Planning Commission Packet - 12/19/1978 POOR QUALITY RECORD
PLEASE NOTE: The original paper record has been archived and
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please contact City of Tigard Records Department.
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
December 19, 1978
Tigard City Hall
12420 S.W. Main Street - Tigard, Oregon
Docket: Minor Land Partition MLP 17-78
Request: To partition a 4.17 acre parcel into .43 acre and 3.74 acre lots.
Location: 9845 S.W. Walnut Place (Wash. Co. Tax Map 2S1 2BD, Tax Lot 1600) .
Applicant: Tigard United Methodist Church
I. Findings of Fact:
1. The applicant is requesting a minor land partition in accordance with
Tigard Municipal Code Sec. 17.24.020 - 17.24.050 to partition tax lot
1600 into two parcels.
2. The tax lot is divided into two parcels by a public street (Walnut
Place) which cuts across the northern portion of the lot from west to
east ending on the lot's northeastern property line. The parcel to the
north of Walnut Place is .43 acres in size and the parcel to the south.
of the street is 3.74 acres in size.
3. Walnut Place has a right-of-way width of 50 feet and is improved with
paving and curbs but no sidewalks.
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4. The portion of the site to the south of the public street is occupied
by the Tigard Methodist Church and its parking area. The area on
the northern side of Walnut Place is vacant.
5. The site is currently zoned A-2 "Multifamily Residential". The NPO #1
Plan designation for the northern portion of the site is Highway
Commercial. The southern portion of the site is designated as urban
medium density.
6. Water and sewer are adequate and available to the site.
II. Conclusionary Findings:
1. The applicant's proposal to divide the parcel into two lots as defined
by the public street which traverses the property is in conformance
with the comprehensive plan.
2. The two lots as proposed are of adequate size and shape to meet the
zoning requirements of the Tigard Municipal Code.
3. Access to the site is adequate and services to the site are adequate.
III. Staff Recommendation:
Staff recommends approval as submitted.
XE ETH L WEA 4rR °-
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STAFF REPORT FINAL ACTION
TIGARD PLANNING DEPARTMENT
December 12, 1978
Tigard City Hall
12420 S.W. Main Street - Tigard, Oregon 97223
Docket: Minor Land Partition (MLP 18-78)
Request: To partition a .95 acre site and alter the boundaries of the adjacent
.38 acre lot to provide two additional tax lots for duplexes in a- t.
"R-7" Single Family Residential zone.
Location: 11000S.W. 121st Avenue (Wash. Co. Tax Map 1S1 34CA, Tax Lots 600 & 614)
Applicant: Mr. & Mrs. Henry B. Williams
I. Findings of Fact:
1. The site is designated "Urban Low Density Residential" on the Tigard
Community Plan 1971 and zoned "R-7" Single Family Residential.
2. The subject site has been approved for duplexes as a conditional use
by the Planning Commission (8/16/78 Planning Commission meeting) with
the condition that the applicant obtain a minor land partition.
3. The applicant is applying for a minor land partition in accordance
with the Tigard Municipal Code, Sec. 17.2.4.010-17.24.050.
4. The site is currently occupied by a single family home located in the
northwest corner of tam lot 600 and a single family home located to the
rear of the site on tax lot 614. Large evergreen trees are located behind
the house and along the north property line.
5. Surrounding land uses are single family homes to the east and south;
a church parsonage is located to the north; and to the west across S.W.
121st is an old farm house and orchard.
6. The applicant is requesting to partition tax lot 600 and alter the
boundary of tax lot 614 to create two duplex lots and two single family
lots. Tax Lot 614 will be reduced in size to allow for access to the
duplex lots. The single family lot to be partitioned from tax lot 600
will be 21,870 square feet, the duplex lots A & B will be 14,250 square
feet and 12,640 square feet respectively and the remaining single family
lot on tax lot 614 will be 8,960 square feet in size. All the lots with
the exception of the single family lot fronting on S.W. 121st will be
shaped as flag lots.
7. Access for the two duplex lots and the single family lot on the southeastern
portion of the site would be on ten foot easements. The west duplex lot
would have a 210 foot driveway, the east duplex lot would have a driveway
that would run for a distance of 230 feet in an easterly direction then
90 feet in a northerly direction before emerging into the larger portion
of the parcel.
8. The minimum access requirements for residential buildings are as follows:
one dwelling unit requires 10 foot minimum access width, two dwelling units
require 10 foot minimum access width per unit with hard surface paving over
80% of the required width, three to five dwelling units require one access
with a minimum width of 30 feet with hard surface paving over 80% of the
required width (Tigard Municipal Code 18.64.020) .
it
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STAFF REPORT FINAL ACTION
TIGARD PLANNING DEPARTMENT
December 12, 1978
MLP 18-78 .
Page 2
9. Southwest 121st is in substandard condition with no curbs or sidewalks
and with a right-of-way of 50 feet. Southwest 121st is designated as
a collector street in the Tigard Community Plan with the following
standards:
1. Right-of-way width 60 foot minimum.
2. Pavement width 44 feet.
10. Water service is available to the site from the Tigard Water District
eight inch line in S.W. 121st. Sanitary sewer would have to be extended
from either an eight inch line in 119th Avenue or from an eight inch
line in S.W. Manzanita Court. The homes on' the subject site are currently
on a septic system.
