Planning Commission Packet - 01/08/1991 POOR QUALITY RECORD
PLEASE NOTE: The original paper record has been archived and
put on microfilm. The following document is a copy of the
microfilm record converted back to digital. If you have questions
please contact City of Tigard Records Department.
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'�IGAatD PY.ANNING COMMI83ION
JANUARY 8a 1991 - 7:30 PM
TIGI9RD GIVIC CENT�R - TOWN HALL
13125 SW HAi.L BLV�ii o, TIGAFtD, 6RE�CONi
�:
l. CALL TQ OitDLR I
2. ROLL ClyLL '
3. APPROVE MINUTES I
4. PLANNING COMMISSION COMMIII�ICATTON3 �
5. P'tIBLIC FIEARIt7G i
,
5.1 SITE DLVEI,OPMENT REVIEW 'SDR 90-0011 VARIAPiCE Vl�t 90-0016 SUE 3N7�DER I
(NPO �2) An ap�seal of �n Adminietrative Deci�ion for Site Develo�ment
Review approval to 1) canvert and enlarqe an exieting singl� faaaily
f: xesidence for use in the manufacture and retail aale o� woolen �goods; 2)
` const�uct a 1,�00 square foot storage ahect fa�r v�rious bu�ir►eases
conducted by tihe owners of the site; and 3) allow placemeat of a
�aaanufactur�d hame on the si�e for a caretaker�s residence aseoc3.ated sv3.th
the various induetrial uses on the pro�ert�r. In addf.tior� tQ th� e,x�cxt i.r,a
; single fsmi,ly resid�nce, a 2,800 equare foot buildinq us�d. for a wholesa:,e
tropical fi�lx buc�inees �xiete on the 2.43 acre �i.te. Appliaant also
reque�ta Variance approvai zo 3.j aiiow �i�a �e���at��:. c� a caretakera�
reaidsnce� 2) a11Aw a two-wa�y driveway less than 24 feet in width; ahd 3)
al3.ow a pc�rtion of the driveway and parking area to remain gravel. Z�NE:
;; I-P (Indu$trial Parkj LOCATI�N: 9740 SW �igard S�reet (k*^T�i 2S1 2BA, tax
lot 501)
�.2 SUBDIVTSZOPT SUB 90-0014 PLANNED DEVELOPMENT PDR 90-0010 SCHECRLA/OTAIt,
INC. (1�PCD �6) � requee� for Planned Developm�nt conceptual plan apgroval
and Sukrdiviaion preliminary plat approval to riivide an apgroxi.mat�ly 26.37
acre eit� into 89 single family lots ranging fxom apgr�xi,matel�r 6,000 to
1�o00L� squars feet in eiz� and dedicat3.an of a 2.08 acre ��act along the
Tualatin R3.v�er for greenu�ay and bikewa�► �urposes. TONE: 1.t-7 (PD)
(Rasidential, 7 unite/acre, Planned De�velapment�) LOCATIONf: X020� SW
Durham Road (WCTNi 2S1 14B�, ta�c lot 5300 and 2S1 148C, tax lats 1500 &
� 1600)
5.3 5USDIVISION SUB 90-0007 VARIANCE �7AR 90-c�Oli :vAVERLY Gf)N3To/
GRANDVIE�I (IdPO �6) A reques� fo� Subdiwision approval ico allow divis3.on
of a 2.4 acre parcel into 10 lats between 7,500 and 10,400 equare fee� in
eize. A3.eo requeet�d is a yariance to allow 18ds that 25 feet nf public
gtre�t fror���e an two prnpcaaed flag loi:s. ZONE: R-4.5 (Reaidential, 4.5
uni�e/�cre) LOCATION: East eide o£ SW 97th Street and appraximate3.y 4U0
feet south of SW McDnnald Street (WCTM 25]. 11�A� tax lote 100, 105, and
io7y
- 5,4 3UBD�IVISION SUB 90--0013 VARIALJCE� VAR 90-0037 LAU2'T/HE Y#iAAS (NPO ,�6)
A res�ueot �nr Subdivisifln approvai to divide an approx3.mat�ly 2.05 acre
�it�s into eevsn parcels b��ween approximatelg 8,aa4 and �,2,025 square feet
in size> Aleo reques�ed i�s a Vari�nc� to Code Section 18.36�4.030 (g) (ij
to allow a� 65 foot centerline-to-aer�terline g�paration o� �.ntersecting
�treets whereas th� Gode requires a minimum c���kerline aeparatinn of 300
fee� when it f.s ze�es�ary that inte,rsecting atreeta form �taggered
inter�eation�. �RyN�: A-4�5 �Resi.dential, 4.5 units/gcre)LO�ATION: 14110
�W 37th Avenue (WCTM 2S1 ilBA� tax lota 101, 105, & 111j
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4 5.5 so�:, �CG�gS ORDiNANCE Z�A..90-0003 A prog�eai tc� �reate a� new ahapter
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(1@:88) of the.Community Development Code �o requ�.re eol�r orienta�3.an far
new lot�e in xe'ei.den�ial subdiviaione, eolar acceee in con junat,i�ra witF� �he
canetruction of single tamily Qr duptex reraidence�, and solar permit for
z �h� protecti�n of eolar devices froa► �ree shading. AP'FE�TRD ZONES. All
� resident'ia�. zoning di���icts.
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TIGRRD PLANN7NG CONU�IYSSION
R�GULAR M�ETINC - JANUARY 8, 1991
1 . Vice Pv°esident Fyre called the m�eting to order at 7:30 PM. The meeti�g
was held at 7igard Civic Center - 70WN HALL - 13125 SW Hail Bnulevard,
Tigard, Oregon.
2. ROL[. CALLs Present: Yice Pr�sident Fyre; Commissioners Barber, �
w3
Boane� Castile, Fessler, and Maore. `�
Abser�t: Commissioners Moen, Petersor�, and Saporta.
{ Staff: Senior Planner Keith Liden; Development Review t
Engineer Chris Davies; P1�«E�ing Co�nission Secretary }
Ellen Fox.
3. APPROYAL OF MINUTES
Commissioner Booroe moved and Cortwnissi�ner Fessler seconded to approve
the minutes as written. !y!^*��;, c��`�'ied u►-�ar�imously by Commissioners
r�"p�'ac�'.'II�G.
4. PLANNING CONI�IISSIt3N CONfMUN�CATI01d
o Senior plar+ner� Keith Liden summarized a letter received from Dennis
_ Morlan pertaining ta the Planning Commiss�on Mee�ing of Janu�ry 3A,
1996, in which sewage dispos�l and rain water issues were discussed in
conne�tion �iti� MLP 90s�1^�'3/��P 9�-p024 - Reed.
5. PUBLIC HEARINGS '
i
5.1 SIT� 'AEifE�QPMENT REYIEW SDR 9�-0011 VARIAt�GE VAR 90-0016 SUE SNYDER !
�f�!'U �f[j H�s a¢��i8di v� �t� n:;�;11'I���:±��� flAricie�► fo�' S'It@ Developanent
review approval to 1 ) �onvert and e�large an exi5ting ��ngle famil�
res�denc� for use in the m�n�facture ar.d retail sale of woolen goods; 2)
cor�struct a 1 ,000 square foot stor�ge shed �f�r various businesses
conduct�d by the owners of �he site; and �) a11ow placement of a
manufactur�d home nn the site for a caretaker's residence associ�ted
with the variot�s industrial uses an th� property. In addition to the
existing s�ngle family r�sidence, a 2,800 square foot building used for
a whQlesal� tropical fish bu�in�ss exists nn the 2.43 acr� si�e,
�1ppli��nt also reques�t� Variance appr�oval to 1 � a11ow the r��oca�tian of
a ��aretalcers' residence; 2) aliow a two-way driveway less than 24 feet
in width; and 3) allow a partion �� �he driveway and parking as^ea ta
re�nain ravel. ZONE: I�P �Industwial Park) LOC�TION: 9740 5W T�g�r�
5tre�t �WCTM 2S1 2BA, tax lot 501 )
PLANNItr'G COMIMISSION MINU7'ES - JANUARY 8, 19�1 �RGE 1
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Sen�or Planner Keith Liden stated the meeting packet �ont�ined copies o�
the Director`s Decision, applicant's appeal , and revised site p1a�. h�
s���riz�d the applicant's obje�tions, w6�ich :ver�o 1 ) dedication af a
floodway along Fanno Creek; 2) paving all of the site containing parking
' or driveways for commerci�l ase; 3) providing half-str-eet improvements
alang Tigard Street, b�at indicated preferenc� to sign r�r�o�strance
agreement in lieu of half-street improvements. He reviewed staff's
comments and discussed the possibilit� of an Apen space easement being
dedi�ated as an alternative to d�ed dedicat�on o� the floodway, w9th the
C�ty retaining the right to cons�ructi a pathway in the area at some
later time. He referred to the site p�an in the meeting packets to
compare the area the applicant proposes to pave and the larger proposed
paved area recommen�ed by staffo
Senior Planner summarized sayang that s�aff recommended uph�lding the
Director's Decision wi�h the modification allowing ��r the 700 square
foot �ddition to the proposed office building ar�d the pu5s�bility of
using an open space ea�er�;�� ��; �i�� i i��ia pi�i�� are�.
APPLICAN7'S PKES��ioaiYvF�
o Sue Ann 5nyder handed out cop�es af a letter dated September 26, �990,
froioi her attorney William T. Rho�es to Viola Goodwin, Develo�nent Review
Planner (see exhibit A). Sh� also provided copies of s�veral newspaper
articles dealing with land use issues. Sh� discussed the gravel areas
and the area proposed to �e paved, stating she prefe�^red to do as l�ttle
paving as possible, a�s much of the pro�erty is planned to r2main
undeveloped for some time. In discussing the half-s�reet improvements,
she favored participation in a local improvement district as the 198�
SDR 21-85 agreement provided. She sa�d that r�garding the floodway
issue, she was uncertaire what an open spa�ce easement would mean. 5enior
Planner explained the �Cerm and gave some examples of what rights the
C�ty and property owner would hav� in this case. Commissioners
discuss�ed what typ�s of activities were allow�d, with Cor::n�ssioner Fyre
expressing concern about possjble problems with trsing op�n-e�ded
]a��aa��. �"�. S^,d°r �ui� s;e u�u no�c �ran� �ine i i abi i i zy ri sics i nvol ved
with an easement and preferred to dedicate a 10 fo�t strip t� the City.
PUBLIC HEARING CLOSED
o Commissioner Moore discussed the �ev�l�opment Code requirements for
half-street improvements and favared adhering to code. He agreed �ith
staff recanmendations with regard to paving th� property.
o C�mmissioner ��one concurr�d with Commissioner Moore's c�mr�e�ts.
o Commissioner ��ssler aq�^�ed with staff far the most part, com�ent�ng
that the amaunt of area re�uired to be paved d�pended on ►�hether
commercial traffic would be using it or not.
PL.�INNING COMMISSION MINUTES - JANUARY 8, 1991 PAGE 2
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o Commi s�i oner �.,ti 1 e �greed wi t�n s�aff recc�ne�.�'ti ons, wi th tr�e �� '
condition of �iving the applicant the option of either dedication af the �
ftoodway or the open sp�ce easement.
n Commissioner Barber said she was in agreement with tije staff
reco��ndat�ons. Regarding the floodway issue� �he favored an easement
rather than a dedication.
i
o Commis�ioner F'yre discussed the paving of �he parking 1ot and suggested �
that, due to the financ3al hardship, phasing over a year might be a
workable alternative. He agre�d �hat half-street improvements should be ��
wequiredo
o There was �urther discussion concerning the pavirag issue. Comm�ssioner
Castil� questioned Senior Planner about the administrative workability
of phasing ir� the paving. '�here was discussion about enforcement of �
this type of plan. �
* Commissianer M�ore moved a�r�d Commissi�ner �oon� s���r�ded to approv� SDR � '
90-0011 as amended by s�aff, inc lu ding requiremen t o f ha l f-s t r e e t 1�
improvement and fu11y paved parking and the aiternative of floodway �
easem�n* or dedication to be worked aut with staff and applicant. �
Motion Carried by a majority of Gomr�issioners pr�sent, with Commissioner
�essleo^ opposed.
5.2 SUBDIVISION SUB 9A-0014 PLI�NP1��1 ��Y�L(�PM�NT PDR 50-0010
SCHEGKLR/OTAK, INC. (HPO �6) A request for Plann�d Develo�nent �
conceptual plar� �pproval and Subdivisi�n preliminary plart approval to �
divide an approximately 26.37 acre site into 89 singie family lots K
ranging frnm approximately 6,000 to 12,000 square feet in siae and �
dedication of a 2.08 acr� tract along the Tuala�in River for gre�nway ;
ar�d b�ke�ua►y purpose�. ZONE: R-7 (PQ) (Resi denti al , 7 uni ts/acre, �
Planned Development) LQCATION: 10200 SW Durham Road (WCTM 2Si 14BB, �
tax lot 5�00 and 2S1 146C, tax lots 1500 � 1600) ��
s
Senior Planner Lici�n summari�ed the request and painted os�t ±he �
applicar��'s intention of saving as many trees as possiblea To ;�
fa�ilita�:e this goal , he said staff structured the �anditions of
a__ �_� r a.•9;+.. � I
approva� 'CO provy de 5(KII@ T I eXl D1 I 1 L`j� Cof���6=n5 isy i�ca�i v7i v� u�'i � �o�
lines in order to deal with the trees. He said st�ff recommended
approval of the reques� and he reviewed the �Qnditions. He advi�p�d that �i� II
th� issue af the sewer system iift station can be e1iminated, as the � �
sewea^ system can op�rate on gv�avity f1ow. � I
�
APPLIC�NT'S PRESENT�TIAFI � '
�
o David B�ntz said he is with atak, Inc, located at 17355 SW Boones F�rry � ;
Roa d, �a k e O s w e g o, 9 7 0 3 5, H e a d v i s e d t h a t t h e s e w e r s y s t e m d e s i g n h ad x�
been r�vised to eliminate the need for a lift statione 9ie desCribed the �
three lots for which a rear yard set back reduction of 5 feet had been
�^equested< He addressed the issue of tre� preservation and reaffirmed �
the in�entfion of ��ving as man� trees as possible. He stated that the �
conditior�s set by staff are reasonable and agreeable.
PLANNING COMMIS�ION MXNUTES - JANUARY 8, 199� PAGE 3 ;
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o Commissioner Barber asked for c�arifi�ation concernir�g methods used to
pr�serve �re�s in groves. �'here was discussian abou� m�x of existing
�rees. Commissioner Fessler discussed pub7�c a�cess to the river and
parking availability. '�x`
o Mawy Clinton, 9865 SW ifiew Court, representing NP0 #6, �com��r�ted tb�at `� �
NPO me9nb,ers ;�nerally agree� that the s�ab���t development was we11 ` �
\ thought aut. She said there would be an impact statement from Tualat�n , ;
Sch�ol �istrict caming out, which she thought was important to consf`der.
�PPO�ITIdH
o Mike Fing�rut, 10085 SW Riverwoa� Lan�, T�igard, said he was n�t oppased
. to the proposed d�velopment, but he wanted to express some concerns
; about a possibility of adv�rse traffic impact on his neighborhood. He
said wh�n R�v�rwood La�ne is conne�ted, it �ill be the 1dr�gest �continuous
street in the neighborhmod, arrd he expects traffic to travel faster and
the volume to increase.
,'" a There waS discussian cancerning metn��� ta reduce traffic speed or this
route. Senior Planner advise� tnat tne new deveiopmenti wouid proviale
�ot^e access to Durham Road, and it was not expected that traffic would ;,;
increase sharplye
o Leigh And�rsan, 10155 SW Riverw�od Lane, Tigard, addressed the
an�G�cipated �traf�ic. He suggested designing the connectioa between the
two Riv�rwood Roads with more eurves to discourag� higher speeds and
, ; heavy ���e. H� encourased the developer �o use h�gh-qua�lity building ; ;
mat�,rials similar tm the hames in Pick's L�nding.
APPLICI4N�"'� R6�UTTAi. ''
o Mr. Bantz spoke concerning t�ee desig� and building r�aterials. He
pointed out that Otak, Inc. designed and engineered Pick's Landing, and
construction qualitu wi11 be similar. He noted that the zaning in the
area would have a1l�awed 165 lots on the property, but they are proposing �
b�ilding �nly 89. He discus�e� the traffic issues and the design of the
� ` connect3on of Riverwood Lane.
P�BLIC HEARING CLQSEU
�� o Comn�ssioneri Moore canmented that �he road wouid be safer with less
curve5, b�cause better vis�bili�y would be benef�cial. He �aid he was
in favor af the proposed sG�idivision and had no pro�!lem with �he
r�quest�d setback reductions.
o C�nissioner �oone spoke favorably about the subdivys�on layout and the
traffi� design.
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� ' RLAfVNING COi�9I$SII��J MINUTES - JANUARY 8, 1991 PAGE 4
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o Commissioner F�"ss1er note� that the amount of apen space and use ofhoc�l
fewer lots was good. She discussed the traffic issu�, impact on sc
district, �r�� stat�d she was glad the Sch��kla howse was goir�� *� ��
saved. She was i n favvF- c� ap;����M? ::��� ��c �u�di�ion� set forth by
sta�ff.
o �ommissionea^ �astile agreed with Ca�nissi�ner Fessler.
� Commissioner Barber f�vpred approval of the development as recomm�nded �
by staff.
o C��nissioner Fyre commented he ha�d no problem with the requested 5 foot
setbacks for lots 48, 49, and 50. �
* Commissioner Barber moved and Cortrnissioner Fessler seeond�2d to �approve
PDR 90-0010 and SUB 90-0015 with the conditions set forth by staff, with
a change in #1$ allowing the rear yard setback of 5 feet fo�^ lots 48,
�+9, and 50. Motion carried by unanimous vote af Commissioners prese�t.
...,A�:..,� Ne..4���d �•45 PM
mc���ny �c..` .. .
Meeting reconveraed: 8:55 PM
5.3 SUBDI�lISION SUB 90-OJ07 YARIRNCE VAR 90-0011 �[AVERLY
CONSTRIlCTION/6RANDYIEW (�iPO #6) A request for Subdivision �ppraval to
a11ow division of a 2.4 acre par�cel in�o 10 lots betv�e�n 7,500 and
10,4p0 square feet in size. R1so �equested is a Variance to a11ow less
than �5 feet of public str�et frontage on two proposed flag lots.
ZONE: �-4.5 (Residential , 4e5 t�nits/acre) LOCATION: East side of SW
97th Street and approximately 400 feet sauth of �W McDonald Str�et tWCTM
2S1 11BA, tax lots 100, 106, and 107)
Senior Planner explained the relationship between Subdivision requests
5.3 and 5.4. H� rec anmended that Commission�rs hQar both items before
de7iberating on thema
Senior Rlanner reviewed the history of �h� �pplication. F!e noted that
ron Jt�ly of 1990 a proposal with a different iayout was recommended fmr
approval by the Pl anni ng staf�' wi�h r:, vari a�nces reqt�i re�d. Nowever, the
hearing was s�t ower° at the applicant's request because the design was
! not acceptabi� ta the applicant.
t
S�n�or Planner said staff is recommending dena�l of �urrent propasal
pr°imarily becau�� of the street alignment problems.
APPLICANT'S PRESENTATION I
o T�m Burton, 302 Tigard Pl�z�, R��rtnr► �naineering, sp�ke repres�nting ti�e
applica�t. He said the curren� development pl�n is the same one
sugg�ested by the City in 1981 rrhen the LID was creat�d. He discussed
the staff's objectiQr�s t� th@ flag lots and the jog in the street
al�gr�m�nt.
�
PL�+NNYNG COh�1IS5I0N MINUTES - JANUARY 8, 1991 PA�� �
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o Mary Cl�r�+on, 9865 SW View Court� said she was repres�nting NPO #6 and
that its members do no� fa��r �he design because the w�y the hous�s face
in different directions does not 1end itself to the neighborhood.
o Aas� B. Otto, 14200 SW 97th, th� property owner and applicant, spoke
about the forma�tion of the LID in 1980 and the subdivision proposal
approved for her property by th� Pla�n�ir�g Comnission at �hat t�me. She
discussed the expenses incurred �or the sewer improvements and the
preliminary plat. Sh� dedicated a portion af McDonald Street and paid �
for the pavement and the curb. Sh� sai� tiee development was not
com�leted becaus� it would not have been economically feasible due to �
the depressed housing market at that time. She discussed the use of �
flag lots and the intersection off�et and �ited examples where these
hav� been approved f�r use in nther subdivisions. She stated that
preservin� as many trees as possible was her goa�� ar+d would be ��
accomplished by the plan she proposes. Fi
. �j�
o Marlin J. De Haas, 9450 SW Commmn Creek, Wilsonville, stated he is a �''
Cnnsulting Engineer r�presenting the Lautt's (appli�ants in 5.4). Ne �
di scussed the rei����ns���� uf hi s cl i�rt`s pe^c�pprtv tQ the p�tto propertv
and the preference of the proposed plan from a design perspectivee
5.� SUBDIYISIUN S�1B 90-013 VAitIANCE YAR 90-037 LAUTT/DE HAAS (NPO �6) A
request for Subdivision appro�al to divide an approximately 2e0� acre
site into sev�n parcels betwe�n �pproximately 8,554 and iF.025 �qu�re
feet in Size, Also requested is a V�riance to Code Section 18.164.030 �
(g) (1 ) to allow a 65 foot centerline-to-centerline separa�ion of �
intersecti�g s�treets wh�reas th� Code requires a minimur� c�nterline �
separation of 30A feet when it is necessary that intersecting streets �
f�rm staggered in�ersections. ZONE: R-4.5 (Residential , 4.5
units/acre) LOCATION: 14�11q SW 97th Avenue (WCTM 2S1 11BA, tax lots
101 , 1Q5, & �11 )
Senior Planner Liden des�ribed the development design and background
history. His noted the primary objectien i►���lves the street offset
where Rhor�aa Court meets Melrose.
APPLYCANT°'S PRES�NTATION
4 Stuart Kendall , 4040 pouglas, Lake Oswego, said he is an attorney
repr�sentir�g the Lautt's. He discussed th� 19�0 sewer syst�m ass�s�ment
based on the ��at approv�d by the Cityo He said Mr. Lautt did not file �I
the plat at that tim� because th2 economy did nat support develupmen�.
HQ said it would nat be fair fow the Gity �o require the applicants �o
incur the additional expense of redesigning devel�pment.
o Marlin Qei�a�s, Consulting Engineer with DeHaas and Associates, Inc. , '
�= �1 �ka vi ce��n nf the Str��ere
nffsetrepRegarding the 1981LLID, he presented a��mapJshowing the serrer �
plans with the proposed lots and streets as proposed by the City. !ie
� +.� 74..�n+ {��c hmnn navit�n f�r
said the sewers wer� c�nsiruc�ea �na ���� �NN� �vGe..� ,.�.. r-.� .. �
i
,
a
PLANNING COMMISSION MINU7ES - JANUARY 8, 1951 PAGE 6
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them sinc� they were ins�al'�ed. He pointed out �hat the engirieering and , .
planning staff, at the time the plat was drawrr up, agreed that a
variance should be allowed for the street offset. He men�ioned �he
expense af �he engineering work and plat, and reitera�ed that economic ,
conditions influenced th� Lautt`s to put off filing the p1at. He i
suggested it would not be econanically feasible for the Lautt's to have '
to pay for redestign and engineering or fcrr a �ew plat. He s�mnarized �
saying it does nnt appear that conditions have changed concerning th�e !
subject property or surrounding area to warrant changir�g the design of �
the develop�nt.
o Commissioners questioned the applicani: regarding the p�st expenses
incurred because of the sewer. There was discussion conc�rning the
layout of the lots and the �ew�r locations, �
r,
o Jahn Fullmer, 14110 SW 97th, expla9ned his lot 8 is ad�acent �o lats 6 �
and 7. He stated he was in favor �f the �roposat. �
� Ju�y Rosenblum, 3300 SW Evergreen Lane, Portland, stated she osans
� �
pr�perty a�i 94�5 SW Mourn�ai r� Y�ew Laroe, Ti ga�r�. S�ie sai d she has be�r� �
pay3ng for three sewers on her prop�erty and the only aecess from her �
property is the ct�rrent easement. �
� o There was discussion concerning offset streets �nd som� of the weasons
for discouraging such inters�e�tiens. �
o Marlin DeHaas spoice again representing the Lautt's. He answered �
questions about the de�ign of the cu1-de-sac and described the ea�eme�ts
which service �ther property roads. Hp al�o provided some exampl�s of
offset inte�^sections. �
�
o Comroissioner Castile discussed the possibility of changing the design to �
a13gn the street. He suggested the City might be able to waive some
fees in an effort to help the owners re-design the develapment. There ,
was further discussiQn. �
�
o Co�xnissioner Moore expressed concern ab�ut the appl�cant'� sewer �
investment and additional cost which would be incurred should it be k
necessary to relocate the sewer laterals. �
�
o Commissioner Fyre discussed the issues to bP �consi��red with regard �o f
the neighbors who would be affected by the easements now in place. '
PUBLIC HEARYN6 CLOSED 5,3 �
Pt1BLIC HEARING CLOSED 504 i
�
CON�IDERATIO�! OF 5.� '
j
o C�rtpnissioner Fyre stated that Tom �ur�ton has been working as an eng�neer �
on a prc�;ec t for him. However, the cam��ssi oner advi sed tini s wrou i a r-�v�
3r�fluence his decisinn �n this hearing.
