Planning Commission Packet - 09/08/1987 _ _
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AGENDA
Tigard Planning Commission
September 0, 1987 — 7:30 PM
Tigard Civic Center — Town Hal]
13125 SW Hall Blvd.
Tigard, Oregon
1. CALL TO ORDER
2. ROLL CALL
3 . APPROVE MINUTES FROM JUNE 16, AND JUL.v 7, 1987
4. PLANNING COMMISSION COMMUNICATION
5. PUBLIC HEARINGS
6. 1 REVIEW APPLICATIONS FOR APPOINTMENT TO NEIGHBORHOOD PLANNING
ORGANIZATIONS
5.2 ZONE ORDINANCE AMENDMENT ZOA 6-86 CHAPTER 18.80 and 18 .92
Amendments to the Planned Development and Density Computations Chapters
of the Tigard Municipal Code, Chapter 18.80 and 18.92.
6.3 COMPREHENSIVE PLAN AMENDMENT CPA 87-02 ZONE ORDINANCE AMENDMENT ZOA 87-03
Request by the City of Tigard to amend the following sections of the
Community Development Code as they pertain to Sensitive Lands: 18.84,
10.80. 120, 18 . 120.020, 10. 134.020, 10. 162.050, 18. 130.040, and
10 .20.030. Also to amend the Comprehensive Plan Policy Section 3 .2.3 .
5,4 COMPREHENSIVE PLAN AMENDMENT CPA 87-03, ZONE ORDINANCE AMENDMENT
ZOA 87-04, ZONE CHANGE ZC 87-16 NPO #1
An amendment to the Findings, Policies, and Implementation Stragegieu
Document to add action Area goals and policies as an additional area of
Special Concern. To assign the Action Area overlay to the CBD
district. To amend the Tigard Municipal Code to add a chapter
regulating development in Action Areas and to review Chapter 18.66 CBD
zoning district requirements .
6. OTHER BUSINESS
o UTILITY EASEMENT VACATION — BOND PARK #3
7. ADJOURNMENT
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TIGARD PLANNING COMMISSION MINUTES
REGULAR MEETING - SEPTEMBER 8, 1987
1. President Moen called the meeting to order at 7:35 PM. The meeting was
held at the Tigard Civic Center - TOWN HALL ROOM -13125 SW Hall Blvd.,
Tigard, Oregon.
2. ROLL CALL: Present: President Moen; Commissioners Fyre, Barber,
Peterson, and Newton.
Absent: Commissioners Vanderwood, Leverett, and Owens.
Staff: Keith Liden, Senior Planner; Diane Jelderks,
Planning Commission Secretary.
3. APPROVAL OF MINUTES
o Commissioner Moen moved and Commissioner Fyre seconded to approve
minutes from June 16, 1987, as submitted. Motion carried by majority
of Commissioners present. Commissioners Peterson and Barber
abstained.
o Commissioner Moen moved and Commissioner Fyre seconded to approve
minutes from July 7, 1987, as submitted. Motion carried by majority
of Commissioners present. Commissioner Barber abstained.
o Commissioner Moen moved and Commissioner Newton seconded to approve
minutes from August 11, 1987, as submitted. Motion carried
unanimously by Commissioners present.
4. PLANNING COMMISSION COMMUNICATION
o Staff asked if there where other Commissioners besides Commissioners
Fyre and Barber, who would be interested in attending the conference
for Planning Commissioners on October 3rd, in Eugene, Oregon.
President Moen stated he would like to attend, schedule permitting.
5. PUBLIC HEARINGS
5.1 REVIEW APPLICATIONS FOR APPOINTMENT TO NEIGHBORHOOD PLANNING ORGANIZATIONS
The following applications were reviewed:
Gordon S. Martin NPO # 4
Marjory Haglund NPO # 8
Sue Seibold NPO # 8
Margaret Nolan NPO # 8
John A. Nolan NPO # 8
Statements where included from Gordon Martin and Marjory Haglund as they
were unable to attend the public hearing. Sue Seibold was present and
stated why she wanted to become a member. Staff had not heard from either
Margaret or John Nolan.
PLANNING COMMISSIONER MINUTES - SEPTEMBER 8, 1987 PAGE 1
PUBLIC HEARING CLOSED
* Commissioner Newton moved and Commissioner Fyre seconded to forward
Martin, Haglund, and Seibold's applications to City Council with a
recommendation for appointment. Also, to set over the review of the
Nolan's applications to the September 22 public hearing. Staff will be
contact Mr. and Mrs. Nolan. Motion carried unanimously by Commissioners
present.
5.2 ZONE ORDINANCE AMENDMENT ZOA 6-86 CHAPTER 18.80 and 18.92
Amendments to the Planned Development and Density Computations Chapters of
the Tigard Municipal Code, Chapter 18.80 and 18.92.
Senior Planner Liden and Commissioners discussed the proposed amendments
to the Planned Development Section of the Code. Commissioner Barber noted
section numbers which did not correspond with definitions. Consensus was
that the "purpose statement" should be expanded to clarify that if there
are no ammenties then the application would not qualify as a Planned
Development. Other topics included the difference between a Commercial
• and Residential PD; Conceptual and Detailed plan approval; Net Usable open
space; Net Usable Land and the density computations; Sensitive lands
application combined with a Planned Development be heard concurrently; and
that the density computation and PD sections coincide.
PUBLIC TESTIMONY
o No one appeared to speak.
o No action was taken, staff will make revisions and review with the
Commission at a later date.
5.3 COMPREHENSIVE PLAN AMENDMENT CPA 87-02 ZONE ORDINANCE AMENDMENT ZOA 87-03
Request by the City of Tigard to amend the following sections of the
Community Development Code as they pertain to Sensitive Lands: 18.84,
18.80.120, 18.120.020, 18.134.020, 18.162.050, 18.130.040, and 18.26.030.
Also to amend the Comprehensive Plan Policy Section 3.2.3.
Senior Planner Liden reviewed the cover memo and discussion followed
regarding the proposed allowance of land form alterations on residentially
zoned land.
PUBLIC TESTIMONY
o Carl Johnson, 8965 SW Burnham, was present as he owns property located on
Fanno Creek near Durham Road and at least one third of it is subject to
flooding. He requested that parking be listed as a permitted use under
section 18.84.015. Also, when a entire site is subject to flooding
instead mandatory dedication there should be an option for review by the
Hearings Officer.
o Discussion followed regarding mandatory dedication, difference between the
floodplain and floodway, the history prior to changes in the Code and how
the process should be handled.
PLANNING COMMISSIONER MINUTES - SEPTEMBER 8, 1987 PAGE 2
Consensus of the Commission is that there should be definite guidlines on
how flood plain improvements on residential land will be made, or the
entire area should be dedicated to the City.
PUBLIC HEARING CLOSED
RECESS 9:08
RECONVENE 9:20 PM
o Discussion followed on how to proceed with the Sensitive Lands proposal.
* President Moen moved and Commissioner Newton seconded to forward Zone
Ordinance Amendment ZOA 87-03 and Comprehensive Plan Amendment CPA 87-02
to City Council, recommending approval with the modification that Item 5.
"Allowance of landform alteration of land zoned residential" be eliminated
by removing the brackets in section 18.84.040 (a) (2). Motion carried
unanimously by Commissioners present:
5.4 COMPREHENSIVE PLAN AMENDMENT CPA 87-03, ZONE ORDINANCE AMENDMENT
ZOA 87-04, ZONE CHANGE ZC 87-16 NPO #1
An amendment to the Findings, Policies, and Implementation Stragegies
Document to add action Area goals and policies as an additional area of
Special Concern. To assign the Action Area overlay to the CBD district.
To amend the Tigard Municipal Code to add a chapter regulating development
in Action Areas and to review Chapter 18.66 CBD zoning district
requirements.
A new proposal with minor modifcations was submitted to the Commission.
Senior Planner Liden reviewed the memo from Senior Planner Liz Newton.
PUBLIC TESTIMONY
o Emmett Whitaker, 13250 SW Burham, NPO # 1 Chairman, stated he was
concerned about time frame, ie. the proposal going before Planning
Commission prior to being reviewed by the NPO. He expressed concerns for
the existing businesses that would become prohibited uses; for section A.
2. , development standard should not be open ended; section C. 1. a.,
questioned the orientation of building and facilities towards transit
services; and Policy 5.0, would it close down businesses who couldn't
afford the public improvements.
o Discussion followed as to what was expected from the Commission.
PUBLIC HEARING CLOSED
* Commmissioner Peterson moved and Commissioner Barber seconded to forward
the proposal to City Council without a recommendation including the
following comments:
1. The basic concept of an overlay zone for the downtown (CBD)
appears to have merit.
2. They have concerns for the existing property owners that would
become non-conforming uses.
3. That the Action Area Design Plan requirements appear to be
difficult to administer.
Motion carried unanimously by Commissioners present.
PLANNING COMMISSIONER MINUTES - SEPTEMBER 8, 1987 PAGE 3
6. OTHER BUSINESS
o Utility Easement Vacation - Bond Park 3
Senior Planner Liden reviewed the history of the Bond Park 3 resident's
proposal to expand their lot lines to incorporate lot 100 into their
lots. This easement vacation is the result of that approval through City
Council. Discussion followed.
* President Moen moved and Commissioner Newton seconded to forward the
request to City Council with a recommendation for approval. Motion
carried unanimously by Commissioners present.
•
Diane M. Jeld , Secretary
ATTEST:
6/r , aLz, 0,40/
A. Donald Moen, President
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PLANNING COMMISSIONER MINUTES — SEPTEMBER 8, 1987 PAGE 4
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TIGARD PLANNING COMMISSION SIGN UP SHEET
NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THur NAR1F.
and note their address on this sheet. (Please Print your name)
ITEM/DESCRIPTION 1 AIL y% ..M
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TIGARD PLANNING COMMISSION SIGN UP SHEET
NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN TIE ∎ :
and note their address on this sheet. (Please Print your name)
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CITY OF TIGARD
FINAL ORDER NO. 87•-- 09 PC
A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS WHICH APPROVES AN APPLICATION
FOR A ZONE CHANGE, SUBDIVISION, SENSITIVE LANDS PERMIT, AND PLANNED
DEVELOPMENT (ZC 87-01/S 87.....02/SL. 87-04/PD 87-01) REQUESTED BY PAUL BARTHOLEMY.
The Tigard Planning Commission reviewed the above application at a public
hearing on May 5, 1987. The Commission based its decision upon the facts,
findings, and conclusions below.
A. FACTS
1 . General Information
CASE: Zone Change (ZC 87-01), Subdivision (S 87-02), Planned Development
(PD 87-01), Sensitive Lands (SL 87-04)
REQUEST: Zone Change from R-4.5 to R-4.5 (PD) (Residential, 4.5
units/acre, Planned Development) and a Subdivision/Planned
Development to divide a 17 acre portion of a 35 acre parcel
into 52 lots ranging between approximately 7,500 and 17,500
square feet in size and to allow development of areas
containing slopes over 25 percent.
COMPREHENSIVE PLAN DESIGNATION: Low Density Residential
ZONING DESIGNATION: R-4.5 (Residential, 4.5 units/acre)
APPLICANT: Paul Bartholemy OWNER: Martin Zeimer
3701 SW Carmen Dr. 1928 SE 43rd
Lake Oswego, OR 97034 Portland, OR 97215
LOCATION: Southern terminus of SW 132nd Avenue between SW Walnut and SW
Bull Mountain Road (WCTM 251 4, Tax Lot 400 and 1200)
2. BackgroundInformati,on
The subject property was annexed to the City of Tigard in 1986
(CPA 16-85/ZC 15-85) . The County Zone designation of R-6 (Residential, 6
units/acre) was changed to R-4.5 in conjunction with the annexation. The
Commission reviewed a proposal to create 50 lots on 17 acres on February
17, 1987. The item was tabled so that additional information could be
submitted.
3 . Vicinity Information
Large parcels ranging between 3 and 40 acres surrounding the subject
property. The Tigard Comprehensive Plan designates the northern and
eastern properties for Low Density Residential (1-5 units/acre) and the
County R-6 zone applies to the remaining properties. A 40 acre tract,
which is within the City and zoned R-4.5 (PD) is immediately east.
The subject property is on the north side of Bull Mountain and the terrain
slopes down to the northeast. Access is provided via 132nd Avenue which
connects to Walnut Avenue which is approximately one-quarter mile to the
north.
FINAL ORDER NO. 87-- 09 PC - PAGE 1
Two street extensions are proposed for this area in the County's Bull
Mountain Community Plan, The Murray Blvd. extension is intended to
connect 135th and Walnut with 121st Avenue and Gaarde Street. Preliminary
engineering reviews show that the most feasible route will be north of the
subject property.
The Plan shows a minor collector street connection between 132nd Avenue
and Bull Mountain Road. The conceptual alignment for this street
traverses the subject property.
4. Site Information, and_„Proposal Description
One abandoned house occupies the northern portion of the property and the
remainder is undeveloped. Except for a cleared area of approximately six
acres in the vicinity of the house, the parcel is totally wooded, Two
intermittent streams flow through the parcel to the northeast. The parcel
slopes down to the northeast from a high elevation of approximately 560
feet to 350 feet.
The applicant proposes to develop the property in two phases . Phase I of
the project includes the northwestern half of the parcel with the central
drainageway serving as the approximate boundary between the two phases.
The drainageway areas are to be designated as common open space tracts.
Private streets that are 34 feet in width with 40 foot radius cul-de-sacs
are intended to provide internal access for the subdivision. A narrower
private access with a 20 foot width is proposed to serve lots 34 through
42. Sidewalks are intended for one side of the private and public streets.
The Bull Mountain Community Plan illustrates a minor collector street
connecting the present end of 132nd Avenue with Bull Mountain Road. The
route is depicted in a straight line and was apparently intended to
represent a conceptual alignment, however, the Comprehensive F ramework
Plan does not allow for significant route modifications without a
Comprehensive Plan Amendment. A significant change has been interpreted
as a realignment from the properties shown to other parcels which do not
presently include this future street. A copy of the plan map is attached.
The applicant does not want to align the minor collector as shown on the
plan map due constraints presented by the terrain and the development
concept for the project. The preliminary plat offers two alternatives for
the minor collector extension, however, neither would conform with the
Community Plan alignment. Phase I features a street built to minor
collector standards extending to the abutting western parcel. Phase II
proposes a second collector proceeding south. This collector street would
only be constructed if a Plan amendment does not recognize the collector
street in Phase I.
5. Agency andNpO Comments
The Building Inspection Division notes that steep slopes exist, primarily
on Lots 8-19 and 37•-46 and that consideration should be given to the need
for fill and/or engineered foundations.
FINAL ORDER NO. 87- 09 PC - PAGE 2
The Tigard Water District notes that 12 inch water mains will be necessary
to serve the development. The District will need to implement some line
and storage improvements in order to serve this and other developments in
the area. Also, the existing water line that runs through Tract "B" is
within a 20 foot wide easement which must be honored. Lot 1 represents a
problem in this regard and other lot lines appear too close to the
easement.