11. The Washington County Health Department Standards for septic systems for
dwellings or public water require a minimum lot size of 20,000 square
feet per septic system provided the soil type is acceptable.
12. Under Unified Sewer Agency rules and regulations (Section 5 of Resolution
#70--12) "buildings within 300 feet of a sewer line must be connected to it
no later than 3 years after it becomes available or earlier if ordered."
II. Conclusionary Findings:
1. There is adequate access to the proposed lots provided the appropriate
easement agreements are written into the deed allowing lots A, B & C
use of the combined access way.
2. The proposed lots would be too small to allow the dwelling units to be
on septic systems with the exception of the 21,870 square foot lot which
should be required to hookup to sewer as it is within 300 feet of a line.
3. There are large (over 2 foot diameter) trees on the site which could be
in jeopardy due to the lotting pattern of the site.
III. Staff Recommendations:
Staff recommends approval with the following conditions:
I . That the existing single family homes and the proposed duplexes be
required to hookup to the available sewer lines prior to the issuance
of building permits.
2. That the applicant dedicate five feet of land to the City along S.W.
121st and that the applicant sign a rionremonstrance agreement for future
LID's for the street improvement to S.W. 121st to collector street
standards.
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STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
December 12, 1978
liii, MLP 18-78 I!
Page 3
3. That the access drive to the lots not fronting entirely on S.W. 121st i
be improved to City standards for three to five dwelling units with
hard surface pavement over 80% of the required access width of 30
feet.
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4. That the appropriate easement agreements be written into the deeds ,
allowing lots A, B, & C use of the combined access way and that the
easement agreement be approved by the City Attorney,
5. That appropriate landscaping be provided along the access drive on
the southern property line of the proposed site to screen the drive
from the adjacent single family homes,
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, 1 ETH L. EVER
Planning Director
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STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
November 29, 1978
Tigard City Hall
12420 S.W. Main St. Tigard, Oregon
Docket: Subdivision S 14-78
Request: For seven duplexes in a R-7 "Single Family Residential"
zone on a two acre parcel .
Location: S.W, Bonita Road, east of Hall Boulevard (plash, Co, Tax
Map 251 12B, Tax Lot 1700 (east. 1/2) .
Applicant: Getty Construction
I. Findings of Fact:
1. The site is designated "Urban Low Density Residential" on
the NPO #5 Plan and zoned R-7, "Single Family Residential
2 . Section 18. 20. 020 (1) of the Tigard Municipal Code permits
"Duplex residential, with a minimum lot of 10,000 square
feet: one duplex per lot or two single family attached
units with a minimum lot area of 5, 000 square feet per
units. " In the event it appears that it is not practical
to divide a legal lot into two lots of 5, 000 square feet
each, the planning director may approve the division not-
withstanding the fact that one lot is less than 5, 000 square
feet, provided, however, that no such lot shall be smaller
than 4 , 250 square feet.
3 . The applicable policy from the Tigard Housing text is the
following:
Policy 15 : Provide greater diversity of housing density
(e.g. , duplexes , four-plex, attached single family
units, etc. ) .
II. Staff Observations:
1. The site is a relatively flat, vacant parcel surrounded by
apartments on the north; residences to the east; pasture
to the south; and a home on the western portion of the tax
lot. This western portion is designated on the NPO #5 Plan
as commercial and zoned C-5, "Limited Neighborhood Commercial. "
2 . The applicant is proposing to develop a seven lot duplex
subdivision on 10, 000 square foot minimum lots bordered
on the north by Bonita Road and to the west approximately
310 feet by Hall Boulevard.
3 . Southwest Bonita Road is designated a collector street on the
NPO #5 Plan, requiring 60 feet of right-of-way, where 40
of dedication is needed alon n the parcel'sistreetefrontae. ='
( feet presently exists. Norma
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STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
November 29 , 1978
S .14-78 (Getty Addition)
'.' Page 2
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However, the road takes a bend at this point due to the
severity of the slope (in excess of 25 percent) on the
north side of Bonita directly across from the site. This
slope therefore requires all widening to take place on the
south side of Bonita Road. This requirement is justified
by two facts:
(1) It is unlikely that the two properties to the ,north
will be able to gain access from Bonita due to the
slope problem. In fact, the western parcel, which is
presently developed multi-family, gains access from
Hall Boulevard.
(2) The subject property, when completely developed, will
consist of a neighborhood convenience shopping center
and (if approved) a duplex subdivision. Therefore,
this property substantially benefits from the access
provided by Bonita and should therefore be expected
to provide for theupgrading necessitated by the con-
tinued development of properties abutting its frontage.
Therefore, the additional 20 feet of right-of-way should be
provided on the south side of the street to facilitate
lessening the additional engineering and costs entailed in
the improvement of Bonita Road at this location.
4. The location of duplexes adjacent a designated neighborhood
shopping area along the west side of the proposed develop-
ment would provide a transitional land use between the single
family residents to the east and the designated single family
properties to the south. The same buffering effect would be
provided along the northern portion of the site that fronts
on Bonita Road. Southwest Bonita is a collector Street, and
there are apartments directly across from the proposed
development.
5. Sanitary sewer is available to the site via a ten inch line
just north of Bonita Road. Water service is also available
from the Tigard Water District's eight inch line and 16 inch
high pressure line in Bonita.