�
PLANNIPdG CONlMISSION MINUTES - JANUARY 8, 1991 PWGE 7 `
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o Co�issioner ��ore expresspd concern about th��esi n la out of
g y the two
subdivisions. He sa�d he would like to see a different p�an for the
— combined projects.
o Com�issioner Bnone agreed that a better la,yout would be pweferred. H�
did no� feel that the street offset was a hig issue, si�c� th�re i5 �ot
a large traff�c flow. Hmwever, he favored avoiding such a street offset
if possible. Ne mentioned there seemed tu have been some unf�air
circumstar��es for the applicants as a rssult mf past City policies.
o Cor�eissioner Fessler concurred that the applicants have had some
pr�mises broken, and they have paid the City money based on plans
suggested or promoted by the City staff at the time the s�wer was
ins�alled. She did no� think the street offset or flag lots were
owerrrhelm�ng issues. She sa�d she felt the City has a responsibil��y to
help the applicants so they do not have a gr�at deal of a�ditional
expense far the development oi� their property.
Q Commissioner Barber commented that staff nine years ago may have made
some mistakes, but m�st probably the code requirement changes have
caused �he mast trouble f�or the applicants. She preferred to have a
u��fr�����V 1 aY�t�t '��� �ii� Gran�iii ew pr�i�eY'Zy, and sne di d noZ favor the
20 foot shared driveway.
o Commissianer Fyre discussed �he offset and said it did not both�r him.
He noted a lot of money had been sp�nt by th� applicar�ts and the t�me
had Come t� resolve the i�s�es. The�e was discussion of appeal aptions
available to the ap�plicants fo�lowing the decision at this meeting.
o Commissioner° Cast�le sta�ed he would v�te to approve the pr�posals,
though he would prefer a different iayout nf the Grandview property.
* Cormnissioner Castile moved ared Commis�7oner Fe�sler seconded ta approve
SUB 90-OOQ7 and VAR 90-0011 and MIS 90-0020. Motion carried by ma�ority
of Co�nissioners present, with Commissioners �arber and Boone Qpposed.
Conm�ssian�r Fyr� abstained.
CnNSID�.l�ATYON OF 5.4
o Commis�i�ner Barber stated she was in favor of the proposed subdivision
and varian�e, and she did reot find the offset street issue a problem.
o Co�nissioner Castil� agreed with Commissioner Barber.
o Gnmmissioner Fessler concurred with the comments of the previous
Canmi ssioners.
o Commi�sioner Boone favored approval of the �pplication as rrritten. �
* C:������i ssi ct��rr F1�or� moved and Commi ssi oner Casti l e seconded to approve �
SU� 90-0013, VAR 90-0037, and MIS 90�00. Moti�n carried by a majority �
of Ca►�nission�ers present with Commissioner Boone voting apposed. �
C��n�si ssiu��e� Fyr� �bs�ai ned.
PIANNING COErMIS�TON MIPIU�'ES - JANUARY 8, 1991 PAGE �
l ' ,. _.. .. .. _ ,�. . _ -.
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* �ommi ssi oner �'y�°��mo�ed and �o�mi ssi oner Fessl er seconsfed to requ�st
staff �to prepare the Final Crder for January �lst. Mottion c�rried by
ma3ohity �ote of Cor�missioners pres�nt.
5,5 SOLAR ACCESS ORDINI4NCE ZOA 90-0�03 A proposal to cr�ate a n�w chapter
(18.88) of i�he Community Deveiopment Code to require solar orientation
for conStruction of single fami�y or dupiex re�idences, and solar permit
for the prote�tion of �olar dev�ces from tree shading. AFFECTED ZONES:
�11 res i den�tial zoni r�g di stri��s.
Seni`or P1 anner Li den provi ded a br9 ef overeri ew of �the ordi nance and
explained th�at the ordin�nce was basically a translatio�► of the model
or�inance �hich the Comnis�ioner had reviewed pr�viously. He said the
date for 'Ci ty Couroci l 's revi er� of �he ordi nance wi 11 be Febraar� 12,
1991 . He outlined the topics of the various sectians. He advised he
would be praposing modificati�ns to the time line requirements to bring
them into line with eurren� time lines c�ow used.
� Commissioner Fyre inqu�red which other m�nicipaiities have adopted Solar
Ordinar�ces. Senior Planner advised �hat 17 other municipal�ties in the
metr�politar� area have adopted similar ordinanees including Lake Oswego
and Beav�rtons Se%i��r P?a!�n�r reviewed for Commission�r Moore i�e
backgwound mf development and described t�ae p�c�N��a� fasn��d b� the
Depaw°tment of Energy to study and develop an ordinance for the area. H�
pointed out same af the benefi�s of developing the model for th� entire ;;
area as opposed to different �rdina�nces fro� one city to the next.
o Mary Clinton, 9�65 SW View Court, from� NRU #6 spake about some of the
draw backs for �xi5ting residenCes in certain instances. She abjec�ed
to the restrictions which cc��ld be placed on residents by new
�onstra�tio� moving into the neighborhood,
o Senior Plann�r explained plantings already �n existence would be
pratected fr�om the ordinance. He advised that the Solar Ordinance only
dea�s with new plantings and discussed exempt trees wh+ich do nat cre�ate
shade in the winter. He explained the process for notifying affected
� �ropert�y owners.
i.
i
j CLOSE PUBLIC HEARING
i
� u Comnissioner Fessler said she wa§ nat in favor of the Ordir�ance for
� several reasans. She diseussed the complex�ties and problems with
' it�terp�etatian; and she found the setback requ�rements confusing, and
was not c�nvinced of the econ�mic benefits. She suggested th� Ordis�ance
wou�d be burdensome for the nurseries and landscapers, and t�hat too many
of the same solar friendly trees might �reate a ►rpno-ecosyst�m. �
o Senior Planner addr�ssed her con�c�wns and comnented o►� the positive
� administr�tive exp�eriences thu� far re�orted by tho�e mur�7cipaliti�� wha
i have been using the Urdinance. I
�
� PLANNI�dG CQN�tISSI�ld MZNUTES - JANUARY 8, 19�1 PAGE 9 `'
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Commissi�ner Moore mo�►ed and C�omanissiors�r �arber seconded to forward a '
reconnnctad'ation to Cfity Gounc3l to apprdve the Ordi nanC�. Motion passed � ”
: :
by a r�a3owity of Cc�r�nissioners presen�, with C o m m i�s i oners Fes.s ler and '�` '
Castile vbting "no," ��:;
6. OTH�R gUSI'NESS ,'
`' ''
Senior planner Liden read a let�er of resignattion from Commissioner '
Peterson, who was resigring be�ause the Canmission would be �eeting on
Mondays during this coming year.
, •1
o Senior Planner handed out schedules of the 1�91 Pyanning Commi�sion
Meetings dates.
ADJOURNME�IT - 11 t10 PM
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Ell�n P. Fox, Secr�tary �
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Vic Presi yre
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�+; RLAtdWYNG CONMISSTON MYNUT�S - JANUARY' 8, 1991 PAGE 10
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NOT��'S: �1�LL �SRSQZT� DS'l5I1tI1+1�s TO SInBAR O� ADiIC I� Ffiii�° �'�GI� TS�'IR � AND I�iOT�' THSIR
PiDDRRSS ON '�1f3IS S�BT. (P3eaee PYtIP1°r)
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TIGS1tD PL � NNI � G COIIiltI S S I (� Bi
NO'PICBs ALL PgRSON� DSSIRIi�G �.'�O SPBAR Old AtJ7C ITSt4 YiL1ST SI�f THSIR N� AE7Y2 �'B �YR
l�DDRSSS ON THI� 5HSST� (a'lea8e PRIN'rD
�^ CASE NUMBER(S): Sv�3 9� - �o��{ P D 12 40 - v O 10
AGENiy�i ITEM: �) •�-
OWNERI�PLICANT: �S c�C�K��3 O��K� .ZIvC� --
r,oc�,�iox: !D 2� � 5 W l�U�l�11M i�'D
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AGEND�I I�M� S � CASE NUMBER S S U�j �U" OCTQ 7 V�}IR 90 OO�I
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FINAL ORn�R NO. 91-0� PC
71 FINAL O1tDLR INCL�1DSNfi FINbIWGti3 ]1ND CONC�US�02�118 iPFITCFI 7►8PROV88 AN AP�LI�YITZON
' POYt 3! 33IT$ DiEVBEatlP�NT YtE�llI89� :9DR 9:?�0�11/'.•AR 9q=OC316) REQU����D SY StiT� AP� ,;`
D1IROLD SNYDER ON PROp-S1tTY �ONBD I�P (Zadualtxial Pa�kJ AI�iA LOC7l,'�L'd�D A�,' 9�40. 9742, ;
and 974� 39P T=CARD STR88T (�C� Z81 a�11 bax lot 501) , '
;;
Ths Tiffar� Plaasi�a� Coa�ai;aaioa ha� raviqwad tha abov9 appli�ation at a y�ublic
har��iny oa .7en�uaty 8, 1991. Tha Cosmuiaoion has ban�d ita dooioic+a on tba f��ts,
fiaa�aga, a�d coacXu�iom4 not�d balow. _
,
A. FINDZNG QF FACT
1. Background
This �ite was annexed into the City in August, 1971 (Baundary
Commission fale no. 296) . In December, 1986 a T`emporary Use
applacation was approved allowing the operation of a Christmas
bazaar an the property. Later in Decerc�er, 1986 a site
development revaew application (SDR 21-86) was conditianally
app��v�c� v� �F,� Di��c�o� ailawi�� �he operation of a mail
order business trom the single-family c�welling locat�d a� 9744
SW Tigarc� Stxee� (please refer to ExhiUit A) . This decision ;'
was appe�'lee2 by t2�e applicant wha objected to condi�ions of
approval that required half�str�et improvements along Tigard
Stree�, paved �lriveways, ansd tk�e dedication of greenway alnng
Fanr�o Cre�k. The City Counail rul�d in favor of the applicant
with respect ta the half-straet improvements. Council also
allowed the applicant �o defer paving the dri.veway until
further expaxasion af the "indus��ial commercial" use.
Ded�,cation of additi,onal right-of-way and executi.on of a
nonremonstrance agreement were required in lieu of the
- improvements. Council ruled in favor of staff's
re�ammendation for dedication of greenway a.long I'anno Creek in
the 100-year floodplafn. Tk�e mail order business appa�ently
was es�ablished, but these �;canditions have not been satisfied.
;,
Zhe subject applicatzon was approved i�y the Pianning Direc�or
- with conditions. The applicant appealec� this deca.sion because
of the r�quirements for dedica�ion of the floodway area on th�
property (Condi�ion 2.) , paving of the parking and driveway
areas identified in Condition 8., and the provisi�n of half il
street i.mprovements along the Tigard Street frontage
(C�ndifi:ions 11, 12, and 13) . The �r�plicant alsc _ecsuested `;i
, tk�at the hearing be£ore the C�►ntnission be postponed until `��
Ja�nuary, 1991. 1`'I
2. �Ficinity Informati,on I:I
r%'
Prop�rties to the east and raest are also zoned I-P. Tigard
Street and railroad tracks lie to the north. Parcels tn the
north of the railroad tracks are zoned R-4.5 (Residential. 4.5 .i
units/acre) .
�'anna ���e;� �ui�� a�.ong i:�i� s�u�H�rn �Sr��ieri:y li�a� a:.0 �u�t
o R-
o t of the creek is another r_sidential d
istrict zaned
s u h
4.5.
FINAL O�DER - SN'YDER - SDR 90-0011/V.AR 90�OU16 PAGE 1
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3. Site Tnformati�n a;nd Propa€�al DeaGription
The 2.43 acre site contains a caretaker's residence
(appr�xi.mately �,G�iO s�s�e ��et �.n size) ar.c�. a 2�840 sqaare
foot building cur:rently befr�g used. as a wl�ol�sale txopiaal
fish lausir,�as, Twcs outbui.ldings, an old bcaao� be n5 sto�ed on �" `
vehicles and oth�� materials are locat
the rear of the property. °�'
,
The app].icanbs propose to 2j
canvert the exisY.ing singl�- '�;
£ami1.Y+' residence, ��urren�ly in use as a care�aker's residence
licants, into a commercial uge; 2) ,
and oCCUpi�d by �h8 $�P �oximately 700 square feet• 3) �
expand this buil�ing by apP. ; `
plaCe a manufaotured �ia�ma on the rear ag t�icantse an 4) :
provide aontinuec3 housi;ng for the caretakgr/app �t
construct a 1,000 square foot etorage building to be used in J
conjunctian with �h� man�xfa,ctured home.
The applicants a].so recyuest approval of a variance to allow 1) ,�
continued use �nd reloca�ion of the care�aker's r�sidence into �
a manufactureel ho�►e proposed to be located on the southern
portion of the si�e; 2) the continued use of a two-way
driveway that daes nat meet the width r�:c�ttirement alon� a
portion af Che driveway� and 3) the portian of the site
lacated behirzd the tropical fish business building to remaim
unpaved.
4, Ag�ncy and I�YP� Comments
The Engi,neering 1Division has the foZlowing comm�nts:
1. The site alr�uts SW Tigard Street, a minor collec�or
r�ilroad rr ght of way 6along�the lnorthernaeclge o£ th�
st�eet right-of-w'ay.
2, 5ubsection 18.164.030(A) of the Code requires that
streets adjacent to development� be improved. Seation
18.26.030 of �he Code defines dev�lopment as "�
building. . . ox' making a material change in t2�e use or
ap��arance. o . of lanri." Since the proposed applicatian
inaludes two buildinga, paving far a driveway and
parking 3.ot, and the change of use �f an��Xoftthe ,
building, it is a c�evelopment
within th� me 5 ,I
Code. The �Jirector may accspt a f�ature improvement
guarantee in lieu of street improvements if c�ne or more
of the exemptions xn Paragraph c of Sears�that
18.1624.030(A) �f the Code are met. It aPP i
none of the requirements of the exemptions are m�t fc�r + ;
the following reasons: �
(1) A partial improvement to Tigard Street is
fpasible �ince similar improvements have
been anstalled along the parcel t.o fche east
as we:ll as several othe� parcels alcang SW
Tigard Street;
(ii) F,. partial i.mpravement would not create a
pcstential safety hazard;
(a.ii) Simila� improvexnents ta othe� nearby .
�arcels have been and will be installed; s�;
�:<
FIII�AI, ORDER - SNYDER - SDR 90-0011/VAR 90-0016
FAGE 2
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(iv) The impra�'exnent would not conflict with �n
adopt�d capital improvement plan;
(v) �he app].icatbon is not for a resi3�ntial �
land partition; and,
(vi) No additional planning work is requireu� to
de£ine the appropriate design standards.
Consequently, half street improvements along the Tigard
Street frontage should be required.
3. S�torm drair►a�e is provided by �iischarging to the Fanno
Creek floodplain at the south of the �ite.
4. Sanitary sewer service is pravided by an �xisting public
sanitary sewer line ox� the site.
5. The requested variance for the narrower driveway should
3�e p�rnnitted since only about 30 feet of the driveway�
will not conform to the required code standards. The
n�arrow driveway serves only eight parking spaces.
6. The variance to a13.ow a gravpl driveway should be
ap�roved to the extent th�t the pavi.ng is not rec3uired
to access the eigh� southern most parking spaces. The
remainder of the driveway serves only the caxetaker's
residence and is temporary.
7. Althou�h required by a �revious application (SDR 21-86)
the flooclway in the site has not k>een dedicated as
green�ray.
The Building Divisian comments that the exa.sting caretaker's
residence must �omply with the applicable Building Code
requirem�nts for conversican to commercial use. T1�e building
must be inspected by both the Building Division and the Fire
MarSk►all to cietermine what the reqtairements wi].I be. The
division also notes that the ext�nt of parking lot and
driveway paving required shoul�3 be made clear to the
applicanta. Als9, i� the proposed manufactured home fs to be
converted to a commercial use in the future, it too will have
to aomply with a�plicable codes. Finally, the Building
Divisa.on points out that the location of the 100-year
floodplain must be determined and stakes provided �o insure na
structure will be lc^ated within the floodplain.
NPO #2 noted that the applicants are requesting a variance ta
commExcial codes and points out that the additianal buil�ling
could be used as a business in the future. They also nate
� tYlat thQ cuxrer�t applicatian is similar to the previous site
development review applicati�n (5DR 21-86) .
The Fire Marshall comments that hydraxits shall be required
within 250 feet of all portions of commercial buildings and
within 500 feet of all portions of residential buildings.
7�lso, �he driveway shall be required to be in compliance with
�� the Uniform Fire Code.
II Tigard Water District has no objec�ions to the proposal, but
points out that the applicants must provide two additional
water me�ers to supply water to the manu£acture� home and the
�
FINAI, ARDER - S�TYITER - SDR 90-0011/VAR 90-0016 PAGE 3
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existing 2800 square faot buil.ding. �
PGE an� Me�ropolit�n A�ea Comtnun�ty Acaeas have reviewed the
proposal and have no ob3ections to it.
No other comm�nts have been reeeived. �,,;
r
g, p,NALygIS AND CONCLUSION
The applicat�ts are required to apply for site cievelopment review
approval beeause their propasal is considered to be a major
modifica.tion. Community Development Code Sectian 18.120.070 ;
provides thP criteria for determining whether a modification must be
xeviewed by staff. In this case, it was determined that the
proposal must be reviewed be�:auae additipnal on-site parking will be
necessary to acconunodate the proposed modifica�i�ns. The applicants
will be requir�d to satisfy the �equirements of SDR 21-86 prior to
the issuance of a placement permit for the proposcd manufactured
home oz: a building permit far the proposed storage building.
�o Site D�velo men� Review
TY�e ae�s118b68,C18�100a 18.102� 18�106re1$ 108,118.�114�1�nde1g.144e
Chapt
Chapter 18.68 (I-P: Industrial Park District)
The propasal generally satisfzes tihe dimensianal r�:quirementa of
Section 18.68.050. The residence propo�ec� to be converted to
commercial use is set back more than 35 feet from the front property
7.ine and is less than 45 feet in heighto `There are no side yard
setback requirements. Two areas of concern warrant Eurther
discussion. These axQ the 50 Eoot rear yard setback requirementi and
the comm�rci�l use of th� existing residential building.
The storage building and manufactured home proposed to be located on
the southern portion of the lot would normally be required to meet
the required 50 Eoat satback because this portion of the site abuts
a residential: zone �o the south. Ho�rever, in this oase the so�uthern
portion of the site abuts Fanno Creek. The applicants will be
required to dedicate to the publa.c that portion of thE site which is
located in the 100-ye�r floodway. Consequently; tlae sa.te will abut
a floodplain located in an industrial zone rath�r than a residentaal
zone. Therefore, the 50 foot r.�ar y�rd s�tback does not apply.
With respect to the cammercial use of the existing residential
building, it is important to identify the uses that wil:� be
permitted when the existing residence is converted to commeraial
use. S�ection 18.68.030 lis�s the permitted comr��ercial uses in the
I-P zoning dis�ricto The use ot the residential building for
commercial purposes w
ill be limited tco tY►ase uses which will not
requir� additional. storage or parking ar�a. Such uses would ir�alud�
animal sales and service, buxlding maintenance services, business i
equipment sales and services, business support services,
communication services, financial, ins�araz�ce, and real est�te
servir.es, Zdldnt�lrj ��xvices, medical and den�al servi�es,
professional and administrative services, and researcn ser�tice�.
i Conveni.ence sales and persc�x�al services, day care facilitie�, eating
and drinking establishmer�ts, personal aer�tices facilities, and
general retail sales wilY be permi�ted t� �ccupy only �Q percent of
' the development camplex on this site. lany commercial us� �hat
�
FINAL ORDER - SNYDER - SDR 90-Q011/�IAR 90-G016 PAGE 4
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requi�es ac�ditional storage or parkitzg will require another site
developri�ent review.
FinaZly� it raquired tr.at this building must meet tYa� i7nifoxm
Building Cade and 't7niform �'ire Code require�nents for canversion to
a commercial use. �
Chapter 18.100 (Landscaping and Screening)
The �ra�osal satisfies the I-P zoning d�.strict requirement that 25 �
percent af the site be landscaped. Adequate landscaping exists on
the northern half of the site (approximately 25-30 percent) and,
with th� exception of buffering and screening requirementa which are
discussed below, adequate natural landsaaping exists on the southern
half of the site whexe a partion of the parcel is located in the
floodplain.
When the additional right-of-way is dedicated and half-street
improvements are installed on Tigard Street, it may be necessary to
remave the existing street trees. In the event it i.s necessary to
remove the trees, �he applicants w311 be required to replace the
trees with trees subject to �approval of the Planning Division. .�
tree removal permit must be olatained prior to the removal af any
trees.
Section 18.100.080 discusses buffering and screening requirements.
Typically, where a property zoned I-P abuts a prAperty zane�l R-4.5,
a 20 faot wide buf£er is required. In this case, the Fanno Creek
floodp�aa.a� a.s wide enough to pravide ;aatisf�ctory buffering be�cween
the two zoning districts and additional bufter area will not be
required. Ho�aa�ver, screening must be a.nstalled to provifle a visual
barrier between the residential zone to the south and the subject
praperty. Screening is already provided by �he natural vegetation
located withir� the property along Fanno Cr�ek and additional
srreening �hould be provided on the north side of the flood plain
which supplements the existing screening.
18.102 (Visual Clearance Area)
The existing driveway entrance satisfies the reciuirements for a �
visual cleaxance area. However, when the additional right-of-way is ,�'
dedica�ed and the half-street improvements installed on Tigard �
Street, the driv�way entranc� may nat mee� the visual clearance area �
standards because of the gate that currently exists at the entrance.
I� this is the case, the driveway entrance will have to be brought
into conformity with tnis Code provision. This can be accomplished I?
by 1) removing the gate entirely, 2) reducing the height af the
gate, or 3) setting the gate back from the street so that a visual
clea.rance triangle with 30 fuot sides along Tig�►rd str�et on each I
side of the driveway and along the driveway are maintained.
Chapter 18.106 (Off-Stree�. Parking and Loading)
Based on the uses af the site that are proposed or possible, li
g�arkin� spaces are required< The proposal satis£ies this
requir�ment becaaxs� 17 par}cing spaces are provided. However, no
designated handicapped parking space ar bicycle �arking is pro�ose�e
Code Section 18.1�6.020(N) (1) requires one handicapped parking spa�e
for a parlcing area which contains over 5 required parking spaces.
Section �.�?�x06°020(P) requires at least one secure bicycle rack
space for each 15 parking sgaces. A revised site plan must be
submitted providing �or a� least one handicapped space and one
FIN�.i, ORDER - SNYDER - �DR 90-0011/VAR 90-0016 PAGE 5
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" 18e106 (F�CCess, Egress, and Circulation)
"';�
The applicants are requesting a variance to the access standards to I
a11ow an approximately 30 foot long por��.on of khe driveway ta be
approximately 20 feet w�.de where 24 feet is normally xequired. Also
request�d is a variance to allow tne soutk�ern portion af the
driveway, located beyond the tro ical
fish
rem�in unpaved. The variances are disaussed below� Otherw se,g the
proposal satisfies the requirements and standards of Chapter I
18.106.
i
In addition to satis�ying the Code requiremenks of Chapter 18,106,
i the proposal must also meet the Uniform Fire �ode requirements. The
app].icants zvi11 be required to provicle evidence the Fire Nlarshall
has approved the proposed access.
� 18.114 (Signs)
;:<.
prior to the installation of any signs, the applicants must obtaitt
a sign permit. One freestanding sign will be permitted on the site.
, i It may be 70 square feet in area per sign face up to � total of 140
t.; square feet and 20 feet in height. Wall signs are also permitted in
+"'� the I-P zoning district. They are limite�i in si�e to 15 percent of
, the building face on vahich they are located.
�t Chapter 18.144 (Aacessary Sicructa�res)
�1 The applicants request permission to construct a 1,000 square foot
storage building on the reax partion of th� site in the vicinity of
the proposecl manuPactured home. AppZicable criteria ars contained
in Sectian 18.144.070 (Approval Criteria - .�lcces�ory Strur.t�ares) .
Accordis�gly, the starage building wil]. have to satisfy the setback
.,, rec,�.�iremants of the I-P district and comply with all requ�irements
< <; applicable �o a principal structure. The structure shall not
encr�ach upon the flaodplain or interf�re with the use of any
� adjoining property, 7[t must be built in accordance with the Unif�,rm
� �uilding Code and an accessory structure permit must be obtaia�ed.
