08/09/2004 - Packet ■ Completeness
Review for Boards,
Commissions and
Committee Records
CITY OF TIGARD
Planned Unit Development Committee
Name of Board, Commission or Committee
August 9,2004
Date of Meeting
To the best of my knowledge these documents are a complete copy of the official record.
C.L. Wiley
Print Name
4ialur-77e
2/19/20113
Date
PD REVIEW COMMITTEE MEETING
August 9, 2004
Tigard Town Hall
7:00-8:30 p.m.
Agenda
1 . Roll Call 7:00-7:05
2. Adoption of May 3, 2004 Minutes 7:05-7:10
3. Discussion: Factors in Development 7:10-7:45
4. Activity: Drawing a Subdivision 7:45-8:30
5. Additional Agenda Items 8:30-9:00
PD COMMITTEE WORK PROGRAM
APRIL, 2004 ► Study background of Planned Development provisions
► History of provisions
► How Utilized
► Assessment of provisions
► Relevant Comprehensive Plan policies
► Other issues: BM 56 notice costs, takings
MAY, 2004 ► Review examples of PD's
► Discussion re: development issues
*Achieving density
*Balancing conservations — goals, rules versus takings
*Procedural constraints
► Path — Goals — Objectives - Strategies
JUNE — JULY, 2004 Work delay— staff shortage
AUGUST, 2004 ► Study examples comparing PD's with conventional development on
constrained lands
SEPT. - OCT., 2004 ► Identify potential changes
► Define recommendation
OCT. — NOV., 2004 ► Committee recommendation to Council
NOV. — DEC., 2004 ► Draft ordinance and Comprehensive Plan amendment language as
may be necessary
DEC. — JAN., 2005 ► Hearing notices mailed
► Planning Commission public hearing
FEB. — MAR., 2005 ► City Council public hearing
I:\curpin\morgan\workspace\PD Committee Work Program.doc
She :hart 1
Lot Values in Tigard
80000 25.00%
70000 •
20.00%
60000
•
50000
15.00%
., m �15tv:,fvc,
N
40000 • �y
>
10.00%
30000
20000
5.00%
10000
0 0.00%
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000
Year
Pagel
Minimum Access Standards
Number Driveway or Min.Access or Min Paved Planter Street
of units Street ROW width Width Parking Sidewalk? Strip? Trees? Turnaround?
1 Driveway* 15' 10' no no no if>100' hammerhead if>150'
2 Driveway* 15' 10' no no no if>100' hammerhead if>150'
3-6 Public Street 46' 24' no both sides yes yes cul de sac
Public Skinny St. 42' 20' no both sides yes yes cul de sac
Private Street 20' 20' no one side** no yes hammerhead or cul de sac
7-19 Public Street 46' 24' no both sides yes yes cul de sac
Public Skinny St. 42' 20' no both sides yes yes cul de sac
Private Street*** 30' 24' no one side** no yes hammerhead or cul de sac
20-49 Public Street 50' 28' one side both sides yes yes cul de sac
Public Skinny St. 46' 24' one side both sides yes yes cul de sac
Private Street*** 30' 24' no one side** no yes hammerhead or cul de sac
50-100 Public Street 54' 32' both sides both sides yes yes cul de sac
Public Skinny St. 50' 28' both sides both sides yes yes cul de sac
Private Street*** 30' 24' no one side** no yes hammerhead or cul de sac
101-149 Public Street 54' 32' both sides both sides yes yes cul de sac
Public Skinny St. Not Permissible N/A N/A N/A N/A N/A N/A
Private Street*** 30' 24' no one side** no yes hammerhead or cul de sac
Neighbohood
150+ Route See Table 18.810.1
.All lots in a subdivision must front a public or private street for a minimum distance of 25'. Driveways do not satisfy frontage requirements.
All lots in a partition must front a public street for a minimum distance of 15'or have a legally recorded 15'wide access easement.
"Sidewalks on private streets may be in an easement.