The Engineering Division has the following comments:
a. SYREETS
SW 132nd Avenue is currently under the jurisdiction of Washington
County and should be improved to County interim standards from SW
Walnut Street to the proposed development. This interim improvement
will consist of a 22 foot pavement section with 3 inches of AC, base
rock, gravel shoulders, and drainage system. This type of improvement
is consistent with what the City has applied to other developments in
similar situations (e.g. , Dover Landing •-- 108th Avenue) .
The right—of—way and improvement standards being proposed for SW
Benchview Terrace are recommended by Washington County. The County is
requesting that this street be constructed to County minor collector
standards and extend to the applicant's westerly plat boundary. The
purpose for this classification (minor collector) is to not preclude a
minor collector connection between SW 132nd Avenue and SW Bull
Mountain Road which is consistent with the Bull Mountain Community
Plan. As noted, direct access will not be permitted and improvements
will be constructed to public street standards.
The remaining streets are being proposed as private streets with 28
feet of pavement, standard curbs and a sidewalk on one side. The
proposed improvements are acceptable however they should be
constructed to City local street structural standards.
We should also note that the proposed Murray Boulevard connection
between SW Scholls Ferry Road and SW Gaarde Street as shown on the
applicant's vicinity map is incorrect.
The adjacent property owner to the west has retained an engineer to
evaluate the extension of SW Benchview Terrace, It appears that the
extension should be located slightly south of its current position to
provide for more logical development of the adjacent tract. The
Engineering Section may recommend slight alignment and extension
changes consistent with the request if necessary.
b. STORM DRAINAGE
The applicant has not indicated whether the open space shown in Tracts
A, B, and C is to remain private or dedicated as public greenway. If
it is to remain private, provisions should be made for enforceable
maintenance and storm drainage easements should be granted to the City
as required.
FINAL ORDER NO. 877_09_ PC •-- PAGE 3
The general layout of the storm drainage system appears to be
acceptable; however, the applicant needs to demonstrate that the
downstream effect on private properties is not significant or that
easements will be provided. The applicant should also evaluate the
need for extending the system to the westerly plat boundary. •
All proposed public storm drainage lines will be subject to City
review, approval and construction permit. In addition all lines must
be encumbered by a 15 foot wide (minimum) easement granted to the City
when not within a public street right—of—way.
c. SANITARY SEWER
Sanitary sewer service must be extended along SW 132nd Avenue from SW
Walnut Street. The portion of sanitary sewer line, to be constructed,
from SW Walnut Street to the development site would be under the
jurisdiction of Unified Sewerage Agency (USA) unless transferred to
the City via a special agreement. All on-site sanitary sewer would be
under the jurisdiction of the City. Under current City policy, any
property owner not currently within the City would have to annex prior
to receiving City sewer service.
All public sanitary sewer lines must be encumbered by a 15 foot wide
(minimum) easement granted to the City when not within a public street
right--of—way.
As mentioned earlier under "Streets," the adjacent property owner to
the west has evaluated the street and sanitary sewer extensions to
their boundary. It appears the best location for extending the sewer
to this west line is between lots 18 and 19.
Washington County Fire District No. 1 has the following comments:
1 . The cul—de—sacs within the subdivision were indicated as forty (40)
foot turning radiuses. As the adopted policy of both the city and
county Fire District, cul—de—sacs are required to be forty five (45)
feet.
2. The access road leading top lots 38, 39, 40, 41, 42 and 43 does not
have an adequate turning around area for Fire Department access or
emergency vehicles. A hammer head or cul—de—sac should be provided at
the end of this proposed twenty (20) foot strip or driveway. Since it
does entail more than two lots, it is the feeling of this Department
that an adequate turnaround should be provided.
3. It was not indicated as to access or grade within the proposed
subdivision. Consequently, we must request that no grade in excess of
15 percent be used so that access by emergency vehicles can be
adequate and fire protection provided.
4. The plat indicates there is a dead end road proposed on the south side
of the public street that will be in excess of one hundred fifty (150)
feet in length, All access roads in excess of one hundred fifty (150)
feet in length must be provided with adequate turning for vehicles.
FINAL ORDER NO, 87 .09 PC — PAGE 4
5, Fire hydrant spacing was not indicated on the proposed subdivision,
h
t`' Fire hydrants must be
` y provided for fire protection as prescribed and
no residential dwelling located more than five hundred (500) feet from
any such fire hydrant,
No other comments have been received.
B. FINDINGS AND CONCLUSIONS
The relevant criteria in this case are Tigard Comprehensive Plan policies
2. 1 . 1, 3 . 1. 1, 3 ,4.2, 7. 1,2, 7,3 . 1, 7.4.4, 8. 1. 1 and 8. 1.3 and Community
Development Code Chapters 18,50, 18.80, 18,84, 18.92, 18. 160 and 18. 164.
The Bull Mountain Communit y p
7 Development Plan is addressed in conjunction
with the above criteria. Since both the Washington County Comprehensive
Plan and the Tigard Comprehensive Plan have been acknowledged, the
Statewide Planning Goals and Guidelines no longer need to be addressed.
The Planning Commission concludes that the proposal complies with the
relevant Plan policies and Code criteria based upon the findings noted
below:
a, Policy 2. 1 .1 is satisfied because the Neighborhood Planning
Organization, Community Planning Organization, and surrounding
property owners were given notice of the hearing and an opportunity to
comment on the applicant' s proposal.
b. Policy 3 , 1 . 1 can be satisfied because the Code allows development of
hillsides that are steeper than 25 percent when engineering
information is provided which shows that adverse environmental,
erosion, or slope stability consequences will not result.
The applicant has submitted a general description of the site but
techniques for mitigating any potential problems relaters to steep
slopes are not included, That the Commission does not anticipate any
difficulties provided that appropriate construction and erosion
control measures are employed. Since many issues regarding slopes are
site specific, staff recommends that methods for maintenance of slope
stability and erosion control be submitted for approval in conjunction
with public improvements plans and building permits on areas with
grades over 2.5 percent.
c. Policy 3 .4.2 is satisfied because the drainage areas will remain in
their natural state and large buffer areas will be established by the
proposed common open space tracts. The Bull Mountain Community Plan
identifies the wildlife habitat value of this property and those
adjoining. The Plan calls for the preservation of streams, water
courses, and trees whenever possible. The staff concludes that the
proposal is consistent with this policy.
d. Policies 7. 1 .2, 7.3 . 1, and 7.4.4 can be satisfied because adequate
ff water, sewer, and storm drainage facilities will be required to serve
the development prior to approval of the final plat. The applicant
indicates that these facilities will be provided within the
subdivision as required by the City standards.
FINAL ORDER NO. 87-". 09 PC — PAGE 5
•
Also, the storm sewer system will be constructed so that the proposed
{ development will not have an adverse impact upon the drainageway areas
that run in a northeasterly direction from the property.
e. Policy 8. 1, 1 calls for the provision of a safe and efficient street
system which accommodates present and future needs. The Bull Mountain
Community Plan calls for a minor collector street between the south
end of 132nd Avenue and Bull Mountain Road. The response from the
County staff indicates that further information and review is
necessary to determine the feasibility of the alignment proposed in
this application. However, the proposed street design for Phase I is
appropriate and collector street alignment to the north can be
re--evaluated prior to approval of Phase II.
In addition to the minor collector street, it is the intent of the
City to establish adequate local connections between developments to
provide alternate means of access for the convenience of local
residents and for enhanced access for emergency service (police, fire,
ambulance). Opportunities will be somewhat limited on Bull Mountain
but the Preliminary Plan will provide appropriate options for future
street connections.
f. Policy 8. 1.3 will be satisfied when the conditions of approval
relating to street improvements are completed. The street
improvements on 132nd Avenue where the street abuts the development
will be required in conjunction with Phase I of the project. Interim
improvements to the remainder of 132nd Avenue north to Walnut will
also be necessary. These improvements will adequately accommodate the
anticipated traffic generated by the project. Also, the Murray
Boulevard extension will collect much of the traffic generated by this
development in the future.
g. Chapter 18 ,50 of the Code is satisfied because the proposal does meet
the density requirements of the R--4.5 zone.
h. Chapter 18.92 is satisfied because the proposed density is consistent
with Code requirements .
i . Chapter 18,80 is satisfied because the proposal is consistent with the
purpose and requirements of this chapter pertaining to planned
developments. Planned developments are intended to be used in
undeveloped areas such as this .
j . Chapter 18.84 covers Sensitive Lands issues within drainageways and
slopes over 25 percent. The two drainageways on the property will be
avoided but some areas with slopes over 25 percent will be developed
with streets, driveways or houses. Provided that grading,
construction, and erosion control plans are approved by the
Engineering and Building Inspection Divisions prior to initiating the
development, the provisions of the chapter will be met.
k. Chapter 18. 160 of the Code is satisfied because the proposal does meet
the requirements set forth for the submission and approval of a
preliminary plat.
FINAL. ORDER NO, 87—_09__ PC -- PAGE 6
1. Chapter 18.154 of the Code will be satisfied during the approval
process for the final plat.
C. DECISION
Based upon the above findings, the Planning Commission approves
PD 87-01/S 87--02/7C 87-01/SL 87-04 subject to the following conditions:
1. UNLESS OTHERWISE NOTED BELOW, ALL. CONDITIONS SHALL. BE SATISFIED PRIOR
TO RECORDING THE FINAL PLAT.
2. That SW 132nd Avenue from Walnut Street to the proposed northerly plat
boundary be constructed to Washington County interim standards. In no
case shall such standard be less than 22 feet of pavement section with
3 inches of AC, base rock, 3 foot gravel shoulders and drainage
improvement (ditch and culverts) where necessary. Washington County
may desire to have the City review, approve and issue this public
improvement permit.
3 . That SW 132nd Avenue within the applicant' s site be constructed to
minor collector standards as provided by Washington County. Such
improvements shall include sidewalks, streetlights and underground
utilities.
4. The applicant shall re-evaluate the street and sanitary sewer
extensions to the west plat boundary. These public facility
extensions shall be subject to review and approval from the
Engineering Section.
5. The applicant shall dedicate Tracts A, B, and C to the City as
Greenway. An alternative to this requirement would be to keep the
tracts in private ownership with enforceable maintenance agreements
and storm drainage easements where necessary. Said agreements and
easements will be subject to Engineering Section approval.
6. The applicant shall demonstrate that the storm drainage downstream
effect on private properties is not significant or that easements will
be obtained. The applicant shall also evaluate the need for storm
drainage system extension to the west plat boundary.
7. All public storm drainage and sanitary sewer lines shall be encumbered
by a 15 foot wide (minimum) easement granted to the City.
8. The applicant shall obtain the necessary permits from Unified Sewerage
Agency for sanitary sewer construction and provide the Engineering
Section with copies of said permits.
9. A one foot strip granted to the City of Tigard shall be provided at
the terminus of SW Benchview Terrace.
10. The applicant shall provide for roof rain drainage to the public
stormwater system.
FINAL ORDER NO, 87— 09 PC — PAGE 7
-I
11. The applicant shall obtain a letter of serviceability from the
Department of Land Use and Transportation of Washington County, to
perform work within the right-of-way of SW 132nd Avenue. A copy of
said letter shall be provided to the City Engineering Office prior to
issuance of a Public Improvement Permit.
12. Sanitary and storm sewer details shall be provided as part of the
Public Improvement plans. Calculations and topographic service area --•
basin map shall be provided as a supplement to the Public Improvement
plans, to demonstrate evidence of area •-• basin full development
serviceability. The location and capacity of existing and proposed
(or future) lines shall be addressed.
13 . Additional right-of-way shall be dedicated to the Public along the
SW 132nd Avenue frontage within the proposed development to increase
the right-of-way to 30 feet from centerline. The description for said
dedication shall be tied to the existing right-of-way centerline as
established by Washington County. The dedication document shall be on
City forms and approved by the Engineering Section.
14. Street Centerline Monumentation
A. In accordance with ORS 92.060 subsection (2), the centerlines of
all street and roadway right-of-ways shall be monumented before
the City shall accept a street improvement.
B. All centerline monuments shall be placed in a monument box
conforming to City standards, and the top of ali monument boxes
shall be set at design finish grade of said street or roadway.
C. The following centerline monuments shall be set:
(1) All centerline-centerline intersections. Intersections
" existing streets, shall
created with collector or other x g ,
be set when the centerline alignment of said "collector" or
other street has been established by or for the City;
(2) Center of all cul-de-sacs;
(3) Curve points. Point of intersection (P.I. ) when their
position falls inside the limits of the pavement otherwise
beginning and ending points (B.C. and E.C. ) .
(4) All sanitary and storm locations shall be placed in
positions that do not interfere with centerline
monumentation.
15. Upon completion of a cursory review of the public improvement
construction drawings, seven (7) sets of plan-profile public
improvement construction plans, and one (1) itemized construction cost
estimate, stamped by a Registered Professional Civil Engineer,
detailing all proposed public improvements shall be submitted to the
Engineering Section for approval. Said drawings shall include methods
for erosion control and maintenance of slope stability.
FINAL ORDER NO. 87- 09 PC -- PAGE 8
16. Construction of proposed public improvements shall not commence until
after the Engineering Section has issued approved public improvement
plans . The Section will require posting of a 100 percent performance
assurance, the payment of a permit fee and a sign
installation/streetlight fee. Also, the execution of a street opening
permit or construction compliance agreement shall occur prior to, or
concurrently with the issuance of approved public improvement plans.
17. Street design and grades and fire hydrant location shall be approved
by Washington County Fire District No. 1 .
18. The final plat shall be modified as necessary to accommodate the
existing Tigard Water District line and easement.
19. Plans for erosion control shall be submitted for Building Inspection
Division approval in conjunction with Building Permits for all lots.
20. This approval is valid if exercised within one year of the final
approval date.
It is further ordered that the applicant be notified of the entry of this
order.
Nn
PASSED: This ok day of June, 1987 by the Planning Commission of the City
of Tigard.
Dek-PIAA6e/
A. Donald Moen, President
Tigard Planning Commission
(KL:sb/2962P/0030P)
FINAL ORDER NO. 87—_09__ PC — PAGE 9
AGENDA ITEM 5.1
PLANNING COMMISSION
SEPTEMBER 8, 1987
MEMORANDUM
CITY OF TIGARD, OR
TO: Tigard Planning Commission
FROM: Diane M. Jelderks, Planning Commission Secretary
RE: NPO Applicants
Attached are Citizen Committee Interest Applications from:
Gordon S. Martin NPO # 4 (statement attached)
Margaret Nolan NPO # 8
John A. Nolan NPO # 8
Sue Seibold NPO # 8
Marjory Haglund NPO # 8 C.sret-rew►ervc /-TrA-0t*ED�
NPO # 8 is a new Neighborhood Planning Orginaztion formed by
City Council for the recently annexed Metzger area.
Each applicant should be allowed to state why they would like
to become a member of their NPO.
Planning Commission will need to either recommend for or against
appointment to the NPO which will be forwarded to City Council
for formal appointment by resolution.