, <
�;;,�:' 2. Varianc� f2ectupsts
,;� The reque�ts for administrative variances must satisfy the criteria
,,� for granting a variance found in Code Seotion 18.134.050. They are
� as follows:
x;y'
(1) The proposed variance will not be materially detrimenral to
the purposes of this Code, be in conflict with the policies of
the Comprehensive Plan, to any other applica�le policies of
�; the Community Dev�lopment Code, to any othex applicable
'?: poZicies and staazdarc�s, and to other properties in the same
�� zoning district or sricinity.
;;�'i
(23 There are special circumstances that exist which are peculiar
to the lot size or slhape, topagraphy or other circumstances
_' over which the applicant has no con'trol, and which are n��
i app],icable to other properties in the same zoning district;
(3) The us� proposed will be the same as permitted under this Code
:;; and City sk�ndards will be m�intained to the greatest �xte�t
possible, while permit�ing sa�ne ecnnamic use of the land;
;
FINAI, ORDER - SNYDER - 5nR 9p�-0011/VAR 9Q-0016 PAGE 6
y � �� � -� 4 1 iu �..: : ,'r...J.� �w e�...�.++..u2.�ri..� a�.�...va��
�.,_.,N.t,:�:?t,a.�.....i.�ti..�..,v1...�_...,.....��..,.. x.,�..,�,..�G.._.F.:,w�4..,.� _�_1xL�ru.,J,FC..�rl,4..�,�r;:_._�_r�.�.��.�..� ,...e _.3 ....._ :�L__�,�.,,.. _ �.�.,.+�...a.0 <„ .. ....,_...... .�.,._. ..J. ... �
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(4) Exis�ing physical and natural systems, such as but not limited
to traffia, drainage, dramatic land forms or parka will nat be
adversely affected anymore than would occur if the development
were locate� as specified in the Code; and
(5} The hardship is no� aelf-imposed and the varianae rec�QSted i� ,
the minimum varianae which would alleviate the hardship.
Variance to Allow a Manufactured Home to be Used as a �aretaker`s
Residence
The applicants rea_u�st a varianae ta allow placement of a
manufacturecihome on the southern portion of the site to replace the
residence tk�ey are ao::verting to commercial use. The use of the
existing residence as a caretaker's residence was approved when the ;
City Council approved the previous site development revi�w (SDR �1-
86) . The current request is made to rallow the cantinued existence
of a caretaker's r�sidence to be occupied by the �pplicante and �o
allow the use to take place in a proposed manufaaturecl home to be
loca'ted on the suuth�rx� portion of the si�e. When the previous
approval was gran�ed, a caretaker's residence was a permitted use i.x� �
th2 :i�avy I:�dt!stri��, Light In3ustrial, and Industrial ParY zoning
districts. A caretaker's residence is still a permitLeci use in aIi
but the Industsial P�.rk zone as a result of an error made when the
Code w�s laat �evised. In the course of the last revision the
sect�on e�� the Code allowing a "aingle-famiiy detachecl uni� or a
manufactured/mabile home" to be used as a caretaker's r�sidex�ce was
inadvertently omitted. This Errar has been corrected and will
become effective on January 17, 1991. Since this application was
receiv�d beLOre zn�.s c�acE, �.t II��Ajt �� r°E'i°-e''°� �cao�ding the Cvde
provisions in effect prior to thi.s date.
The variance request satisfies the ariteria because it will not be
materially detrimental ta the �urpose of Title 18, be in conflict
with the policies of the comprehensive plan, to any o'ther applicable
policies and standards, and to other propertiea in the area. As
explained abov�, there are special circumstanc�s that exist over
which the applicant has nA control. The use proposed is intended to
be per.nitted under Tit].e 18 and City standards will be raaintained
while permitting some economic use of the land. Existing physical
and natural systems will not be adversely a£fected. Finally, the !
hardship is not self-imposed.
Variance to Allow a Portion of the Site to Rem�in iTnpaired
The applicants propose to pave the dr3veway a.nd all parking areas
located between Tigard Street and a pdint approxi.mately 160 feet
from Tigard Street. The applicants request a variance ta allow the
remainder of the site to remain unpaved. A portion of the proposed
uripaved driveway will be used primarily by the caretaker/appli.cants
as a residence and for stara,ge purposes. It is not expected to
experience a large volume af traffic. It will not be mate�ially
detrimental to Title Z8, comprehensive glan policies, o�her
applicable pulicies, ox other propertiea in the area because th�
unpaved portion of the site is loaated almast 300 feet from Tigard
Street. This distance shauld �].iminate dust, mud, and gravel being
f brought onts� the public street.
i
� The special circumstances exist because thi� p�rtion of the site is
proposed to be used only as a reaidence for the caretakerl�pplica�ts
` and far inside storage. Both of theas uses are considered interim
because tYi� �ite is not �ully developed. The proposed uses are
FINAL OFCDER - SNXDER - SDR 90-0011/VAR �0-Q016 PAGE 7
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permitted uses and Ca.ty standards are main.tained to the greatest
extent possible while permitting some eoonomic use of the land.
Existing physical and natural systems wa.11 not be adversely
affec�ecl. A hardship exista in that if thia porl�ion of the site
were xequired to be paved ��. this time, the paving would have to be
removed whan the site is rec�eveloped. The variance reques�ed is ��ie
minimum variance which would alleviate the hardship.
The Commission finds that the variance is not justified for the (
deletion of tY�e paving for the portion af the �iriveway and parking
spaces that will serve the fish wholesale business. This is an
inclustrial �use that will generate traffi.c whiah warrants tihe
provision of a pavea surface in accordance with Code requirements.
i
Variar�ce to Reduce the Pavement Width of the Driveway ,
�
The applicants request a variance to allow a 30 faot long portion of ��
the appraximately 300 foot long driveway to b� approximately 20 feet ���`
wide where 2� feet is normally required. The rgmainder of the � x'
driveway sati� ins th� pproval �tandardsf.orman ariance ta access � :
18.108.150 con
�tandards. They are as follows:
1, It is not possible to share access;
2, There are no other alternative access points on �he
street in question or from another street;
3. 'j't1@ �CC2S3 separacion Z'tf;tliiciie::ia�`.S CcZ;:C� he mg�;
4. The request is the minimum variance required to provide
adequate access;
5. The approved access or access approved with canditions
will result in a safe access; and
�. The visual clearance r�equirements of Chapter 18.102 will
be met. � ,
The praposal satiGfies these standards because it is not possible to #j
share access with a neighboring px�operty at this time. Criteria �
number 2 and 3 do not apply because the variance request is not for
the point of access from Tigard Street. The request is the minimum
variance required to provide adequate access. The applicant intends
to install a dividpr or island between the parking area for the
tropica3 �iah busi�ess and t�?e driveway so that vehicles will have
to back far �nough out of the adjacent parkiz�g spaces to b� �ble to
see down the driveway before entering it. The island must be a
ma.nimum of 3 feet wicle and must contain landscaping no greater than
3 £eet in height. Adequa�e visual clearance will be provided and
khe driveway will be safe.
C. DECISIdN I °
The Planning Connmission agproves ��tt yu-�"vii/V� S�-0�1� ��:'�;°-'� r`-'
the followin� conditions:
fiHE F�LLO�aVING CON9JTTTQ�j� SFiAL,L BE MET PRIOFt TO �BTAII�YING BUILDIY�IG
FERMITS FOR THE PLACEME�]T OF THE MANUFACTURED HQM� AND COI�S��uC a'3c�N
]7'
OF THE STORAGE BUILDYNG. �.
�., Additional right-of--way shall be dedicated to the Public along (`
�
FINAL ORDER - SNYDER - SDR 90-0011/VAR 90-0016 PAGE 8
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the �W Tigard Street frontage to inc�ease the righ�-o£-way to
56 €eet from the raxlroad r�ght-of-way along the north side o£
the right-of-way. The description shall be tied to the
existin� righ�-cef-way centerline, The dedication doCUment
shall be nn Cit� forms. Instructians are available from the
Er�gineering Department. ST�,FF CON'�,'�l.�T: Chris Davies,
Engine�ring Department (639-4171) .
2. The aero fnot rise flo�dway portion �� t�� flocad�lain shall be �
dedicated as greenway - open space to the City. A monumented
boundarx survey showing all new title lines, prepared by a
registexed professional, land surveyor, stxall be submiY:ted to
the City for review and approval prior to recording. In the ;
alternative, the applicant shr�ll decliaate an open spac� �
easement which wili allow the City to construct a pedestr�ian
path through the tloodway �rea in �h� future. Said easement
shall be approved by �h� City Attorney. In addition, the
floodplain boundary shall be marksd with sti:akes to assure that
no buildings or other structures are located within the
flaodplain. STAF� CO�ITACT: Chris Davies, Engineering
D�partment and Keith Lid�n, Planning Divisian(639-4171) .
3. The applicants shall pro�vide connection of �he proposed
ananufacrured h�me �o the public san.ita.ry sewerage s,ystem. A
connection permit is required to connect to the existing
public sanitary sewer system. STAFF CONTACT: Brad Roast,
Buildin.,q Division (639-4171) .
4, A:. erasi^:a centrol r??n �h�.12 be pxovided for the installation
o£ the manufactured home. The pYan shall conform +to "Erosian
Cantrol Plans - Technical Guidance Handbook, Novemb�r 1989.p
STAF'F CONTACT: Brad �oast, Building Divi�ion (639-4171) .
THE FQ�,LOWING �oNL�ITIOI�IS SHALL BE MET PRIOR TO OCCUPANCY OF THE
M�,NUFACTURED HOME.
5. The applicants shall provide evidence that hydrants have been .I
a.natalled as required by the Fi.re Marshall. STAFF CON'I'ACT: i
Brad Ftoast, Building Aivision (639-4171} ,
6. The applicants sha1:L provide evidence that the access
satisfies the requirements of the Uniform �ire Code. STAFF
CONTACT: Brad Roast, Building Division (639-4171) .
7. The applicants <<hall pr�vide for raof and pavement rain
drainage to the public stormwater drainage system or by an on- (
site sy�tem. STAFF �ONTACT: Brad Roast, Buildiiig Divisi.on
(639-4171} .
8. A revised �.andsoape/site plan sha11 be submitted shawing 1)
the location of one designated handi�apped parking space, 2)
the location of ati least one b�.cycle parking space, 3) the
required screening including the species and locat9.on of trees
to be installed adjacent to the floodplain, and 4) �he type of
lattdscaping to be install�d in the parking island adjacent to
the tropical fish business parking area, and 5) full exten� of
th� area to be paved whicl� xncludes the driv�way and parking
area adjacent to the fis� wholesale business. STAF�' CONTACT:
Keith Liden, Planning Di�tisinn (639�4171) . '
9. The screening r�quired in condition n�. a si�ail ue i:�s�a21�d �'
FINAI, ORDER � SNYDER - SDR 90-0011/'VAR 90-0016 PAGE 9
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prior to occupanay of the manufactured home or construetion of ' '
the storage building. STAFF Ct�NT7�CT: Keith Liden, Planning
Di�rision (639-4171) .
10. The existing residence sha11 be vaeated prior to oc�upancy of
�he manufactured home. STAFF �ONTACT: Brad Raast, Building
:
Diva.s�.on (639-�1'P1) .
THE FO�,LOWING CONDITIONS SHALL BE SATISFIED PRIC>R TO OBTAINII�TG I `,
BUILDING PERMIT5 TO ALLOW A CHANGE OF OCCUPANCY OR USE OF THE
EXISTING RESIDENTIAL BUILDING.
11. Two (2) sets af detailed public improvement plans and profile
construction drawings shall be submitted far pr�Ziminaxy „''
review to the Engir�eering Department. Seven (?) sets af
approved drawings and one (1) itemized construc�tion cost �,;
estimate, �11 prepared by a Pr�fessional Engineer, shall be
submitted for final rev�iew and approval (NOTE: �hese plans are
in addition_ t� any drawings required by t�e Buil.ding Division `
ana ahould only include sheets relevant to public �
improvemen�s. STAFF CONTACT: Chris Davies, Engineering '�,
Depar�.ment (639-4171) .
12. Building permats will not be issued and con�truction of
proposed pub7.ia improvements shall not commence until after
the Engineering Department has reviewed and approved the
pub].ic improvement plans and a street opening permit or
construction compliance agr�ement has been executed. A 1A0
percet�k perfbrmanae assurance or lett�r af commitment, a
�evAloper-engineer agreement, the payment of a �ermit fee and
' stallation/streetlight fee are requirect. SZAr'r
a si n in
9 .
.
.
17
1
ent 639-4 ) .
tm
'�+ ineerin
De ar (
n
I
CONTACT: Chris Davi..s, E g J P
im rovements, including c
ancret�
13. Standard half-s�reet p
sidewalk, driverrtay apron, curb, asphaltic conarete pavement,
sanitary sewer, s��r-� d•rainageA streetlights, and underground
utilities s�all be ins�alled along the SW Tigard Street
frontage. Improvements shaZl be designed and constructed tA
miaaor oolXector street standards and shall conform to tkae
alignment of existing adjacent improvements or to an aligriment
approved by the Engineerin� Department. STAFF CONT.ACT: Chris
Davies, Engineering Department (639-41?1) . ' I'
14. The proposed privately-operated and maintained p�rking Lot and '
roadway plan-profile anc� cross section details shall be I
provided as part of the public improvement plans. STAFF
CONTACT: Chris Davies, �ngineesing De�artment {635-4171) .
15. The applican*s shall provide £or roof and pavement rain �
drainage to the public stormwater drainage system or by an on-
site system. STAFF CONTACT: Brac� Roast, Building Division
(639-4171) .
16. The proposed privately oper�ted an�i maintained sanitary sewer
and storm drainage system plaan-progile details shall be
provided as part of the pumlic improvement plans. STAFF
CON'I'ACT: Chris Davies, Engineering Department (639-4171) .
17, An erosion control plan shall be provided as part of the
public improvement drawings. The p].�zn shall conform �e
"Eroaian Control Plans - 'PechniGal Guidance Handbook, November
19$9." STAFF CONTACT: Chri� Davies, Engineering Department
FINAL t7RDER - STTYDEFi - SDR 90-0011/VAR 90-0015 PAGE 10
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�.,a�.��.:_.y r_..[�.._c9s.._.�,_.a_.�::�,....t..�..�:::1... ��...1_-�...._�t.����.�wry�_�,....�',�.st�,w_..,c��.:�,.u.�.�.cnu.r.:A.,.F u�..�1.?S,.s..�._..i.C,_.w'�.�_,.:�2�....E..u.,�,irv.,......4t���,.....:w�-..:.--,.w.c.:,..:3'��._.d._.,.:s:-'�.:.,'�..,�.....�,...:.�Fa:.1:`..«�.�,.��,�.,.,y.:"'..3
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5
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(639-41.71) .
18. Th� applicants shall arrange for znspection of the existing
residential building by the Building Division and the Fire
k' Marshall ta determine that the building i:� in compliance with
the Uniforan Huilding Code anc� the Uniform Fire Code°s
requirements for conve�rsian to comme�•cial use. Evidence shall
be pro�rided by the applicants that this has been accomplished
and th�t th.e building satisfies all requxremen�s stipulated by
the Building Diviszen an� �'�.s� E��rshall. �TAFF CONTACT: Brad
Roast, Building Division ((�?9�4171) .
19. In the eveni: it becomes nec�ssary to remove the existing
street tr�es ta accommodate street improvements to Tigard
; Street the applicants sha11 obtain a tre� removal permit and
submit a landscaping plan showing the speaies, size, an.d
'� t location of trees that will r�glace the existing street trees.
3TAFF CONTACT: Keith Liden, Pl�nnin,q Division (639-4171) .
-r:
20. In the event the driveway entrance does not mee� the visi.on
clearance �rea r��.zir°ments of �'��e �??a�ter 18.102 as a result
of the i�stallation af street improvements, the applicants
;;�; shall be required to bring the driveway into conformance.
tii This may be accomplished by 1) removing the gate, 2) reducing
��; the height of the gate, or 3) setting +the gate b�ck from the
:,;, street a clistance that will alloc,r a visian clearance triangle
��'�' with 30 foot sides along Tigard S�reet an both sides of the
r=;,:;
'>r�� dri�r��say and along the driveway� STAFF CONTACT: Keith Liden,
�:.
at;; Planna.�?� �i�rsion (639-4171) .
�%c:p
21. A11 r�ona�erating vehicles and stored materials sh�ll be
removed from the site. STAFF CONTACT: Keith Liden, Flanning
;,`'`s Division (639-4171) .
,;
22. �he site improvements and remaini.ng landscaping shown on the
approved plans required by Condition 9 shall be installed or
financially secured. STAFF CONTACT: Keith Liden, Planning
Divi,sion (639-41?1) .
„�f;: 23. In the event a manufactured home is not placed on the sit�,
� ", Conditi�ns 1, 2, 4, 5, and 6 shall be satisfied priar to
obtaining building permits for the change of occupancy of the
`�''F existing residential building.
{ THIS APPROVAL IS V�►I,ID IF EXECUTED WITHIAI 28 MONZ'HS OF THE FINAI�
`,r'; DECISION DATE I30TED HELOW.
''�.
It is� furtiver ordere� that �h� applicaat ba �otitiod at the �atry of thia azder.
PA38EDs �is� � day o� Jmauary, 1993„ by tha PlanninQ Coma�►i o t' tho City
of Ti�ard.
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MEMORANDUM
T0: Plann�.ng Commission �
AGEAiDA �TEM 5�1
FROM: K�ith Lirle�, �enior Planner
, TtE: Site Development Review SDR 90-�011
DATE= Dece��r 3�, 1990
'' g�ved �he above application sub�ect to
�; �he g�.�,�r�ing D�visio�a aPP
? condi�tions (Exhibit A) . The applicant has appe���:� ��i$ ���3�'-��
t for t�e reasons noted in �he attacheri appeal forrr� �Exhi.bit B) . The
Planning Commission was sChed�a at therrequest of hee appli antoand
E�; 2, 1990, �ut thi� was postp�199i. Duxing that time, the staff and
reacheduled for Jan.u�ry 8,
the �g�].ican� have met aever�l times to clarify which aspects of
the Director'� c�nditian of agpraval the a�plicant would like t�
�" appeal.
��e app:�a.aant has aanended the application a�nci the 3ss�es to ��
appealed in the following manner:
1, In addition to the ananufa�tured home, 1,OU0 �qua�e foot
accessory building, and conversion of the existing
resic��nce into an offi�e, the pxogosed n f�ic� aa�l ion
expanded with a 24 by 29 foot (696 Sq. )
'�`` Revised site plan and xaarrative, Exhibit C) .
�;'-� f
2. The applic�nt objects to the dedication of the 100 �rear
floodway (Conditi.on 2. ) , howev�r, the applica�t is
willing to consider alternative arrangements such the
dedication of an eas�ment to the City.
3, The applicant is willing �o a a��a �n���proXimately 160
the eacception that the pave
•aest af Tigard Street. The driveway to the back are� anel
the praposed m�a�aufactured home is intended t� be g�avel
(Exhibit C) .
t 4, � non-remonstrance agr�ement �o par�icig�te �� � �'3���� �
'' _� loaal improvemant dis�trict is pxoposed in �.ieu af
p�oviding h�lf street improvements as noted in Coanditions
11, 12, and 13.
5. All oth�r c4nds.tions of agproval �re a�ceptabxe.
�r
�' Zr� add.i�ion to th� informata.on and findinga p�esent�d in the
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,,: decisia�n, the staff would like to make several �omments relating to
the abo�e. itemss ,
1. TMe 69fi square foot $dditie,n to the propa�ed office
,,;-� buildinq meets a�l applicabl.e Communit� Development Code
criteria. The prop,osed site glan wi�:l need to be amended
to conta3n 1� ��i�le��i�' ��a�es �� mee�t Code a��ndard�.
� 2: The de.diaation of �he l00 year floadway was a condition
�� of approval for the previous Site Deveiopment Review (SDR
, a� �1-86) approval that was granted by the City �ounci,l.
��; Tl�e ati�e was improved in a.ccordance va�th this approval,
° ' but t2�e floadway was n�ver dedicated. Since thi.s
� �� condi,tion ��ould have been ful.fil�ed, it should lae
compl:��ed nor� before any furth�r development occurs on
- the prop�rty.
As an alternativ� to the dedica�ion of �ar�perty, the
� sta�� reco�e�d� the dedicatian of an �open space easemen�t
���: wahich wduld as�ure th�� the f loadraay wauld r�main in o,pen
,, ' spa�e, agricultural� o� simil�r �u�e. The easement
� ;�N lanquage shoulei be draf�ed s� that th� City will have the
"� ri.qht to c�nstruct � pedestrian/Ibicycle �aatlh w3.thin the
`� ` floodway area.
����s=
3. Sections 18.106.050 I. and 18.108.0�0 of �he Community
Development Cod� require that a11 cammercial ox
,5 ; �.ndustrial dr3.ve�ays and parking ageas b� paverl. �lso,
;; the previ.ous site cl�velc�pment rQView agpl�cation (SDIt 21-
86) the City Councgl approved qravel surfacing �orith the
Y� understanding tl��� �aving s�ould b� provic�ed in
con�unction with future expansion. �he staff continues
, '<. to r�cammend the grova.sion o� pavia�c� �or all driveQaaYr and
� , parkgng ��eas with the exception Qf the portion of the
tr: driveway v�hich only servss the �ropose� m�nuf�ctured
f; home.
t, 4. HaTf--street improvem�nts were required as a xesult of the
• staf:f's interpretation o� Section I8.164.0�0 �f the
�; Community Deve3.opment C�de as noted in the Enqineexing
Department eo�nunent� on pages 2 �nc� 3 of the d�Gision
(Exhibit A) o
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CITY OF TIGARD
NO'�CICE OF DElCTSION
S3TE DEVSLOPI�N'A' RBVIPJW SDR 90-0011./YARIANCE � 90-0016
3UE AND DAROLD SNYDBR - OWNBR/APPLICANT3
APPLICATIONs A requeat for eite development review to 1) c�inv�r� an ex3.sting
eingi�e-famil� dw�lling cuxrent�.y �i�i�� »��� ae � �ar��aker'� r��3dezace intm a
commercial uee, 2) conatruct a 1,000 square foot storage ahed, and 3) allow
placemQnt of a manufactured home an the aits to replace the exiat�.ng
care�aker�e re�idence. Aiso requested is a variance to alldw l� a �ortion of
the eite �o remain unpaved, 2) the l��ation of a car�taker•e reeidence on th� ',
souttaerrr, por�ion of the eite, and 3) an apprcoxfYnate3.y 20 foot wid� paved ',
driveway wh�tre a 34 foot wide paved driveway ia normally re�xired. ZONS: I-P
(Industrial Park) LOCATION: 9740, 9742, and 9744 sW Tigard Street (WCTM 2SX
2BA 'tax lot 501)
.
' DLCISION: Not�.ce is hereby given that the Planning Direc�or•e 8esi,gnee for the
City of Tfgard has APPROVED the above described requeet SiDBJECT TO COPI�D2TIpN�.
The finding's and ao�xclusiona on whi�h the decision is �a�Pd are ncsted below.
A, F'I1dDING OF FACT
:.�';::-
1. Hackground
l ; Thia site waa annex�d into the City in Auguet, 1971 (Boundary
Commisaion file no.. 296). In Dec�rs�o�r, 1So� a Tzmporary IIse
i�': _
application was approved a►llowfng the operation of a Christinas
' bazaar on t!:� �roperty. Later in Decemtaer, 19�6 a site dsvelogaQent
reaiew app�.ic�tion (SDR 21-86) was conditionally agpraned by the
Directcsr allowing the opera�ian of a mail order bueinesa fro�a the
single-family dwelling located at 9744 SE�1 T�.gard Stre�t (please
refer to Exhibit A). Thie decision �as appealed by the applicant
wlao objected to cc�ndit3ons of approval that required ha3:f-atreet
�; improvements a3,anq �igard Street, paved drinewaya, an� th�e
dedicati�n of gre�nway alonq Fanno �re�k. Th� City Cmuncil ruled
�, in favor of the a�plieant with reepect to the half-atre�t
improvem�ntes Gouncil al�o allowsd the applicant to defer paving
the driveway until further expanaion of the "industrial com�ercial"
uee. Dedication of adcYitional right-of-way and execution of a
nonr�monstrance- agreem�nt were requir�d in lieu of �h�
, im�rov�ment�. Counail rul�d in favar of staff°s recomaendation for
deciicat�.on of greenwa�r along Fanr.o Creek in the 100-year �
�loodplain. Th� mai). order buainesa apparently wae eetabliahed,
� but �heee canditions have not be�n eatiaffed. �
,s 2. 'Vicinity Tnformatton
. g����±;�� �� rr.� �OpY �.� wen� �� ��ao �o��a �--�. ����ra �t���
and railroad �racks 3.ie ta th� north. �arc�ls to the north of th�
::;<,;'.
railraad tr�cks are aoneci R-4.5 (Reeid�n�ial. 4.5 units/aer�).