***Private Streets serving more than 6 units permitted only in multi-family or Planned Developments
Generally,the minimum paved width for parking on one side is 28 feet,and for both sides,32 feet.
KRAFT PLACE
Zoned: R-25
Min. lot size: 3,050 s.f. for detached units
1,480 for attached units
Density Calcs:
The dross size=47,916 square feet
Sensitive lands (steep slopes)=9,320 square feet
20% right of way=9,583 square feet
Net site area=29,013 square feet
Max density=19 attached or 9 detached
Min density=15 attached or 7 detached
Density transfer potential = 1 attached, no additional detached.
Assessed Land Value for 1,500 s.f, attached unit lot= $47,500
Assessed Land Value for 3,500 s.f, detached unit lot=$75,100
As proposed:
Actual right of way=7,346 square feet(15%).
Net site area=31,250 square feet
Max density=21 attached or 10 detached
Min density=16 attached or 8 detached
Proposed 20 attached units (2, 5, 6, 7 unit buildings)
17.6% common area, 8422 s.f.
HILLSHIRE CREST#4
Zoned R-7
Min. lot size: 5,000 s.f.
Density Calcs:
The gross size 611,146 square feet.
Sensitive lands(drainageway and steep slopes)=208,600 square feet
Sensitive lands(wetlands)=32,903 square feet
20%right of way= 122,329
Net site area=247,314 square feet
Max density=49 detached
Min density=39 detached
Density transfer potential = 11 additional detached.
Assessed Land Value for 2,300 s.f. attached unit lot =$68,000
Assessed Land Value for 5,250 s.f detached unit lot= $101,430
As proposed:
Actual right of way= 105,782(17.3%)
Net site area=263,861 square feet
Max density=52 detached
Min density=41 detached
Density transferred= 11 additional units.
Proposed 63 attached units(in pairs)
39%open space 239,502 s.f.
From an email dated 6/20 and 6/21/04
Morgan:
am concerned that our Planned Development Code Change committee is going nowhere. In
our two meetings to date, we have barely scratched the surface of purpose and problems with the
Tigard Planned Development Code. You may truly be too busy to work on this committee.
propose that at our next meeting, the following specific changes to Chapter 18.350 and its
derivitive sections of the TCDC be considered. If we can get a majority vote for these changes,
we will have made at least some progress, pending the longer term revision of the comp plan and
its impact on planned developments.
Please forward this proposal to other committee members so they can consider the changes
before our next meeting and copy me so i can see that others have a copy. Of course specific
input from others on the committee should also be considered. Please provide committee
members with the forms or requirements referenced at 18.350.090.A.4 and 18.350.090.B,
where it is stated that the Director has more detailed requirements for a planned
development.
Thanks, John Frewing
PLANNED DEVELOPMENT ORDINANCE CHANGES
For TCDC 18.350.090, add"lot coverage, landscaping area, open space area, location of
buildings, streets, parking configuration, utility easements, landscaping or other site
improvements". This is necessary information to allow determination of compliance with
18.350.030.B.1.
For TCDC 18.350.100.A, restate as "The provisions of Chapter 18.360, Site
Development Review, are not applicable to conceptual plans for a Planned Development.
Chapter 18.360 is applicable to detailed development plans for a Planned Development"
to clarify the different requirements between conceptual and detailed development plans
under Chapter 18.350.
For TCDC 18.350.110.A.1, restate as "The area to be designated as open space and the
proposed conveyance documents of subsection 2 below shall be submitted as part of the
detailed development plan." This will clarify the sequence of information submittal for
open space. In subsection 2.b, the city attorney's review and approval of the terms of
conveyance should be stated as a requirement for approval of the detailed development
plan under Chapter 18.350.
For TCDC Table 18.510.2, define Maximum Lot Coverage for larger lot sizes as follows:
"20%, 30%, 40% and 50%"respectively for R1, R2, R3.5 and R4.5 residential zones to
recognize that Tigard's comprehensive plan desires that such lots retain natural features
wherever possible.
t
For TCDC 18.715.020.A.1.c, add"including surface water drainage channels, water
quality treatment facilities and retention ponds, swales and associated dedicated tracts"to
recognize that these areas are not able to be developed.