M M
CITY OF TIFARD
CITIZEN COMMITTEE INTEREST APPLICATION OREGON
25 Years of Service
1961-1986
NAME: op r GrC < Ala a r'/t vN DATE: _.5_-/A 2A2_____
7
ADDRESS (RES.): 12 2 65 S o-' 7 Aticaue T rf• RES. PHONE: 62.0-2'17?
ADDRESS (BUS.): J,Z 2 /S SGU 72 vid 4 vevi BUS. PHONE: 6 Z ?7
LENGTH OF RESIDENCE IN TIGARD: 37 r S • SUGGESTED BY: —
WHERE DID YOU LIVE PREVIOUSLY?
EDUCATIONAL BACKGROUND: e o lley e
OCCUPATIONAL STATUS AND BACKGROUND: .5<q/ - ewcdo y -ci
HOW LONG HAVE YOU BEEN EMPLOYED WITH THIS FIRM?
IS THIS COMPANY LOCATED WITHIN YOUR NPO AREA (NPO APPLICANTS ONLY)? c°,"
PREVIOUS COMMUNITY ACTIVITY: IV�o y Lail ��r Si e ado f/97 7
ORGANIZATIONS AND OFFICES:
OTHER INFORMATION (GENERAL REMARKS):
BOARDS, COMMITTEES OR NPO INTERESTED IN: A170,0
Date received at City Hall Date Interviewed
Date Appointed Board, Committee, or NPO ;Y
Inside City Outside City
(1172w)
13125 SW Hall Blvd„P.O.Box 23397,Tigard,Oregon 97223 (503)639-4171
4
/79esI a S S
f /ff 7
Pimvitatici Comm4ss two
July 27, 1987
Tigard Planning Commission
City of Tigard
P.O Box 23397
Tigard, Oregon 97223
RE: NPO #4 Reappointment
Dear Planning Commission :
I am requesting reappointment to NPO #4 because I
feel its my civic duty to take part in, and keen informed
of the future planning for the Tigard Triangle and
surrounding area.
Thank you for considering my request .
Sincerely,
Gordon S . Martin
jf
_Pin c i 2
CITY OF TIGA RD
CITIZEN COMMITTEE INTEREST APPLICATION OREGON
25 Years of Service
1961-1986
NAME: 'y , ' r DATE: /S"
ADDRESS (RES. : < ..+. '
RES. PHONE: hat -
ADDRESS (BUS.): r. , j ? "? BUS. PHONE:
LENGTH OF RESIDENCE 'N TIGARD: 70 u QLo s SUGGESTED BY:
WHERE DID YOU LIVE PREVIOUSLY? -----
EDUCATIONAL BACKGROUND:
/rvHr r1
OCCUPATIONAL STATUS AND BACKGROUND: , : . a , Yri, ".
v F
HOW LONG A VL YOU BEEN EMPLOYED WITH THIS FIRM? 1 0 0 t 6 0.#1_0 1C1704
IS THIS COMPANY LOCATED WITHIN YOUR NPO AREA (NPO APPLICANTS ONLY)?
PREVIOUS COMMUNITY ACTIVITY:
ORGANIZATIONS AND OFFICES:
OTHER INFORMATION (GENERAL REMARKS) :
Q t�1 y ay, '?,11_i i YltIkr,t ana t,vi, t 4 if P v 1 S 1..
i1
BOARDS, COMMITTEES OR NPO INTERESTED IN: P
Date received at City Hall Date Interviewed
Date Appointed Board, Conlittee, or NPO
Inside City Outside City E`
(1172W) ,
•
13125 SW Hall Blvd,P,O,Box 23397,Tigard,Oregon 97223 (503)639-4171 - ---- - w
:-1
CITY OF TIGARD
CITIZEN COMMITTEE INTEREST APPLICATION OREGON
25 Years of Service
r lov 1961-1986
NAME: Q Im 0 DATE: /c /g4 7
ADDRESS (RES.) : 803 S- i) RES. PHONE: 610 _ 3 l
ADDRESS (BUS.): cj'. Q �+y� 7 , 9„3 BUS. PHONE:,
LENGTH OF RESIDENCE ik G TIGARD: `) /Q oAkS SUGGESTED BY:
WHERE DID YOU LIVE PREVIOUSLY? p/�1j ( Qg ,
EDUCATIONAL BACKGROUND: , 2s i r,.
T7
OCCUPATIONAL STATUS AND BACKGROUND: a y ; , , . . , . A
Uar
tTr
HOW LONG AME YOU BEEN EMPLOYED WITH THIS FIRM? 3 4 tie/IRS
IS THIS COMPANY LOCATED WITHIN YOUR NPO AREA (NPO APPLICANTS ONLY)?
PREVIOUS COMMUNITY ACTIVITY:
ORGANIZATIONS AND OFFICES: it U. P c (I uh .4 J n item I ;m doh td I t l
OTHER INFORMATION (GENERAL REMARKS):
BOARDS, COMMITTEES OR NPO INTERESTED IN: Np 0 g
196� gI1nr q �!_�
Date received at Cit y Ha ® n 3� Date Interviewed
Date Appointed Board, Committee, or NPO
Inside City Outside City
(1172W)
13125 SW Hall Blvd,P.O.Box 23397,Tigard,Oregon 97223 (503)639-4171
_ _ ____.____._....____._.___T
,4v.2...______
•
Aliki, „
II I I ,
CITY OF TIM RD
CITIZEN COMMITTEE INTEREST APPLICATION OREGON
25 Years of Service
1961-1986
NAME: Set. S 4 60 CD DATE: 6 I :
` (Jt, q-n2.3 RES. PHONE: �o� S301
ADDRESS (RES.) : 1( Z�o 7Iw �'��� ,9 i�i�"�,
ADDRESS (BUS.): g2u5 S?.) Yt2/? :s BUS. PHONE:
LENGTH OF RESIDENCE IN TIGARD: I1. SUGGESTED BY:
WHERE DID YOU LIVE PREVIOUSLY?, (p K417/4,
EDUCATIONAL BACKGROUND: (-Df(-H Ni(.-S1/1-,a
OCCUPATIONAL STATUS AND BACKGROUND: 4, /J. A I K 9 4av2S . th' L to P cr eaJ
Vlivi4 4-6 I" `0.1- 1- c4• V i n E u.,. 4os19 n TAB
HOW LONG HAVE YOU BEEN EMPLOYED WITH THIS FIRM? ( 3 94an 5
IS THIS COMPANY LOCATED WITHIN YOUR NPO AREA (NPO APPLICANTS ONLY)? 02.71 x-U
PREVIOUS COMMUNITY ACTIVITY: .-(ct�'l2D ( R.')'eat � ell--u-^x.+4 leas It�Leh.° AT
ORGANIZATIONS AND OFFICES: V U � ks•
OTHER INFORMATION (GENERAL REMARKS):
BOARDS, COMMITTEES OR NPO INTERESTED IN: V x 1‘1(2.-r0 e r`4--i S oe o 4* c O(6
i a4- 4-44a'-
Date received at City Hall Date Interviewed r_
Date Appointed Board, Committee, or NPO
Inside City " Outside City
(1172W)
13125 SW Hall Blvd„P,O,Box 23397,Tigard,Oregon 97223 (503)639-4171
1 .
r!',
CITYOF TIGARD
CITIZEN COMMITTEE INTEREST APPLICATION OREGON
25 Years of Service
1961-1986
NAME: [)4_ GC \,'' L14-z ^ /7/
% G"t r'+ .` /l VI. (; DATE: !r, 1` i
ADDRESS (RES.) : // } L 1 /1 -I / -' --d RES. PHONE: (J3% - G j
ADDRESS (BUS.): _,-/t;ei :4 - BUS. PHONE: ----
LENGTH OF RESIDENCE IN TIGARD: .jC% z 9 � % SUGGESTED BY:
WHERE DID YOU LIVE PREVIOUSLY? ��
EDUCATIONAL BACKGROUND: ,,. rL ;`> .� r'� — C r _, ur C r -1 - _
OCCUPATIONAL STATUS AND BACKG•'.UND:
HOW LONG HAVE YOU BEEN EMPLOYED WITH THIS FIRM? i2 ✓ n'�T�� _
IS THIS COMPANY LOCATED WITHIN YOUR NPO AREA (NPO APPLICANTS ONLY)?
PREVIOUS COMMUNITY ACTIVITY: lr � i f �
ORGANIZATIONS AND OFFICES: i , Z`i � ,- _ r-- 4
0 HER INFORMATION (GENERAL REMARKS):
t,.
BOARDS, COMMITTEES OR NPO INTERESTED IN
Date received at City Hall Date Interviewed
Date Appointed Board, Committee, or NPO
Inside City Outside City
(1172W)
13125 SW Hall Blvd.,P.O.Box 23397,Tigard,Oregon 97223 (503)639-4171
September 2, 1987
To: Vane M. Jeldexh4
Planning Cammi444 on Sech.etany
City of T.igand
From: Maxjony Haglund
11075 S.W. Hatt Blvd.
TAgaxd, Onegan
Re: Appo'i'ntment to NPO Numbeh. 8
My rea4on4 6or becoming a member ai NPO Number 8 axe a4 £ottows:
My number one objective would be to Ming the area into a cohe4.ive
group to enable eliective pLann.ing. At the meeting4 p4cox to
annexation to Tigard, Weat and emoti.ona were exp .e44ed Jca.thex
than ifact-k' i'ng and objectivity; i.e. , olden re4.i.dent4 expheabing
Oat ob &d i.ng:thei.t home's and younger ne4.cdent4 Oak of the "City
o6 Ttgand." I-: feet the4e appxehen4con4 need to be laid to ne4t (y
xet iabte An6onmatLon in on:det to pxogxe44 into e6ieetive development.
Since I have timed here ion thirty yean4, I believe I could relate
to the olden<fhe4.cdent4, and my expert ienee at Portland Community
College, where I worked with many d.i44enent age4 and type4 oi people,
would enable me to commUn cote well with the younger xe4.ident4.
AL4o, ne4ident4 on main thanoughLaxe4 need a ne0e4entative to
expxe44 thei t canceAiU in Suture development; concern which can
vary nom tho4e o needent4 on the Bide At/meta. Even though we
attended Metzger CPO meet&tg4 to expxe44 our pxob.tem4, we Lela
the4e were not addne44ed when the plan Sox the area. was 4ubmitted
to the County. Since I ti.ve on HaLC.BLvd. , I could unde t4tand and
attempt to keep communication tine4, open to neti.eve apprehen con
in iutune planning.
I extend my apotog.ie4 Sox not attending the meeting and would be happy to
meet with you at your eonve.ienee 4-6 you wi.4h.
Thank you,
%/L. (
c7- 4` .
PLANNING COMMISSION
se rug>.
AGENDA ITEM 5.2 14167
MEMORANDUM
CITY OF TIGARD, OREGON
TO: Planning Commission July 16, 1987
FROM: Keith Liden, Senior Planner
Deborah Stuart, Assistant Planner
SUBJECT: Zone Ordinance Amendment ZOA 6-86
Chapter 18.80 Planned Developments
Chapter 18.92 Density Computations
The staff is proposing revisions of the Planned Development and Density
Computation Chapters of the Code. Attached is a draft which reflects the
following changes:
1. Large—scale section reorganization (see attached summary of
. additions, deletions and relocations);
2. Clarification of requirements for Conceptual and Detailed Plan
approvals;
_ f
3. Addition of new Section 18.80.040, Definitions of Open Space Areas.
— This section also attempts to set minimum requirements for
required private open space areas.
4. Addition of a new Section 18.80.060 Density Computations in Planned
Developments.
-- This section states that density computations are restricted to
the remaining net usable private land areas.
5. New and improved standards for modifications of base zone standards
for residential, commercial and industrial zoning districts.
— Staff is still working on standards for the latter two.
{
6. Addition of standards for solar access.
Additions have been identified with underlines and deletions are in [brackets].
DAS:cn/3056P/0028P
SUMMARY OF
PLANNED DEVELOPMENT
SECTION CHANGES
(ZOA 6-86)
Addition
[ ] Deletion
18.80.010 Purpose
18.80.015 The Process
18.80.020 Administration and Approval Process
18.80.030 Expiration of Approval - Standards for Extension
18.80.040] 18.80.080 Noncompliance - Bond
%7 X[18.80.050] inserted in 18.80.015 Approval of Base Zone as Condition of
A'1214"--140 Approval
[18.80.060] 18.80.050 Planned Development Allowed and Disallowed
18.80.040 Definition of Open Space rr'8V '01717
18.80.070 Applicability and Allowed Uses
[18.80.080] inserted in 18.80.070 - Applicability of Base Zone Provisions
[18.80.090 Applicability of Site Development Review Chapter]
(completely deleted)
[18.80.100] 18.80.090 Phased Development
[18.80.110] 18.80. 100 Submission Requirements - Conceptual Review
[18.80.140] 18.80.120 Waiver of Requirements
[18.80. 150] 18.80.130 Detailed Plan
[18.80.190] Exceptions Underlying Zoning, Yard. . . . ''
(inserted in Section 18.80,070) ;1
[18.80. 120] 18.80.110 Approval Standards for Conceptual Plans
[18.80. 130] inserted in new Section 18.80.110
[18.80. 160] inserted in new Section 18.80.130
[18.80, 170] inserted in new Section 18.80. 130
[18.80. 180] inserted in new Section 18.80. 130
[18.80.200] inserted in new Section 18.80. 130
3056P/0028P
a
EXHIBIT "A"
18.80. PLANNED DEVELOPMENT
18.80.010 Purpose
The purposes of the Planned Development overlay zone are:
(1) To provide a means for creating planned environments through the
application of flexible standards which allow for the
application of new techniques and new technology in community
development which will result in a superior living arrangement;
(2) To facilitate the efficient use of land;
(3) To promote an economic and creative arrangement of land uses,
buildings, circulation systems, public and private open space
and utilities;
(4) To preserve to the greatest extent possible the existing
landscape features and amenities through the use of a planning
procedure that can relate the type and design of a development
to a particular site; and
(5) To encourage development that recognizes the relationship
between buildings, their use, open 'space and accessways and
thereby maximizes the opportunities for innovative and
diversified living environments.
18.80.015 The Process
(a) The Planned Development designation is an overlay zone applicable to
all zones.
(b) There are three elements to the Planned Development approval process
and the elements are as follows:
(1) The approval of the Planned Development Overlay Zone;
(2) The approval of the Planned Development Concept Plan; and
(3) The approval of the Detailed Development Plan.
(c) The Planned Development Overlay Zone shall be processed in the same
/ manner as a zone change under the provision of Section 18.32,
Administrative Procedures., except in the situation where a zone
change is part of a legislative rezoning. In the case of an existing
Planned Development overlay zone for a subdivision, conditional use
or site development review application, the proposal shall be
reviewed by the Planning Commission. In the case of an existing
Planned Development overlay zone for any other type of application,
the application shall be reviewed under the provisions required in
the chapters which apply to the particular land use application.
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 1
1
}.i
(d) The application for the overlay zone and for approval of the
Conceptual Development Plan may be heard concurrently by the
Commission if an application for eaci of the actions is
submitted.
(e) If the application involves the subdivision of land, the
applicant may apply for preliminary plat approval and the
applications shall be heard concurrently.