NOTI�CL OF DLCISTON - SISYDER - SHR 90-0011,�V.9�2 90-0016 PAGI3 1
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- Fanno Cre�ak rune glong the southern property li�ne and jnst eouth af - '
the ereek is another reaidential district zoned R-4.5.
y�:
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, 3. site xnformation and Proposal Descr3:ption
,,� ,
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;;: The 2.43 acre site contai�s �. caretaker's r�eidence (apgrnxiznat�ly
2,OA0 square feat in aize) ax�d a 2,�00 �,uar� foot building
t' - currently beinq ueed ag a wholesale tr�pical fiah bn�ine�s. Two
��t�builsling�, an e�d boat, an asaArtm�nt uf vehi�les (the use of
which ia unclea�) and other materials are 1oca�ed or being atored
r: on the ��ar o� �he progerty.
';;,,
The appl�canta propase �0 1) convert the extsting single-family
t' reBidence, currently in uee as a cgretaker'e reeidence and occupieel
by the applicants, into a comEnercial use; 2) place a manufactured
�,;, home on the ycear of the progerty to provide contirnued housing for
;!F the �aretaker/appbicants; and 3) conatruct a 1,000 square foot
^ atc�rage buil�dingo The applicants al.so request approval of a
�.:
variance to allow 1) continued use and relocation af the
S` ' ca�cetaker•� r�sidence in�o � m�nu�ac�ured hame proposed to be
],ocat�d on th� eautAt��� �rtion of the ei.te; �) the continued use
of � two-way driv�way fihat does n�t meet the width rec�uirement
al:�r�g a� porti.an cxf �he driveway; aad 3) the porti:an of the site
lo�a��d b�h3.nd �h�e tropi�al fi�h busineas build�.ng td remain
unpaved.
FG',
_ 4. . Agency� and NPO Co►m�n��
�3
The �ngineerinq Division has tD�e foZlrn�ring ces�ent�s
°:; 2. Th� eite abuta SW Tigard Str���, a mi:aaX aoi�ector usually
�`: requiring a 60 foot right-c�f-way from the railraad rf,ght of
vaay along th� n�rth�rn edg� of the street right-of-�ay.
2. subeection 18.164.030(A) of the Code r�quf.r�e that stree�e.
� acija�ent '�� eievela�ments be impzon�d. Sect3.�ss 2�.�fa.030 �€
�r. the Co�� aiefine� devielopmen� as "a bu3.lding... or making a
��; material change in the us� or appe�rance... of land." Sinae
" th� pxc�poaed application includes two buildinqs, paving for a
driveway and par3�inq lo�, and the change of uge of �an
�' _ exiating building, it fa a development wit2�in the m$ataing a�
the Cades The Director may accept a future improvem�nt
, ; �
guarantes in lisu of otseet improve�nts if one or �noze of the
ex�aaptions in Faragraph c of Sul�eecti.o�a 18.1624.0�0(A) af �tae
• G�de are met. It apgeare tlaat none of the re�irements of th�
��` exempt�,ans �re d�t gor the following rea�ons:
;�;;'<
.�` (i) � p�tial improv�nt to 'Tigard Street i.s feasil�l.e
eince a�ai.lar �aprc�aements h��re been installed along
`� ;: ' 1 r� 4! m 4it' A�.A L/P,� ARVAP � 11�}���
� i $�ics �,a°�z'C@� t!_ @�_� � �� �_
parcels alo�g SW �igard Street; �
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µ :� NOTICE OF DI3CISIQN - 3NYD1�R - SDi7! �0-0011/�PAR 90-00�6 PFi�uss 2
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' (�i) - A partial ipnproverpent would not create a potentia]. �
f.: eafety hazard;
(ii�.) Similar 3mprov�menta to other nearby parcela have
�;;; bee�x �nd will b� in�ta�led;
,,
�iv� '�he improvement would not con�l.ict with an adopted
ca�ital improvemsr�t plan;
ti';
' (�) The applicatioa ia no� for a rea.idential land
� parti,tion; and,
?" (�i) Nu additional plann,ing work is rec�+uired to eiefine
_ the apFropriate desiga► etandarde.
i; Consequently, half street improvewents al�ng the Tigard Street
` frontage shpuld be reqinirQd.
3. S�oran dr�inage is provided byr discharging to the �'anna Creek
f���t,7�e;.�, a� �Yxe �outh af the aite.
4. �anitary aewer service i.e pravided by an exiati.ng public
ean3.tary aew��r �t�e �,� �he a3��.
5. The reque�ted variancg far ii�e narrower driveway should be
�►ermitted s.ince onZj ��+�� �� a��� �i `i,� Q�x.�.�ay wiii not
conform to the required code gtandard�. The a►arrow dxiveway
eex�vee anly eight parkinq apaces.
6. The �rariance to allAw a gravel. driveway ahould be apyaroved to
the extent that the paving i� not r�quixec� �a� access the eiq�t
sou�hern moet parkfng spacea. The remainder of the driveway
A sereree only th� caretak�ar�� rea�dence and 3,s temporary.
7. Although required by a pr�vioue applicatir�r� (SDR 21-86) the
floodway in the eite has not been dedicated ae greenway.
The Build�ng Division caaments that the existfng caretak�r�s
residenae must comply w3th the applicable Building Code
_ rec,�uir�aenta for convereion to commerCfal u�e. fihe bu�lding muet
D� inep�cted by bo�h the Building Dinieion and the Fir� Marahall to
, • de���n�.n� �ah�►t the requirementa� wi11 be. The di�rision �lso notea
that �he extent of parking 1oi� and driv�ray pavin� reqnired �hou"ld
3�e made clear to the applicant�. A].so, i£ t�he proposed '
manuf�ctured home is to b8 conv�rted to a aomm�ercial use in the
�uture, �t �too will hava to cc►mply with applica�ale codes. Pinally,
.,� the Butlaiing Aivision pointe ou� that the location of the ].O�D-ye�r
fl�plaiza ntust b� d���rmined aad �takes proviclsd to insure no
. atructux� w�i11 be located withi� th� floa�plain.
NPO �2 noted that the applieants are g� �
corarnercial �ocies and 4uesting a variance to
�aoints ou� tt�at �he additional bu3lding cc�uld
NO'.�ICE OF J3���SZOI�D — �NYD�R — SDR 9C>0011/VAdi 90—OOI6
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be �sed ae a business in the future. Th�y also note that the
curreat applfeation ia similar to the gar•evfoue site de�elopment
revi.ew application (SDR 21-86e.
Th� Fix�a M�rshai3. cnmmente that hydrante sha11 k�e required within ,
250 f��� of all portion� of commercial buildings and within 500 I
feet of all portiona of r�eidential buildinge. d�lso, the dxin�,r�y
ehall b� r��u�.r�d to be in compliance wi�h the Uniforpa Fire Code.
Tigard Water Distxict has no objectinns to the propasal, but points �
out that the ap�licants muet pravide two additional water meters to
supply water to the manufactured home and the existing 2�00 ecnxas� �
foot lauilding. �
�
PGE and Metropolitan Area Community Accesa have reviewed the
proposal and have no abjectiona to it.
j�T� r��hor E,+r�m�ani;,a hayn hncn r°c�n;`�°A_
�. APTTAL'jCSIS AND CONG2USION
The applicanta ar� requir�el to apply� far �ite develo�en� review
approval becau�� their propoaal fe aons�idered �o be a major
6{i{�U111C:S{�.14A3. �vinfd�YFii�� Y�i@�'ei0�7[[i�I1L 1:0i1@ SgC�,�OEi 1lS.1LU.5D643 �'i��VStleB
the criteria for determining wh��her a mo�3ificati�n mu�t be reviewee� by
�� s�aff. In this cas� i�C was determined that the
, proposal raust be
reviewed b�cause additional on-site parlcing vaill b� n�cessary te�
accommodat� the proposed modifications. ThQ applicants �a�,ll t�e requ;ra��
t� aa�iafy the requirements of SDR 21-86 prior to the .i�eaance of a
placement permit for the proposed manufa�tur�d home or a building permit
far th� proQossd storagg building.
SITE �EVEI,QPMENT R�VIE�7
� The applicaktile criteria in �k�ia case are Communi�y Development Code
Chapters 18.58, 18.100, 18.102, 18.106, 18.108, 18.114, anc� 18.144.
Chapter� 18.b8 (I-P; Induatrial Park District)
' xhe proposaT genera]Lly satiefiea the dimens3�ona1 requirements �i Secticsn
18.680050. Th� resid�nce p�oposed to be converted to Gomaaercial use .is
, , set ba�k more than 35 feet from th� front property line and is le�s than
45 feet in height. There are no side y�rd setback recyuire�nents. Turo
areas af concern warrant further diacuBSion. These are th� 50 foot rea�r
yard se�tbsck requirea�ex►t and the commercial use nf tha existia�g
�cesic�entia� bu�.lding.
..
The storage building and manu�actur�d h� p,rogosed to be locat�ed on the
sAUttaern port3,on af the lot would normally be requi,red ta meet t�e
requir�d 50 focnt s�tback b�aause this portion of the eite a�uts a
�reaidential ��n� t4 �he eoaatha ?�o�ev�s, ira tlai.� ca�e the e�u�hern
por�iAn of the site abuta Fanno Creek. The applicanta e�rill be r�cjuire@
NOTZCL �F DECYSION - SNYDER - SDR 90-0011/VAR 90-0016 P�GIi 4
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to dedicate tA the pixblic t3tat pr�rtion of �,he aite which ia located �.n �
the 100-year floodway, Consequently, tkee �ite will abut a floodplain I
locatecl in an induetrial zone rather than a residential zon�s. Therefore, �i
�he 5L1 foot rear yard setback does not apply. �i
I
With respeci; to the aommercial use of ithe �xisting resideatf.al F�uilding � II
staff would like to be certain the applican�s have, a cl.ear undes��canding '
of th�e co�mercial usee that will be gez-�►itted when the existing ',
residence is convertsd to commercial us�. Section 18.68.030 3,�,sta the
permi�tecl coaro�excia� ueee in the IoP zoninq distriat. The use of �he '�,
resid�sntial buildi�ag for commercial puzpose� will be li.aoited to •t:�oee '
uses avhich wi.11 not require a�ditional storage or parking ar�a. SuG�h '
uses w�uZd includ� animal salee and service, buildin� m�in�enance '
servi�es� bus�ness equi�xnent �ales and ser�ices, busxness eupport
aexvi�es, aormaunication services, fin�ncial, ir��urance, and r�eal �at��e I
servfces, lauridry services, medical and d�ntal s�rv�c�s, pro�e��s�on�l
and administrative �ervice�s, and researctx servicese
Convenience s�ls� and peraonal servica��, day care facilities, e�tixag and
:
uF.i.aiiC.i.�aj caa.nui�.aiu`uciiwvp �ioG:�:?�� S�:-.�^�.�.-�s. i�::-ii;►�.�Si ?43� �?9�E�d1
retail salea will �ae permf�tted to occupy nnly 20 percent of the
d+evelopment complex on t1�ie site. �ny comrnsraial use that requir�s
a33�di�r.�1 s}�r?�� os D��l�ing will reuuire anothe� site deve�.at�ment
reviQw.
Final.ly, staff �anuld �.ike to call attentinn to the comm�a��s �aue �y �::G
�� Building Divisian �and �emind the applicara�s that thie building �u�t meet
the Uniform Building Code and YTniform Fire Code requirements fo�
canversion to a coemn�rcial us�.
Chapt�� 1��.XdO (Lan�ls�aping and Screening) "
The groposal satisfi�s the Y-P zoninq dietrict requirement that 25
percen� of the site ?oe landscaped. Aciequate lazdscaping °�xists on the
narthern h�lf of th� eite d�pproxi.mately 25�30 percent) and, wi�h the
" exception of bu£tering anc2 ecreeni.ng requirea��nta whi�h are discuesed
� below, adequa�e natural landscaping exists on th� sou�k�ern half of the
s3.t� wY�ere a portion of the parcel ie located in the floodplain.
GTte�x� �la� addi��ona� xight-of-w��r is dedicated and half-atreet
improv�nente axe install�d on Tigard &tre�t, it may be neceseary to
, , remove the existing street trees. In the event it 3.e necessary to
. r�uove th� trees, the appli�ant� wi,ll b�e reguired to replace the trees
•,aith trees aubject to ap�provaZ af �lxe Planrain;g Division. A tree removal
permit must be obtai�ed prior to the removal uf ax�y treea.
� Sect�an 1�.100.080 df.scusse� buffering and screening requirements.
2ypically, where a pxopex-�y aoned I�P aD�u�s a prop�rty zaned R-�.5 a 2u
foot widw buffer is required. In thfs Cas�, the Fanno Cr�ek floodplain
is wide enough ta provide satfsfactc�ry tzuffexing between the trao zoning
s�is�ricts and additiona]. buEfer �rea wi�.l not be required. However, �
sc�eenin�g muat b� installed to provide a visual barrier between the
NOTICB OF DE�ISION - SIdYDER - SAR 90-0011fVAR �0-QL�?5 PAGE 5
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resfclentia7. zorie �o the aouth and the aouthern portion of the si.te where
the eaanufactur�d haone and storage b�ailding are propoeed to be 1oca�etl.
Scre�ning may be in the form of a hedge, fenae, or wall or landscaping
4 conaistiag of at least one row of decid�ous and evergree� trees. �n th�s
latter case, 3ecidenoua treee mu�t be at least 10 �eet �tall and evergr�en
" trees at least 5 feet tall.
f 18.102 (Vis�ual Clearance Area)
�
The exis�ing driveway ont�anae eatisfiee the rec;uirements for a viaual
clearance ar�a. Howev�r, when the additional right-of-way i� dledicated
and the half-atreet improve�n�s ine�alled on Tiggrd S�reet, the
driveway entrance may not me�t the visual clearance area atant�arda
because of the gate �hat curr�nitly exiats at the entrance. If this ia
}�A ����, the driveway entrance will have to be brough� into
conformance. Thie can be accomplished by 1) removing the gate entir�ly,
2) reducfnq the height of the qate, or 3) aettinq th� gate back frorn the
`' street so that a visual �learance tri�ngle with 30 font sid�s along
mtr. .�.t a.,..._i ••� ��l� S3E�� csf �hc x�g'.'m:•n�..a�y anri a�08l� ��1@ dr.�vewax dT�
aty��:�c c:.�c.�c, v:. ..... �
maintained.
Gh��a��� 1.8.106 (Of£-S�re�t Park3.nQ and Loac�ir�g)
Based o� tlie "u�ses o� th� eite that are gropoaed or po�eible, lE+ parkix�g
�pa��� are requi.r�u. `�3n� proposai sazisiies �iai.a �ey�ai:.�:.��y '�=+-�e ?�
,�; parking epaces are provided. However, na designated handicapped garking
space or bicycls g►�rking is propos�d. �e Ssction 18.106.020(N)(1)
' reqnires one ha�ndicapped paxking space for a parking area which contains
'- over 5 req�ired parking spaces. Section 18.10�i.020(P) require� at ].east
one secure bicycle rack space for each 15 parking spaces. A revised
site �ia:� m�zet be subinitt�d providing for at leagt one handicapped space
and one bicycl�e parkin� space.
� 18.1Q6 (Aace�s, Egres�, and Cir�ulation)
�;`.
�s,
;,:', The a�plicants are requesting a variance to the acceas atandarda to
allow an apiaroximately 30 foot long poation of the ariveway to be
approxfa�ately 20 feet wide where 24 �eet ia normally xe�uired. Aleo
'.'' rec�u�sted �.s a varianc� to allow the sou�hern portion of the driveway,
loca�ed beyond the tropical fi.ah businese building to remain unpaved.
The variances are discusa�ed be�c�r u¢►der ttae "VARIANCE RSQUE3TS" heading. -
, . OthBrwiae, the proposal eatisfiee the r�quire�nenta and atandards of
Chapter 18.106. �
,;' Ira ad@i��.on to satisfytng '�D�e Coae requir�nte 4# Chapter �8.,1�16, the
propoeal must aleo meet the Un3.form Fire �ode require�nent�. The
� applicants� �aill be requ3.rec3 to provide eviden�e tk�e P'ire Marshall ha�
,'s';
apprnvsd th� propased accese.
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18.114 (��gn�) -
Priar to the inata�ll�tion of any signe, the aPPlicaasta must obtain a
sign permit• One £reestanding sign will be pe oita t ti 1 ofe 140�aquare
may be 70 square £ee t in a r e a p�r si gn face up
f�e� and 2L feet in Y��f�k��• Wall aigns are also pe��tQ� ri������ing
zo�t i n q d i s t r i c t. T h e y a r e limited in aize to 1� p�
face �n whi.ch they are located.
€
Chapter 18.144 (�cceseory Structu�ces) �
are foot
The applicants request permisainn to conatruct a 1,000 squ � ,
ator�ge building on the rear portion of the site in the vicini.ty af the �� ;
propos�cl manvfa�t�3�ed home• Applicable criteria are con�a3.ned in �-
Acceseory Structures). {� ,
Section 18.1ri4.070 (�ppraval Criteria Y�
Ac�ordinqly, th� starage building will have ta aatisfy tY�e se�back �,
requi.remen�e of the I-P dietrict and comply with al�. requ�.re�nte �;� ;
applicable to a prin�ipal stru�ture. The atsuctuze sMall not encroach
��� 4
a�;;� tt�e fl�ndp1a3.� or interf�re with the uae of any adjoi.ning pro�Oerty• �;,�
��
z�
Ik muat be built in ac�oxi�as�c� �ith the U:ni�€�orne E�uilc�ing �od� anu ar• t�
accesaory structure permit muat be obtained. ��
VARIANCE RE:S2UEST5 �'��;
€'
A rec�uest for an administrative variance m�ust�eat�f� �he ��iy r�� f$B ��
granting a variance found in ��e 5��t�o� y°•�� ��j
�;'
�ollows: y;
�1' �ihe proposed variance will not be mat�rial.ly detrimental to the �
purposee �f thia Code, be irn conflict with the policies of the �; '
ather applicable policies of the ��
Comprehensive Plan, �o any S�
Communi�y De�velApment Code, to any other applicable districtgor
standards, ancD ta other properti�s in the same zoning ��
�s.
vicinity. ��
G.�s§'
(2) There a�e spe
oial circumetanc�� that exist which are peculiar to t,�',
the lot size or ahape, topographY or Qther circumstances ove� which �y'�
liaab].� to other �. i
i�he applicant hae no controlo and which are not app ��,�
properties in the sarae zoniag diatrict; �
„�.
�3) �he use pro�oBed
will be the same as p�rmittad under thia Code aaid ��
Cd�.ty standarde will he maixatained to �h� q�:��test �act�nt 1����1�s ��;
, . while pernaittinq sane �cenomic use nf the l�ndY I�
��
h s�ca1 and natural systeaos, suc� as but not lidni�ted to �
�4) �xi�tin� P Y - ke will nat be �,��'
traffic� draiaage. drama�3.c land fosyme or F�x ,
adversely affected anymore than wou l d occu r i� t h e d e v e l o p�en� �rg �
"� 1o!�ated �s specif�ed in the Code; and �
(5) The hardship i� not seZ�-imPoaed and the variance reque�ted is �he �
�,n�� nariance which w�uld alleviate the hardship.
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T�e above critexia apply to the two variance requesta that follow;
1) Variance t�a �,llav a Manufactured Home to be �Jsed as a Caret�kker•g
Re�idenc�
Tpt� ,�ppli.carate requ�et a �ariance to allow placement of a
manufactured home An the sauthern portion of the eite ta replace
the reaidence they are aonverting to comroercial use. The use of
the extsting residence as a car���k�r�� reaidence was app�oved when
, the City Council approved the previous site developsnent �eview (SDR
�1-86j. The aurrent requeet ie made to allow the con�inued
ex£atence of a� caretaker's zesi�iencg to be xcupied by the
applicante and to allow the uae to take place in a proposed
manufactured hame to be loca�ec� on the eouthern portion of the
eite. When the prpv3.ous approval wa� gr�nted, a caretaker�e
resid�nce wa$ a permitted ue� in the Heavy Industrial, Light
Industrial, and Industrial Park zoning diatricts. A caretak�r'e
residence is atill a nermi,tt�� „Se im ���, ��t ��-A� yy�QU��ria� Y�ark
zone aa a reault 4f an error made when the Code was laet reviaecd.
� In the courap of the las�t revision the section of the Code allowing
a "single-family detached unit or a manufactured/mobile hame" to be
ueed aa a caretaker•a reaidence was inadvertent�y omitted. Thi$
� .
error will be corrected, bu� in the meantime the applicants mus�
re�NeSt a variance and satiefy the admini�trative variance
' ' criteria.
ik; -
�a The vasiance request aatisfiea the criteria because it will not be
materially detXimental to the purppae of Ti.tle 1�, be in aonflict
wit3�'t the palicies of the com�rehensive plan, tc� any other
a��liaable pali�ies and standards, and to other propertiee in th�
area. �,s exglai,ned abowe, there ar� special �ircumstances �hat
exist over which the apglicartt h�s n.o �ontrnl. 5�he uae proposed is
; intended to be gaer�pit�ed u�tder Title 18 and City standarde will be
i ; maintained while permitting some economic use of the lar.d.
Existing physical and natuxal ayatem� will not be adveraely
�� affected. FiI1811y� the hard�hip is not eelf-
`" irnpos�d.
2• Yariance tu Al1ow � Portion of t�� Site to R�qain Unpaved
` The applic�►nts propose to pave the driveway and all park�.ng areas
located between Tigard Stsee�; and a pc,int approximat�lg 2�0 faet
, : from �iga�rd Stree�. The paved area must extend bayond th� parkin
are� fox �the �.ropic�►1 fieh bu�in�es at least 20 fe�t, �s shc�,rn on
Exh3,bit A. This wigl provide a paered dri.ves�ay af adee3uate size oa
wh�als the veh3.clea entesing �nel l�a�ing �h� busine�s can maneuver.
The applicanta must sul�mit a revieed e3.te plan showing the �ee� to
� b� pav�cl, aa deecribed above and as ehawn on 8xhibit �i.
' The applicant� requeet a variance to allow �he rema;nder of the
�' site to remain unp�ved. Thie variance alsa satisf�.es the alaove
criter�.a £or granting a varia�ace. fihe pox°ttiun of �he site propoeed
`:� to remain anpaved a�ill be us��t primarily by the
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�aretsker/appl3cnnte as a xea.�dance� an+� for etarage purpereee. It ie
not expected tc experience a lsrge volume of traffic. It wi]ll not
be mxterfally detrimental to Title 18c, comprehenaine glan po3.icies,
other �ppiicable policies, or nther propertiee in ths area beca�+�se
the unpaved portion of the s.ite is lacate�d al�at 30Q f��e� fr�n
Tigard Str��t. ahi� diata�t�� eTnould eliypinate dua�, mud� and
gravel being brought onto the public etreet. The pAr�;an of the
driveway that i� to be paved will pravide a fini�thed appearance to
the aite•� frontage. The sp�cial aircum�tancea that exiet because
thi$ par�;ion of th� si.te is propoaed to be used only as a re�aiden��
for �the �aretaker/applicants �nd tor inside �torage. Both of the�e
useg are considered in�erim because the sit� isc not tu11g
developed. Th� propoaeel uses are f,
permit�ed ue�� a:s�i City
atandarde are mafntained to the qreatest extent possible while
permitt3.ng some economic �*se flt the land. Sxisting physical arid
natur,al systema will not be adv��ae3.y a�;eGted. A hasdship exists
�n that if thia portion af the site wer� required tu be paved at
� thie time, the pavi�g wauld tnave to lae reionovecl when the site is
`"` r�develaged. Th� v�s��mce reYi:��ted .is �ne min�n� Y3.?'1321CQ whic2�
�woul.d alleviate the hardshap.
3• Variance tcr Redu�e �the Pavement Width of the Driveway
Tlxe app�icants sequest a varian�ce ta allow a 30 £c�ot long portion
of tDse approximately 300 foot long drivewray to be approx3enately 20
�eet wide where 24 f�et �� normally required. The r�sinder of the
driveway satisfies the acces� width requirem�n�t. Code Section
� 18.108.1a0 containa t}ae a
pprava7. standards tor a variaiace to aecese
etanciaz�ds. They are a.s fol�.ows:
1• It ie nat poeeibl� to share aGC�ss;
2. Ther� are no other al�eznative acc�ss points on the atr�et in
��stior� or �zom another street; _
�. The access separation requi.re�aenta caranot b� met;
�"r `
4. The request is the minimuan •rarianCe zec��r� to Provide
adec,�ate accesa;
� 5• �he approved acce�� or acc�ss approved witn condi�iona w�L1T
- . r�eult ira a aafe acceas; ancII
6,. Thg vriaual clearance requirea►ent� c�f �h�pter 18.102 will be
met.