III. Conclusionary Findings:
1. This request conforms to the density limitations of the
R-7 zone (Single Family Residential) and Urban Low Density
Residential designation of the NPO #5 Plan .
2. The duplexes will provide a buffer between single family
homes and the property to the west at such time as it is
developed commercially and will also provide a buffer
between the apartments to the north and the homes to the
east and single family development to the south.
STAFF REPORT FINAL ACTION
TIGARD PLANNING DEPARTMENT
November 29, 1978
S 14-78 (Getty Addition)
Page 3
3. There is an identified public need to provide a diversity
of housing types within the community, according to
policies set out in the Housing Plan.
4. The proposed cul-de-sac street creates a future problem
of traffic circulation and distribution. Therefore, it
would be necessary to have the street extend south on
future development parcels.
IV. Staff Recommendation:
Staff Recommends approval of a six lot subdivision with the
following conditions:
1. That construction and drainage plans (both on and off site)
be submitted and approved by the Building and Engineering
Departments prior to issuance of permits.
2. That the proposed street into the subdivision from Bonita
be continued to its most southern property line with a
street plug element for future street extension south.
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NNETH L.WEA ER
Planning Director
STAFF REPORT - FINAL ACTION
November 16, 1978
TIGARD PLANNING DEPARTMENT
City Hall
12420 S .W. Main St. - Tigard, Oregon
Docket: Minor Land Partition 16-78
Request: To divide a 5. 76 acre parcel into two parcels in a A-2
"Multi-Family Residential" zone.
Location: 13075 S.W. Ash (Wash. Co. Tax Map 2S1 2AC, Tax Lot 2300) .
Applicant: Adoph J. Hanneman
I . Findings of Fact:
1. The applicant is requesting permission in accordance with
Section 17.24. 030 of the Tigard Municipal Code, to divide
a 5 . 76 acre parcel into a . 498 acre and 5 .262 acre lots.
2 . The site is designated on the NPO #1 Plan as "Urban Medium-
Density" residential and zoned A-2 ..
3 . The site is bounded by single family homes on the west and
open space greenway to the east and north, to the south and
southeast are multi-family homes and open space.
4 . The northeastern 1/3 of the property is a greenway area as
designated on the NPO #1 Plan .
5 . Southwest Ash Street is in substandard condition, gravel
surface, no curbs or sidewalks.
6. Southwest Ash Street is designated as a local street with a
right-of-way width of 50 feet and a pavement width of 34 feet
in the NPO #1 . The current right-of-way width is 40 feet.
7. Water is available to the site from Ash Street. Sanitary
sewer service is available from an 8 inch line on S.W. Ash
Street.
II. Conclusionary Findings:
1 . The proposed parcels conform to the NPO #1 Plan designation
of "Urban Medium-Density" and the current A-2 zone . The lots
are substantially above the minimum lot size for multi-family
dwellings.
2 . Adequate water and sewer are available to the site.
3 . The right-of-way width on S.W. Ash Street is inadequate for a
local street.
4. The proposed lots meet the minimum access requirement for
multi-family dwellings.
5 . Portions of the identified city wide "Greenway System" within
the subject site boundary as described in the Environmental
Design and Open Space Plan (Ordinance 77-70 Adopted on
August 8 , 1977) .
STAFF REPORT FINAL ACTION
November 16, 1978
TIGARD PLANNING DEPARTMENT
Page 2
III . Final Action:
Based on the findings of fact as stated above, the referenced
minor land partition is hereby approved with the following
conditions:
1. That an agreement not to remonstrate against the formation 1
of a local improvement district for street improvements to
S .W. Ash Street (to local street standards) be filed 'with 1
the City Recorder.
2 . That an additional five (5) feet of right-of-way be dedicated
to the city on S.W. Ash Street.
3. That the applicant file an agreement not to remonstrate against
the future improvement of the above dedicated street in
Condition #2 .
4. That applicant dedicate the "Greenway" area in the subject
pro -rty to the City.
AllOP
NNETH L L. W .y= R
Planning Director
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STAFF REPORT - FINAL .ACTION `!
October 23, 1978
4Ym TIGARD PLANNING DEPARTMENT
CITY HALL
12420 S .W. Main St. - Tigard, Oregon
Docket: Minor Land Partition 12-78
Request: To divide a . 96 acre parcel into three parcels in a R-7
"Single Family Residential" zone.
Location: S.W. Dakota Street, east of 95th (Wash. Co. Tax Map
1S1 35AC, Tax Lot 500)
Applicant: Bill Godwin
I. Findings of Fact:
1. The applicant is requesting permission in accordance with
Section 17. 24 .030 of the Tigard Municipal Code, to divide
a . 96 acre parcel into 11,750 , 10 ,250 and 20 ,000 square
foot parcels on the north side of Dakota Street, east of
S .W. 95th.
2 . The site and surrounding area is designated on the NPO #2
Plan as "Urban Low Density" residential and zoned R-7
which has the following applicable requirements :
o 7,500 square .footminimum lot size (18 .20 . 030 Tigard
Municipal Code. )
o Five foot side yard setback for one story building
(18 .20 . 060 Tigard Municipal Code) .
3. The site is bounded by single family homes on the west and
groves of oak trees to the east, north and southeast. To
the south and southwest are single family homes on large
lots . There is an existing residence on the southern
portion of the lot.