(f) The application for the Conceptual Development Plan shall
satisfy all of the requirements of' 18.80.100 and 18.80.110. The
applicant may file for Exceptions under the provision of .
18.80.190.
(g) The application for the Detailed. Development Plan shall be
reviewed by the Planning Director and it shall satisfy all of
the requirements of 18.80.210.
18.80.020 Administration and Approval Process
(a) The application for a Planned Development overlay zone may be
initiated as provided by Section 18.32.020. The applicant for
the Conceptual Plan and Detailed Plan shall be the recorded
owner of the property or an agent authorized in writing by the
owner.
(b) A Pre—Application Conference with City staff is required. See
Section 18.32.040.
(c) Due to possible changes in State statutes, or regional or local ,
policy, information given by staff to the applicant during the
• Pre—Application Conference is valid for no more than 6 months.
(1) Another Pre—Application Conference is required if any
Planned Development application is submitted 6 months after
the Pre—Application Conference.
(2) Failure of the Director to provide any of the information
required by this Section shall not constitute a waiver of
the standard, criteria or requirements of the applications.
(d) Notice of the Planned Development proceeding before the
Commission shall be given as required by Section 18.32.130.
(e) Action on the application shall be in accordance with Chapter
18.32 and the following:
(1) Unless otherwise provided by this Code, the Commission f'
shall hold a public hearing and approve, approve with
conditions or deny the Conceptual Plan application based on
findings related to the applicable criteria set forth in
18.80.190 of this Code.
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 2 '`
(2) A decision by the Commission may be reviewed by the Council
as provided by Section 18.32.310(b).
(f) Where a Planned Development overlay zone has been approved, the
Development Zoning District Map shall be amended to indicate the
approved Planned Development designation for the subject
development site. The application of the newly approved planned
development overlay designation to the zoning district map shall
not occur until commencement of phase one or implementation of
the project.
•
(g) Within one year after the date of Commission approval of the
Conceptual Development Plan, the owner shall prepare and file
with the Director, a Detailed Development Plan.
(1) Action on the Detailed Development Plan shall be
ministerial and taken by the Director; and
(2) A decision by the Director may be appealed by the applicant
or other affected/approved parties to the Commission and
the Commission shall decide whether the Detailed
Development Plan substantially conforms to the approved
Conceptual Development Plan based on the criteria set forth
in Section 18.80.190; and
(A) The decision shall be based on testimony from the
applicant and the staff exclusively.
(B) No notice shall be required except as required by
Section 18:32.120.
18.80.030 Expiration of Approval - Standards for Extension of Time.
(a) The approval of the Planned Development overlay zone shall not
expire.
(b) The Conceptual Development Plan approval by the Commission shall
lapse if a Detailed Development Plan proposal has not been
submitted for approval within the one—year period or unless an
extension of time is granted.
(c) The Commission shall, upon written request by the applicant,
payment of the required fee, grant, grant with conditions or
deny an extension of the approval period not to exceed twelve
(12) months upon finding that:
(1) No changes have been made on the original Conceptual
Development Plan as approved by the Commission;
(2) The applicant can show intent of applying for Detailed
Development Plan review within the twelve—month extension
period; and
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 3
•
(3) There have been no changes in the facts or applicable
policies and ordinance provisk ns on which the approval was
based.
18.80.040 Planned Development Allowed and Disallowed
(a) A Planned Development shall be allowed on all lands shown on the
Comprehensive Plan map as "Developing Areas." See
Section 18.138.030.
(b) A Planned Development .shall not be allowed in residential zones
located in areas designated as "Established Areas" on the
Comprehensive Plan map except, the Commission may approve a
Planned Development within sn "Established Area" where the
Commission finds:
(1) Development of the land in accordance with the provisions
of the "Established Area" would:
(A) Result in an inefficient use of land;
(B) Result in removing significant natural features; or
(C) Result in a change of the character of the area
surrounding a significant historic feature or building;
(2) The Planned Development approach is the most feasible
method of developing the area; and
(3) The site is of a size and shape that the density provisions
of Chapter 18.92 .can be met.
18.80.050 Definition of Open Space Areas
For the purposes of this Chapter, the term open space must be
further defined as follows:
(1) Open space (generally) — land areas devoid of buildings or other
physical structures except as provided in Section 18.80.070
where accessory to the provision of recreational opportunities.
Use of this term henceforth means both private and public open
space.
Open space includes: 1) land areas of the site not covered by
buildings, parking facilities or accessory structures except
recreational structures; and 2) land which is accessible and
available to all occupants of dwelling units for whose use the
space is included.
Recreational facilities or structures and their accessory uses
located in private recreational areas shall be considered open
space as long as the total impervious surfaces (paving,
pathways, parking necessary to access open space areas)
constitute no more than five (5) percent of the total private
open space.
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 4
(2) Private open space land areas devoid of any buildings or
structures intended for the private use of an individual owner
or group of owners (owners' association).
(3) Public or common open space - land areas devoid of any buildings .
or structures intended for common and public use either
privately or publicly owned and maintained.
(d) Net Usable open space -
Net usable open space .comprises those privately owned land areas
which may be used for open space purposes on a given site. The
amount of net usable open space will be determined by the land's
physical surface characteristics, distribution on the site,
slopes, presence of natural amenities and any land areas to be
dedicated to the City for greenway purposes. Net usable open
space is further defined and designated via compliance with all
five factors as follows:
(A) Physical Surface Characteristics
Those privately-owned land surfaces which do not possess
characteristics of steep slope, erosion hazard potential,
floodplain or drainageway, or land movement.
Net usable open space may therefore include bodies of
surface water. The Planning Commission shall make a
determination of surface waters as net usable open space
based on the following factors:
(i) The extent'of these areas in relation to the area of
the planned development; and,
(ii) The degree to which these areas contribute to the
quality, livability and amenity of the planned
development.
(B) Distribution
Net usable private open space shall be distributed more or
less equitably throughout projects in relation to the
dwelling units of the people they are intended to serve and
must be accessible to all residents. They may be linked by
walkways or public greenways.
(C) Slopes
At least one-half of the required private open space shall
have an overall finished grade not to exceed ten (10)
percent.
(D) Natural Amenities
The remaining required private open space may also be
improved for active recreational activities or may be left
in its natural state. Unique natural assets such as
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) - PAGE 5
AmmiNNIMMMOMM
unusual rock outcroppings, groves of trees or
individual trees, ravine:;, ponds, natural habitats, and
stream beds should be preserved wherever possible.
(E) Maintenance of the privately owned open space areas shall
be the responsibility of the property owners, homeowners
association, developer or a professional maintenance
company.
(5) Open space does not include:
(A) Proposed or existing street rights of way.
(B) Covered or underground parking facilities and driveways and
decks for dwellings. ,
{
(C) Commercial areas and the buildings, accessory buildings,
parking and loading facilities for these commercial areas.
(6) No open land area may be accepted as private common open space
within a planned development unless it meets the criteria
contained in Section 18.80.050(1), (2) and (3) above.
18.80.060 Density Computations in Planned Developments
The allowable number of dwelling units shall be calculated
according to the provisions of Chapter 18.92 (Density
Computations).
18.80.070 Applicability and Allowed Uses
(a) In addition to the uses allowed outright in an underlying
residential zone, the following uses and open space improvements
shall be allowed outright where all other applicable standards
are met:
(1) Recreational
(A) Community building;
(B) Indoor recreation facility: athletic club, fitness
center, racketball court, swimming pool, tennis court,
or similar use;
(C) Outdoor recreation facility: golf course, golf
driving range, swimming pool, pond, tennis court,
basketball courts, handball courts, circuit exercise
stations or similar use; and
(D) Recreational vehicle storage area.
(2) Natural
(A) Undisturbed, treed, or vegetated area
(B) Wildlife, nature education center
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 6
(C) Ponds, lakes
(0) Rock outcrops
(E) Significant wetland and wildlife habitat
(b) In all commercial and industrial planned developments the uses
permitted outright shall comply with the underlying zoning
district.
(c) Modification of Base Zone Standards — Residential
Base zone standards for residential development may be modified
in accordance with the amount and type of open space area that
is dedicated or designated as part of the development. Base
zone standards may also be modified for site design, street
orientation, landscaping and building designs which maximize
solar access. The standards may modified as described below.
(1) Lot dimensional standards for lot depth and width and structure
setback standards for front, rear, corner, and side yards,
excluding garage setback requirements and yard areas on the
perimeter of the project development shall not apply when all of
the following applicable criteria are met:
(A) All of the 100—year floodplain -area within the project
boundary has been dedicated to the public.
(B) Sufficient pedestrian/bicycle access has been provided for
nearby public br private common open space or park land,
schools,
(2) Minimum lot size requirements shall not apply when all of the
following criteria are met:
(A) The criteria in subsection (1) above have been met,
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 7
(B) The site has been designed to maximize solar access;
(C) The site design utilizes progressive concepts which reduce
such major alterations of the site, such as excavations,
retaining walls, tree removal, steep road cuts and fill,
and extensive grading;
(D) The site design provides for private open space and
recreational facilities (such as playgrounds, bike and
pedestrian trails, swimming pools, tennis courts, and
similar facilities) in residential zoning districts
according to the follows:
(i) Twenty (20 percent of net usable acreage on sites
between zero (0) and ten (10) acres:
(ii) Fifteen (15) percent on sites between ten (10) .
and fifty (50) acres; and
(iii) Ten (10) percent on sites greater than fifty (50)
acres.
(E) This private open space shall be improved and landscaped to
reflect the intended character of the development and as
approved by the Planning Commission and shall be in
addition to that required by Section 18.80.120(a)(3)(L).
However, Industrial and Commercial Planned Development
proposals shall be allowed to use flood plain, drainage
hazard, or riparian' open space on the subject property to
offset up to ' fifty (50) percent of this open space,
provided that the area counted for offset is not used for
parking.
There is maximum retention of the natural topographic
features, such as drainage swales, slopes, ridge lines,
rock outcroppings, ponds, vistas, natural plan formations,
and trees.
(D) Modification of base zone standards — commercial, industrial
(E) Site coverage. The site coverage provisions of the base
zone shall apply except where recreational facilities are
proposed as in Sections 18.80.070(b) and (c).
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 8
F .
(F) Building height. The building height provisions shall not
apply except within 100 feet of an "Established Area."
Building heights shall, wherever possible, protect lines of
sight and scenic vistas from greater encroachment than
would occur as a result of development meeting standard
building height and setback requirements of the applicable
zone.
(G) The reduction of private roadway pavement width may be made
if provisions are made to provide off—street parking in
addition to that. required in Section 18.106 of this Code.
In no event can the reduction exceed that approved by the
appropriate fire district.
(H) The construction design of private streets and drives need
not meet the requirements of this Code which would
otherwise be applicable if the Planning Commission, after
recommendation of the applicable Fire District and City
Engineering Division find that the design of the proposed
streets and common vehicular ways is adequate to protect
the public health, safety and welfare and will promote the
purposes and intent of this Code.
(I) Proposals for private streets shall meet the provisions set
forth in Section 18.164.030(s) of this Code.
(J) Exceptions to Underlying Zone, Yard, Parking and Sign
Provisions and the Landscaping Provisions
(1) The Commission may grant an exception to the
off—street. parking dimensional and minimum number of
space requirements in the applicable zone based on
findings that:
(i) The minor exception is not greater than 10% of
the required parking; and
(ii) The application is for a use designed for a
specific purpose which is intended to be
permanent in nature (for example, a nursing
home) and which has a low demand for off—street
.parking; or
(iii) There is an opportunity for sharing parking
and there is written evidence that the
property owners are willing to enter into a
legal agreement; or •
(iv) Public transportation is available to the
site, reducing the standards and will not
adversely affect adjoining uses; or
1"!F
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 9
IL
�i�
(v) There is a community interest in the
preservation of particular natural features
of the site which make it in the public
interest to grant an exception to parking
standards.
(2) The Commission may grant an exception to the sign
dimensional requirements in the applicable zone based
on findings that:
(i) The. minor exception is not greater than 107.
of the required applicable dimensional
standard for signs;
(ii) The exception is necessary for adequate
identification of the use on the property;
(iii) The sign will be compatible with the overall
site plan, the structural improvements and
• with the structures and uses on adjoining
properties.
(K) All other provisions of the base zone shall apply except as
modified by this Chapter.
18.80.080 Noncompliance — Bond
(a) Noncompliance with an approved Detailed Development Plan shall
be a violation of this Chapter.
(b) The development shall be completed in accordance with the
approved Detailed Development Plan including landscaping and
recreation areas before any occupancy permits shall be issued
except that:
(1) When the Director determines that immediate execution of
any feature of an approved Detailed Development Plan is
impractical due to climatic conditions, unavailability of
materials or other temporary condition, the Director shall
as a precondition of the issuance of a required permit,
require the posting of a performance bond, or other surety,
to secure execution of the feature at a time certain not to
exceed one (1) year.]
18.80.090 Phased Development •
(a) The Commission shall approve a time schedule for developing a
site in phases, but in no case shall the total time period for C`
all phases be greater than seven (7) years without reapplying
for Conceptual Development Plan review. 11
(b) The criteria for approving a phased Detail Development Plan
•
proposal are that:
(1) The public facilities shall be constructed in conjunction ,'
with or prior to each phase; and
prior P
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 10
3,'
AMMINIMMOMMIN
(2) The development and occupancy of any phase shall not be
dependent on the use of temporary public facilities: A
temporary public facility is any facility not constructed
to the applicable City or district standard.
18.80.100 Application Submission Requirements-Conceptual Development Plan
(a) All applications shall be made on forms provided by the Director
and shall be accompanied by:
(1) Fifteen copies of the Conceptual Development Plan(s) and
necessary data or narrative which explains how the
development conforms to the standards:
(A) Sheet size for the Conceptual Development Plan(s) and
required drawings shall not exceed 18" x24" unless a
larger size is approved by the Director; and
(B) The scale for a Conceptual Development Plan shall be a
standard engineer scale.
(2) A list of the names and addresses of all who are property
owners of record within 250 feet of the site.
(3) The required fee.
(b) The required information may be combined and does not have to be
placed on separate maps.
(c) The Conceptual Development Plan, data, and narrative shall
include the following:
(1) An existing site conditions, Section 18.80.120;
(2) A site plan, Section 18.80.130;
(3) A grading plan, Section 18.80.140;
(4) Architectural elevations of all structures, Section
18.80.150;
(5) A landscape plan, Section 18.80.160;
(6) A�/�solar access concept, (optional), Section 18.80.130(f);
and
(7) A copy of all existing or proposed restrictions or
covenants; and
(8) A sign plan, Section 18.80.170.
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) - PAGE 11
18.80.110 Additional Information Required and Waiver of Requirements
(a) The Director may require information in addition to that
required by this Chapter in accordance with Section 18.32.080
(a).
(b) The Director may waive a specific requirement for information in
accordance with Section 18.32.080 (b) and (c).