� �P�e prcxposal satisffee theees �tandards becau�e i� i� not poesibYe
to �h�re acce�a w�th a ���.ghbaxi�ng l��o��Y �t tlxia �ia�. Criteria
=j°%��sc � a�ac� a do not apply becauae the variance requ�at ie not for
the point of acceas from Tigaaed Street. The requeat is the mi.nfm�wm
rrariance required to Pronide aeiequats acc�e�� Th� �p�plicant int�nds
�; to ina�all a divider or ialand between the garking area ¢Qa� �he
7 �� �a �
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tropical fiah busineee and tkte d�3.vewa� �o �hat wehicles will have
to back fax e�ouqh out of tha ad�a�cent parkinq �paces to be able to
see down the driveway be�ore entering it. T�ns i�land must be a
a�inimum of 3 feet wide gnd must contain ].andsaaping no greater
tha�n 3 feet in heiqh�. Adequate visual clearancg wi.Zl be �rovided
and t�e driveway will be safe. �
C. DECiSI@N
The Pianning Dix�ector•s deeigneQ for th� City of Tic�ard agprones SDR 90-
i�011/VAR 9�J-0016 subje�t to ghe foll�wring conditions:
THE 1?OY,LOWING CONHITIONS SHALL BE MET PRIOR TO CIBTAINYNG BU3LDING
pLRMITS F�OYt THE kLACEMEN'.� SJI�' THE 1,'4ANUE'A.�TURED HOMS AND COIATSTRtTCTION OF
•1'FI8 STORAGE BIIILDIIdG.
lo Additional rigrit-af-veay shall be dedicated to the Pub�ic al.ong the
SW Tigard stxeet frontage to inc�eaae th� right-of-way to 50 feet
' from t3ae railr�3c3 right-of-way along th� north si.d� ot the righ�-�
�of-way. The description �hal.1 be tied to the existing right-of-wagr
centerli.ne. The dedir,ation document shall b� on City forana.
3nstructione �xe avai3al�le from the Engineeri.ng D�partment. 3TAP'F
CONTAt;T: John Hagmax�, Ffngineering De�artment (639-4171�j.
2. The zero foot rise flc�adzaa� gortion of the floodplain shall be
de3icated as gr�enway - �ag�en space to the City. R monwaef3ted
boundary surwey st►awine� all new title lines, prepared by a
regietered prafessional, land surveyo�, ahall be sutamitted to the
City for revi.ew and apnroval prior to recording. In addition, the
floodplain boundary sha�.l be marked with stake� to assure tha� no
buildings or other structures are located w.ithin the £loodplain.
STAFF CONTACT: John Iiagman, Engineering Department (639-4171).
- �. Th� applicants ehall provid� ��nnection of the proposed
auinu#actured h9m� t� the pub3i� eani.tary e�werage �ys��. A
conne�tion permit is r�quired �o connect to the exis�ing puhlic j
e�nitary sewer system. STAFF CONTACT: Bra�l Roast,. Building €
Divisian (639-�L17T). �
t
�
4. Ari erosion c�ntrel pl�n ehall be provided for the installation of
the manufactured home. The plan shaZl conform to "Brosi�n Control k
, , P�.ans - `reehnical Guidance Tiandbook, Navembex 1989." ST�FF �f,
CONTA�T: Brad Roset, Buildinq Division�(69�-�171). }
�
TBE FOLLOWII�G COPIDITIt�Ns SHALY. BE MfET PRIOR 7PQ eCCUPANG'Y OF THE �
E�tANtDFACTURBD HOME.
� �
5. The app2icarite shall provide �evislence that hydrants have been
inet�lled ae required byr th� E+'�re M��:r�23.. �aa°�' .^;�'�A�: �La� :,
Roast, Building Divisi�or► (639-4171)a
AiOTI� QF DBCI�ION � SNYD$R - SDR 90-0011/VAR 9�-OO1G PAGE 10
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- fr. Tha apglicants shall pxovide e�•fdence that the acaess sati�fiea the
requiremaente of the tlniform Fire Code. STAFF CONTACT: Srad Roast,
Building Divieion (6�9�4171).
7. The applicants ahall provide for roof and pavemen� rain drainage to
� th� public stornnsater clxainage eystem or by an an-eite system.
STAP'F CONTA�GT: BracD Roast, Building Diviaion (639-4171).
8. A reviaed landsc$pe/sit� plan ahall be submitted showing 1) the
location of one designated handicapped parking epace, 2) the
lo�at3.on o€ at least one bicycle parking BpaCeo 3) the requireci � !�
3ncludin th� e ciea and locatf,on of tree� to be ��
screening g Pe
:inetalled adjaeent to the fl�odplain, and 4) the �ype of ''
landscaping to be inatalled in the parking island adjacent ta the ?��
tropical fish bue�.nese parking area, and 5) full extent of the area
to be paved, as �hown on Exhibit A. STAFH CANTACT: Vi Goodwin, ��I�
Pl�nning Division (63�-4171)e ,�I
9. The scxeening required in condit�.on no. $ �hall be in�t�ll�d pxiaz ��
to occupancy of the manufactur�d home or conatruction of zne
�tdrage building. BTAFF' �NT��: 'Vi Good+ain, Planning Division
(C�3�-4171)o
10. The �xisting �e�idence ahall be vacat�d prior to oecupancy of the
���,_g_�},_re�i ta�,�w, s�Ai�'F �ONTAC'i°: Braai Roast, Builcling Diviaion:
(C3J-4171).
TFiE� F�CYLLOfaING CONDITIONS SHALL BE SATISFIED P32IOR TO OBTAIPYING BUILDING
p,R1�SIT$ `i'O ALLOFI A CHANGE OF OCCUPANCY OR USE C3F THE EXISTIN�
RR3IDRNTIAL BUILDING.
il. Two (2) s�ts of detailed public improvement plans and ��ofile
conetruction aixawings aha�l. be eubmitted for preliminary revisw to
the Enqineerins� Department. seven (7) sets of approved drawings �
and one (lj itemized construction cost eati.rnate, all preparsd by a
Pro£��sional Engbneer, shall be submitte4i for final review and �'�;
approval (NOTE: these plans are in addition to any drawinga �,
requfred by the Building Division an�i ehould only include sheet�
relevant to public improv�ments. STAFF CONTACTs John Hagman, E
BngineQring D�partmeni (639-4I71). r
12. Bui.l.d#.ng g+ermit� raill not be iesued arsd canatruction of propoeed '
, : '
. public improvements ah�i13 n�t comaaence unt�.l �fter tta� �ragia�eerinq ;
�
Department h�g r�aviewed and agpr�ved the publ£c improv�nt plana ��
and a street op�ning ps�nft or con►�truct3.oa compliance agreement �
has been exc�cu+��d. A 100 percent performa�z�e a�suranae or letter �
I i. �..� ��...�.�_...,. 1..m.- �wr�en�nun}_ }ha t���1_71t Ot 8
.� OS C��`�G'UIE7ilL� si u�vq�.6v$rcr.-�'caa.."�saaava. y�.��-«.�•��s s—s—'
germit fee and a eign installation/etreetlight fee ar8 rec�aired. �
STRFF CONTACT: John Fl�gman, Engineer�.ng Department (639--4171j. �
13. 5tanda�d half=�tree� improvement�, ir�aludi�g conarete �ideeaa�kr �
drivsway apron, ourb, asphaltia con�rete pav�auent, sani�ary sewer, �
(
NOTICT OP° DEGISIOId � SNYDBR - SDR 90-0011/VAYt 90-0016 P�G1s l� {
i
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-?wa-i,��i'�.>ti�.;;-u:.�'�.::a_...w.a.,r..w..�.vuaa.i.,u�«:.a:. ...�.�..-_�s:c.+_ .,.,:��._,�_.r 1�...t�.�:�,.W,:....1..c4n-..�;v....�.,,.,.ww>:�u_.�....�._w_���yu,......�,...;��1_� ,..........�_�.::�:.,.�i..r.,..�....:..;_:.....,L.�.:C<"�.,:;,,,u.w.,...::::dv.�...,�azw.�.1...e..T..t.d�.si,^:a��uvur�........e..a.crr.}..r-x.,
. !
�'. 1�
atorm drainage, streetligh��, and underground utiliti,ee shall be -
inetalled al�ng the SW Tigard Street fxon�age. Iwprrnrementa sha11
be designed and coa►structed to �ainor c:ollector atreet etandards an�l
ahall conform �o �he alignm�nt of existing adjaaant imprcvementa or
to an alignment a��roved by the Engineering Department. S��►�F
CONTACT: Gary Aifeon, Rngineering Departmernt (633-43°11). �
14. Tiz pru�,os�d grivately-operated and maintained parkinq lot and
roadwray p7,an�profile and croga section detafle sha.11 be provided a�
part of the public improvem�nt plans. STAP'F CON'rACT': Gary Alfeon,
Engineering Departm�nt (f39-4Y71y.
15. The applicante shall provide �or roof and pavement rain drainage to �
the puk�l.i� �stormwater drainage ays�e�m or bg an on-aite system. �
STAFF CANTACT: Brad Roaat, Buildinq Divi�fon (639-4171).
16. The presgosecl priv�ately opegated and maintained eanitary aewer and ��
sto�m drainage �ystem planmprofile sletaile s2�a11 be provided as
.part of the pvblic improvement plans. STAB'R C'c�NTAC',Cs Greg Berry, '
�Engix�eering Department �639-4171).
�'.
17. An erosion con�rol plan s�ha1.1 be provided ae part of the public
ianprovemeat drawings. The plan ahall conform to "l3rosi�an �ontrol �
Pla�ns - Technical Gufdance H�ndfwek, November 1989." STAF°P'
CONTACT: Greg Berry, Lngin+�ering Department (639-41�1).
]��. x�a� app�i�ants eha1Y arrange for inapection at tne �xiszing
reeidential building by the Huilding Divieion anci the Firs MarahaLl
�o detern�ine thAt the buila�ing is in campliance with the �Tniform
Building Code and the Uni.form Fire Ce�de's r�qui�ements for
aonver�ion to comr�ercia3. uae. Evidence shall be pravi.ded by �he
appifc�nte that this ha�s been accomplished and that th�e building N'
sat.isfiee all requirements ��ipulated by the Huil�ding Divisioz� an�
Fir� Marshall. STAFF CONTAC't: Brad Roast, Buildf.ng Divi��on (�39- ��
4191). ��
��'
19. In the event it becomes neceasary to remove the existing street $�I
trees ta acc�rrpaaodat� �treet improve�nentB to �igard Stree�t the ,<�
appli.�ants et�mll obtafx� a tre� r�noval permit and submit a �`��I�
landscaping plan showing the species, size, and location of treea
r,;'
- that will r�plaee the existing etreet tre�e. STAFF COtdTACT: Vi Ea'',
, , Goodwin, Planning Divi.aion (639-4171). �,�I
�:��
20. In th� event the driveway �ntrance doe� not m�et �la� nie�.oaa k�'��
alearar►ce ar�a requirement� �f Code Chapter ].8.1A2 a� a result �� �;,��
the inatallation of street improv�ment�, the appli�ants sh�11 be �r��li
,�. rec;u3,rec1 to bxine� the driveway int� aonformanc�o Thie may be ����
accompliehed by 1) r�aoving the gate, 2) r�ducing the height of �he �<�!
gate, ox 3) eetting tta� gat� bacD� from ttae str�et a diatanc� �hat ��,
will allaw a vieion clearanc� triangle with 30 foot side� along ���
Tigard 5tr�et on both sides of the driveway and along the driveway. . �`"'`
� e�m�ran ev�v..�+ _ � "����
�+�r VLYD�121�i1: v� ��odwin, �ianning ]D3.vieion (639-4171)e ���I
NO'1'ICS OF DSCISION - SNYDER - SDR 90-0011/VAR 90-0016 PAGE 12 �'���'
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23, All nonoper�ting v�hicles and stored materials shall be removed
£rom �he eite. 3TAY+'F CONT!lGT: Vi Gaodwin, Planninq Division (639-
4171). �
22. The site improvements ancl r�cnaining landscaping shown on the
approved plans required by Condition 9'l shall be installed or
financ�ally secured. STAFF CONTACT: Vi Goodwin, Planning Divisior► ,
(639-4�71).
23. In the event a manufactured home ia not placed on tlxe aite, ��
Conditions 1, 2, 4, 5, and 6 shall be satisfied pzior to obtaininq ��
buildir�g permita for the change of occupancy of the� exieting ?� �
reaidential building. �� �
�� ,
THYS APPROVAL IS VALID IF EXECUTED WITHII�i 18 MONTHS OF THE FINAL �:�;
DECISION DATE NOTED �ETrOW. };`�
��
D. PROCEDURE i.�
§i'�:
1, �Yotice: Y�ioiice was poste3 �� �ity Ha�i at�d maf.].e3 tae ;�
��
XX The applicant atad owners ��
XlC Own�rs of record within the requireci distanae �; `
X7C The affected Neighborhoocl Planning Organiza�3.c�rs ��
',,;
XX Affected gave�nment agenciea e;�
,�
k�
2. F�nal Deciaic�n: THE �ECISION SHALL BE FII�AL �N �Lg�can �FSS AN �`�
a�_
APPEAL IS FILED. �'k
,,_�
�;�
3���
3v Aptpeal: Any party to the deciaian m�y �ppeal th�.s decisian in �;�
't',�
acco�dance with Seation 18.32.290(A) �nd Sec�ion 18.32.37a o� the �a
z�.�
Community Development Cod� which provid�s that a written appeal �<'�
mu�t b� filed with the City Recorder within, l0 days after notice is ��'�
= given and sent. Appeal fee echedu].e a�d �orms are available at <;;� �
Tiga�d City Hall, 137.25 SW Hall Blvd., Tigard, Orec�an. '
�;� '
Tae aleadline for fil:�ng of an appeal is 3:30 p.m. AUGUST 2$, 1990 �;;� ,
i,;.�
�:f
i�l�,���:(
4. 4uestione: If Irou have questions, please calT Ci�y of Tiqard r;�
Plar►ning Department, Ci.ty of xigard City Hall, 13125 SW Hall - is��:
w,,;.
�lvd., Tigard, Oregon. �:��� '
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P�2EPARSD �Y: V �la R. Goodwin D!!TE �'� �
� v opauent Review Planner �
f:�,:.7
���i
. y".#r
..Sl
APPROVED BY: Keith S. Liden DATL �jy
�.
,�;
Senior Planner �.;�
�`;�
�s-
Nd'�ICE OF DTCISIOPI - SNYDLR - SDR 90-0011/VAR 90-0�16 PAGE 13 � �
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• LAND USE DECISION APPEAL FILING FORM "�`�z
f`::i
,:;
The City �f Tigard supports the citiz�n's righ�L- to �F�7�
rtiGi ate in local �s{
pa p gavernment. Tigard's Lar►d Us� [
t i gl
Cocle therefflre sets out speciFic requirements �or '�
filing appeals on certain land use decisions. ��NO�t'��� �.` ,
;;
The Poll�owing form has been developed to assis� you in �'���
Filing an appeal oF a lar►d use decision in proper ��'�I
QREGON z.��
form. To deteraniree what Filing Fees will be required � ,�%
or to answer any questions ;tou have regarding the �,''��,-�
appeal process, please contac� the Planninq Division ��
�r �he City Recarder at 639-4171. � - � ;�
_ �:'
1. ARPZ��A7'ION �ETNG APPEALE�: Si � �VQ.,LO���,:E 0 .p,U�..P.-W , �'`'
' �;�'
.S17� �U-GUt� �a�uance a..r U -O�f(v _ S� d�,+'" - �;���
�j�
2. HOW DO YOU QUALIFY AS A PARTY:.. �rl��"Jt� �[1��iCl�-� r'.
—„Tr_ Es,
� �;.
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_ �.
3. SPECIFIC GROUNpS FOR APPEAL OR REVIEW:
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A. SCNEOULED DtATE DECISION IS TO BE FINAL:�� I�L� �_�L{'..QY1C�P '1 j�
� r�;;
on t'�ornorv, �l�l�v fF
5. DATE lVOT�CE OF FINA OECISIOtU WAS GI N: ��/��'f� � ��
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6. S�GNATURE(S): �;;
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9EK�i(-)HH(-)HfiEiEi( iEIE�HIHHHHEitlF��iHHHHHH(-�E-)E�EM �HH(9i-)E-Mi4��t-H-K-1t-1(�H(-�-N-�E�f-1HH(-K� �
FOR OFFICE USE t7NLY: Received Byl Uv���' Oate:� '7�l'(0 Time: .�-�✓�1 , �
Approved As T'a Fnrm By;��f,��lQ� Ua�e: f ? 4 Time:�.M . .;
De�ied As To Farm�y� � _ �' Date: _ 1"fl.me:
Rec�ipt lUu. �� 010�l5�-f�7 AmaunL-: �a35.�)p
' 'lf•��H(�c 3E�E-fE�HHC9E•�-x�E-14-%iE-)E!E-x�iE�#F1E�HE-DE-�E-)HF1(�)ElE�f�-�E3f-1HHHE�M-lHE�)EiE�E-K3HE�f(•�E-�#��Ex-�Ex•�(-)t-� `,• �
, . �
13125 5VV Hall Blvd.,P.O.Box 23397,Tigard,Ckegon 9�223 (503)639 4171-�—��
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�eptember 26, 1990 �� ' ; �
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MS. vl�la �. ,:�a'O(TCZWIYI r tr { . .;,, ... ..
Developm�ent Review Planner � . � , � � - � �
�+'r
City of Tigard , ,J
13125 SW .Ha13. _ j ��
Tigard, q,Or�gon 97223 . .° . � . '. . ��i
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� RE: SDR90-0011, Donald and Sue Snyder ;� „ , �
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, ^'.F
Dear Ms. Goodwin: �;;�
The Snyder's hav� retaine� my firm to iey��� �� �P��'���'��' ti;�'
to convert a residence to com�meresal use �nd place a xnanufa�tured
st�ucture for residential purp�se
In rev,.,i�wing the staff r�port on this aPP��-°�he�19S6d$DRt '
under��a�� �h2 n��d for ��y variances. Briefly,
2�.-86 has ad�lressed the road improvements, par}e�.rig qus�t�ion� and �
the drive�ray imgro�r�ments in sucl� d��oes nottrequ�stranytus�suest
presents rro mat�r�.al ch�n9es and it
that are subject to a variance. 5'
S�R 21-86 by its terms has resulted in the dedication of the �
5Q' right-of-way along SW Tigard Street ta the City �f Tigard. w.
Th� City has agreed to allow �he Snyel�r's to participate �.n a �
future local improvemen� district to comple�e the requested ;�
improvements, therefoxe any curreni�rovement�d�strict violates �`
without the creation of the local p ��,.�
the terms' of the 1986 agreemer�t. The Snyder'� will af course I
assist in the preparation of any d�dication a9�p�i�cation�� still `
need ta be execute� per t:�e terms of the 1986 a P F�
SDR 21°�36 by its terms allowed the parking area remain ' �!
unpaved. Uncier 18.68.030 the conversion of �h� residenc� to a il
�ommercial building w�.11 not xequire any' additional parking ;
spaces, ther�f�re, the provisions of 38.106, deemed compli�d with
s.n 1986 with remain under coanpliance.
Th� Code ree�uirements fo� access, Chapter 18.106 are not
applicable becau5e parking and access ha�r� been suears�the �eview
in the 1986 �✓ariance application, therefore it app
�nyder's access ���Ue �� �h�ei�suancehofathenpreviousCVariancel�W
by the City by v
The idsx�tical ve�tea� rights argument applies �o the presence
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t3f a car�ta��rs i.cS:a.u2;��.� vai e,�i� �i'v�ci-�a(. �sasicalTy, y
has aZready approve�i su�h a use.
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The ��nyder's`�wish tt� cAm�ly with 18.100 1ar�dscaping
�equ�.�ements anc� the oth�r 'admi.nistrat�.v� cor�ds.tions for,���ie
, � , �,� , c�•t �� .
k�uilding. �Specifical,�.y,- con�litions. -10,_`' a�e acc��tabl�� and �
the remaina.ng Cond'itions �.�,, 'll.- � an ��� ��e'not acce ta�il� �.,�, t! '
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� ;" �*1���� ��ntact me as soon as poss b1Q concerning goixr �-----
Comments 'to our abdve outlined posit�on. I w�ulcl li]ce to see i.� `d�, �,� ff
we can re'�ch an accept�l�le co�np�omi5e prior to our appeal befare � ;
' '� �he City 'Couneil next week. . . � . :� �'
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Little 6rnpact �n Oreg�n seen !a� �����ion on property us�
StoryonPegeOneeleo Propetty. "teken"6y lend•use regulatton wae Intro• tlous"fn reguletlng'lend use for(eer thn�
Wllliam J.Moahoteky,Portlend attorney duced In the 19&S I.egValature by Sen.L.B.Day, court would nile lhe regulatlon was e"fni
By ROBERTA ULqiCH who has reptesenled propeMy ownera,called the tiret chelrtnan o[the Iand Conservetlon yng"epdrequlre compeneatlon.
aln.ayoM.mm� � � ��erullng"arayo[lwpc." andDevelopmentCommiaelon,6utitweanot MultnomahCountyCounselLaurmir
Tuesday's U.S.Supreme qourt rulfng The Tuesday ruling"doean't addrese at e!1 acled on.A slmlier meeeure wes inVoduced ���e former referee of the Oregon[ai�
reqWdng thet property ownere becompeneat• W{�t ti�e cimumelancea mlghl be"in which fhls year by Rep.Verner"Andy"Andereon, Uee Board o[Appeals,asld the declela
ed if new ragulatlona depdve them of the uee regulaUnguee ofproperty couid be coneidered Ronebur6,but he safd Tueaduy no heeringe appeared to putlocal Bovemmentekon noti�•� �
of their property probably WIII•have Ifttle ���Wng;'seid Devld Ellis,an aestalant atrorv hed been heid on It that they might ba requf¢ed to pey damny�
eRect in Oregon,lnnd•use ortic'�els and ettor• n>y g^_r.eee?,whe dealn with leed•uee iesuee. Lnt yse,the�Q�ielatuse'e Joint Co!rmlt• I
neys sald. � - ! The ruling leavee it to indtvlduai courfa to tee on Lend Use iseued a repart slaflng there �ornveRegu;�don oi pHvaE�propert}�-�
"!Pe nol es ewceP�B en eRect an Oregon declde whather a"teking"le involved, had bc�n nv documented ceeee In whtch land• �ut,he added,it doea nol ev,em i km�r �
land•uee lewa ae�we thaught;'eaid'Ph1111p In Oregon,EWn anid,courle have held lhet uae regutatlons resuited in the"taking"ot W�t courfe havadeMed en overregulatloi�.
Lemman,spokeemenforti�eslateDepartment to he coneldered"taking"regutatlone muat �onomtoueeo[pMvetetand. � Michael E.Judd,Clackamas County r���� �
o[Juatice.Hawever,he added;"!t wlll heva ����rtually etrlp property of all economic Mderaon seld afler falking with sttarney 8as�etant couneel,eeld:"The teaue becrv • �
sedous eig�dticenee becauee there In e mane� value." Ro6ert IIeat in lhe Peeltic i.egal Foundetlon et how much cun the etate regWnte and v'
fery ImpacV' � Sacrsmento abuut the ruling fn the Callfornle ��e you can end can't heve.Thls la e�
The feer that new regutatlona could be The Oregon 3upreme Court hes ruled spe� �he thought It mlght etCect ownera of 1lood ot how fer youcan gol'
ctflcally thal chenges fn�uning or claseNca• �aln land who hnd not 6een ermltted to
Judged lo conelitute a"taking"lhat would t{on to reatrict land uea do not constltute tak• p �Q �p Wetly Douthwalle,Gresham ciry meno°
requlre compeneapon may Inhibit local agem �ng�Lemmxn anld. rePlece deatroyed bulldin or le who hed sald lhe tand•use compeneatlon cnso had I���
ciea from enacting needed lend•use rulea, I don't think it will huvo any efCecl," Durchnsed lote planning lo bulld homea but watched by plenninC officinls nation�ci��
several eourceseuggested. � James F.Ros&,dIi'ecto[of tha stete DepeC4 Were pievetlled fCO�tl dOltlg so by regulaUone slnce 1979."Itopenethedoora wholelol wid�
The rulinB etatea that a property owner ment of I.and Canecrvation anel Dovelopment, �mpased a(!er thoy 4ought the tand. . to economtc chalSeugea to Iand•�ue decletous.
musl be compeneated ff new roatrictions suidotlherulln�. ' • "The ruling doesn't reverae any Oregon �uthwalteeetd.
result In even lemporary loee of uea of the The lesue of"takln�"hos been raleed elnce law,"said Henry.R.Rlchmond,dlrector�o[the It also could have en eQ'ect on local govr�i�
property,known legelly ae a"taklnq."Com• 'Oregon's etatewide land�uso plenn�ng pro• lend•uae watclidog orgenfzatlon 1000 Frlende ment efforts to preserve wetlenda or devel„�
pensaUon ulrendy wes requlred if the restric• grem began In 1969,A bill to raqulre compem of Oragon.He snid,however,that the ruling greenways along creeka or Hvers,Douthwnir
tluns reaulted In.{yrrmunent los,v of use o[.tho� sapon for lendownara i[tliefr vroporty waa mlght make loca!governmepte"moro cau• esid. ,
Caurt Yu.les go�ernrnent mus�t compensate owx,.ers�
By HENRY J.RESKE The Supreme Court sald the changes in zoning ordinancea, verse Impact on the land•use reg• Luthernn Church of GlendalF.