4 . The northern 2/3 of the property is a wetland area where
ground water is seasonally within 12 feet of the surface.
5. North Dakota Street is in substandard condition, gravel
surface, no curbs or sidewalks .
6 . North Dakota Street is designated as a collector street with
a right-of-way width of 60 feet and a pavement width of
44 feet in the NPO #2 . The current right-of-way width is
50 feet.
7 . Water is available to the site from a four (4) inch line
in N. Dakota Street. Sanitary sewer service is available
from an 8 inch line Metzger line in S .W. Dakota Street.
8 . Lots 2 and 1 are proposed as flag .shaped lots with 10 foot
wide parallel accesses along the gestern lot line of Tax
Lot 500. The existing residence has access directly onto
Dakota approximately 50 feet to the east of the proposed
access drives. '
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STAFF REPORT - FINAL ACTION
October 23 , 1978
TIGARD PLANNING DEPARTMENT
MLP 12-78 s.
Page 2
II . Conclusionary Findings:
1. The proposed parcels conform to the NPO #2 Plan designation
of "Urban Low Density" and the current R-7 zone . The lots
are substantially above the minimum lot size for single
family dwellings.
2. Adequate water and sewer are available to the site .
3. The right-of-way width on N. Dakota Street is inadequate for a
collector street.
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4. The proposed lots meet the minimum access requirement for
single family dwellings with 10 feet of access for each of
the northerly lots.
III . Final Action:
Based on the findings of fact as stated above the proposed
minor land partition is hereby approved with the following
conditions :
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1. That an agreement not to remonstrate against the formation t'
of a local improvement district for street improvements to N.
Dakota Street (to collector street standard) be filed with
the City Recorder.
2 . That an additional 5 feet of right-of-way be dedicated to 'f
the city on N. Dakota.
3. That site drainage plans be submitted and approved by the
City Engineer and building department prior to the issuance
of any building permits.
4 . That 25 feet of right-of-way along the west property line of
Tax Lot 500 from N. Dakota to the north edge of Tax Lot 500
be dedicated to the City and improved to meet the minimum
. access requirements for residential use (i .e. 10 feet
minimum access width for each dwelling unit up to 3 and 30
foot minimum access width with paving over 80% of the
required width for 3-5 dwellings units) .
5. That the applicant file an agreement no to remonstrate against
the future improvement of the above dedicated street
in Condition #4 .
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KF NETH WEA CaR
Planning Director
STAFF REPORT - FINAL ACTION
October 23, 1978
TIGARD PLANNING DEPARTMENT
CITY HALL
12420 S .W. Main St. - Tigard, Oregon
Docket: Minor Land Partition 14-78
Request: To divide a . 87 acre parcel into three (17 ,075 , 8 ,412 and
8,925 square foot parcels )in a R-7 "Single Family Residential"
zone
Location: S.W. O'Mara Street to the northeast of McDonald Street
(Wash. Co. Tax Map 2S1 2CD, Tax Lot 2800 and Tax Lot 2804)
Applicant: Martin L. Clayton
I . Findings of Fact:
1 . The applicant is requesting permission, in accordance with
Section 17 . 24. 030 of the Tigard Municipal Code to divide
a . 87 acre parcel into 17 ,075, 8 ,412 and 8,925 square foot
parcels on the northwest side of S .W. O'Mara Street.
2 . The site and surrounding area is designated on the NPO #1
Plan as "Urban Low Density" residential and zoned R-7 which
has the following applicable requirements :
o 7, 500 square foot minimum lot size (18 . 20 .030 (1) Tigard
Municipal Code)
o Front yard setback of twenty feet (18 . 20 . 060 (1) Tigard
Municipal Code)
o Side yard setback of five (5) feet for a one story
building (18. 20 .060 (2) Tigard Municipal Code)
o Rear yard setback of 15 feet (18.20 .060 (3) Tigard
Municipal Code)
3 . The parcel has an existing residence on the northwestern
portion of the site . The property is surrounded by single
family homes with one vacant lot to the rear of the property.
4 . Southwest O'Mara Street is designated as a local street on the
NPO #1 Plan and is in substandard condition (e.g. , no curbs,
sidewalks, etc. ) The right-of-way for a local street is 50
feet.
5 . Water service is available from a three (3) inch line in
S.W. O'Mara.
There is currently no sewer available to the site. The
existing house is on a septic system.
6 . Lot 1 is being proposed as a flag lot with 20 feet of
frontage on S.W. O'Mara Street. Lot 2 as proposed has no
frontage on a public street. Lot 3 fronts directly on S .W.
O'Mara.
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STAFF REPORT - FINAL ACTION
October 23, 1978
TIGARD PLANNING DEPARTMENT
MLP 14-78
Page 2
II . Conclusionary Findings :
1. The proposed parcels conform to the NPO #1 Plan designation
of "Urban Low Density" .
2 . The lots are above the minimum lot size requirements for an
R-7 zone.
3. Lots 1 and 3 meet the access requirements for single family
dwellings. Lot 2 as , proposed does not.
4 . Lots 1 and 2 are unbuildable until sewer is available to the
site.