18.80.120 Site Conditions
(a) The site analysis drawings shall include:
(1) A vicinity map showing streets and access points,
pedestrian and bicycle pathways; transit stops and utility
locations;
(2) The site size and its dimensions;
(3) Contour lines at 2-foot contour. intervals for grades 0-10%
and 5-foot intervals for grades over 10 percent;
(4) The location of drainage patterns and drainage courses;
(5) The location of natural hazard areas including:
(A) Floodplain areas (100-year floodplain and flooding),
(B) Slopes in excess of 25%;
(C) Unstable ground (areas subject to slumping, earth
slides or movement);
(D) Areas having a high seasonal water table within 0-24
inches of the surface for three or more weeks of the
year;
(E) Areas having a severe soil erosion potential; or
(F) Areas having severe weak foundation soils.
(6) The location of resource areas as shown on the
Comprehensive Plan map inventory data including:
(A) Wildlife habitats; and
(B) Wetlands;
(7) The location of site features including:
(A) Rock outcroppings; and
(B) Trees with 6" caliper or greater measured 4 feet from
ground level.
PLANNED DEVELOPMENT DRAFT NO 4 (ZOA 6-86) - PAGE 12 k,
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(8) The location of existing structures on the site and
proposed use of those structures;
(9) The location and type of noise sources on the site or on
adjoining property such as traffic ways, mechanical
equipment or noise producing land uses if requested by the
Director of Planning and Development.
18.80.130 The Site Development Plan
The proposed site development plan shall be at the same scale as
the site analysis and shall include the following information:
(1) The proposed site and surrounding properties;
(2) Contour line intervals (see Section 18.120.110 (a)(3);
(3) The location, dimensions and names of all:
(A) Existing and platted streets and other public ways and
easements on the site and on adjoining properties and
(8) Proposed streets or other public ways and easements on
the site.
(4) The location and dimension of:
(A) The entrances and exits on the site;
(8) The parking and circulation areas;
(C) Loading and services areas:
(0) Pedestrian and bicycle circulation;
(E) Outdoor common areas; and
(F) Utilities.
(5) The location, dimensions and setback distances of all:
(A) Existing structures, improvements and utilities which
are located on adjacent property within 25 feet of the
site and are permanent in nature.
(8) Proposed structures, improvements and utilities on the
site.
(6) The location of areas to be landscaped;
(7) The location and type of outdoor lighting considering crime
prevention techniques;
(8) The location of mailboxes;
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 13
' i
(9) The locations of proposed utility lines; and
(10) The location of all structures and their orientation.
18.80.140 Grading Plan
The site development plan shall include a grading plan at the
same scale as the site analysis drawings and shall contain the
following information:
(1) Requirements in Sections 18.120.110 and 18.120.120 of this
Chapter.
(2) The location and extent to which grading will take place
indicating general contour lines, slope ratios and slope
stabilization proposals.
(3) A statement from a registered engineer supported by factual
data substantiating:
(A) The validity of the slope stabilization proposals; and
(8) That all problems will be mitigated and how they will
be mitigated.
18.80.150 Architectural Drawings
The site development plan proposal shall include:
(1) Floor plans indicating the square footage of all structures
proposed for use on-site; and
(2) Typical elevation drawings of each structure.
18.80.160 Landscape Plan
(a) The landscape plan shall be drawn at the same scale of the Site :'
Analysis plan or a larger scale if necessary and shall indicate:
(1) Location of underground irrigation system sprinkler heads
where applicable;
I
'
(2) Location and height of fences, buffers and screenings; t'
ti
(3) Location of terraces, decks, shelters, play areas and '::
common open spaces; and
1
(4) Location, type, size and species—of existing and proposed
plant materials.
a,
(b) The landscape plan shall include a narrative which addresses:
(1) Soil conditions; and
(2) Erosion control measure that will be used. x'
/,
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) - PAGE 14 i';
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I
4.
II
18.80.170 Sian Drawings
Sign drawings shall be submitted in accordance with Chapter
18.114 of this Code.
18.80.180 Approval Standards for Conceptual Plans
(a) The Commission shall make findings that the following criteria
are satisfied when approving, or approving with conditions or
the criteria are not satisfied when denying an application.
(1) All the provisions of the Land Division provisions, Chapter
18.162, et seq, shall be met.
(2) The provisions of the following Chapters shall be met:
(A) Chapter 18.92, Density Computation and Limitations
(B) Chapter 18.144, Accessory Uses and Structures
(C) Chapter 18.96, Additional Yard Area Requirements
(D) Chapter 18.98, Building Height Limitations, Exceptions
(E) Chapter 18.102, Visual Clearance Areas
(F) Chapter 18.100, Landscaping and Screening
(G) Chapter 18.106, Off—street Parking and Loading
Requirements
(H) Chapter 18.108, Access and Egress
(I) Chapter 18.114, Signs
(3) In addition, the following criteria shall be met:
(A) Relationship to the Natural and Physical Environment:
(i) The streets, buildings and other site elements
.shall be designed and located to preserve the
existing trees, topography, and natural drainage
and surface waters to the greatest degree
possible.
(ii) Structures located on the site shall not be in
areas subject to ground slumping and sliding.
(iii) There shall be adequate distance between on site
buildings and other on—site and off—site
buildings on adjoining properties to provide for
adequate light and air circulation and for fire
protection.
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 15
(iv) The structures and streets shall be oriented
with consideration for [the sun] solar access
and wind directions, where possible.
(v) Trees with a 6 inch caliper measured at 4 feet
in height from ground level, shall be saved,
where possible.
(B) Buffering, screening and compatibility between
adjoining uses:
(i) Buffering shall be provided between different
types of land uses (for example, between single } 1
family and multiple family residential and
residential and commercial).
(ii) In addition to the requirements of the buffer
matrix, the following factors shall be
considered in determining the adequacy and
• extent of the buffer required under 18.100.
a. The purpose of the buffer, for example to
decrease noise levels, absorb air pollution,
filter dust or to provide a visual barrier;
b. The size of the buffer needs in terms of L`
width and height to achieve the purpose;
c. The direction(s) from which buffering is
needed;
d. The required density of the buffering; and
e. Whether the viewer is stationary or mobile.
(i) On-site screening from view from adjoining
properties of such things as service areas,
storage areas, parking lots and mechanical
devices on roof tops shall be provided and the j
following factors shall be considered in 1
determining the adequacy of the type and extent
of the screening:
a. What needs to be screened;
• b. The direction from which it is needed; and
c. Whether the screening needs to be year I
around.
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) - PAGE 16
(C) Privacy and Noise:
(i) Non-residential structures which abut existing
residential dwellings shall be located on the
site or be designed in a manner, to the maximum
degree possible, for the protection of the
private areas on the adjoining properties from
view and noise.
(D) Private Individual Outdoor Area — Single Family
Residential Uses:
(i) In addition to the requirements of subsection
(3) each ground level residential dwelling unit
shall have an outdoor private area (patio,
terrace, porch) of not less than 48 square feet;
(ii) Wherever possible, private outdoor open space
uses should be oriented toward the sun; and
(iii) Private outdoor spaces shall be screened or
designed to
g provide privacy for the uses of the
space.
(E) Private Common Outdoor — Multi—family Residential Uses:
(i) In addition to subsection (iii) below, each
multiple dwelling development shall incorporate
shared usable outdoor recreation areas within
the development plan as follows:
a. Studio units up to and including two
bedroom units; 200 square feet per unit. 4,
b. Three or more bedroom units; 300 square
feet per unit. .
(ii) Shared outdoor recreation space shall be readily f'
observable from adjacent units for reasons of
crime prevention and safety.
} (iii) The required recreation space may be provided as
follows:a. It may be all outdoor land areas;
b. it may be part outdoor space and part 11:111 indoor space; for example, an outdoor :
tennis court and indoor recreation room; and
c. It may be all public or common space; or
{ffiy'
PLANNED DEVELOPMENT DRAFT NO 4 (ZOA 6-86) — PAGE 17
d. It may be part common space and part
private; for example, it could be an
outdoor tennis court, indoor recreation
room and balconies on each unit; and
e. Where balconies are added to units, the
balconies shall not be less than 48 square
feet.
(F) Access and Circulation:
•
(i) The number of allowed access points for a
development shall be provided in Chapter 18.112
of this Code.
(ii) All circulation patterns within a development
must be designed to accommodate emergency
vehicles.
(iii) Provisions shall be made for pedestrian and
bicycleways if such facilities are shown on an
adopted plan.
(G) Landscaping and Open Space:
(i) The net usable private-open space meets all five
tests discussed in Section 18.80.040 above for
physical surface characteristics, distribution,
slopes and natural amenities (where applicable).
(ii) The net usable private open space meets the
quantity criteria as provided in Section
18.80.070(c)(2)(E).
(iii) Landscaped area. At a minimum, the amount of
landscaped area for the development shall meet
the requirements of the applicable residential,
commercial, or industrial zone.
(vi) Total allowable impervious surfaces such as
.parking necessary for access to the open space
or bike/pedestrian paths shall constitute no
more than five percent of the total open space.
(vii) Trees shall be sited so that they do not
obstruct solar access, wherever possible.
(H) Public Transit:
(i) Provisions for public transit may be required
where the site abuts a public transit route.
The required facilities shall be based on:
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 18
a. The location of other transit facilities in
the area; and
b. The size and type of the proposed
development.
(ii) The required facilities shall be limited to such
facilities as:
a. A waiting shelter;
b. A turn-out area for loading and unloading;
and
c. Hard surface paths connecting the
development to the waiting area.
(I) Signs:
(i) In addition to the provisions of Chapter 18.114,
Signs and in accordance with Section
18.80.070(g):
a. Location and dimensions of all signs
proposed for the development site; and
b. The signs shall not obscure [vehicle
driver's] motorist sight distance.
(3) Parking:
All parking and loading areas shall be laid out in
accordance with the requirements set forth in
Chapter 18.106.
(K) Drainage:
All drainage provisions shall be generally laid out in
accordance with the requirements set forth in Chapter
18. 112 and the criteria in the adopted CH2M-Hill 1981
Master Drainage Plan.
(L) Floodplain Dedication:
Where landform alterations and development are allowed
within the 100-year floodplain outside the zero-foot
rise floodway, the City shall require the dedication
of sufficient open land area within and adjacent to
the floodplain for greenway purposes. This area shall
include portions at a suitable elevation for the
construction of a pedestrian/bicycle pathway with the
floodplain in accordance with the adopted pedestrian
bicycle pathway plan.
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) - PAGE 19
(M) The potential for maximizing solar access on the site.
(N) Where the site is subject to land slides or other potential
hazard, a soils and engineering geologic study based on the
proposed project shall be submitted which shows the area can be
made suitable for the proposed development.
18.80.190 Additional Information Required and Waiver of Requirements
(a) The Director may require information in addition to that
required by this Chapter in accordance with Section 18.32.080(a).
(b) The Director may waive a specific requirement for information in
accordance with Section 18.32.080(b) and (c).
18.80.200 Application Submission Requirements — Detailed Plan
(a) The site plan shall be at the same scale as the site conditions,
and shall show the following:
(1) The applicant's entire property and the surrounding
property to a distance sufficient to determine the
relationship between the applicant's property and proposed
development and adjacent property and development.
(2) Boundary lines and dimensions for the perimeter of the
property and the dimensions for all proposed lot lines,
section lines, corners and monuments.
(3) The location of at least one temporary benchmark and
contours as provided by section 18.80.110(a)(3).
(4) Identification information, including the name and address
of the owner, developer and project designer, and the scale
and north arrow.
(5) The location, dimensions and names of all:
(A) Existing and platted streets and other public ways,
railroad tracks and crossings and easements on
adjacent property and on the site;
(B) Proposed streets or other public ways, easements on
the site.
(6) The location, dimensions and setback distances of all:
(A) Existing structures, improvements, utility and
drainage facilities on adjoining properties.
(B) Existing structures, improvements, utility and
drainage facilities to remain on the site.
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 20
(C) Proposed structures, improvements, utility and
drainage facilities on the site.
(7) The location and dimensions of:
(A) The entrances and exits to the site;
(B) The parking and circulation areas;
(C) Pedestrian and bicycle circulation areas;
(D) On-site outdoor recreation spaces and common areas;
(E) Above ground utilities.
(8) The location of areas to be landscaped.
(9) The location and type of street lighting with specific
consideration given to crime prevention.
•
(b) Grading and Drainage Plan
The grading and drainage plan shall be at the same scale as the
site conditions and shall include the following:
(1) The location and extent to which grading will take place
indicating general contour lines, slope ratios, and slope
stabilization proposals.
(2) A statement from a registered engineer supported by factual
data that all drainage facilities are designed in
conformance with the City's Master Drainage Plan. This
shall be reviewed by the City Engineer.
(3) Identification information, including the name and address
of the owner, developer, project designer and the project
engineer.
(c) Utility Plan
(d) The Landscape Plan
The landscape plan shall be prepared on the Site Plan and in
addition shall show:
(1) The location of the underground irrigation system or hose
bibs;
(2) The location and height of fences and other buffering or
screening materials;
•
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) - PAGE 21
(3) The location, size and species of the existing plant
materials; and
(4) The location, function and height of proposed plant
materials (Buffer, shading, cover, etc.);
(5) The location of the trees to be removed.
(6) The landscape plan shall be accompanied by a narrative
description of:
(a) The soil conditions and the plant selection
requirements relating to the soil conditions.
(b) Plans for soil treatment such as stockpiling the top
soil.
(c) The erosion controls which will be used if necessary.
•
Sign Drawings
(i) Dimensions of all signs proposed for the
development site; and
(ii) A site plan for freestanding signs showing
location; and
(iii) A diagram showing dimensions of the wall on
which the sign will be placed;
Public Open Space
Where the open space is designated on the plan as common open
space the following shall apply:
(1) The open space area shall be shown on the final plan and
recorded with the Director.
(2) The open space shall be conveyed in accordance with one of
the following methods:
(A) By dedication to the City as, publicly owned and
maintained as open space. Open space proposed for
dedication to the City must be acceptable to it with
regard to the size, shape, location, improvement, and
budgetary and maintenance limitations.
(B) By leasing or conveying title (including beneficial
ownership) to a corporation, home association or other
legal entity with the City retaining the development
rights to the property. The terms of such lease or
other instrument of conveyance, must include
provisions suitable to the City Attorney for
guaranteeing the following:
PLANNED DEVELOPMENT DRAFT NO. 4 (ZOA 6-86) — PAGE 22
•
(i) The continued use of such land for the intended
purposes.
(ii) Continuity of property maintenance.
(iii) When appropriate, the availability of funds
required for such maintenance.
(iv) Adequate insurance protection.
(v) Recovery for loss sustained by casualty and
condemnation or other wise.
(C) By any method which achieves the objectives set forth
in subsection (2) above.
(q) Solar Access Plan
Where a site design is proposed which would maximize solar
access, a narrative should be provided as to how certain •
design features given below will facilitate access:
(1) Building height
(2) Vegetation and tree species, their placement and height
(3) Building orientation and spacing
(4) Street design and orientation
(5) Architectural design
(6) Building setbacks
18.80.210 Approval Standards for Detailed Plans
(1) The Director shall approve the Detailed Development Plan upon
finding that the final plan conforms with the Conceptual
Development Plan approved, or approved with conditions by the
Commission. The detailed plan shall be approved based upon the
findings that:
(A) The change will not increase the residential densities; the
lot coverage by buildings or reduce the amount of parking;
(B) The change will not reduce the amount of private open space
and landscaping;
(C) The change does not involve a change in use;
t•.
p;.