UMeu Prcan Imemetianal Constltutfon's FI(th Amendment variances and the Ilke which are ulntory process:' CaliL Thn land is located in nEn-
requlrea the government to com- not belore us. Stevena added the declslon was yon alang the banks ol a%reel;
WASHINGTON—TheSupreme penxatepropertyownersloCde- "We realize that even our larreaching. lhetisthenaturaldrainagechan-
Court,In a decislon concerning nying them use of thelr land—� present holding will undoubtedly "Cautious local ollicials and nel for a watershed area.
week g hat localedovernmenla�o en if the denia?�sYa temporary Ieeeen to some extent the free- land-use planners may avoid tak- �n 1978,a flood,which took I��
8 � � Z•^^` � � dom and Ilexibllity ol land-uae Inganyactlonthatmightlaterbe �Ivesanddeslroyedproperty,aL���
must compeneate property own•1 e Fllth Amendment atates In planners and govemment 6odies challenged and thux glve r(se to a deetro ed g
ers If lhay dany them even tempr�part thet private prnperty ahail ol municipal corporationn when demage actlon,"he wid."Mucb Y lhe bufldin a at th^
orury use ol thelr land. `�not be'"�iken lor public uae with• �enactlng land•use reguleNons:' important regulation will never cempground,prompUng Los N�
The 6•3 ruHng by Chle(Juetice�t'�-��� 'ompeneetlon:' Rehnqulehvea Joined In his rul• be enacted,even geles County to adopt an inleri�
perhapa in the temporary ordtnance prohlbil��
WIIIiam Rehnquiet Is a vletory lor 4..a�ctlon came in a Cal(torn a Ing by JusHces William Brennan, health and anlety areaa. the conetrueUon or reconetru
property ownera who have been caee thet Involved e county ac- Byron White,Thurgood Marahali, "Were this reaull mandated by pan of eny bu�ld�ng In the rcgio
denied temporary uae ot thelr tion,orlglnullytemporary,topro� LewiaPoweilendAntoninScalla. Ihe ConsHtuHon,theae eerious �echurchthenllledaultallr�
land by locel govemmentaction. hibitalandownerfromrebuilding In dleeent,Juetice John Paul Imp�icetlons would have ro be �n thettheordfnanceke
But the court noted It le aleo a in e Ilood reglon. Stevens,�olned by Juetice Harry Ignored.But the looae rannon thm B pt it Ir���
blow to Ioca�govemment egenc- M�ke Berger,an ettorney lor Bieckmun endSendra Day 0'Con• rourt Ilree today in nal only un• ��ng able to use ile properry a��
�es tbet wlll be reeldcted in thNr Firot Evnngelical Lutheran nor,aeld the ruling wlll"generate attaehed to the Conatltution,but 6eeking to recover damagee.
land•uee or xoning regulnticns. Church af Giendele,the church a great deal of I(tlgation, it elso takea aim at a long Itne ot The trlal court dismiseed 11
_.. Ithat began the ault,aaid,'9 think "Mwt ot it,I betfeve,will be precedenta In the reguiatory tak- ault on grounde thet e landown�-
ICe a wondertul deslalon.It ack- unproductive.But the mere duty Ings area." may uot aeek demages unleee lh•
nowledgea that people who own to detend the actlons ttmt todny's The cese Involved a cxmp• regulatlon baing challenged I-
propertyhaverightsprotectedby decision wlll apawn will un- ground property purchased in tound tu be excessive snd un
Conetltutionl`"�'°�-�•»� doubtedly have a slanificant ad- 1957 by the Flrst Evangeilcal necessary. .
Heaisosaidttwlllhaveasign -
icant Impect on Iocel gov. -- ---'-. -- -- I
ernmenla nationwlde,clalm�ng ,
lhat belore fhe Supreme Cour!'s �'���' ��� ��w^����o�
decislon lacal governments"had g`"
�uat been,,doing•whatever they � ,.. h,:,
wanted lo dU;ilCnowing ihere was s ' ' � "" // '�
; no r�sk.Thla declsion meaps il �I�N/'L�/� �'/ ���oy���p�
` they take,It(property),they have /S O/ !.% A!� //� �
to ay lor tC' (�
hnqulet aald temporary tak- TIoARD—I.enJ ux precUcea Orcgoniana in Acdon,'e TI�W
inge ot land are"noi ditlerent In Is tho aubject ot tlw next forum battd,eletewido twn.pmR�q���
kind Irom permanent takioga,for luncheon planned by tha Tigard ucking lend use yppe�in an��ghp
which the ConeUtutlon clearly re• Arca Chembor of Commerco'Nes- (or pdvele�raperiy ownus,
ulrea compeneat�on,...T e day. For moro fn(omiallon on Uw
F i f t h A m e o d m e n t's )u s t The noon lunch to7um meets at Sept.18 Tlgerd Chamber I�clwo�,
compensation provielon is'de• tho Hi Nat Reelauront,11330 S.W, callttwchemberoftkau639•1636.
signed to bar govemmenls trom Peclfia Highway.Cost o[lunch la S6,
lorcingeomepeoplealoneto6ear andlhopubliciawelcome, �
public burdene which,In all fair- Biil Moshofsky,a Pbrtiend lend
neee and�ualtee,nhould be borne uan auomcy end votunleer legal
by lhc public es n whole:" counsol for Orcgoninns in Aclion,
Rehnqutat noted the ruling � W�p epcak on awto lend uso lnwa.
dcee nol deal willi tlie"qulte dil-
lerent queaUqns Ihal would ar�se
In the cese ol normai deleys In "
obtalning building permita,
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^�::' . �TTY OF TIGARD PLANNING CO�iMISSION
;,' FINAL ORDER N0. 91-01 PC
A FIN�L ORi��R INCLUDING FINDINGS AND C�I�SCT�USIONS WHICH APPROVES AN
APPLICA�TION FOR. AN 89 L�T SUH�7�VTSIfJN/PLANN�'D DEVELOPMENT (SU� 90-
OOlA/PDR 9�0-0015) REQUESTED BY OTAK, �NC. AND SIEI�R,A. PACIFIC
DEVELOPMENT.
The Tigard Pl�nning Commis�ion has reviewed the abmve application
at a public hearing on Janu�ry 8, 1991. The �omimission has basecl
i�s decision a�n the facts, fi.ndings, and conclusions noted bele�w.
A. FACTS
1. General Informati.on
�; CAS�: Planned Develapment PDR 94-001�
Subdivisian �u�IB 90-Od15
REQUEST; PXann�d sievelopment canaep�ual plan/Subdivision
P;; preli.minary plat approval to divide approximately
26.37 acr�g into 89 sxnglg-family r�sidenti�]. lots
rangirag in sizc� from 6,000 t� 120000 �quare f�et in
4;;', size. In addition, 2.08 acxes of the �i�e along the
,�,. Tualatin River is proposed to be dedicated to the
';''; City of Tigard for greenway purpose�.
CQ�SPREHENSIVE PLAN DESIGNATION: I�edium Density Residential
ZONING DESIGNATIAN: R--7 (PD) (Resi.den�ial, 7 units per aare,
Planned Devel�pment ov�rlay zc�n�) .
APPLICANTs OTAK, Inc.
��:�' 17355 SW Boones Ferry� Road
Lake Oswego, OR 97035
D�VELOPERa Sierra Pacific Development, �nc. I
P.fl. Box 1754 '
Lake Oswega, OR 97035
OWNERS: :S,eonard �checkla, et al Linda Bissett Masters
10200 SW Durhazn Road �tephen Bissett,et al
Tiga�d, OR 97224 15120 SW 141st
Tigard, OR 97224
LOGATION: 10200 Durham Roac�. Sr�uth �id� of S.Wo Du�ham Road
between Serena Way �.nd 104th A�r�r.u�. (WC�M 2 S 1
14�B, Tax Lot 5800 and WCTM 2S1 1�BC, Tax Lots 1500
"'�' �nd 16 0 0) .
2. �aCDcQ�our�d Iraformation
�'" In August 1983, the C3ty Cauncil passed Ordfna�ce 83-39 which
7:�E
�'f FINAL t�RDER - SCHECKLA (SUB 90-0010/PDR �0-0015) PAGE 1
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approved Comprehensbve Plan Amendment CPA 5-83. This ordinance
established the Plan designa�ion for an area that includes the
sub ject �ite as Meslium Density Re�idential and clesignat�d City
zoning for the area. Future zoninq for this groperty v�as
desiqnated at th�t t9.me a�.th6ugh the property remained in
Washing�on County. This wa� done i� order to assure that tlnere
would be an appropriate transition betwe�n th� mul�i-�amily
zone to the west and larger lot single-fami�.y zone to the e�ast a
The �r�a was zon�d A-12(pD) (Apartments, 12 unit� per acre)
exc�rpt for the firs� 100 feet �f dev�lcapable land ad�acent to
P�ck's L�nding and the Tualata.n River whic� wa� zaned R-5(PD)
{Resi.dential, 5,000 square foot minimum lot size) . How the
City �cefers to the�� zcanes was subsequently changed with A-12
becaming the R-12 zone and R-5 becoming the R-7 zone.
The area to which these zoning designations agply was clarified
zvi�h the adaption of the Comprehensive Play.� M�p in November,
1983 which �xpanded the R-7 zone to include all l.ancl south of
a point equal to the north property lin� of parcel 2S1 14BC lot
15Q0. The plannec3 d�velopment overZay was �lso applied in
orde�c ���t =i�x���.� �P�elopment standards might be appli�d to
t]l� Slt@ tQ P�OIILOt� gresexvation of lllljJ0�1'LCii'tV iant''.�i'ai ci°cai�aia�'.�
an� to assure t�xa� the Planning CoYnmission wauld reviesa any
development proposals for th� sit�.
ir On Nov�mber 5, 19�0, the City Council approved a:anexation of
tax 1e�ts 1500 and 5800 to the city and chaaged the zoninr� of
the western portion of tax lot 5�00 to R-7 (PDj . �he
annexation was approved by �he Portland 2�detro�olitan Area
Bouradary Commission om November 15, 1990. The decision is
final on January 1, 1991.
Na other land use or d�velopmea�t applicatiors have been
revi�wed by the City relati.ng �o this property.
�
�. Vicini�� Information
Pick°t� Landinq subcii�rision lies to the east of tk�e sub�ect
property. Swanson's Glenn subdivision, Dover Landing
subdivision, and a developed 0.97 acre parael next to the
Tualatin River are to the west of the groperty. Stubbed
btreets from all three subdivisions abut the �ubject pro�erty.
Durh�aRoad, a fully improved major collector street, separates
the site from �he Summerfield planned deve�opment to the north.
Surround�.�� properties are develaped with single-family
residences. Immediateiy s�u�h of the sub�ect property is th�
Tualai�in Riv�r witY� th.e City of Tualatin can the opposite banke
�'�a� �i�� a� Tigard R-4.5 (PD) (Re�i.dential 4.5 units per acr�, I
Planned �evelopment) zone �ppla.es to Pick'� Landir�g
subdivisa.c�n, Dover Landing subdivis:ion, and the 0.97 acre
parce�. awanson°s Glenn Subdivi�ian is zona�d �t-12 (PD)
(Re�acl�r�tia�. 12 units g�� acre, Planned llevelapment) . The area
� to the north witl�in Summerfield is zoned R�7 (�D) (Residential,
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7 units per acre, Planned Developmen�) a
` 4• Si�e Information and Pro osal D�scri tion
,
One re�sidence and several outbuildings in�luding a barn are
located in the northeaste�r� ��rn�r of ti� r�itea The upper or
rtorthern portion of the property is oppn field that was
fox�a►erly used for agricultural purposes. The property slopes
gradually to the south where it becomes wooded and eventually
drops abruptly down an embankmen� ne�r the river. Approximately
t�a-��iird� of the site is wooded. �xhibit � of the appli�ant's
submittal is an aerial photogr�ph of the site.
The �ppli�an� requests pl�nne�l D�velopment concep�ual
plan/Subdivisian Prelimiriary plat �pproval to divide the 2�.37
acre sit� into 89 �ing3e-fami.lp r�sid�ntial lots ranging in
; size from 6,000 ta 12,00 square �eet in size as ill�us�trated on
. tlxe preliminary plat map, The subdivisi.on plan calls for a
`�' north-south local street ex�ending fre�n SFT Durham �oa_A �� �
proposed connection of the two e�ist� �.
Riverwood n��,_��. a���n otiaer short public $treetmsets °� SW
, proposed including ccsnn�c�ians to the other publicro stree�s
'> which presently are s�ubbed at the �ubject �aroperty�s
boundaries.
Ir� additi.on, 2.08 acres of tlx� si.te along the �ualatin River
�' .is propcased ta be dedicated to the City of Tis�arc� for
greenway/bikeway purposes. Green�nray includin
bicycle/p�destra.an paths are located on either side of athe
proposeci greenway dedicati�n �ract, althouyh the greenway �to
the west is separated from the proposed dediction tract by 100
fee�. This 100 foot gap is on a parcel that was develnped wi�h
a single �amil�, residence prior tc� devela�pment of the Dove�c
Landing �ubdivisTon. The applicant proposes pathway
cAnne�tionss from t�e two south�rnxnost propos�d streets t� an
extension of the p�thway within the greenway area.
Sanitary sewer servi�e is proposed to be pro^vided �o the
subciivi�ion through a network of �ewer lines to be �nca�ted
within the s�xeet� draina.ng to an existing se�er in Riverwc�od
Lane ju�t eas� of the site. Water service would be provided
�y �a�tension af Tigard Water District lines that are �stubbed �
to the site i� seve�al �.ocatians. Starm d��inag� wpuld be
provided by a storm sewer netzvork within the proposed stxeets �
tlxat would outfall to exista.ng drai�as�e�,a�,s on t�-ie southern '
portioa� of the site wathin the �roposed gublic greenway.
5. Aq�ncv and Npp Comments
The City of Tigard Enqineering Depar�tment has review�d the
pr�posaZ and has provided the :Eollawing c���ng�,
�g
�.. The site accesses to 5.�1. �
�c�llectnr street. The City of Tigard os�completing
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FI2�L O�ER - SCHECKLA (SUB 90-0010/PDR 9Q-0015) P�GE 3 �'
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full imp�oveznents to 5.�1. Durham Road along the
��ontage of this proposed development. The gropo�ed
local street in�tersection with Durham Road saLis�ies
��mmu�ity Development Code Section 1Q.164.030.G.1.
which xequires that streets making "T" inte�sections
with col�.e�tor streets be �epa�atecl by a minimum o�
300 feet. The proposed local street intersection
v�ith Durham Road is therefore xecommended to be
�l loweci.
2. The apgli�ant proposes to extend �.W. Riverwood
Lame, a local street. The Cit� of �igard
Tr�nsportation P3.an Map s�tates that SW Rivsrw�od
Lane and other s�reets shal.l provid�: an indirect
�ocal stre�t aonriection between 5.W. 92nd and S.Wo
108th Av�nues. Existinc� indirect road connec�ion�
to the east and west on Ftiverwood Lane h�ve a�.ready
satisfied th�s Transportation Plan Map requirement
adequately.
3. Sanitary s�wer service is available from an existing
line east of th� site, within Picks'� La.mding
subdivision and west of the site, within Swansons
Glen subdivision. The applicant has provided �
preli3ninaxy composite utility plan w�hich directs
�ewage flows from the subdiwision°s ne�zaork of 8
inch sewers to connections wi.th these existing lines
at manholes in SW Riverwood Lane.
The agg��c�*?t i� al�o pro�csing a pressur� main
which r�quires a pumping station that will serve the
�outheastern corx�er of the subdivision and w.�ll tie �
in with the ex�.�ting 8 ia�ch sewer line �east of the
property in S.W. Ra.verwood Lane. Una.fied Sewerage
Agency (USA) has taken o�er the maintenance of all �
gwmp�ng stations within Washington County. It has
been the policy of the Cit�► and USA to limi.t the
number of pumpinc� st�tions in the collectian system
due to the cost in maintenance and the prob3ems that
may ara.se rait�a pumping stations. On an initial
review, if th�e putr.�ing station was not allowed, tlae
applicant may loo�e betwe�n 5 and 6 ��ildin� lots. �
Hc�w�v��, t1�is magr be reduced vaith �dditicana�. depth ;
ac3ded to the proposed sanit,ary sewer l.ines and/or a i !
restrictio� p�.aced on the type or loeati�ns of
st�uctures pl�ced on the proposed lots. Another �
alternative would �e for a number o� the propos�d ;
lots �tc; be served J�y individual sewage pua�ps tha� !
c�ould lift sewage to the publ�c sewerage system.
�ased �n t�e�e fi:�r3l,r�y-s s.� is re�com�ended �hat the
pressure main nnt be allowed. �
FII�JAL ORDER - SCHECICLA (SUB 90-0010/PDR �0-0015) PAGL 4
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4. The site is a combination of woods and open fields.
The �ite slopes tnward the Tualatin Riv�r. Sto�m
drainage is pravided by discharging twc� storm drain
sewer systems �o �he Tualatin River. The Unified
Sewerage Agency has established, and the City has
agreed to enforce (Resolution No. 90-43) , Surface
Water Management Regulations requirinq the
constructian �£ on-sit� water quality facilities or
fees in lieu of their constructinn. Based on the
size and location of this development, construction
of on--�ite �aat�r quality facilities should be
requi�ed. "
Th� Building Division has pravided the follow�ng co�,ruentss
a. A demolition per�nnit will be required prior �o
demol�.tion or removal of a�y of the existing
buildings.
b. A plan sho�ld be submitted showinc� the locati�n of
aiY underground utilities s�rving �he existing
house. If any of the�� uti�ities will cross
property lines, easements should be provided.
�. The existing hou�e shnuld be c�nnec���l �o the pu�lic
sanitary sewer �ystem, if it is not a�.ready
connected.
d. Private storm drain� should be provided along the
southern prop�rty lines of ].ots 81, 83, and 84; the
southern lat lines of lots 10, il, and 12; the
southern lot lines of lots 19, 20, 27, and 28; the
eastern lot lines of 1�ts 17, 18 ,19, 25, 26, 27�
34, 45, 46, 35, and 36. A j�int access and
� maintenance agreement should be reaorded for all
�ra.vat� storm dr�ins.
�. Pxiox to approval fdr issuance of building pe�mits,
si.lt barriers shall be installed along all. curbs
abutting private and public streets. The barriers
shall consist of hay bales ar sil� fences. Yf the
lots have a slo�e of 5 percent or les�, the barrier
can be in the form of ex�avating along th� entir�
street trontage for six inches below the top of the I
curb for five feet back ar�d placing six inches of '
al.ean gravel in the excavation. Where "cu�rl� drop�"
occur, an approved silt barrier shall be installed
(i.�, c,iheel ahair ramp�, unuseci ci�cive�ray d�c�p�,
etc. . . ) .
The City of Tigard Parks Hoard �aas unable to review �.he
propo$ed �subdivision request. R�n F3un�h, the Planning
I�ivision°s lliaisc�n ta the Park Boarcl, has review�cl the proposal
for the Board and has coanment�d that the proposal would provide
I�"INAI, (�ItDER -- SCHECKLA (SUB 90-0010l�DR 90--J015) PAGE 5
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the City with an opportunity to acquire needed land to continue
a pede��ria�,/bicycle patYtway within the Tualatin. Ra.ver
floodplain that is called for in the Comprehensive Plan and the
Parks plan. It is the City'� policy to require dedication of
lands within the floodplain in ordex �� develop an.
3.nt�rconr��ectsd p�de�trianlbike pa�th �hrouglao�t th�e City. The i
prns�aective developer's inten.t t� dedicate �.08 acres �ulfa.11s '
this re�uirement. The t�ao proposed t�n-foot wi�de �cces� �rac��
from the development'� road n�twork to the greenway i�
consistent with the need to prov�.de public access to the publi� '
open space syst�m. The developer shduld be recjuired to provide
asphalt paths within these access tracts as well as an asphalt
path conn�cting to the eaci$�ia�g path within th� grPea!��y to the
easte
The Tualatin Valley Consalidated Fire and Rescue District has
comm�mted tha� the Fire District and Water District should Yae
cansulted during �ublic imt�rovem�nt r���� ��a����a ��Q��c���a
iire hycYrant locations.
NPO 6 has reviewed �his pxoposal and has commented that the �FO
sugpo��� zhe ap�licant's proposal to have the pri.mar� road�aay
through this development connect to Durham Road. The NPO urges
the developza� �0 leave as �n��?y �,-ee� n� t�ie �.r.�.�,:,�.�,;�� �,s�.?��,;��
�.
.lo�s as possib:le. Th� NP� shares the Sc�aol Distr:ict'� concern
� with regard to the potential i.mgac� of continued residential
growth c�n the School District's far,ilities.
Tigard School District 23J has re�iew�d the proposal and has
noted that the prapos�d development lies within the �ttendance
areas of Templeton Elementary School, �wality Juniar High
School, and the Tigard Senior High School. The gsoposed
de�rel�opment is projected ta generate the �ollowing addi�ional
enrollment at those schools: 29 students a�t Templ�ton ScY�ooi;
� > 13 student� at Twality Jr. Yiz�h, and 7 students at Tigard High
��ho�l. �he Scho�l Distriat notes �that school capaciti�s are
pxAiected to be exceeded as a result af this prop�sed
developm�nt and other rec�ntly reviewed and approved
develapments within those att�ndance areas. The District notes
that core facilities of the sChools are insufficient to b� able
: to consider portable classroorn adda.tions. Additional school
capacity anay be pro�ided by ather options under consideration
by the s�haol district, including: grad� level
reconfiguration, rescheduled schaol xear, boundary adjustm�ni�so
double sY�if�ing, busing to under-utilized faailit�.es, fut�re
band ?1't���xlrp8 Z°d�:.:2y 't^ ^C io�iu.:�ivii ui il�:ir� ����.'1.].�:L@k3 �t�YCl
other school housing apt.ions,
,. �he Ta,����. Wate� ��c�t�ict, PG�, ��� T�l�s�ii�i€�:cx� Cr�����`�
Department of Land Use and Transportation h�ve revi.ewed this
proposal and have offered no casrunents �� �b ject,inns 0
� Ido other caxnm�nts i�ave been reesieed.
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B. FIIdDINGS AND CONCLUSIONS
The rslevant crit�ria in this case are Tigard Comprehensive
Pla►n Pol,icies 2.1.l, 3.1.1, 3.2.1, 3.2.3, 3.5.3, 3.5.4, 4.2.b,
7.1.2, 7.3.1, 7e4.4, 8,1. 1, 8.1.3 and Cha�ters 18.52. 1$.�0,
��.g2, 1�.150, 1�. 160, and 18.164 of tlne �igard Community
Developmeni� Cod�.
�he Planning �ommission has determined that fihe proposal is
comsistent with the rel�vant por�tions of the Tigarsi
Compr�hen�ive P�an based upon the findings noted �elow.
1. Policy 2.1.1 is s�tisfied I�ecause Neighborhood Planning
Organization #6 and surrounding property owners were
given notice of the public hearing on th� subdivision
praposal providing them an opportunit�• to comment on the
proposal. In addition, the site was posted with a sign
annoua��ing the pending develQpment ap�Olication and public
notice of the hearing wa� p�ae��i i� the Tigard Times
new�paper.
2. Policies �. 1.1 and 3.2.1 are satisfied b�cause the
preli.minary �ubdivision piat places areas containing
significant develc�pment limitations including stee�
slopes, high erosion po�tential, and areas within the i(�0
,. year £loodplain of th� Tualatin River within th� ar�a to
he dedicated for parkland purpose� or within the required
r�ear yard setbaek ar�as of lo�� abutting the proposed
greenway. This wi11 effectively prohibit development
wi��.in areas having sic�nificant limi�ations.
3. Folicy 3.2.3, 3.5.3, a�d 3.5.4 are satisfied because th�
prel.i.minary Flat provides for c3edication of ar�a within
the 100 yea� f�.�odplain of the Tualatin River to be
dedicated as public greenway and to be developed with a
'� bicycle/p�destrian pathway exte�sion of an ��isti.nq
patl�way to th� east.
4. In order ta compl.y with Policy 4.2.1, a condition is
warxanted requiring as a condition� of development
appr�val an erosion control plan ensurin� compliance with
erosion control standards for the Tua].atin River Basin,
as part of ths grading permit application.