5. The right-of-way width for S.W. O'Mara Street is inadequate .
III . Final Action:
Based on the findings of fact as stated above the proposed minor
land partitioning is hereby approved subject to the following
conditions:
1. That an agreement not to remonstrate against the formation
of a local improvement district for street improvements
along S .W. O'Mara (to local street standards) and an agree-
ment
not to remonstrate against the formation of a local
improvement district for sewer service be filed with the
City Recorder.
2 . That an additional five (5) feet of right-of-way be dedicated
along S.W. O'Mara.
3 . That no building permits be issued for the site until sewer
is available.
4 . That 25 feet of right-of-way along the southwestern property
line from S.W. O'Mara to the northwest corner of Tax Lot 2800
be dedicated to the city and improved to meet the minimum
access requirements for residential use (i .e. 10 foot minimum
access width for each dwellung unit up to 3, 30 foot minimum
access width with paving over 80% of the required width for I{
3-5 dwelling units) . ''
5 . That the applicant file an agreement not to remonstrate against
the future improvement of the above dedicated street (condition
44) .
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6 . That lot 3 not have access directly onto S .W. O'Mara. II
IL 7. That the applicant submit a sketch map drawn according to
Tigard Municipal Code Sec. 17 . 24.020 showing the additional
street dedication.
, ,.aie, fr_ ) ,r/fr ,NNETH L. WEA anning Director
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT E'
October 24, 1978
Tigard City Hall
12420 S .W. Main St. - Tigard, Oregon
Docket: Minor Land Partition 15-78
Request: To divide a . 56 acre parcel into two (13 ,282 and
10,954 square foot) parcels in a R-7 "Single Family
Residential"ential" zone.
Location: S.W. 114th Avenue, south of Gaarde Street (Wash. Co.
Tax Map 2S1 10A, Tax Lot 3001) .
Applicant: John Knueppel
el
I. Findings of Fact:
1. The applicant is requesting permission, in accordance
with Sect ion 17 .24 . 030 of the Tigard Municipal al Code,
to divide a .56 acre parcel into 13, 282 and 10 ,954
square foot pa.r_cels, on the eastside of S.W. 114th,
south of Gaarde Street.
2. The site and surrounding area is designated on the
NPO #3 Plan as Suburban Density and zoned R-10 which
has the following applicable requirements :
o 10,000 square foot minimum lot size (18 . 20 . 035 (1)
Tigard Municipal Code) .
3 . The site is vacant and slopes to the northeast. It
is surrounded by single family homes on large lots.
4. Southwest 114th is designated as a local street on the
NPO #3 Plan and is in substandard condition with no
curbs or sidewalks. The right-of-way for a local street
is 50 feet.
5. Water service is available from a 12 inch line along
the southern edge of the property. Sewer service is
available from an 8 inch line along the southern edge
of the property.
6 . Lots A and B are proposed as flag lots with 20 feet
of frontage each on S .W. 114th Street.
II . Conclusionary Findings:
1. The proposed parcels are in conformance with the NPO #3
Plan designation of suburban density and the current
R-10 zoning.
2 . There is adequate sewer and water for the site.
3. The lots are oversized and the access exceeds the
requirements for single family dwellings .
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
October 24 , 1978
MLP 15-78
Page 2
4 . The right-of-way on S.W. 114th is adequate.
III . Final Action:
Based on the findings of fact as stated above the proposed
minor land partition is hereby approved subject to the
following condition:
1. That the applicant file an agreement not to remonstrate
against a local improvement district for street improve-
ments to S.W. 114th (to local street standards) with
the City Recorder.
ETH L. WEAVER
Planning Director
STAFF REPORT - FINAL ACTION
October:. 23; ,1978
` TIGARD PLANNING DEPARTMENT
CITY HALL
12420 S .W. Main St. - Tigard, Oregon
Docket: Minor Land Partition 3-78
Request: To amend the lot lines of the lots formed by MLP 3-78
(approved June 13 , 1978) .
Location: S.W. 98th Street , east of Scott Court (Wash. Co. Tax
Map 1S1 35CD, Tax Lot 1700) ,
Applicant: Bill Godwin
I. Findings of Fact:
1. The applicant is requesting permission, in accordance with
Section 17 . 24 .030 of the Tigard Municipal Code, to alter
the lot lines of three (3) previously approved parcels.
The existing lot sizes from west to east are 8,050 square
feet, 9 , 840 square feet, and 9 ,000 square feet. The
proposed new lots sizes are approximately 7 ,506 square
feet, 8,235 square feet and 11, 150 square feet respectively.
2. The lot width of all the previously approved parcels will
remain the same, The proposed alteration changes only the
length of the lots from east to west.
3 . There is an unoccupied existing residence on the lot
fronting S .W. 98th Avenue with a non-conforming 15 foot
front. setback.
4 . All services are available to the site.
5 . The proposed lots are flag lots with ten (10) foot wide
parallel access drives. The lot which fronts on SW 98th
Avenue has not access drive.
II . Conclusionary Findings:
1. Southwest 98th Avenue is in substandard condition (e.g. ,
n o curbs, sidewalks , lights, etc. ) .
2. The proposed new lots are within the code requirements for an
R-7 zone, and in conformance with the NPO #2 designation
of "Urban Low Density" .
