 thereof, the fee shall be $37 ' ‘ OO. the city eg TL.garc & t iminee ,i a fee or facility shall, be built STREET O P EN I NG P3e 2d MIi No within a p blic right-of-way shall co men oe until the applicant h ad , obtained a street opening permit from the Eiq iSw 3ri1g DePsrtmeht. FINIgHED o ects that requite a iadin plan the a 1ic shall zubuit On all x. � ` . � an �► grading f p g pp h shall have with the � . . din plan a t cal. floor plan for each blot which the elevations of four corners of that lr�r� along with elevations at the corner of each lot. P1 EPA = Br: K.. 1lbr/40: P P . Z4sT CITY OF TICAiRi COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHtCKLIS1 The items on the checklist below are required 'o'or the successful ` completion: of your application submission requirements This checklist identifies what is re quired to be submitted with your. application. This sheet MUST be brought re d submitted with all other materials at the ti Me you submit your application. See S your application for further explanation nf these items or call Planning at 639 -4171 BASIC MATERIALS A) Application form (1 copy) kx , B) Owner's signature/written authorization � C) Title transfer instrument C_ 7 0) Assessor's map C 3 E) Plot or site Plan F) Applicant's statement [ ] Property' CJ � owners & addresses within 2.,..;'.,0 fPet C � ) List. of (H) Filing fee ($ ) C 3 SPECIFIC MATERIA' �A ") Site ; Information showing, (No. of copies ) 1) Vicinity Map C 7 P) Site size & dimensions C 3 C 3 '4) Contour lines (2 ft at 0-10% or 5 ft fair grades 4) Drainage, patterns, courses, and ponds d C] 5) Locations of natural hazard areas including: a) rloodplain areas C 3 b) Slopes in excess of 25 c) Unstable ground C J C g d) Areas with high h seasonal water table " e) Areas with severe soar, erosion potential C ) g 6 Location C � f) A�^eas having severely weak foundation soils �1a inventory including! as Comprehensive ) � of resource areas shown oh the C p y includ�ngd a) Wildlife habitats b) Wetlands, C 12 7) Others u, features a) mock outcroppings b) Trees With 6" + caliper measured 4 feet from ground level g ) � Locee sting structures and their Use [ 1 9 Lo �c�. ®n of existing ) Ation and type of on and off—site noise sources 10) L6:)oation of existing utilities and easementnr C 3 11) Location of existing dedicated right -of -ways C 3 8) Site Develo anent plan showir (No, of copies 1) The proposed sit e ar,fl surrounding Properties 2) Contour line intervals ) r� � The location, dimensions and names o f all', a) Existing & Platted streets &' other publio was and easements an the site and on adjo>inih proPar ies •. r • I: t 11,16111=1.1Y,tM4Me,[4.1 117417 .11 7111.,, 'f..®II�1N.9mYl..a' `' %nYY�1M4p611 �11"4+aatewi+aviun 3) Location of terraces, decks, ! she,'t,ters, pla�i : seas and,, com OO oipen spaces �l �) Location, type si'e and 'species, of e,c.iSting and:. proposed plant material. The landscape ',,plan shall ine±ude a 'a� ra tine tI .Th. add�res'�ses 1) Soil' e.ondjtions 2) Erosion control asulre$ t, °. e Wha. Will 'be used. F) Sx9n in ;sign drawings shall be submitted in accgrd nce with Chapter 18.114 of the Code as Part of Site bevelopu +ea`at Peview or Pr for to ok;**aining a Building Permit to cohstru`7tk the sin. C) `t,sti a H) Pr imiinar. artition or lot line ad °us t map, sh-- hc (No. of Copies ��. � ,) : 1 The owner of they subject parcel t 2) The owners aU thor•ized agent 3) The map scale, 20, 60, )100 or 200 f e ° t �'� ��, inch itOrlr.,., arrow and data C '' 4) Desw,ripti:on of p; rcel location and boundaries 5) Location, width and names of streets, easements and other public was within and adjacent tf, 6) 7 the parcel �+?� Location of all permanent buildings on and within .eet of ail pr „operty lines �� f C 7) Location and width of all water co ua"z s 8 any with 6” air greater c C a ) Location of an trees caliper at 4 feet above ground level 4 9) Al s lo es , ter than 26 10) Location of existing utilities and utility easements E 11) For major ajor ?.and partition whia'Nh create a public street: a) The proposed right -of -way location and hlidth [ ] b) A scaled cross - section of the proposed ,street Any a pigs any reserve st wip 1 ° ) y pplicla�ble deed restr„�cttons t 3 13) Evidence th t land partition will p � .not replu : , efficient future land division there applicable E Subdivision Proms ary plat. Map and %w„ sho (No, of Copies 1) Scale equaling 30, 50,100 or 200 feet to the inch and limited to one Phase per sheet G 2) The proposed name of the subdivisit„� 3), Vicinity map showing property's re a tIon5 .,p to arterial and collector streets 4) Names, addresses and teIephon4 numbers oft th4 4Wner developer; engineer, surveyer, designer, as a iplioa bleC 5) application 5 bate of � . 