�. PoliGies 7.1.2, 7.3. 1, and 7.4.4 can be satisfied because
a�suranc�; o£ the extension of sewer, wat�r, and storm
drainage facil�.tie� �to s��re the development will �e
required prior to approval of the final plat. The City
s�f �igard Engir�eer�n�g Divi�ion ha� indicatQd tha•t the
prel.iminary plans for providing these utila.ties appear
adequate, with the �xception of the �rono�PC� Q�n,���
oGY1lCl �s��sure iine s�er°vine� lots ir� th� sou�heastren
` corner of the site. The applicant has indicated tha�
�`'`� minor revision� t� the plat and util.ity plan will
FTNAI, ORDER - SCH�CRLe� (SITB 90-0�10/PDR 90-0015) P�9.GE 7
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e].i�ninat�e the need for the pressure line. The final �
uti3.ity plan will need to eliminate this propo�ed line
and provide these lots with a grav�ty flow sewer lineo
In aneed ta be esom what m d�i d ta woxk lwi h�gravity I
nnay
flow sewers.
Other service providing agencies have alsa reviewed the
pr,opos�l and have not noted signi.ficant problems with the
preliminary u�ilitg plans. Private storm drain lines
shauld be provided as requested by the Building Div�.sion.
Detailed public improvement plans will need to be �i '
appraved prior to re�ording the plat. �,,
��
Polic A.1. 1 call for the provi�ion of a �afe and I�• '
6, Y oda�e re�ent t:
ef€a.cient street system which will ac�omnt P s
and future needs. The proposed �treet plan for the y
subci�vi.�ion satisfies this policy because the development �
would provid� �or connectior� of the two existing segments
o� SW Riverwood Drive zn conformance with tlne
Transportation Plan Map. would provide for continua�io�s
of �everai other street stub� abutting the property to � �
conn�cting north-south road through the development, �nd �.
the proposed north-soutl� will provide a safe, �
appropriately designed int�r$eati.on with Durham Road that !
�atisfi�s inter��c�ion �pacing requirements�f adwa llei�ns
streets. In addition, the preliamina� Y P
appear to satisfy the City's �oad improvement stan;dard�
contaa.ned in Community Development Code Chapter 1�. 164.
�
'7. Policy 8. 1.3 will be satisfied when conditions of �
approval relating to street improvements axe comp�.�ted in �t
conjuncts.on with the final p1atA
g, l;'haptex 18.52 of the Code is sa�tisfied becau�e the sizes
of the proposed lots exaeed the the Planned lDevelopment
o€ the R-7 zone� even though
averlay zon� a�plied t� the parcel would allow for some
lots to be small�r than �he minimum lot �ize as lonc� as
the average lot �ize of all lots exceed�� this minimum. !
I
All �arogosed lot� �hould be able to b� built upon in �,
�onforman�e with setbacl� and maximum si�:e as�verage
staa�dards of t�e zone without re�qui�i�� variances.
Alt�iough the Planned Development overlay zc�ne wou7.d allow
the a�plicant to rec,�uest different setbacks than req�ai,red ,
by the R-7 zone, no request has been made for different
setbacks.
ha ter 18.80 is satisfi�d because t2�e developm�nt ��
9 . C p ,
ap�lication is being revievaed by the Planning Comm�.�s�.c�m II
as required; because the proposal is consistent with the
appl�.cable Pla� and Community Developmen� Code reviera
cxiteria a� required by the Planned Develdpment approval
I�INAL OR�ER - SCHECRL� (SUI3 90-0010/PDR 90-0015) PAGE 8
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criteria; �nd because �a�� �.as �ee� �aker. 4�ith xesgect t�
dee�.ga� respectiv� of the natural and pl�g►sic�.l
envi�onmex�t. Larger lots are pro�aosed in area� where
there are significan� numbers of a�ature tree� in order
that tree removal may b� min3.miz�d. The �pplicantrs
statement also notes that deed r�strictions may b�
imposed forbidciing the removal of certair� trees. No
details are provid�d, however, regarding these deed
r�striat�.ona. In aeldition, the dedication of the 2.08
acre tract along the r.�ve� as park land cvill assure th�t
�h.e steep slopes in this area wi11 remain undisturbed and
tre� remova�, in this area r�il3. h� kept to what is
necessary for bilee path and utility insta�.lation.
10. Ch�pter 18.92 is satisfied because th� proposed den�ity
is con��is�tent with Code requirements. The area of the
proposed subdivisian g�ovides an ogpor�unity for
agpxoximately 165 �ingle fami.ly dwelling ur�its if
deve3.oped �o the �ul� �o*���,L-- ��.�---_� ,� „
2gY1e, i'axt3 ;C@ s %JE'�vi�.41111.� �'.rZ� a.t'''ic n�i
qu�st proposes �9 singl,e-family residential
lots. The applicant's stat�ment contains a sietailed
densit� calcula�tion.
11. Chapter 18.150 requires th�t the numbex of trees ov�r six
inches in diamet�r r_};K� Q�� ��moveei �.uring the course of
�Q���,.u�tian �e minianize�l. The proposed development�s
streets, u�ili�fes, and resid�nceg will �cec�uirc� �he
removal of a significant number of treesd especially in
the southern partion of the site� Fiowever, the number of
trees removed should and can be minimizeci through a two
stage tre� r�moval gr•ocess that would s�parate tree
r�mov�l nece��ary for �:oacl develop��nt and si�e grading
from removal neces�ary for preparatiox� of building sites.
Initial tree remov�l shall be limite� to thp proposed
public right-of-way areas and areas approved for grading.
�� ` Trees on individual lots
line lacations and � P��entia1 driveway and utility
, , potential building sites will then be
ea�ier to se�. The developer and City staff can then
�.dentify whic� tr�es will need to b� r�mr�vP�. t� �onstruct
residenaes on the lots. The developer sk�ould be requireci
to provAde the �ervxces of a certified a�borist fdr this
analysis as nec�ssa�y. C�re should be ta�C�n to �etain as
many� mature trees as possible through c�reful si�e
planning, curved d�iveways a�ound trees, and aare during
- th� s.i,te dev+�lopment proce�s. Mir�ima.zinq tree removal
shr�uld be a benef3t to the pre�posed d��re:Lv�ment in �oth
incre�secl property .ralu�s as w�ll as atmo�phere. N�
tree �emoval may a�cur prior to Flanninq Div�sion r�view
and a��ar�val of a tree s�moval peranit. .
12. Z'he proposed suY�ciivision cnmpli�s with Chapt�r 18.160
" because.
t�;�'
' a. The proposed subdivision coinvlies �rith the
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Comprehensive Plan �Iap designation density
opportunity for the site and wi�h the appl�cable
plan policies� tl�e regulation� of the R-7 zone, a�d
other applicable regulations;
b. The proposed name of the subdivision, Riverwood
Est�tes, is not duplicative;
c. The propased road �ystem will provide for ade�uate
and safe access thrnughaut the site and wi11 provide
imgortant connections between exis•ting separated
segments of Riverwo�od Lane and between Picks Way and
Picks Court.
d. The proposal to develop the subdivisi�n in �wo
phases is cor�sistent with �he approval standards for
a phased developmen� because necessary publ.ic
faciliti�s arp �rnrnq�aed to be constructed in
conjunction with each of the phases anci becaus� no
temporary public �acilities will be required for
ei�her phase.
13. The proposed subdiv�.sion Gomplies with Chapter 18.164
be�aus� �he ��vg^��� �3�� Qil s��is�v minianum frontage
,; and di.mensional standard� and because street improvement�
and utilities will be rec�u�red to be constructed to City
construction �tandardg as recommended by the proposed
conditions of apgrova� which fallow in Sect3.on C.
C. DECISYON
The Plan,ning Commission appro�res the planned development conceptual
plan/subdivision preliminary pl�t for Planned Development PDR 90-
�° 0010/Subdivision SUB 90-0014 �ubjec�c to the fol].awinc� conditians
and modifications:
UNLESS COTHERWISE NOTED, ALL COIdDITIONS $HALL SE S1�TISFIED AND
COMPS�ETION OF PUBLIC IMP'ROVEMENTS FINANCIALLY A�SURED PRIOR T�
RECORDING THE FINAL PLAT WITH WASHINGTON COUPTTY. STAF'F CONTACT FOR
ALL CONDITIONS OF �iPPROVAL IS CHRIS AAVIES OF THE E�iGI1dEERING
DIVI�ION (639-4171, EXT.318) tJNLESS 0'.�HEF2WISE NOTEI).
le The €inal plat shall be limit�d to creation of no more than
eighty-n�.ne ($9j l�ts. All 3ot� shall be fu11� dimensioned on
the fi��1 nia+ ;i,'a� ici�s silc�il. L3e COnt�.i.B��Yi� ::;,�}': thP Rt_anrla��
c_.e...
R-7 zone di.mensional requirements. Standard m�.nimum �etbacks
�hall be provided f�r the existing hou�e through creatian of
the pla�, � �l�n sho�id b� ���nitted to thp �nc��a��erinqr
Dr���zrne�z showing t�e location of all undergraund utilities
serving the existing house. If any of thes� �atilities w.�Zl
Cr088 propo�eci propertv Z1IleS� ea�xt�manta rxhn»7r1 hr� r�n�,�j`rio�.
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2. �o (2) sets of detailed public :unp�c�vemen� plar�s and pr�file
const�ucti�n drawings sha11 be submitted for prelunin�ry review
to the Engineering Aep�rt�►ent. Seven (7) set� of approved
drawings and one (1) itemized construction cost es�inaate, all
prepared by a Professional Engineer, shall be submitt�d for
final review and approval (NOTE: these plans are in addition
�o any drawings required by the Building Division and should
only inclusie sheets rel�evant to public improvements) .
3. Building permits will not be issued ancl construction of
propnsed public i.mprovemsnts shall not commence until after the
Engineering Department has reviewed and appraved the pub].i�
;.mprov�ment plans and a strest opening permit or con�t�ruczion
compli�nce agreement has been exe�uted. A 100 percent
performanc� assurance or letter of commitment, a developer-
engineer agreement, the payment of a permit fe� and a sign
. installation/streetlight fee are requ�red. A pertrtit for tree
�emoval must also be obtaineci prior to the cammencement of
grading ancl utility construction.
4. Driveway cuts snall n�►t Y�� permitted within thirty feet of
intersecting right-of-way limes nor wit�iia� irv� ieet o�
prnperty lines.
5. Sanitary sewer and storm drainage de�ails shall be pravided as
part o� the public improveanent plans. Calculations and a
topographic map af �he �torm dr�inage basin shall be provided
as a supplement to the public improvement plans. Calcula�ions
shall be based on £ull de�elopment o� the servi.ceabl� area.
The location �nd capacity of existing, proposed, and future
l�.nes shall be addressed. �he proposed pressure lxne in the
southeastern cornex of the site must be eliminated and replac�d
with c�ravity flow sewers or imdivi.dual p�ivate sewage pumps.
� 6. The applicant shall de;nonstrate that storm drainage runoff can,
be dis�harged into existing drainageways without sa.qnificantly
�mpacting properties downstream.
7. A maintenance aaad access agreemen� �hall be executed and
record�d on Ci�y standard forms for all public �torm drain
lines and outfalls that are m�t within p�oposed public right-
of-ways or public park lands. The agreement sha11 be
ref�renced on and became pa�� of all applicable par�cel deeds,
The agreemen�t shall be approved by the Engineering De�artment
prior to recording. Additianally a 10 foot wide asphalt
surface�l storm sewer maintenance road/pedestrian path sha11 be
required to be installed by the de�reloper to connect the public
right-of-way�s on the south end af the si�e with a;� asphalt path
within the greenwag t�ract.
�. A fi�al grading plan sh�l� be submit�esi 5hflwing the sxisting
and gropos�d contours, and all cut and fill axeas. The p�.an
� ; shall exte�d �o the limits of th�e site. A permit for tree
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.�emoval mu�t also be o�tained prior tc� t�.e commencement of
gradinq aCtiVita.es.
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9e A maintenance and access agreememt shall �i� �xecuted �nd ,
reCOrded on City standard forms for all gu�lic sanitary sewer '
lin�s that are not within p�oposed public right-of-ways. The
ar�re�ent sha11 be re€erenced on and beaome part �f all
applicable parcel d�eds. T'he agreement �hall be approved by !
th� Eng;�nes�i.ng Degartment prior to �recordirrq. Additiox�allgr '
an asphalt surfaced main��nance road, 10 feet zn width, shall i
` be requ3.red for all public �ewers outside of public �cight-of-
wayso
10. As part of the public imp�ovement plans the applicant shall
provide eirawi.ngs and calculations, a11 prepared by a
Professional Engine�r, that sletail how the on-site water
quali�y fa.cilities shall function. Final ac�eptanae s�iall be
dependen� .upon app�oval form the Ci�y of Tigard �xac�ineering
Department, amd Ur�ified Sewerage Ag�nay. Ir� a�ddition, the `
�pplicant shall grovs.d� for th� maintenance of this facilitp. ;
11. Stree� �eY���riine monumentati�n sha].1 be provided as follow�:
a) Centerline Mon,um�ntation
1) In accordance with Oregon Revised Statutes
92.060, �ub�ection (2) , the centerline of a11
st�eet and roadway ric�hts-of-way shall b�
monumented before the C.i.ty ac�epts a street
im�row�men��
2) The followiag centerline mQnunn�nts �hall be
set:
Aj All centerline-centerline intersection
point�.
B) All cul-de-sae center points, �
C) Curve goints, beginning and ending points
(PC's and PT's) .
b) Mo�um�nt �oxes Required
1) Monument lsoxes confor�inq tc� City staaadards
will be requir�d around al]. cen�erline
intersec�tican p��n�s and cul-de-sa�c center
poix��s.
Z) �he top� of all morauin�nt box�� shall be set to �
finished pav�ement grade. '
12. Lots 1, 87, 88, and �9 �hall not be permitted to acc�s� ,
dir�ct�.y anto SW Durham Road.
FYNAL ORDER - SCH(LCRI�A (SU� 30-OOlq/PDIt 90-Od�15) PAGE 12
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13. An erosion control plan shall be provided as part of the public
_ �.mprovement drawings. The plan shall conform to °'Erosion
���n*r41 Plans - Technical Guidance Handlaook, November 1989. "
14. A clemoli�tion permit will b� required p�ior to demolition or
removal of any of the existinc� buildings. STAFF CONTACT: Brad
Ro��t, Build�.n.g Division (639-4171) .
15. The existir�g house should be connected to the public sanitaxy
s�wer system, if it is not already conn�cted. STAFF CONTACT:
Brad Roast, �uilding Division (639�4171) .
16. Pr�.vate �torm drain� should be provided for lots 10, 11, 12,
1�� 18� 19� �0� 25� 26s 270 2$r 34� 35� 36� 45� 46� 81e 83o altd
84. A join� access and maintenance agreement should be
recorded for all privatE storm drains. 3TAFF CONTACTo Brad
Roa$t, Building Divission (639-4171) .
17. Any tree removal or grading on thi� property must be approved
by the Planning Divi�ion through approval of a tree r�moval
pe�mit anei approval of the grading plan. Trees over six inches
i:� ��.ameter shall be removed only as necessary �o con�truct
streets, util�.ti.es, and resiclence�, �ree remova� p��r�i�.�� �ill
, be necessary for two stages: grading �nd street area
;;' preparation and in.dividual lot preparation. The applicant
�� sha11 provide for an arborist to review the plans for gradirtg
and tre� pro�ection. The arborist or the Planning Division may
prescribe protective measur�s far trees �o be retained on the
site. Ar�as not covered by stru�tures or impervious suxfaces
shall be revegetated as soon a� possible af�er completior� of
gxading. A copy of th� tree removal permit and app�caved
grading plan shall be available on-site during all tre� removal
and grading activities. STA�'F �CANTACT: Jerry Off�r, Planning
Aivision (639-4171) .
A�
` 18. Mini.mum buiXding setbacks on all parcels shal� be as follcaws:
front yard - 15 feet
corner yard -10 f��t
: garage - 20 feet
side yarei -5 feet
rear yard - 15 feet
�TAFF CONT1hCTs Brad Roast, Building Divi�i�n (639-4171) .
19. A txaffic impact fee sha11 be as€essed upon filing af a
building permit application for �ach individual lat. The fee
is xequireci by the City of Tigard's particip�tion in the
Washington County County-zvide Traffic Imp�ct Fee Program.
STAFF CONT1��Cm: Brad Roast, Building Division (639-4171) .
S�'JBDTVISION APIPROVAL SHALL �E VALID IF' THE PLFiT TS RECORDED WITHIN
� ;;' EIGHTEEN MOIJTHS OF '1'HE FINAL PRELIMIN�lF:Y PLAT APPROVAL DA.TE e
� ETNAL ORDER - S�HECKLA�. (SU� 90-0010/PDR 9Q�0015) PAGE 13
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PASSEDs Thi.� � d�y of January, 1991, by the Planning "ssion
of the �ity of T�.g�rd. n
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AC;EbT�3A I��NI � .�...
ST1�iFF R�PORT TO TAE PLP�NNING COMNlISSION
1�ialdDAY, JANUARY 8, �.9 91 - 7:3 0 P.M.
TIGARD CITY IiA]'aI� - TOWI�I HALI+
1312� SW HA�,L �CLQD.
TIGARD, OREGON
A. FACTS
1. General Tnformation
�E; Planned Development PDR 90-OA10
Subdivi�ion 5U� 90-0015
REQU�STs Planned developme�nt coz�aeptual plan/Subdivision
�reli.�i:�m� �l�t ��p�o�ral tc d�.�r�.de �ppro:�z������
26.37 acres into 89 s3.ngle-�amily resici�ntial 10��
ranging in siz� from 6,000 to 12,OQQ square feet in
si�e. In add�.tion, 2.08 acres of the site alnng the
Tualatin R�.ver is proposed to be dedi�ated to the
City of Tigard for greeaway Purpose�.
�� CpMFitEIiENSIVE PLAN A�SIGNATIONs Medium Density Re�idential
�ONING DESIGNAT'ION: Planned�DevelopFnent overlay lzon�er acxe,
APPLICANT: OTAK, In�e
17355 SW Baones Ferry Road
�ake O�Qaego, OR 97035
I7E'VELOPER: �ierra Pacific Developmsnt, Inc.
� P.Q. Box 1754
L�k� �scae�o o �R 9 7 p��
OWNERS: Leonard Sch�ckla, et al Lind� Bissett Master�
10200 SW Durham Road g5120e�W 141stt'et al
Tigard, OR 97224
Tigard, OR 97224
LO(:ATTONs 1Q200 Durham Road. Soa�th side of S.W. Durl��m Road
between 5erena 6+Iay �nd 104th Aven�te. (WCTM 2S1
14�8, Tax Lot 5800 and WC�M 2S1 148C, Tax Lats 1500
a�a a.soo} .
2. B�ckctround znformat�.on
In August 1983, the City C�ouncil passed Ordinanc� 83-39 which
approved Comprehensive Plan Amendment CPA 5-83. This ordinance
�established the Plan designat�.an for an area that incl�des the
st, �ubje�t site as Niedium Den$ity Residenti�l and designat�d City
�` zonin for the area. Future zoning for this g�ogerty was
� g
, : PAGE 1
STAFF REPC�RT - 5CHECKLA (ZCA 9A�0012)
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���3 q����c� �t tha� ��.mm� alt�hough the property ream�ined in
Washinqton County. This was done in order to assure that there
�aould be �.n appxopriate transitian between the mialti-family
zone tQ the west and larger l�t sinqle-family zone to the east.
The area was zoned F.-12(PD) �Apar�ments, 12 ��i�� per aare)
except for the first 100 feet of developable land aeijaa�nt to
�ick's I.�andin.g and the Tualatin River which was zoned R-5(PD)
(Residential., 5,f�t�0 �c�uaxe foot mini.mum lot size) . How �he
City refers �o these zones was sub�equently ahangeri with A-12
becoming the R-12 zone and R-5 becaming the R-7 zone.
The area to which these zoning designat�.on�t applg was clarified
with th� adoption of the Comprehen�ive Plan Map in Novemb�r,
1983 which expanded the R-7 zone to f�clude a11 land south o�
a point equal to the north groperty line of parcel 2S1 14BC l�t
1500. The planned development ove�lay was �lso applied in
���.�r �h�� f?exible develo�ment standards might be ap�lied to
'C�j.� ��.�� '�O ��O�R(�'��.° ��4$v-�&V°oti.I.t?T�i Di 3.n'k'l�,^+C3i'�?...L:'� 3L�'�trr�l AIPi_1�I�t�'tS
and to assure that the Planning C�mmissian E�vould revi�w any
dev�lopment propos�ls for the site.
On Novembex 5, i990, �he City Council approved annexation of
�ax lots 1500 and 5800 to tha city and ch�r�geci �h� zoning of
.,.... ..._ ,� �f �nro� ma,a
the w���ern portion oY zax io� 5a�� w �-e `t••f . .-�
annexation was apg�oved by the Portland Metropolitan Area
Hounda� C�mmission or� Novembe�c 15, 1990. The decisbon is
f inal on Januaa_y 1, 19 91.
No other land us� or develnpment applica�ions have been
reviewEd by the City rel�ating to this property.
3. Vicinitv an�ormation
Pick's Landing ��ubdivision lies �o the east of the sub�ect
property. Swanson's G�.enn subdivision, Dover Landing
subdivisi��, �r�d a e�eve].c�ped 0.97 acre garcel a��x� to the
Tualatin River are to the weet of the property. Stubbed
streets from all three subdivisions abut the subject property.
Durhanc4 Road, a fully �.mprav�d Ma jor collector �treet, separa�es
th� site from the Summerfield planneci developm�nt to the north.
Surrounding propertie� are developed with si.ngle-family
residences. Immedia�ely sauth �f the �ub�ect groperty i� the
Tualatin River r�ri.th the Cit3� of Tualatin on �he oppo�ite bank�
Tlae City of Tigard R-4.5 (PD) (Residential 4.5 units per acre,
Planned Development) zon� applie� to Pick's Landing
subdivis�.on, Dover I�anding subdivision, and the 0.97 acre
parcel. SwansQn's Glenn �ubdivision i.s zoned R-12 (�D)
j Re�iderti�2 ?� �aa���� g�� �c�e, Planned De�aelopment) . The area
to the north rait�hin Summerfs.eld i� zoned R-7 (PD) (Re�identiai,
7 unit� per �cre, Pla�ned D�velopmen�) .
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STAFF' REPORT - aCgI�CKLA. (ZCA 90-0012) PAGE 2
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4. Site Tnformation and Progosal Description
�a� �esiaence anc� se�reral outbuildings includi.ng a �arn are
located in the northea�tern corner af tl�e site. The upper or
northern portion of the praperty is open field that was
fox�aex].X used for agricul�u�a1 purposes. Th� p�nperty slopes
gxaduall.y to the south where it becomes wooded and eventually ''
drop� abrupitly down an embankmer�t near the ri,�,rer. Approximate�.y ;
�wo-thirds of th� �it� a.s wo�ciec3v Exhibit B of th� appl�.�ant's �
subrni�tal i� an a�ra.�.Z g?��tog�aph of the site.
�
'�Y�e applicant reqiaests Planned Developrnent concepi�ual
plan/5ubdivision Preliminar� p3ax approval t� tiivide the 25.317
acre site into 89 single-family residential ].ots ranging in
size fro�n 6,000 to 12,00 sc�ar� feet in size as %llustrateri on
the preli.minary plat map. The subdivisian plan ca�.l� fox a
narth-soutl� local street extending from �W Durham Road �to a �
proposecl �onr�e�tion of the two existing segments of SW
r�i.r��Q��a p�;y�� ,�v�� ��he� �h��� pu�slic street segments are
groposec� incluc�ing� ���a�c�i�n� �o �he oz�i�� ��xb�.i� �������
which presently ar� stubbed at the subj�c� p�op�rty's
boundari�s.
In addition, 2.�08 acres of the site along the Tualatin Riv�r
is propo�ed to be d�dicated ta the City of Tiga�d for
greenway/bikeway purpoges. Greenway inc�uding paved
bicyclelpedestrian paths are located on either side of the
propased gree�way dedi�ation tract, although the �xeenway to
t.he west is separated from �the proposed dedicta.on tract by 100
feet. This 100 foAt gap is on a parcel tha� was deer�laped with
a single f�anily �esideac� �rior t� development of �he Dov�r
Landing �ubdivison. The appli�ant proposes gathway c�nnect�on�
from the two southernmost proposed st�eets to an extensionof
th� gathway within th� greenway area.
Sanitary sewer service is propos�ei to be provided to the
subdivi�.ion through a network of sewer lines to be located
within the �tr�e�s draini�ng ta an �xi�tiing $erae�r in River�s�s�c� j
Lane ju�t e�st of trie site. Water service would be provided !
by extension of �igard Wa�er Distriet lines that are �tubbed
to the site in several lo�atidns. Storm drainage vaould b� '
provided by a storm sewer network within the praposed streets �
that would outf�.�.l to e�ca.�ting drainageways on the soeathern i
portion of the site wi�ti�ira the prop�se� publi� greenwiay. f
5. Actency and NPO Com�ents i,
The City of Tigarcl Enqineering Depa�trnent has reviewed the
proposal and has provided the following comments:
1, Tha �Zit� a[:f!PR14��3 tg S.T1], D�Y°�_aiI_� �01[�; � it'l�jA�" �
collector street. The City of Tigard is compl�ting
full improe�ment� ico 5.W. D�rham Road alo�g the �
frontage of �.hi�s proposed development. The proposed �
�r
ST14FF REPOpT � SCHE�fiI,A (ZCA 90-Od12) PAGE 3 �
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local stre�t intexs�ction v�ith i�urham Roarl satisfi�s
Communi�y Developraent Code Section 18. 1F,4.030G.1.