(D) The change commits land to development which is not
environmentally sensitive or subject to a potential hazard
and
F�F
PLANNED DEVELOPMENT DRAFT NO 4 (ZOA 6-86) — PAGE 23
•
{
(E) The change does not involve a major shift in the location
of buildings, proposes streets, parking lot configuration,
utility easements, landscaping or other site improvements.
(F) The streets and roads for public use are dedicated without
reservation or restriction other than revisionary rights
upon vacation of any such street or road and easements for
public utilities;
(G) The streets and roads held for private use and indicated on
the conceptual plan have been approved by the City;
(H) The detailed plan contains a donation to the public of all
common improvements, including but not limited to streets,
roads, parks, sewage disposal and water supply systems;
(I) An explanation is included which explains all of the common
improvements required as conditions of approval and are in
recordable form and have bee recorded and referenced on the
plat.
(3) The detailed plan complies with the applicable zoning
ordinance and other applicable ordinances and regulations.
(2) Substantial modifications made to the approved Conceptual
Development Plan as determined by the Planning Director shall
require a new application.
3056P/0028P
PLANNED DEVELOPMENT DRAFT NO 4 (ZOA 6-86) PAGE 24
Agenda Item 5.3
Planning Commission
MEMORANDUM P'�p`rnr $'1.1 (�G?
CITY OF TIGARD, OREGON
TO: Planning Commission July 15, 1987
FROM: Keith Liden, Senior Planner
Deborah Stuart, Assistant Planner
SUBJECT: Chapter 18.84 Sensitive Lands -- ZOA 87-03 and CPA 87-02
A series of three separate zone ordinance amendments are being processed by
staff concerning the Sensitive Lands Chapter of the Code.
In order to meet Federal Emergency Management Agency (FEMA) requirements and a
June 15 deadline, the staff proposed the first revision of the Sensitive Lands
Chapter. The City Council held a public hearing on June 8 on the FEMA changes
(ZOA 87-01) and adopted the final order and declared an emergency.
This second separate zone ordinance amendment will allow the Planning
Commission and City Council additional time to consider the following changes:
1. A shift in the review authority for drainageways, steep slopes, and
wildlife/wetland areas to the Director from the Hearings Officer.
2. Flood lain review authority is retained by the Hearings Officer.
P y y g
3. Allowance of minor projects that do not result in any fill (eg. water line
installation) without Sensitive Lands approval.
4. Modification of Policy 3 .5.3 and appropriate Code sections to make it
clear that flood plain dedication is a condition of development approval.
5. Allowance of landform alteration of land zoned residential.
Addition of Section 18.84.035 to include other significant wetland/wildlife
habitats identified in the Comprehensive Plan along with relevant evaluation
criteria will occur as part of a third zone ordinance amendment in the coming
year. This section is still in a very rough form and may require further
revision prior to our periodic review with LCDC probably in 1989.
DAS,:cn/3253P/30P
"EXHIBIT A"
18.84 SENSITIVE LANDS
18.84.010 Purpose
(a) Sensitive Lands are lands potentially unsuitable for development
because of their location within the 100—year floodplain, within
natural drainageway, on steep slopes or on unstable ground.
(b) Sensitive land areas are designated as such to protect the
public health, safety and welfare of the community through the
regulation of these sensitive land areas.
(c) Sensitive Lands regulations contained in this Chapter are
intended to maintain the integrity of the rivers, streams, and
creeks in Tigard by minimizing erosion, promoting bank
stability, maintaining and enhancing water quality and fish and
wildlife habitats, and preserving scenic quality and
recreational potentials.
[(d) Development is prohibited within all areas designated as
significant wetlands on the Floodplain and Wetlands Map.
Development on property adjacent to significant wetlands shall
be done under the planned development section of the Community
Development Code. In addition, no development shall occur on
property adjacent to areas designated as significant wetlands on
the Floodplain and Wetlands Map within 25 feet of the designated
wetlands area.]
[(e) Except as explicitly authorized by other provisions of this
Chapter, all other uses are prohibited on sensitive land areas.]
[(f) A use established prior to the adoption of this Code, which
would be prohibited by this Chapter or which would be subject to
the limitations and controls imposed by this Chapter shall be
considered a nonconforming use. Nonconforming uses shall be
subject to the provisions of Chapter 18.132 of this Code.]
[(g)](d) The regulations of this Chapter are intended to implement the
Comprehensive Plan and the Federal Emergency Management Agency's
flood insurance program, and help to preserve natural sensitive
land areas from encroaching uses and to maintain the September
1981 zero—foot rise floodway elevation.
[(h)](e) The areas of special hazard identified by the Federal Insurance
Administration in a scientific and engineering report entitled
"The Flood Insurance Study of the City of Tigard," dated
September 1, 1981, with accompanying Flood Insurance Maps
(updated February, 1984) is hereby adopted by reference and
declared to be a part of this Chapter. This Flood Insurance
Study is on file at the Tigard Civic Center.
ZOA 87-03 AND CPA 87-02 (7-15-87) — PAGE 1
[(i)](f) When base flood elevation data has not been provided in
accordance with Section 18.84.010(h), the Director shall obtain,
review and reasonably utilize any base flood elevation and
floodway data available from a Federal, State, or other source,
in order to administer Sections 18.84.026(h) and (1) .
[(j)](q) City actions under this Chapter will recognize the rights of
riparian owners to be free to act on the part of the City, its
commissions, representatives and agents, and land owners and
occupiers.
(h) For the purposes of this Chapter, the word "structure" shall
exclude: children's play equipment, picnic tables, sand boxes,
shelters, grills, and basketball hoops.
18.84.015 Applicability of Uses — Permitted, Prohibited and Nonconforming
(a) Except as provided by subsect° ,, (b), the following uses shall
be outright permitted uses within sensitive land areas:
(1) Accessory uses such as lawns, gardens or play areas;
(2) Agricultural uses conducted without locating a structure
within the sensitive land area;
(3) Community recreation uses such as bicycle and pedestrian
paths or athletic fields or parks, excluding structures;
(4) Public and private conservation areas for water, soil, open
space, forest and wildlife resources;
(5) Removal of poison oak, tansy ragwort, blackberry or other
noxious vegetation;
(6) Maintenance of floodway, excluding rechanneling;
(7) Fences, except in the floodplain area;
(b) Separate permits shall be obtained from the appropriate
Community Development Division for the following: ,
(1) Installation of underground utilities and construction of
roadway ' improvements including sidewalks, curbs,
streetlights, and driveway aprons;
(2) Minimal ground disturbance(s) but no landform alterations;
and 4.
(3) Repair, reconstruction or improvement of an existing
structure or utility, the cost of which is less than
50 percent of the market value of the structure prior to
the improvement or the damage requiring reconstruction
provided no development occurs in the floodway.
ZOA 87-03 AND CPA 87-02 (7-15-87) — PAGE 2
1
[(b)] [The following uses and activities are permitted only by a
Sensitive Lands permit granted by the Hearings Officer except as
provided by 3(A) and (B)]
The Hearings Officer shall grant, a Sensitive Lands permit upon
review of requests for: [(1) A] a land form alteration or
development within the 100—year floodplain[;].
[(2) A land form alteration or development on slopes of 25% or
greater and unstable ground;]
[(3) Land form alteration or development within a drainageway
where there is year round water flow, unless:
(A) The drainageway is proposed to be incorporated into a
public facility of adequate size to accommodate
maximum water flow in accordance with the adopted 1981
Master Drainage Plan as prepared by Ch2M Hill; or
(B) The land is not proposed to be partitioned, subdivided
or developed.]
[(4) Application pursuant to subsection 3 (A) and 3 (B) shall be
approved by the Director.]
(d) The following uses and activities are permitted only by a
Sensitive Lands permit granted b, the [Hearings Officer]
Director:
(1) A landform alteration or development on slopes of 25 % or
greater and unstable ground;
(2) Land form alteration or development of areas outside of the
100 year floodplain within a drainageway where there is
year round water flow, unless:
(A) The drainageway is proposed to be incorporated into a
public facility of adequate size to accommodate
maximum water flow in accordance with the adopted 1981
Master Drainage Plan.
rl
[(d)](e1 A Sensitive Lands Permit approval shall be obtained before
construction or development begins within any area of special
flood hazard or drainageway as established in 18.84.015 (b) and
(c) above. The permit shall apply to all structures including
manufactured homes.
[(c)] (f) Except as explicitly authorized by other provisions of this
Chapter, all other uses are prohibited on sensitive land areas. Fil
l.l
ZOA 87-03 AND CPA 87-02 (7-15-87) — PAGE 3
i.;
I
1
1
i
[(d)] (g) A use established prior to the adoption of this Code, which
would be prohibited by this Chapter or which would be subject to
the limitations and controls imposed by this Chapter shall be
considered a nonconforming use. Nonconforming uses shall be
subject to the provisions of Chapter 18.132 of this Code.
i
18.84.020 Administration and Approval Process 1
(a) The applicant for a Sensitive Lands permit shall be the recorded E
owner of the property or an agent authorized in writing by the
owner. r t
. t
(b) A Pre-Application conference with City staff is required. See
Section 18.32.040.
(c) Due to possible changes in State statutes, or regional or local
policy, information given by staff to the applicant during the
Pre-Application Conference is valid for not more than 6 months. f
(1) Another Pre-Application Conference is required if any
variance application is submitted more than 6 months after
the Pre-Application Conference.
(2) Failure of the Director to provide any of the information
required by this Chapter shall not constitute a waiver of I:
the standard, criteria or requirements of the application.
(d) The hearings Officer shall approve, approve with conditions or s!
deny an application for Sensitive Lands permit as set forth in !,
Section 18.84.015 (b)(1)(2)(3), excluding subsections (b)(3)(A)
and (3)(B). The Hearings Officer's decision may be reviewed by ,I
the Council as provided by 18.32.310(b). ;�,
II
(e) The Director shall approve, approve with conditions or deny an
application for a Sensitive Lands permit as set forth in ,;,'�.
Sections 18.84.015(b)(4). The decision made by the Director may
be appealed to the Planning Commission as provided by a'
18.32.310(a) .
(f) The appropriate approval authority shall review all Sensitive
Lands Permit applications to determine that all necessary
permits shall be obtained from those Federal, State or local
governmental agencies from which prior approval is also required.
(q) The Director shall notify communities adjacent to the affected .'
area and the State Department of Land Conservation and
Development prior to any alteration or relocation of a
watercourse, and submit evidence of such notification to the
Federal Insurance Administration.
(h) The Director shall require that maintenance is provided within s`
the altered and relocated portion of said watercourse so that
II
the flood carrying capacity is not diminished.
(.
4
ZOA 87-03 AND CPA 87-02 (7-15-87) - PAGE 4
(i) The Hearings Officer and the Director shall apply the standards
set forth in Section 18.84.040 of this Chapter when reviewing an
application for a Sensitive Lands permit.
(j) The Director shall give notice of applications to be heard by
the Hearings Officer as provided by 18.32. 130.
(k) The Director shall mail notice of any sensitive lands
application decision to the persons entitled to notice under
18.32.120.
18.84.025 Maintenance of Records
(a) Where base flood elevation data is provided through the Flood
Insurance Study, the Building Official shall obtain and record
the actual elevation (in relation to mean sea level) of the
lowest floor (including basement) of all new or substantially
improved structures, and whether or not the structure contains a
basement.
(b) For all new or substantially floodproofed structures, the
Building Official shall:
(1) verify and record the actual elevation (in relation to mean
sea level), and
(2) maintain the floodproofing certifications required in this
Chapter.
(c) For all new or substantially floodproofed structures, the
Director shall:
(1) Maintain for public inspection all other records pertaining
to the provisions in this Chapter.
18.84.026 General Provisions
(a) All new construction and substantial improvements shall be
constructed with materials and utility equipment resistant to
flood damage.
(b) All new construction and substantial improvements shall be
constructed using methods and practices that minimize flood
damage.
(c) Electrical, heating, ventilation, plumbing, and air—conditioning
equipment and other service facilities shall be designed and/or
otherwise elevated or located so as to prevent water from
entering or accumulating within the components during conditions
of flooding.
(d) All new and replacement water supply systems shall be designed
to minimize or eliminate infiltration of flood waters into the
system in accordance with the Uniform Building Code and the
Uniform Plumbing Code.
ZOA 87-03 AND CPA 87-02 (7-15-87) -- PAGE 5
(e) All new construction, all manufactured homes and substantial
improvements shall be anchored to prevent flotation, collapse,
or lateral movement of the structure.
(f) New and replacement sanitary sewerage systems shall be designed
to minimize or eliminate infiltration of flood waters into the
systems and discharge from the systems into flood waters; and
(g) On—site water disposal systems shall be located to avoid
impairment to them or contamination from them during flooding.
(h) Residential Construction
(1) New construction and substantial improvement of any
residential structure shall have the lowest floor,
including basement, elevated to or above base flood
elevation.
(2) Fully enclosed areas below the lowest floor that are
subject to flooding are prohibited, or shall be designed to
automatically equalize hydrostatic flood forces on exterior
walls by allowing for the entry and exit of floodwaters.
• Designs for meeting this requirement must either be
certified by a registered professional engineer or
architect or must meet or exceed the following minimum
criteria:
(i). A minimum of two openings having a total net area of
not less than one square inch for every square foot of
enclosed area subject to flooding shall be provided.
(ii) The bottom of all openings shall be no higher than one
foot above grade.
(iii) Openings may be equipped with screens, louvers, or
other coverings or devices provided that they permit
the automatic entry and exit of floodwaters.
(i) Nonresidential Construction
(1) New construction and substantial improvement of any
commercial, industrial or other nonresidential structure
shall either have the lowest floor, including basement,
elevated to the level of the base flood elevation; or,
together with attendant utility and sanitary facilities;
shall:
(i) be floodproofed so that below the base flood level the
structure is watertight with walls substantially
impermeable to the passage of water;
(ii) have structural components capable of resisting
hydrostatic and hydrodynamic loads and effects of
buoyancy.
ZOA 87-03 AND CPA 87-02 (7-15-87) — PAGE 6
(iii) be certified by a registered professional engineer or
architect that the design and methods of construction
are in accordance with accepted standards of practice
for meeting provisions of this subsection based on
their development and/or review of the structural
design, specifications and plans. Such certifications
shall be provided to the official as set forth in
Section 18.84.025(b) .
(iv) Nonresidential structures that are elevated, not
floodproofed, must meet the same standards for space
below the lowest floor as described in
18.84.026(h)(2) . Applicants floodproofing
nonresidential buildings shall be notified that flood
insurance premiums will be based on rates that are one
foot below the floodproofed level (e.g. , a building
constructed to the base flood level will be rated as
one foot below that level).