6) Boundary lines of tract to be subdivided' ►4 Names of adjacent subdivision names of recorded ow;eh� of adjoining parcels of unsubdlvided land ' E 8) Contour lines related to a City- established bench- mark at 2 .Fmot intervals for 0.110'% grades greater than 10 APPLICATION CHCtTgT -- Page a C. A 9)' The Purpose, locb,tion, type and site 'of all of ,the foll,,w'ing (within and adjacent to 'the; proposed subdiVi,sion): a) Public and private right-of-Ways and easement h) Public and private sanitary 'and storm sewer lines c). Domestic watgr maims including frire' hydrant's d)' Major power telephone transmission lihec (54,000 volts or greater) e) watercourses f) Deed reservations for; pael°,ks, opeh space, pathways and other land f7.iicumbrahces C 10) , Appro3dmate plan and profiles of proposed sanitary and storm sewers with grades and pipe_' sizes indicated 11) Plan of the proposed water distribution system, showing 'pipe sizes and the locaticn of valves and fire hydrants. 12) Approximate centerline profiles showing the finished grade ' of all streets including street extensions for a reasonable distance tr., .?ond th4 limits of the proposed subdivision: 9.3 ) Scaled cross sections of ' proposed street right-of -waY',' t s, ' 14) The location of all areas subject to inundation or storm water overflow C- 15) Location, width and direction of flow of all water- courses and drainage ways E % 16) The proposed lot configurations, approximate lot dimensions and lot numbers. Where lost are to be used for purposes ofher.than residential, it shall be 17) The location indicated upon such lore C cation oo all trees with a diafieter 6 inches ;stir greater measured at 4 feet above ground levol, and the location of proposed tree plantings, `"anY '. 13 The existin g uses of the property, includi' q the r Y s and the present us s of the location of all structures structures, and of Which structures are to remain afte platting I 19) supplemental information including: a) Proposed deed restrictions and') C b) Proof .f property. ownership c) A proposed plan for prov.sion of suj}diVision improvements 20) Existing natural features including rock out- cr`oppings, wetlands and marsh areas. 21) If »rl; of the ftlregoinC information cannot piracticably'' be down on the preliminary plat, it shall, b�`' incorporated into a narrative and submitted with the application: 3) other information : • (2362P/002t P) 13 E1 E APPLICATION GNSCi LIST =- a ,s, e 4 rr: NOTIrICATION' LIST VokAtl, •. APPLICATIONS CITY DBPARTmENTs Building Ina .,t g . Pes orjBr'acl ia. lcit Recorder `Engineering/Cary A. Permits 'Coordinator/V`iola G� SPECI �S° ''RIOTS Pire District (pick-up box bldg.) . A . Tigard Water District 8777 SW Durnha.; r+R'i arlt • Tiga d, OR 97223 Metzger Water District 6501 SW Taylors Ferrer Rd. Tigard, OR 97223 AFFECTED JURISD10'. XON5' Wash. Co. Land Use & Tranap. 150 N. First Ave. Hillsboro, OR 97124 ...:,_�. Brent Curtis; Kevin Matin Joann Rice Scott King Fred Eberle .,,.:..., Mike Borrceon Jim Bensirr city of Beav !rton PO Box, 4766 Beaverton, OR 97076 School Dist. NO. 48 ( fear) Thy Pahl PO Box 200 Seaveron, OR 97075 chool. District 23J (Tig)` 13137 SW Pgcific 8s ►. Tigai,°'d OR 97223 BoufdarY Commission 320 SW Stark Room 530 'Portland, OR 97204 METRO' 2000 SW let Ave. Portland, OR 97201 - 5398,' DLCD (CPA's only) 1175 Court St. NB Salem, OR 97310-0600 State Highway Division Lee.Gunderson PO Box 565 Beaverton, OR 97075 e O e • O is u 4 4 o e••• O p O e b i 4 s 0 • s 0. 0 0•• • 5 • SPECIAL GENCIES • • m e • • e e • • e Ile e 0 • . •.:s • • • • • • • • • • • • 0 e Portland General Electric Brian Moore 14655 SW Old Scholia Perry Beaverton, OR 97007 b...'Me cro Area Communications Harlan, Co k Twin Oaks ,. Center ` ri 1515 NW 169th r ?lace S-6020 Beaverton, OR 97006-4886 General Telephdue Mike Lutz 12460 SW Maih St. eave.on, OR 97007` rw Natural Gas `on Thoalas 221 NCd Second Ave. Portland, OR 97200 us gesty Pete Nelson 421 sW Oak St. Por land, OR 97204u ..TcI cablevisioiO Oregon, 351? SW Bond Portland, OR 9720. Inc., Mike Mal .Oak'' RASICREQUIR il4flat'I' Ears- 13i'tunac ::Block:# 'Lai h- SOLAR BLIX LINE }Lars EXEMPT LOTS -- __o.__ txsrting 1.1x!sting Street a rmFi . Orientation 20% Exemption Density /Cost Amenitka hcdc- Pattern Notes LEGIBILITY STRIP 111111 111111 MN 11111 NIB BBB 111111 MOB till EVER tllttt11 riiASICBIEQUIREMIStrr I".o1'S° SOLAR BLDG LINE LOTS — EXLMP LOTS — — N /S. Dimension Orientation: In Feet 1 Degrees ° 1)istancz. Orientation 5 Ii 1 aj =mss e- i 4 )4s 20% Exemption Density /Cost. Existing E° g Street Amenities hxde Pattern. !loges SEll if TOTAL .t- °CLot* u 5Z, LOTS; Meeting Basic Requirement .= 7-'i N Solar Lots, a 2 i . LOTS Meeting Solar ° Building Linz a. % Solar, Lot i 52. -zf.=. LOTS Requiring Performance Standards LO' S Using 20% Exemption .. 4 I LOT'S lixemptal for. 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