III . Final Action:
Based on the findings of fact as stated above and the staff
report for (MLP 3-78 6/13/78) the proposed amendment to MLP 3-78
is hereby approved with the following conditions ;
STAFF REPORT FINAL ACTION
•
October 23, 1978
TIGARD PLANNING DEPARTMENT
• MLP 3-78
Page 2
1. That an agreement not to remonstrate against the formation
of a local improvement district for street improvements to
S.W. 98th Avenue (to local street standards) be filed with I
the City Recorder.
2 . That prior to occupancy• a ten (10) foot wide paved driveway
be provided adjacent to the existing surfaced drive immediately
south of lot 2 and that the ten (10) foot wide pavement be
extended to the eastern end of lot 2 . (See Exhibit "A") t
NNETH L. 'EAVER
Planning Director
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STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
October 2 , 1978
Tigard City Hall
12420 S.W. Main Street - Tigard, Oregon
Docket: Subdivision S 11-78
Request: To subdivide a 3. 28 acre parcel into 10 lots in a R-10
"Single Family Residential" zone.
Location: Northwestern side of Grant Avenue, 260 feet north of
Park Street (Wash. Co. Tax Map 2S1 2CB, Tax Lot 800)
Applicant: Mike Duncan
I . Finding s of Fact:
1, The applicant is requesting preliminary plat approval in
accordance with Section 17.16 . 100 of the Tigard Municipal
Code to subdivide a 3. 28 acre parcel into ten lots with a
minimum lot size of 10, 000 square feet.
2. The site is designated urban low density residential on the
NPO #2 Plan and zoned R-10 (10,000 square foot lot minimum)
single family residential.
3. Applicable policies from the NPO #2 Plan are as follows :
a. The maximum overall density of development will be 4
dwelling units or 12 persons per gross acre. This
amounts to a standard of 7 ,500 square feet of land
space. Some areas will have a lower density owing to
topography, existing development patterns or the desire
of individuals to own a larger lot.
b. Residential subdivision will be developed with paved
streets, curbs and gutters, street lights , and walkways ,
according to city or county standards. All utilities
will be placed underground.
c. Development will coincide with the provisions of public
streets, water, and sewerage facilities . These facilities
shall be (a) capable of adequately serving intervening
properties as well as the proposed development and (b)
designed to meet city or county standards.
4. Section 17. 16 .100 states that:
No tentative plan for a proposed subdivision and not tentative
plan for a major partition shall be approved unless :
a. Streets and roads are laid out so as to conform to the
plats or subidivision or maps or major partitions already
approved for adjoining property as to width, general
direction, and in ,all other respects, unless the City
determines it to be in the public interest to modify the
street or road pattern.
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
October 2 , 1978
S 11-78
Page g
e 2
b. Streets and roads held for private use are clearly
indicated on the tentative plan, and all reservations
or restrictions relating to such private roads and
streets are set forth thereon.
c. The tentative plan complies with the Comprehensive Plan
and applicable zoning regulations of the City then in
effect.
d. No tentative plan of a subdivision or map of a major
partition shall be approved unless there will exist
adequate sewage disposal system to support the proposed
use of the land described in the proposed plat.
5. The site is relatively flat and the tax lot is vacant with
the exception of a few large deciduous and conifer trees.
Surrounding land uses are apartments, to the east, single
family homes to the south and west, and preschool to the
north.
6 . Water service is available to the site from the Tigard Water
District via an eight inch line in S .W. Grant Avenue.
Sanitary sewer is also available to the site via an eight inch
line in S.W. Grant Avenue.
7. S .W. Grant Avenue is designated as a local street on the NPO
#2 Plan with 50 feet of right-of-way. Insufficient right-of-
way exists and S .W. Grant is in substandard condition.
8. No indication has been given as to how storm water run-off is
to be handled. State Law requires that:
Rain, storm, and other surface run-off water drained from
roofs, paved areas , courts or courtyards shall not be conveyed
and discharged to the storm sewers or to the street gutters in
a manner which may cause flooding to adjacent property, streets ,
alleys or walkways.
II. Conclusionary Findings :
1. The proposed preliminary plat conforms to the Tigard Community
Plan, 1971, in that the proposed lotting pattern is for res-
idential purposes and conforms to the dimensional requirements
of the zoning code.
2. With the attachment of appropriate conditions, access will be
available to all lots, and each lot as proposed will abut a
public street.
3. Adequate sanitary sewer and water service are available to
service the proposed subdivision.
III . Final Action:
4�
STAFF REPORT FINAL ACTION
TIGARD PLANNING DEPARTMENT •
Az October 2 , 1978
It S 11-78
Page 3
Based on findings of fact and conclusionary findings the pre-
liminary plat for "Blue Jay Court" subdivision is hereby
approved subject to the following conditions :
1. That construction and site drainage plans be submitted and
approved by the Building and Engineering Department prior
to issuance of permits.
2. That street lights along Grant Avenue and throughout the
subdivision be installed in accordance with city standards .
3. That all streets in subdivision be to City of Tigard Local
Street Standards (50 feet right-of-way, 34 feet paving. )
4. That the applicant dedicate 5 feet for right-of-way along
the contiguous property boundaries of Grant Avenue and
half street improvements be made on that portion to City
of Tigard local collector street standards.
5. That a tree survey be submitted to the Community Design
Planner for approval, indicating significant vegetation
location and size. Also, that significant vegetation be
retained where possible .