18.84.030 Expiration of Approval — Standards of Extension of Time
(a) Approval of a Sensitive Lands permit shall be void after one
year:
(1) Unless substantial construction of the approved plan has
begun within one year period; or
(2) If construction on the site is a departure from the
approved plan.
(b) The [Hearings Officer] original approval authority shall, upon
written request by the applicant and payment of the required
fee, grant an extension of the approval period not to exceed six
months provided that:
(1) No changes are made on the original plan as approved by the
[Director] approval authority;
(2) The applicant can show intent of initiating construction of
the site within the six—month extension period; and
(3) There have been no changes in the facts or the applicable
policies and ordinance provisions on which the approval was
based.
(c) The decision of the [Hearings Officer] approval authority may be
reviewed by the Council as provided by 181.32.310(b) .
11111118.84.045 Exceptions for Development in the 108th/113th Ravine Significant
Wetlands Area below the 140' Elevation
4,�- Under the Sensitive Lands Permit process, the [Hearings Officer]
u Director may allow portions of the Ravine at 108th and 113th
-� designated as a significant wetlands area to develop provided
that all of the following criteria are met.
ZOA 87-03 AND CPA 87-02 (7-15-87) — PAGE 7
(1) All of the land (within the ravine) being considered for
development is at less that 25% slope.
(2) There are no unstable soil conditions on the land being
considered for development.
(3) The provisions of Chapter 18.150 TREE REMOVAL shall be met.
18.84.040 Approval Standards
(a) The Hearings Officer shall make findings that all of the
following criteria are satisfied when approving, approving with
conditions or denying an application request within the 100-year
floodplain;
(1) Land form alterations shall preserve or enhance the
floodplain storage function and maintenance of the
zero-foot rise floodway shall not result in any narrowing
of the floodway boundary.
[(2) The land form alteration or development within the 100-year
floodplain shall be allowed only in an area designated as
commercial or industrial on the Comprehensive Plan Land Use
Map;]
[(3) The land form alteration or development is not .located
within the floodway;]
[(4)] (2) [The] Where a landform alteration or development is
permitted to occur within the floodplain it will not result
in any increase in the water surface elevation of the
[zero-foot rise floodway] 100-year flood;
[(5)] (3) The land form alteration of development plan includes a
pedestrian/bicycle pathway in accordance with the adopted
pedestrian/bicycle pathway plan, unless the construction of
said pathway is deemed by the Hearings Officer as untimely;
[(6)] (4) The plans for the pedestrian/bicycle pathway indicate that
no pathway will be below the elevation of an average annual
flood;
[(7) The land ' within the 100-year floodplain boundary which
remains after development shall be dedicated to the public.]
(b) The [Hearings Officer] Director shall make findings that all of
the following criteria are satisfied when approving, approving
with conditions or denying an application request for a
Sensitive Lands permit on slopes of 25% or greater or unstable
ground:
(1) The extent and nature of the proposed land form alteration
or development will not create site disturbances to an
extent greater than that required for the uses;
ZOA 87-03 AND CPA 87-02 (7-15-87) - PAGE 8
■
(2) The proposed land form alteration or development will not
result in erosion, stream sedimentation, ground
instability, or other adverse on--site and off—site effects
or hazards to life or property.
(3) The structures are appropriately sited and designed to
ensure structural stability and proper drainage of
foundation and crawl space areas for development with any
of the following soil conditions; Wet/high water table;
high schrink—swell capability; compressible/organic; and
shallow depth—to—bedrock; and
(4) Where natural vegetation has been removed due to land form
alteration or development, the areas not covered by
structures or impervious surfaces will be replanted to
prevent erosion in accordance with Section 18. 100
(LANDSCAPING AND SCREENING) .
(c) The [Hearings Officer] Director shall make findings that all of
the following criteria are satisfied when approving, approving
with conditions or denying an application request for a
Sensitive Lands permit within drainageways:
(1) The extent and nature of the proposed land form alteration
or development will not create site disturbances to the
extent greater than that required for the uses;
(2) .The proposed land form alteration or development will not
result in erosion, stream sedimentation, ground stability
or other adverse on—site and off—site effects or hazards to
life or property;
(3) The water flow capacity of the drainageway is not
decreased; and
(4) Where natural vegetation has been removed due to land form
alteration or the development, the areas not covered by
structures or impervious surfaces will be replanted to
prevent erosion in accordance with Section 18. 100
(LANDSCAPING AND SCREENING) .
(5) The drainageway will be replaced by a public facility of
adequate 'size to accommodate maximum flow in accordance
with the adopted 1981 Master Drainage Plan; and
[(6) The land on which the alteration is to take place will not
be partitioned, subdivided or developed as a part of this
application request.]
(6) The necessary U.S. Army Corps of Engineers and State of
Oregon Land Board, Division of State Lands Approvals shall
be obtained.
ZOA 87-03 AND CPA 87-02 (7-15-87) — PAGE 9 I,
47711
S7), Where landform alterations and/or development are allowed
within and adjacent to the 100-year floodplain, the City
shall require the dedication of sufficient open land area
within and adjacent to the floodplain in accordance with
the Comprehensive Plan. This area shall include portions
of a suitable elevation for the construction of a
pedestrian/bicycle pathway within the floodplain in
accordance with the adopted pedestrian bicycle pathway plan.
[(d) The Director shall make findings that all of the following
criteria are satisfied when approving, approving with conditions
or denying an application request for a Sensitive Lands permit
within drainageways;
(1) The extent and nature of the proposed land form alteration
will not create site disturbances to an extent greater than
that required for the uses;
(2) The proposed land form alteration will not result in
erosion, stream sedimentation, ground stability or other
adverse on-site and off-site effects or hazards to life or
property;
(3) The drainageway will be replaced by a public facility of
adequate size to accommodate maximum flow in accordance
with the adopted 1981 Master Drainage Plan as prepared by
CH2M Hill; and
(4) The land on which the alteration is to take place will not
be partitioned, subdivided or developed as a part of this
application request.)
[18.81.045 Exceptions for Development in the 108th/113th Ravine Significant
Wetlands Area below the 104' Elevation
Under the Sensitive Lands Permit process, the Hearings Officer
may allow portions of the Ravine at 108th and 113th designated
as a significant wetlands area to develop provided that all of
the following criteria are met.
(1) All of the land (within the ravine) being considered for
development is at less than 25% slope.
(2) There are no unstable soil conditions on the land being
considered for development.
(3) The provisions of Chapter 18. 150 TREE REMOVAL shall be met.]
18.84.050 Application Submission Requirements
(a) All applications shall be made on .forms provided by the Director
and shall be accompanied by:
ZOA 87-03 AND CPA 87-02 (7-15-87) - PAGE 10
(1) Five copies of the Sensitive Lands permit proposal and
necessary data or narrative which explains how the proposal
conforms to the standards, and
(A) The site plan(s) and required drawings shall be on
sheets not exceeding 18" x 24" unless a larger size is
approved by the Director; and
r
(B) The scale for the site plan(s) shall be [20, 50 or 100
feet to the inch] a standard engineering scale.
(C) All drawings or structure elevations or flood plans
shall be a standard architectural scale, being 1/4" or
1/8" to the foot.
(2) A list of the names and addresses of all persons who are
property owners of record within 250 feet of the site.
(3) The required fee.
(b) The required information may be combined on one map.
(c) The site plan(s), data and narrative shall include the following:
(1) An existing site conditions analysis, Section 18.84.070;
(2) A site plan, Section 18.84.080;
(3) A grading plan, Section 18.84.090; '.
(4) A landscaping plan, Section 18.84.100
18.84.060 Additional Information Required and Waiver of Requirements
(a) The Director may require information in addition to that
required by this Chapter in accordance with Section 18.32.080 t'
(a) .
(b) The Director may waive a specific requirement for information in
accordance with Section 18.32.080 (b) and (c).
18.84.070 Site conditions
}
(a) The site analysis drawings shall include: 1
(1) A vicinity map showing streets and access points,
pedestrian and bicycle pathways, and utility locations;
(2) The site size and its dimensions;
E
(3) Contour lines at 2—foot intervals for grades 0-10% and
5—foot intervals for grades over 10 percent;
ICA 87-03 AND CPA 87-02 (7-15--87) — PAGE 11
1
(4) The location of drainage patterns and drainage courses;
(5) The location of natural hazard areas including:
(A) Floodplains areas (100-year floodplain and floodway); •
(B) Slopes in excess of 25%;
(C) Unstable ground (areas subject to slumping, earth
slides or movement);
(D) Areas having a high seasonal water table within 24
inches of the surface for three or more weeks of the
year; •
(E) Areas having a severe soil erosion potential; or as
defined by the Soil Conservation Service;
(F) Areas having severe weak foundation soils.
(6) The location of resource areas as shown on the
Comprehensive Plan inventory map and as required in
Section 18.84.035 including:
(A) Wildlife habitat; and
(B) Wetlands.
(7) The location of site features including:
(A) Rock outcroppings; and
(B) Trees with 6" caliper or greater measured 4 feet from
ground level.
•
(8) The location of existing structures on the site and
proposed use of those structures.
18.84.080 The Site Plan
(a) The proposed site development plan shall be at the same scale as
the site analysis plan and shall include the following
information:
(1) The proposed site and surrounding properties; E'
(2) Contour line intervals (see Section 18.84.070 (a)(3);
(3) The location, dimensions and names of all:
(A) Existing and platted streets and other public ways and
easements on the site and on adjoining properties; and
ZOA 87-03 AND CPA 87-02 (7-15-87) - PAGE 12
a,
(B) Proposed streets or other public ways and easements on ('
the site.
(4) The location and dimension of:
(A) The entrances and exits on the site;
(B) The parking and traffic circulation areas;
(C) Loading and services areas;
(D) Pedestrian and bicycle facilities; a'
(E) Outdoor common areas; and `"
(F) [Above ground] Utilities.
(5) The location, dimensions and setback distances of all: :`
(A) Existing structures, improvements and utilities which
are located on adjacent property within 25 feet of the 1-
site and are permanent in nature.
(B) Proposed structures, improvements and utilities on the
site.
(6) The location of areas to be landscaped; and '
(7) The concept locations of proposed utility lines. ;1
(8), The method for mitigating anv adverse impacts upon wetland,
riparian, or wildlife habitat areas. ,.
18.84.090 Grading Plan
(a) The site plan shall include a grading plan which contains the
following information:
(1) Requirements in Sections 18.84.070 and 18.84.080 of
this Chapter.
(2) The identification and location of the benchmark and r'
corresponding datum.
[(2)](3) The location and extent to which grading will take
place indicating contour lines, slope ratios and slope
stabilization proposals.
[(3)101 A statement from a registered engineer supported by
factual data substantiating: 1 '
1 :F
(A) The validity of the slope stabilization proposals; '?:
(B) [That other off—site problems will be mitigated;] That
other off—site impacts will not be created;
ZOA 87-03 AND CPA 87-02 (7-15-87) — PAGE 13 I,
1
(C) Stream flow calculations;
(D) Cut and fill calculations; and
(E) Channelization measures proposed,
18.84.100 Landscape Plan
(a) The landscape plan shall be drawn at the same scale of the Site
Analysis plan or a larger scale if necessary and shall indicate:
(1) Location and height of fences, buffers and screenings;
(2) Location of terraces, decks, shelters, play areas and
common open spaces, where applicable; and
(3) Location, type and size of existing and proposed plant
materials.
(b) The landscape plan shall include a narrative which addresses:
(1) Soil conditions; and
(2) Erosion control measures that will be used.
OTHER CODE AMENDMENTS
18.26,030 [Drainageways. Any land which requires larger than a 12" pipe
at minimum slope.]
Drainageway. Undeveloped land inundated during a 25-year storm
with a peak flow of at least 5 cubic feet per second and
conveyed, at least in part, by identifible channels that either
-, drain to the Tualatin-River directly or after flowing through
other drainageways, channels, creeks, or floodplain.
18.80.120 (Approval Standards for Planned Developments)
(L) Floodplain Dedication
Where landfill and/or development is allowed within or ad'acent
to the 100-year floodplain, the City shall require the
dedication of sufficient open land area for greenway adjoining
and within the floodplain. This area shall 4.nclude portions at
a suitable elevation for the construction of a
.edestrian/bic cle •athwa with the flood.lain in accordance
with the adopted pedestrian bicycle pathway plan.
18.94.030 (Manufactured/Mobile Home Park Standards)
Sri Where landfill and/or development is allowed within or adjacent
to the 100-year floodplain, the City shall require the
dedication of sufficient o.en land area for .reenwa ad'oinin•
and within the floodplain. This area shall include ••rtions at
a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian bicycle pathway plan.
ZOA 87-03 AND CPA 87-02 (7-15-87) - PAGE 14
5
18. 134.020 (Applicability of Variance Provisions)
SS Where landfill and/or development is allowed within or adjacent
to the 100-year floodplain, the City shall require the
dedication of sufficient o.en land area for •reenwa adjoining
and within the floodplain. This area shall include portions at
a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian bicycle pathway plan.
18. 162.050 (Partition Approval Criteria)
Where landfill and/or development is allowed within or adjacent
to the 100- ear flood.lain the Cit shall require the
dedication of sufficient open land area for greenway adjoining
and within the flood.lain. This area shall include •ortions at
a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian bicycle pathway plan.
18.130.040(c) (Approval Standards for Conditional Uses)
(13) Requiring the dedication of sufficient open land area for
greenway adjoining and within the floodplain when landform
alterations and development are allowed within the 100-year
floodplain.
(14) Require the construction of a pedestrian/bicycle pathway within
the flood.lain in accordance with the adopted pedestrian bicycle
pathway plan.
VOLUME II POLICY 3.5.3
3.5.3 The City has designated the 100-year floodplain of Fanno Creek,
its tributaries, and the Tualatin River as greenway, which will
be the backbone of the open[-] space system. Where landfill
and/or development are allowed within or ad'acent to the
100-year floodplain, the City shall require the dedication of
sufficient ,open land area for a_reenwav adjoining and within the
floodplain.
DS:cn/3253P/30P
ZOA 87-03 AND CPA 87-02 (7-15-87) - PAGE 15
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AGENDA ITEM
PLANNING COMMISSION
SEPTEMBER 8, 1987
MEMORANDUM
CITY OF TIGARD, OREGON
TO: Planning Commission September 2, 1987
. ,
FROM: Liz Newton, Senior Planner 14' 2%
SUBJECT: "Action Areas"
Among the Council goals for 1087-88 are "DEVELOP CITY CENTER ACTION PLAN" and
"DEVELOP TARGETED ECONOMIC DEVELOPMENT ACTION PLAN" , The City Center Plan
Task Force was appointed about 6 months ago to spearhead the City Center
Plan, The Economic Development Committee has taken the lead on the targeted
• Economic Action Plan, The Tigard Triangle Area will be reviewed as part of
this effort.
City Council is concerned that development not he prohibited in these special
areas during the development of goals and design standards but that
development which does occur be somewhat compatible with future plans for the
areas .