For TCDC 18.715.020.A.2, add "and privately held dedicated open space"to recognize
that such space, as dedicated to a homeowners association, is not able to be developed.
For TCDC 18.715.020.3, delete "When information is not available . . . . (to end of
section)" in recognition that all detailed development plans are required to show
(preliminary plat information) all land dedicated for public rights of way.
For TCDC 18.715.020.A.4, add"including sidewalks and planter strips"to recognize that
these areas are not able to be developed.
Morgan: I was looking over my notes this morning and find that I didn't send you what is perhaps
the biggest suggested change. I suggest deleting TCDC 18.715.030 in its entirety. Please add
this to the list of changes I sent you last evening as you forward it to others of the Planned
Development Committee. Thanks, John Frewing
KRAFT PLACE
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2403
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SHEET 3 OF 5
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LOCATED IN THE SOUTHEAST ONE—QUARTER OF SECTION 5,
TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE
MERIDIAN, WASHINGTON COUNTY, OREGON. SURVEYED: MARCH 16, 2000
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41OIAEL�R.CA CTO Pli 2440
SHEET 4 OF 5
T64-N4
ka,Ja ovj ai 8l q l oY rn�.
Please provide committee members with the forms or requirements referenced at
18.350.090.A.4 and 18.350.090.B, where it is stated that the Director has more detailed
requirements for a planned development.
PLANNED DEVELOPMENT ORDINANCE CHANGES
For TCDC 18.350.090, add"lot coverage, landscaping area, open space area, location of
buildings, streets, parking configuration, utility easements, landscaping or other site
improvements". This is necessary information to allow determination of compliance with
18.350.030.B.1.
For TCDC 18.350.100.A,restate as "The provisions of Chapter 18.360, Site
Development Review, are not applicable to conceptual plans for a Planned Development.
Chapter 18.360 is applicable to detailed development plans for a Planned Development"
to clarify the different requirements between conceptual and detailed development plans
under Chapter 18.350.
For TCDC 18.350.110.A.1,restate as "The area to be designated as open space and the
proposed conveyance documents of subsection 2 below shall be submitted as part of the
detailed development plan." This will clarify the sequence of information submittal for
open space. In subsection 2.b, the city attorney's review and approval of the terms of
conveyance should be stated as a requirement for approval of the detailed development
plan under Chapter 18.350.
For TCDC Table 18.510.2, define Maximum Lot Coverage for larger lot sizes as follows:
"20%, 30%, 40% and 50%"respectively for R1, R2, R3.5 and R4.5 residential zones to
recognize that Tigard's comprehensive plan desires that such lots retain natural features
wherever possible.
For TCDC 18.715.020.A.1.c, add"including surface water drainage channels, water
quality treatment facilities and retention ponds, swales and associated dedicated tracts"to
recognize that these areas are not able to be developed.
V
For TCDC 18.715.020.A.2, add"and privately held dedicated open space"to recognize
that such space, as dedicated to a homeowners association, is not able to be developed.
For TCDC 18.715.020.3, delete"When information is not available . . . . (to end of
section)" in recognition that all detailed development plans are required to show
(preliminary plat information) all land dedicated for public rights of way.
For TCDC 18.715.020.A.4, add"including sidewalks and planter strips"to recognize that
these areas are not able to be developed.
Delete TCDC 18.715.030 in its entirety.
Factors in development
Number of lots
Parcel Size
Parcel configuration
Parcel consolidation
Availability of services(sewer,water, storm drainage, access,pvt. Utilities)
Willing owner or seller
Cost(values of lots are increasing but so too is the cost of raw land. Bull Mountain
properties are selling for upwards of 375,000 a gross acre.
Cost of improvements(streets,utilities, tree mitigation, landscaping)
Off site utility easement coordination
The market(e.g. if condos are the hot item, versus single family ownership, or whether in
a building boom or slowdown)
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