6 . That the area described as "Landscape Island" be maintained
by a Homeowners Association and landscaped by applicant to
the approval of the Community Design Planner ' s specification.
NNET L. W 'AVER
Planning Director
•
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
October 11, 1978
Tigard City Ball
12420 S .W. Main St. - Tigard, Oregon
Docket: Major Land Partition MLP 1-78
Request: To partition a 28 acre site into a 7. 9 acre and a 20 .1 acre
parcel. Parcels are currently zoned C4-PD and RU-4
respectively.
Location: Southwest 122nd and Scholls Ferry Road (Wash. Co. Tax Map
1S1 34B, Tax Lot 400) .
Applicant: Mercury Development Inc.
I . Findings of Fact:
1. The applicant is requesting permission to partition a 28
acre parcel into a 7. 9 acre parcel and a 20 .1 acre parcel
in accordance with Section 17 . 24. 030 of the Tigard Municipal
Code.
2 . The 7 . 9 acre parcel is zoned C4-PD. The remaining 20 .1
acres are zoned RU-4 Washington County.
3. The smaller portion of the property is designated retail/
commercial on the proposed NPO #7 Plan. The remainder is
designated "Urban Low Density" .
4. The general plan and program was adopted by Council on
July 25 , 1977 (Ordinance No. 77-62) with the following
applicable condition:.
1. That S .W. Springwood Drive be improved to City Local
Street Standards for a distance of 270 feet west of
the intersection of S.W. 122nd and S .W. Springwood
Drive.
5. Staff had requested that a subdivision plat or an MLP
be submitted simultaneously with the application for a
zone change. The applicant ' s request for a MLP was
tabled by the Planning Director (May 1978) pending the
vacation of S.W. 122nd Avenue.
6 . Washington County approved the vacation of S.W. 122nd Avenue
by minute order #78-447 on August 15 , 1978.
7. The property is bounded by S.W. Scholls Ferry Road to
the north and S.W. 125th to the west. The adjacent
property to the east is zoned C4-PD. To the south the land
is vacant and zoned Washington County Suburban Residential.
8 . Southwest 125th is a dead end gravel drive with 20 feet
411 serving a few residences.
•
Southwest Springwood Drive is an improved local street
which extends 265 feet off S .W. 121st to the west.
•
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
October 11, 1978
MLP 1-78
Page 2 `'
Southwest Scholls Ferry Road is at capacity with a right-
of-way of 60 feet.
9. Southwest Schools Ferry Road is designated as a arterial
street in the Tigard Community Plan with a minimum right-of-
way width of 80 feet. Southwest 125th and S .W. Springwood
Drive are designated as local streets with a minimum right-
of-way of 50 feet.
10 . The site is vacant wth the exception of an existing residence.
A community shopping center is proposed for the 7 .9 acre parcel
of the subject property.
II . Conclusionary Findings :
1. To improve traffic circulation S .W. Springwood Drive should
be extended from its terminus at the eastern edge of the
property to S .W. 125th.
2 . Southwest Scholls Ferry Road is in substandard condition,
lacking adequate right-of-way curbs and sidewalks . Southwest
125th is in substandard condition needing an additional 30
feet of right-of-way and paving.
3. The City records contain no approved general plan for the
zone change (C4-PD) that reflects the conditions of approval
of the tentative plan nor does the City records contain a
final plan that reflects the conditions or approval of the
general plan. The plat plan submitted as a part of the major
land partition application should be in accord with the
approved general plan.
4 . The proposed partitioning will create two lots with separate
zoning. Presently one lot has two zoning designations .
III . Staff Recommendations :
Staff recommends approval subject to the following conditions :
1. That 20 feet of right-of-way along Scholls Ferry Road be
dedicated for public use subject to State Highway Department
approval along the length of the property, and that the
applicant file an agreement with the City to participate in
the improvement of S.W. Scholls Ferry Road to Oregon State
Highway Department standards to include a Type I bike path.
2 . That 25 feet of right-of-way be dedicated to the City along
S .W. 125th and a half street improvement be completed before
any further development applications are accepted.
3. That S .W. Springwood Drive be extended to S .W. 125th improved,
to City Local Street Standards and dedicated to the City
along with the appropriate right-of-way.
STAFF REPORT FINAL ACTION
TIGARD PLANNING DEPARTMENT
October 11, 1978
MLP 1-78
Page 3
4,,, That a copy of the approved general plan and program, as
defined by Sec. 18 .56 .030 of the Tigard Municipal Code, be
submitted to the Planning Director with a site plan showing
the extension of S.W. Springwood Drive, before any further
development on the property can take place.
✓ ' ''ENNETH L. WEAVER
Planning Director
STAFF REPORT FINAL ACTION
TIGARD PLANNING DEPARTMENT
September 27, 1978
Tigard City Hall
12420 S.W. Main St. - Tigard, Oregon
Docket: Subdivision S 7-78 (Lake Terrace II)
Request: To create a seven(7) lot:' ( 7 unit) subdivision on 2 .41 ?.
acre parcel in an R-7 "Single Family Residential"
zone.
Location: S.W. 124th Street, (Wash. Co. Tax Map 2S1 3BB, Tax Lot
100) .