To accomplish thin, staff proposes that the City adopt the "Action Area"
concept which is loosely modeled after the activity centers concept used in
Clackamas County around Clackamas Town Square. The Action Area concept
involves three major elementn . First, it requires that areas to be reviewed
like the CBD or Triangle be designated as Action Areas , Second, it requires
that a Design Plan be adopted for Action Areas. Lastly, it requires that
interim standards as net forth in the Code provisions be addressed for any
1 development occurring in an Action Area to ensure that the development is not
in conflict with intentions of a proposed Design Plan.
Attached are the proposed standards to be included in the Development Code and
the proposed goals and policies to be included in the Comprehensive Plan.
RECOMMENDATION
1. Review the proposed development standards and goals and polices, suggest
modifications and recommend approval to City Council.
2. Recommend to City Council that the area designated CBD on the
Comprehensive Plan be designated as an Action Area.
ob/8760D
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ACTION AREAS
PURPOSE
This Chapter is designed to implement the policies of the Comprehensive Plan
for Action Areas which include provisions for a mixture of intensive land uses
which encourage pedestrian circulation and facilities and public transit.
APPLICABILITY
The provisions of this chapter apply to Action Areas designated on the
comprehensive plan Map.
USES
Permitted Uses and Conditional Uses allowed in an Action Area shall be as
specified in the underlying zoning district.
DEVELOPMENT STANDARDS
All development within an Action Area is subject to the review and application
requirements under sections 18. 120.010 — 18. 120. 100 and Chapter 18.130. as
modified below:
A. Action Area Design Plan: All new developments and expansions of existing
developments shall comply with the adopted design plan for the Action
Area
1, The design plan will provide for a coordinated approach to area
planning and development.
2. The design plan may require the provision of, or participation in,
the development of Rybklic facility improvements to implement the
design plan. Such iMp' ovements may include, but are not limited to,
the following:
a. Road dedications and improvements;
b. Participation in signalization;
c. Sidewalks and bikeways;
d. Crosswalks and/or overpasses;
e. Storm drainage facilities;
f. Sewer and water service lines and improvements;
g. Underground utilities;
h. Street lights;
i. Transit stops and bus shelters;
j . Transit information displays;
k. Participation in Park—and—Ride facilities;
1. Participation in public restrooms;
m. Street tree and median landscaping and development; and,
n. Open space, pedestrian plazas.
B. Interim Requirements: In the absence of an adopted design plan, it
may be required that the foregoing issues, under subsection be
addressed, for new developments as necessary to serve the use and
— 1
provide for transit service and projected public facility needs of
the area, pursuant to chapter 18.164 as determined by the Planning
Director.
C. Conditions of Approval:
The City may attach conditions to any development within an Action
Area to achieve the following objectives:
1. The development shall address transit usage by residents,
employees, and customers if the site is with one quarter mile of
a public transit line or transit stop. Specific items to be
addressed are as follows:
a. Orientation of buildings and facilities towards transit
services
b. Minimizing transit/auto conflicts;
c.. Encouraging transit supportive users;
d. Shared parking and structure or under structure parking to
avoid excess parking area.
2. The development shall facilitate 'pedestrian/bicycle circulation
if the site is located on a street with designated bikepaths or
adjacent ' to a designated greenway/open space/park. Specific
items to be addressed are as follows:
a. Provision of efficient, convenient, and continuous pedestrian
and bicycle transit circulation systems, linking developments:
within the Action Area, and surrounding development;
b. Separation of auto and truck circulation activities from
pedestrian areas;
c. Pedestrian—oriented design;
d. Provision of k4cycle parking; and,
Q. Outdoor lightilig.
3. Coordination of development within the Action Area. Specific
items to be addressed are as follows:
a. Continuity and/or compatibility of landscaping, circulation,
access, public facilities, and other improvements;
b. Siting and orientation of land uses which consider
surrounding land uses or an adopted plan; and,
c. Provision of frontage roads or shared access.
D. Prohibited Uses:
1. Outdoor storage of materials, products or supplies.
— 2
ACTION AREAS
Action Areas are designated on the land use map where transit service and
pedestrian traffic are encouraged in conjunction with Commercial, Light
Industrial and Medium, Medium-Nigh and High Density Residential Uses.
GOALS
o Reinforce the mutually supporting nature of intense land uses and high
accessibility of major transit stations.
o Encourage the use of public transit and facilitate that use through land
use and design controls.
o Encourage and facilitate pedestrian traffic through land use, circulation
patterns and design controls.
POLICIES
1.0 Designate as Action Areas concentrations of General Commercial, Light
Industrial, Medium, Medium-High, and High Density Residential where the
following criteria are met.
a. Area is generally within one-quarter mile of a major transit center
or trunk route.
b. Areas with existing uses which are frequented by pedestrians, or
vacant land which could support uses which would be patronized by
pedestrians and/or transit riders.
c. Areas which are currently automobile oriented may be included in
anticipation of a chitipge of use or redesign of pedestrian ways to
better integrate the Mi a into the action area.
2.0 Determine permitted uses through zoning. Further regulation of uses in
Action Areas shall be accomplished with an overlay zone which limits
specific automobile oriented uses as permitted uses and encourages a
higher level of uses which are pedestrian and public transit oriented.
3.0 Require that all development permitted in action areas be designed to
facilitate pedestrian movement within the center and to transit.
4.0 Review and update city parking ordinances to recognize parking needs in
Action Areas.
5.0 Develop a design plan for each Action Area to provide guidance for
financing public improvements and integrating various land uses. Plans
for automobile, transit, pedestrian and bicycle circulation, open space,
storm drainage, sewer c�,e, and lighting will be included. The City will
have the primary responsibility for developing the design plan but will
coordinate with Oregon Department of Transportation, and Tri-filet.
6.0 Development in the Action Areas may be subject to special circulation and
design considerations during design review prior to completion of the
design plans.
-• 3 -
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, -
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,
,
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7.0 Encourage formation of Local Improvement Districts or other suitable
programs for each action area tl finance implementation of the design
plans.
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ACTION AREAS 7
PURPOSE
This Chapter is designed to implement the policies of the Comprehensive Plan
for Action Areas which include provisions fora mixture of intensive land uses.
APPLICABILITY
The provisions of this chapter apply to Action Areas designated on the
comprehensive plan Map.
USES
Permitted Uses and Conditional Uses allowed in an Action Area shall be as
specified in the underlying zoning district.
PROHIBITED USES
1. Outdoor storage of materials, products, or supplies.
2. On—site outside storage of fleet vehicles in excess of two single axle
vehicles.
DEVELOPMENT STANDARDS
All development within an Action Area is subject to the review and application
requirements under sections 18. 120.010 — 18.120. 100 and Chapter 18.130. as
modified below: •
A. Action Area Design Plan: All new developments and expansions of existing
developments shall comply with the adopted design plan for the Action
Area.
1. The design plan will provide for a coordinated approach to area
planning and development.
2. The design plan may require the provision of, or participation in,
the development of public facility improvements to implement the
design plan. Such improvements may include, but are not limited to,
the following:
a. Road dedications and improvements;
b. Participation in signalization;
c. Sidewalks and bikeways;
d. Crosswalks and/or.overpasses;.
e. Storm drainage-facilities;
f. Sewer and water service lines and improvements;
g. Underground utilities;
h. Street lights;
i. Transit stops and bus shelters;
j . Transit information displays;
•
k. Participation in Park—and—Ride facilities;
1. Participation in public restrooms;
m. Street tree and median landscaping and development; and,
n. Open space, pedestrian plazas.
1
B. Interim Requirements: In the absence of an adopted design plan, it
may be required that the foregoing issues, under subsection be
addressed, for new developments as necessary to serve the use and
provide for projected public facility needs of the area, pursuant to
chapter 16.164 as determined by the Planning Director.
C. Conditions of Approval :
The City may attach conditions to any development within an Action '
Area to achieve the following objectives:
1. The development shall address transit usage by residents,
employees, and customers if the site is with one quarter mile of
a public transit line or transit stop. Specific items to be
addressed are as follows:
a. Orientation of buildings and facilities towards transit
services;
b. Minimizing transit/auto conflicts;
c. Encouraging transit supportive users;
d. Shared parking and structure or under structure parking to
avoid excess parking area.
2. The development shall facilitate pedestrian/bicycle circulation
if the site is located on a street with designated bikepaths or
adjacent to a designated greenway/open space/park. Specific
items to be addressed are as follows:
a. Provision of efficient, convenient, and continuous pedestrian .
and bicycle transit circulation systems, linking developments
within the Action Area, and surrounding development;
b. Separation of auto and truck circulation activities from
pedestrian areas;
c. Pedestrian—oriented design;
d. Provision of bicycle parking; and,
e. Outdoor lighting.
3. Coordination of development within the Action Area. Specific
items to be addressed are as follows:
a. Continuity and/or compatibility of landscaping, circulation,
access, public facilities, and other improvements;
b. Siting and orientation of land uses which consider
surrounding land uses or an adopted plan; and,
c. Provision of frontage roads or shared access.
— 2 —
ACTION AREAS
Action Areas are designated on the land use map where transit service and
pedestrian traffic are encouraged in conjunction with Commercial, Light
Industrial and Medium, Medium-High and High Density Residential Uses.
GOALS
o Reinforce the mutually supporting nature of intense land uses and high
accessibility of major transit stations.
o Encourage the use of public transit and facilitate that use through land
use and design controls.
o Encourage and facilitate pedestrian traffic through land use, circulation
g p
patterns and design controls.
POLICIES
•
1.0 Designate as Action Areas concentrations of General Commercial, Light
Industrial, Medium, Medium-High, and High Density Residential where the
following criteria are met.
a. Area is generally within one-quarter mile of a major transit center
or trunk route.
b. Areas with existing uses which are frequented by . pedestrians, or
vacant land which could support uses which would be patronized by
pedestrians and/or transit riders.
c. Areas which are currently automobile oriented may be included in
anticipation of a change of use or redesign of pedestrian ways to
better integrate the use into the action area.
2.0 Determine permitted uses through zoning. Further regulation of uses in
Action Areas shall be accomplished with an overlay zone which limits
specific automobile oriented uses as permitted uses and encourages a
higher level of uses which are pedestrian and public transit oriented.
3.0 Require that all development permitted in action areas be designed to
facilitate pedestrian movement within the center and to transit.
4.0 Review and update city parking ordinances to recognize parking needs in
Action Areas .
5.0 Develop a design plan for each Action Area to provide guidance for
financing public improvements and integrating various land uses. Plans
for automobile, transit, pedestrian and bicycle circulation, open space,
storm drainage, sewerage, and lighting will be included. The City will
have the primary responsibility for developing the design plan but will
coordinate with Oregon Department of Transportation, and Tri-Met.
6.0 Development in the Action Areas may be subject to special circulation and
design considerations during design review prior to completion of the
design plans.
- 3 -
7.0 Encourage formation Local Improvement Districts or other suitable
programs for each action area to finance implementation of the .="^=..
plans.
w6/0387O
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•
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•
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tf
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MEMORANDUM
CITY OF TIGARD, OREGON c,4/
TO: Keith Liden and Randy Clarno August 6, 1987
FROM: Cathy Wheatley
SUBJECT: Utility Easement Vacation — Bond Park No. 3 -- Public Hearing
Scheduled for September 14, 1987
Attached is a copy of the letter which will be sent to surrounding property
owners notifying them of the September 14, 1987 Council hearing for the
above--referenced vacation request.
Section 15.08 of the TMC outlines the information needed from your offices
which must be presented to Council at the Public Hearing.
Please note this material will be due September 2, 1987 for the Council packet
of the 14th.
Thanks for your help.
cw/0384D •
cc: Diane Jelderks w/resolution
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August 10, 1987
i 1
Re: Bond Park No. 3 Subdivision (Lots 58 through 69)
Vacation of Public Utility Easements t,
Dear Property Owner:
The Tigard City Council will hold a public hearing on Monday, September 14,
1987 at 7:30 p.m. at the Tigard Civic Center Town Hall Room, 13125 S.W. Hall
Boulevard, Tigard, Oregon to consider the proposed vacation of the
above—mentioned utility easements. (See enclosed location map.) Any
interested person may appear and be heard for or against the proposed vacation
of said lands. Any written objection or remonstrance shall be filed with the
City Recorder by September 14, 1987 by 7:30 p.m. at Tigard City Hall at the
address listed below.
The vacation requested was initiated on August 3, 1987 by the Tigard City
Council at the request of Waverly Construction and the property owners of Lots
58-69 of Bond Park No. 3 to return the land to private ownership. The legal
description of the parcel to be vacated is also attached for your information.
If you need further information, please contact my office.
Sincerely,
Catherine Wheatley
Deputy Recorder
cw 1:.I
Enclosures
cc: Randy Clarno =�
Keith Liden
CITY OF TIGARD, OREGON
RESOLUTION NO. 87— /(r
A RESOLUTION CONCERNING VACATION OF A PORTION OF PUBLIC UTILITY EASEMENTS
LOCATED WITHIN BOND PARK NO. 3, A RECORDED SUBDIVISION PLAT, IN THE CITY OF
TIGARD, WASHINGTON COUNTY, OREGON (Waverly Construction ET AL)
WHEREAS, a vacation request has been received and filed with the City Recorder
for vacation of public utility easements.
WHEREAS, this portion of land was previously dedicated for public utility
purposes, it has been determined to not be needed by the City for this purpose
in its current alignment; and
WHEREAS, the Tigard City Council finds it necessary and desirable to initiate
vacation proceedings for said parcel.
NOW, THEREFORE, BE IT RESOLVED by the Tigard City Council that:
(1) That the Tigard City Council initiates the vacation request with the
understanding that those property owners who would normally sign a
petition shall be notified by mail of the proceedings and that the
benefitin g property owners will
pay all fees and charges as et out in TMC
Chapter 15.08.
2 That a
( ) public hearing is hereby called to be held by the City Council on
Monday, September 14, 1987, at 7:30 P.M. at the Tigard Civic Center Town
Hall Room, 13125 SW Hall Boulevard, within the City of Tigard, at which
time and place the Council shall hear any objections thereto, and any
interested person may appear and be heard for or against the proposed
vacating of said lands.
(3) That the City Recorder be, and she is hereby, authorized and directed to
cause to have published in the Tigard Times, a newspaper of general
circulation in the City of Tigard hereby designated for such purpose, a
notice of said hearing in the form hereto attached and by this reference
made a part hereof, the first publication to be August 13, 1987 and once
each week thereafter for five publishings in all.
The Recorder be, and she is hereby, further directed to cause to have
posted within five (5) days after the date of first publication, a copy
of said notice in the form attached, at or near each end of the area
proposed to be vacated.
(4) That the particular portion of dedicated public utility easement proposed
to be vacated is described on the attached sheet headed Exhibit "A" and
by reference made a part hereof.
PASSED: This day of/4643 ., 19.
sell
'7 City of Tigard
ATTA : Council President
City Recorder, City of Tigard
RESOLUTION NO. 87-- 1//
Page 3
na 1f117Rn _
V I
"EXHIBIT A"
A strip of land being located in the Southwest Quarter of Section 12, Township
2 South, Range 1' West, W.M. , City of Tigard, Washington County, Oregon, and
being more particularly described as follows:
The west 6 feet of lots 58 through 69, Bond Park No. 3, Washington County
Plat Records.
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