I . Findings of Fact:
A. Chronological events relating to the subdivision application:
1. March 13, 1978 - The City Council approved the dedication
of an easement for the extention of a proposed public
street through a dedicated greenway to give access to the
proposed Lake Terrace II Subdivision.
2 . June 26 , 1978 - The City Council adopted the ordinance for
a zone map amendment from R-15 to R-7.
3. June 14, 1978 - The applicant submitted the application
for the proposed subdivision to the Planning Department.
4 . July 6, 1978 - The Acting Planning Director, Mr. Aldie C,
Howard, gave verbal approval to Mr. William McMonagle,
P.E. , that the application was approved. No written
final order was prepared or issued to the applicant.
5. August 14, 1978 - Ordinance 17. 16 . 100 states that within
sixty days of the submission of the preliminary plat the
Planning Director or his agent will review the plan and
reports of the agencies listed in Section 17 . 16 .090 and may
give tentative approval of the preliminary plat as submitted
or it may be modified; or if disapproved shall express
the Planning Director' s disapproval and reasons therefore.
The sixty (60) day time limit expired on this date.
B. The applicant is requesting preliminary plat approval in
accordance with Section 17.16 . 100 of the Tigard Municipal
Code to subdivide a 2. 41 acre parcel into seven (7) lots.-
surrounding a cul-de-sac. The lots are to be apprbdimately
8,000 square feet .
The site is designated as Urban Low Density Residential
in the proposed NPO 47 Plan
Most of this site is underlain by Wapato Silty Clay Loam
(U.S . Soil Conservation Service classification) which is
very poorly drained, has a seasonal water table at the
1
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
September 27, 1978
Page 2
surface or within one foot of the surface, may have
ponding in low lying areas, and is subject to flooding.
The soil has severe low strength and a fluid seismic
response, which could result in the partial if not total
loss of bearing strength in the event of a major
earthquake. The SCS characteristics indicate that this
soil has severe limitations for support of dwellings and
shallow excavations.
The remainder of the parcel is underlain by Woodburn Silt
Loam with a slope of 12% or greater. This soil type has
moderately severe low strength posing moderate to severe
limitations for shallow excavations and moderate limitations
for support of dwellings without basements .
There is an earthen dam impounding a sizable lake (Lake
Chamberlain) immediately upstream of the site. This
structure has no spillway to handle storm overflows and
there is no apparent channel or drainage for water below
the dam. A major storm could conceivably cause the waters
of the lake to rise sufficiently to cause an overflow and
breaching of the dam, with resulting threats to the property
and lives of residents below on the subject parcel. There
is a legal question as to who would be liable for
damages in the event of such a occurance - the City, the
developer or the owner of the dam.
The proposed subdivision does not conform to the Compre-
hensive Plan, particularly Policies #1, 2 , 3, and 5 of the
Environmental Design and Open Space Plan. Staff is now in
the process of implementing this portion of the plan, and
more stringent restrictions on development in hazardous
areas such as this parcel are being developed. At the
barest minimum, sites in sensitive areas will require a
detailed development report prior to approval (see Policy
#6 of the Environmental Design and Open Space Plan) .
Section 17. 16 . 100 of the Tigard Municipal Code states that:
"No tentative plan for a proposed subdivision and no
tentative plan fog' a major partition shall be approved
unless:
a. Streets and roads are laid out so as to conform to
the plats of subdivision or maps of major partitions
already approved for adjoining property as to width,
general direction, and in all other respects unless
the City determines it to be in the public interest
to modify the street or road pattern.
•
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
September 27, 1978
Page 3
b. Streets and roads held for private use are clearly
indicated on the tentative plan, and all reservations
or restrictions relating to such private roads and
streets are set forth thereon.
c. The tentative plan complies with the Comprehensive
Plan and applicable zoning regulations of the City
in effect.
•
d. No tentative plat of a subdivision or map of a
major partition shall be approved unless there will
exist adequate sewage disposal system to support the
proposed use of the land described in the proposed
plat. "
II. Staff Observations and Findings :
1. The site is generally level . It is surrounded by the
City Greenway to the north, Lake Terrace I Subdivision
to the south and a vacant field now in hay production
to the east.
2. Immediately to the south is an earthen filled dam that
retains the lake with an approximate volume of 4 million
gallons of water. The drainage for the lake is guided
through a pipe at the present time. The applicant has
stated that he will construct an appropriate spillway
to handle any excess water flow. There is a set of two
(2) culverts provided along the border of the proposed
subdivision which are intended to channel the water that
will flow from the proposed spillway to the north and
into the creek in the City' s Greenway Park.
3. The site is adequately served by sewer and water.
III . Conclusionary Findings:
1. The proposed preliminary plat is defacto or automatically
approved because the Planning Director did not deny the
application within the sixty (60) days specified in the
ordinance.
2 . Construction has already begun on the site. The applicants
were relying upon the verbal approval that they were given
by the Acting Planning Director on July 6 , 1978.
3. The applicant has layed in fill in six (6) inch layers,
and has compacted the fill.
4 . The applicant has stated that he will construct an adequate
spillway.
STAFF REPORT - FINAL ACTION
TIGARD PLANNING DEPARTMENT
Ak September 27, 1978
Page 4
5. The applicant has rebuilt the earth dam to a greater
width.
IV. Final Action:
The preliminary plat for Lake Terrace II is hereby approved.
At
H L. WEAVER
Planning Director