� which regui.res that streets �aking "T" interseations
with collector str�e�s }ae separa��d by a minimwn of
300 feet. The proposed local. street intersection
wi.�h Durh�m Road is therefore reco�nmended to be
allawed.
2. The applicant propo�es to extend S.W. Rive�oocl
Y,ane, a lacal street. The City of Tiggrd
Transpor�ation Plan Map states that &W R�.verwood
Lane and other streets shall provide an indireat
local street connection b�tween S.W. 92nd and S.W.
;: 108th 1��enues. Existing indirect xoad connectians
j;; to the east and west on Riverwood Lane have already
satisfied this Transpor�atxnn P)an Map requirement
±�; adec�uuately.
r�
3. Sanitary sewer s�rvxce is available from an �xisting
line east af the site, witYain Picks's Landing
subdivi�ion and west of the site, with.�n Swanson�
Glen subdivision. The ap�licant has pr�wided a
pxeliminary composite utility plan v�rhiah dire�ts
��wag� ilo�s irom ine subdiv�s�.oa�s networ� of �
;; inch �ewers to connections with these existing line�
;,
at manholes in SW Riverw�ood Lane.
The applican.t is also proposinq a pressure atain
riahich requires a pumging station that will serve the
southeastern corner of the subdivision anci will tie
in with the exigting 8 inah sewer line ea�t of the
groperty in S.W. Riv�rwood Lane. Unified Sew�age
a�gency (US�) has taken over the maintenana� of all
' pumging stations w�ithin Wa�hinqton County. It has
� been the policy of the City and US1� to l�it the
number of punnping �ta�ie�ras i�x th� cell�cti�n �y�tem
d�e to the cos� in maintenance ancl the problems that
may arige with pumping statinns. On an initial
;� review, if i:h� pumpinq station was not allowed, tY�e
ap�alicant m�y loase between 5 and 6 buildi�tg lot�s.
However, this may be reduceci with additianal depth
added to the proposed sanitary sewer lines and/or a
restr.iction p�.aced on th� type or locations of
structures placed ean the proposed lots. Another
alternative would b� fox a number of the proposed
lots to be served by individual sewage pumps that
would lift �ewage to �he public sewerage �yst�m.
Based oa these findinq� it is recomm�nded that the
i pressur� mair� not be allowed.
4. Th� site i� a combination o€ woods and open fields.
TY�� si.�e slopes ico�rard the Tuala�in River. Stox�
d=ainage i� provided by diacharqing two storm drain
ST.AFE" REPORT — SCHECICLA (ZCt� 90—OQ12) PA�GE 4
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�ewer syst�ms to �3�e Tualatin Rive�. The Unified
Sewerage Agency has �stablisl�ed, and the City has
agreed to enforce (R�solution No. 90-43) , Surface
Water Management Regulati�ns reguiring the
construction of on-site watex quality facilities or
f�es in lieu of their construct�.on. Ba�ed on t�.�
s�„�e and locatic�n af this development, construction
of on-s�.te wa�ter qu�lity� facili.ties shoulcl be
r�quired.
The Building Division has �arovicied the following comments:
a. A demolition permit will be requireci prior� to
cismolition or removal of any af the existin�
buildings.
b. A plan �hould be subma.tteci showing the location of
��� �n���q�oun� utilities se�vvin� �he existing
house. If any of �hese utilitie� �►r�.3- c:yas�
proper�y lines, easem�nts should be provided.
c. The existin� house should b� connected to the public
sanitary $ew�r system, if i�t is not alreaciy
c�.^.;;o�to�,
�' d. Private storm dra�ns �hould be provided alony the
southern property lines of lot� 81, 83, and 84; the
southern lot line� of lats 10, 11, and 12; the
sauthern lot line� of lots 19, 20, 27, and 28; the
eas�ern 1at lines �f lots 17, 1� ,19, 25, 26, 27,
�4, 45, 46, 35, arac�l 36 . A joint access and
maintenance agreement should be recQrcieci for all
pri�vate storm drains.
'� e. Priar to agproval for issuance of .building permits,
silt barriers �hall be installed a�.ong all curbs
abutting �rivate and public streets. The barrie�s
shall consist of hay bales or silt fences. If the
lots have a slope of 5 percent or less, the barrier
can b� in the form of excavating along the entire
�treet frontag� for si.x inches below ths tog of �.��
curb for five feet back and glacing six inch�s af
cl�an gravel in the excavation. Wh�re "curb drops"
occux, an approved sil� barrier shall be in�talled
(i.e, wheel chai� ramps, unu�ed driveQaay d�ops,
etc. . . ) .
The City of Tigard Parks Board was unable to review the
pr�pQSed subdivision �equest. lton Bunch, the Plan�.ing
Divi.�ie�n's liason to the Park Board, h�s rev�.ewed the proposal
fer tk�e Boarci and 'n�b S:Vliuitc.::��? that t�e p�oposal would provi�le
the C�ty wi.th an opportunity to acquire needed lanci to continu�
� a p�ciestrian/bicycle pathway within the Tualatin River
� floodplain that is cal.led f�r in t�e CompreY�ensi�e Plan and tl�e
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� ST,AFF REPOR� - SCIiECKLA (ZCA 9Q-0012) PAGE 5
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Parks plan. It is the City's policy to r�quir� dedic�t�.on �f
lands within the €loadplain in order to develop an
interc�nneCted ��ciestr;ian/bike path throughout the City. The
pros�ective developer's intent to aea�cate 2.06 acres fulfi].�s
thi.s requirement. The two proposed ten-foot wide acc�ss traats
frpip. the devel.opment's road network to the green�aray i.s
consistent with the ne�d to pro�ric€e public ac�ess to the publi.c
open �pace system. The cteveloper should be requz.red to grov�.de
asphalt path�sv�ithin these access tr�cts �� w�ll as an asphalt
p�ath conne�ting to the existing path w�.thinthe greenway to the
east.
The Tualatin Valleg Consolidated �ire and Rescue Disfirict has
co�nented that the Fire District and Water Dis�rict a��ould be
�consulted during publia improv�m�nt plan drafting �.:egr��d�.E3a
gi�e hydrant locatiAns.
; �r�9 � h�ia revie�aed this prespa�al and h�s �oa�rom�n��cl that the NP�
_ �__ __
�upports the agplicant'� prc�posal i�o have ira� pr��.�a�-y �ua:��::�:�
througl� th�s developrnent connect ta Durham Road� Th� NPO urges
� the deve3,nper to leave as many tree� oa �he individual building
; lots as pos�ible. The NPm sk�a�.es the School Dist�ict's concern
v�rith reqard �o the pa�te�tial impa�t �f continued residenta.al
: ..�.�.,�-�, �;; tt,� :�nhoa� �3istrict's f�cilities.
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,, r�iqard 5�hoa1 Dis�rict 23J has reviewed the propossal and has
not�d that the �rc�posecl d�velopmen� l�es within the attendanc�
areas of T�mpleton �le�n�ntaxy Sch�ol, Twality Junior High
Sck�ool, and the Tic�ard 5enxor High School. The progosed
development is pro�ected to generats th� fol.l.owing additional
enrollment at tHose scho�ols: 29 students at Templeton Sahool.;
13 students at 7°wality Jr. Ha.gh; and 7 student� at Tiga�d High
,. w
�' �chool. The School District notes that school capaciti�� are
; projected to be exceed�d as a result c�� this p�aposed
� development and other recently review�d and approved
d�ev�lopments with�.n thc��� �ttex�dance areas. The D�.�trict n�tes
that cors fa�ilities of the schools �re insufficient to be abl�
to cons�.der partable �lassroom addi�ions. Addit�on�l. school
-;' capacity may b� provided by other options under Gon�iderat3on
by the school district, in.cluding: gracle level
recon�iguration, reschedul�d school year, boundary adjugt�aents,
daubl� �hiftirag, busing to under-utili,zed f�acilities, future
�ond m�asures leading to constructi,on o£ new faca.iities and
o�her schoo]. hausxng options. '
The T�gard Water District, PGE, and Washington County'�
'°' Degartmen� of Land U�e �nd Transporta�ian have r�view�d thi� ,
P proposal and h�ve ��fered no co�cnents or ob�ea�i,on�. �,
-;.
,�, No ather coman�nts have been received.
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' sTAFF REPO�RT d SCIiECI{LA (ZCA 9Q-0012) PA�E 6
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B. FINl�?�Nr.S ,�.'sm'J t,'OILTG'T,�Tui�I`a.�.
The relevant criteria in this case are Tigard Comprehensive
Plan Polioies 201.1, 3. 2.�., 3.2a�., 3.2.3, 3.5.3, 3.5.4, 4.2.1,
7.1.2, 7.3.1, 7.4.4, 8,1. 1, 8.1.3 and Chapters 18.52. 18.80,
18.92, 18.150, 18.160, an.d 1�. 164 of the Tigard Community
tievelopment Code.
. The Planning staff h�s determ�.ned that the proposal. is
consistent with the relevant portions of the Tigard
Caa�prel�ensive Plan based upon the findings noted below.
1. Policy 2. 1.1 is satisfied because E�teighborhood Planning
Organization #6 and �urround�.nq propert�y owner� were
given notice of the public hearing on the subdivis�on
proposal provic�inq th�m an opgortunity to comment on the
t proposal. In �ddition, the site was posted with a siqn
announcing the pending develapment application and public
��±��.o �f t�,� ������a was �1�E�d �.n�he T�.ga�d T�.mes
newspaper.
2. Policie� 3. 1. 1 and 3.2.1 are satis�ied because the
preli.minary �ubdivision plat places �reas �containing
�ignificant development limitatfons including steep
t�i.eaga%z's� aii.yi ��.��3.�,^. YCw�°nt;_al s anel art�at� c�ithi7s7, t�'le 1�10
�? year floodp].ai.n of the TuaYata.n River witixin th� area to
be dedicated for parkland purFoses or �aithin the requir�:ci
rear yard setback areas Af lots abutting the progosed
greenway. This �aill effectively prohibit development
within area� having signifi��nt li.mitations.
3. Policy 3.2.3, 3.5.3, and 3.5.4 are satisfied because t�e
preliminary plat provides for dedi,catian of area w�.thin
�the 100 year flaodglain of the Tualatin River to he
�; dedicated as public greenw�y and to be developedl wi�h a
bicycle/pedestrian pathway extension of an existfng
pathway to the east.
4. Ir� ord�r to comply wi�h Policy 4.2.1, a conditia�n is
warranted requiring as a condition of dev�lopment
approval an erosion control plan ensuring connpliance with
erosion cen�crol �tandards for the Tualatin River Basin,
as part of the gradi�g permit agpli�ation.
5. Policies 7.1.2, 7.3. 1, and 7 .4.4 can be satisfied because
assuranc� of the ext�nsion of �eraer, water, anci storm
drainage faci.liti.�s ta serve the dev�lopmen� will be
requirecl prior to approval of the final plat. The
�ngineering Division has indicated that the pre�i.minary
plans fGr pro�riding theae utilities appear adequa�e, wi�h
the exception of tY�e prc�posed sanitary sewer pre�ssure
line serving lats in the sou�theastren corner �f the site.
'�` The final utility plans ��ii need to elimin�te thi$
�;;' pxoposed lin� and a w�y will need to 3�e found to se�ve
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ti�ese loLS r�ri�h a g�avity f low sewer line.
Alternatively, the lot layout south of SW Riverwood LanQ
may need to be samewhat modi�ied to work with gravity
flow sewe�cs ar lots that canno� be sex�red will need to be
served by individual private pumping systemse
Other service providing agenaies hav� alsca reviewed th�
proposal and have not noted sigaificant problems with th�
prelimxnarX utility plans. Private storm drain lines
should be prc�v,i.�led as reque�ted by the �uilding Division.
Detailed public improvement plans wzll need to be
�pproved prior to recordin� the plat.
6. Palicy 8��..1 call for the provision of � safe and
efficient street system which wi17L accommodat� present
and future needs. The proposed �treet plan for the
subdivision satisfies this policy because the deve�opment
�.►oe�1d provide f�r c�r_r_�ct�ior� of the two �xisting segmeats
of gw �tiverwooc� �r�.ve �.�i ctsnYO����i�� ;��v� t�?�
Transportation Pl�n Map, would provirie for �ontinuations
of �everal other s��eet stubs abutting the property to a
cflnnecting north-south road through tfie development, and
the propo�ed north-south will provide a safe,
appro�riatel� designed inters�c�ion with Aurham Road that
9 7�.'i
� satisfies intersec�ipn spacinq requa.remen�ts for cv�.�c�V�r
streets. In addition, the preliminary roadway plar�s
appear to satisfy the City°s road improvement standards
contain�d in. Community Devegopme�t Code Chapter 18. 164.
7� Pnlicy 8.1.3 will. b� satis�ied when conditiorns of
agproval relating to street improaements are completed in
con�i�nction with the final plat.
8, Chapter 18,52 of the Code is satisf�ed beaause �he sizes
� of the pxoposed lots exceed the m.i.nimum l�t size standard
of ��ae R�7 zone, even though the Planned Dee�lQgment
"' overlay zone applied to the parcel would allow for some
Iots to be small�r than the minimuan lot size as lonq as
the averac�e lot size of all lots exceeded th�s minimum.
All proposed lots should be able to be built upon in
conformance wi�h setback and maxi..�um site coverage
standards of the zone without requiring variances.
Although the Planned Development overlay zone would allgw
the applicant to reque�t diff�rent setbacks than r�quired
by the R�7 zane, no r�quest has been made for da.fferent I,
x se�back�.
9. Chaptsr 18.E0 is satisfied because the develapment
�- application is being revi.ewed by the Planning Commission
as rec�uired; because the proposal ia co�gistent with the
�.pplica�le Plan and Community De��elopment Code re�few
�j critera.a as required by the Planned Dsvelopmenit approv�l
criteria; and because care has be��. taken with r�spect to
ST.AFF REPf�RT - SCHECKLA (ZCA 90-0012) PAGE 8
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design respective of the natural and phyaical ; ;
en�ra.ronment. L�r g e�c l o t s �ge fr m�ure treese in or de r
t here a r e s�.s�n i f i c a n t n u m b e l i c a n t's
that tree remova�. m�y be nainimized. �hQ aPP �
statement b ddin��th� tremoval of r c�rta���ree�ay No �
imgosed for g re arding these deed 4
det�ils are provided, howe thQ d�dgcation of the 2.0�
res�ri.etidns. Ian addit�.on, arkland wiZl assur� that
ac:re tract along the river as p
the steep sl.opes in this area will �be� Dceptd to uwhat ais '
�r,�� �emoval in �his ar�a
nec�ssary for bike path and utility instal.latie�n.
10. �hapter 18.92 is satisfied because the propo��d ��n��ty
is cansi.stent with Cade requiremenl�s• Thortunity� for
proposed subdivi,sion provideg an °gP uni.ts i�
appraxineately 165 single f�ioY artunityg�f ��� R-7 r=
develop�d to the full density pP
zone. The request pr�po�es 89 slnc��e'family residential
lots. 'The appliaant's statem�nt contains a detailed
��aYsi��r ��l��l�t�,an.
11. Chapter 18.150 requs,res that the nu�b�r of the cour�s�$of �
inche� in diameter tk�at are removed during
construction be mini�r►ized. The propos�d develo�eent�h�
streets, utilities, and re�idence� will r��,a�l in
,-p3no�ral of a significant numb�r of trees, espe Y
the sauthern port:ion of z'sie �i��. ��`�°��r; the nwnb�r of
tre�� re�noved aJaould and css �h �Qu��� S�p�°rate a�xe�
stage tr�e �emoval proce ����n
removal necos�ary for roaci deve3.opment andl. sit� q g
from remcsval ne�ces�ary for preparat�ion of building sio��d
Init�.al tree removal s�all be li,ma.ted to the prop
].
public ri.ght-of-v�ray areas a o�enti 1 drivew y£�n�� ut�il.lty
�';.ees on in�lividu�l lots, p
line locations, �The°developeru and C tytst ffl �an ethen
ee. ct
o � tru
'er t cong
asi to
e� �moved
identify whi.ch �r�es will need to be r
reaidences on the le�ts. The developer should be required I
to provi.de the services Ca e �ould be taken to reta��as
analys�.s as nece�sary o�$i�le through careful sa.te ,
many mature tree� as �p
planning. curv�d driveways around tre�s, an���e er���al
the site development p�oc+�s�. Mininaizing
shoulsl k�e a benefit v lu �g �Psr w 1�d�s�atmo phe��n boNo
increased property
tre� removal may occu� prior to Planning �ivision� review
and approyal of a tree removal per�e►it.
!
12 e The propos�d subdivision comp�.�.eg with Clh�ipter 18.?60
' becauso:
�� T�� prapos�ci subdivision complie� with th�
``` �amprehensive Pla�n l�daip designation den�itgr
�
z ZCA 90�0012) PAGE 9
ST�lFF I2EFpRT — SCHECRLI� (
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�: i�I
Apportunity fox the si.te and ws.th the applicabl�
plan polici�s, the regul�tions of ��?� R�? 4�;��, and
r��'r►e� apgiicabie regulations;
�
b. The proposed name of th� subdivision, Riverwood '
Estates, is not duplic�tive;
c. The propased road system will provide for ad�quat�
an� safe access throughout the site and will provide '
impor�ant connections between existiny s�parated
sec�ments of Riverwood Lane and between Picks Way ar�d
Picks Court.
d. �he groposal to develop the �ubdivision in two
phases ie consistent with the approval standarcis for
a ph�sed dev�lopment because necessary public
facilites ar� proposed to be constructed in
conjuna�ion c�ith each of the phases and becaus�e no
temporar� p�iblic facilities wi1T be requi.red for
�:i��a�� �h3�€�m
13. The proposed subdi.vision complies w�.th Chapter 1.8.164
becau�ze the propo�ed lots a11 satisfy minimum €�antage
and dimeneional standarc3s and because street improvements
t and u�ilities will be required to be constructed ta Ci�y
const=uctio�i �t�::::��� a�s recommendeci by the proposed
cc�nditions of approval which follow in �ection L.
C. RECOMIKEPIDATYON
The Planning �iv3.sion recommends approval of the planned
• developmen� aonceptual plan/subdivi�ion pre].i.minary plat for
"` Plann�d Deve:ln�ment PDR 90-0010/Subdivision 5�7� 90-OOY4 sub ject to
� the fnllowing conditions and modific�tionss
UNLESS OTIHERWISE NOTED, ALL COND%TIONS SHALL BE SpiTISFIED ANI)
- COMPLETION OF PUBLIC IMPRQVEMENTS FIPTANCIALLY ASSURED PRIOR TO
RECORDING THE FINAL PLAT WITH WASHINGTON CO'(JN�.'Y. STAFF COIdTACT FOR
ALL CONIDI'Y'IONS OF AIPPROVAL IS CHRIS DAVIES OF THE ENGINEERING
DIVISION (639-4171, EXT.318) UNI,ESS OTHE�tWI�E NOTED.
1. The final plat shall be li.mited ta creation of no more than
eiqht�-nine (89) lots. All lots shall b� fully di.m�ensioned os�
the final plat. Al]. lot� sh�ll be consistent with the standard
R-7 zone dimens�.onal requir�ements. Standard minimum setbacics
sha11 be provided fo,: th� existing house through creation of
the plat. A plan should be submi�ted to �he Engineering
Department �howing the locatian of all underground utilitfes
serving the e�cigting house. If any of th��e utiliti.es wi11
! cxass proposed proper�y lines, e�sements should be Provid�d.
i
�
�uTAF'F REPORT - SCHECRI�A (ZC.Fi 90-0012) 1�AGE 10
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�' �`
2. Two {2) sets pf c�etaile3 publia improvement plans and profi,le !
�one�ruction drawings shall be submit�ed for preliminary review
to the Engineering DeFartme�t. Seven (7) sets of appraved �
drawings and Qne (1) itemized construction cost estimate, all �
prepared by a Professional Engineer, shall be submitted for
final review and a�proval {PiOTE: these plans �are in additian
�o any d�awings required by the Building Division and should
or�1y include sheets r�levant to public improv�ments) .
3. Building permits wi711, n�t be issued and constxuction of
�xoposed public i.mprovements sha1.1 not commence until after the
Engineering Department has reviewed a�nd appr�ved the pub�.ic
i.mprovement plans �nd a street ogening permit or cons�truction
complianee agreement has been executedo A 100 p�rcent �
p�rfarmance assuranc� or letter cxf commitment, a developer-
engineer agreement, the payment of a permit fee and a sign
installation/streetlight fee are required. �i permit for tree
removal must also be ub�ained prior to the comm�ncement of
grading and utility constr�actian.
4. Driv�way cut� ��:aA3 no� be pe�mitted r�ri�hin thirty feet of
intersecting right-of-way lines nor wi�hi.n fiv� f��� of
property lines.
5. Sanitary sewer and storm drainag� details �hall be providecfl as
pr�rt of the public improvement plans. �alculations and a
topogxaphic map of the storm dra9.nage basin� shall b� provi.ded
as a supplement to the public i.mgraeement plans. Calculations
shall be basecl on full develop�nent o€ the serviceable area.
The location an�d cap�city of existing` proposed� ancl future
lines shall be addre�sed. The proposed pressure 1in� in the
sou�heastern aorn�r �f the site rn�ast be elianinated and replaced
w�.th gravity flow sewers or individual prid�at� sewage pumps.
6. The applicant shall demonstrate that storm drainage ruhof� can
be discha�ged in�o existing drainagew�ys withaut significantly
impacting p�operti�� dawnatream.
7. A maintenance �nd access agreement shall be executed and
recorded on City standaxd farms fo� all public storm dr�i�
lines anri outfalls that are not within p�oposed public right-
of-w�ys or public p�rk lands. The agr�ement shall be
refer�nced an and become par� of all applicab�e parcel deeds.
The agreement sha11 be apprs�ved by the Engine�ring Departm�nt
prior to re�ordinc�. Additionally a 10 foot wide asphalt
surfaced storm sewer maintenance road/pede�trian path shall be �
r�quir�d to be installed by the developer to c:Annect the publf,a
right-of-ways on the south ea�d of the site wi.th an asphalt gath
within the g�ceenway tra��.
�. A final grading plan shall be �ubmiitted showing the exi�ting
and proposed contours9 and all cut and fill areas. Th� plan
shall extend to the li.mits �f the site. �i permit for tree
STAk'F REPORT - SCHECKLA (ZCA 90-0012) PAGE 11
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r�nov�al must a�.so be obtained prio� to th� commenc�me�t of
grading activities.
9, �,, ma.intenance and �;ec�ss agreement shall be executed and `
recorded an City standard forms fo� all public sanitary sew�r ;
l�nes tlaat ar� n+�t within propos�d gublic right-of-ways. The
agree�atent shall b� referenced on ��d becc�me part of a11
applicable parGel dlaed�. The agr��men� shall b� approved by k
the Eng3.neering Department prior �� xecording. Additionally
an asphal.� �urfac�d Enaintenar�ce road, 10 fe�t in width, �hall
be required for all public sewers outside af public right-o�-
�rays,
1p. As part o� the Qublic improvement plans the applicant sh�l3. '`
pro�rid� drawings and calcu�.ations, all prepared by a '
Professional Engin.eer, that detail how the on-site water �'
qualLity faciZi�ies shall funation. Fin�l acceptance shall be
ciepencient �xpon appr�iv�I ��a�n t�e Cit� of Tigard E��ine��3.ng }
Dep�rtment, and Unified Sewerage Agenay. In �dsiit,ion, the
applicant shall provide for the maintenanae of this faca.lity.
1�.. Street centerlir�e mnnuir►entatinn sh�ll b� provided as follows:
' a� Cea�terline Monum�nta�ion
1) In accordance with Oregon Revis�ci Sta�tutes
92 .Q6Q� Sub� roadwaC2,rights of way �shall abe
street and Y
monbune�ted be�ore the City accepts a stre�t
imprav�ment.
2) The f�llow�,ng aenterl�.ne monuments �lxall be
set:
�) All centerlin�-centerline inter����i.�n
�O].Il.'tt3 e
g) 1�11 cul-�de-sac c�nter points.
�� Curve points, beginr�ing and ending points
(PC°s and PT's) .
b) Monument Bs�xe� ��qui�ced
1) Monw�nent bQxes conforming to City standards
wn
will be required aroun�. all ��nterline
inter�ecti�n paint� and cul-de-sac center
points.
2) The tops of al� monume�t boxes shall be se� to � °
f�.nish�d pavement graele. � _
� :::
12. Lots 1, 87, 88, and R9 shall not be permittec� t� aCCe�g
da.rectly onto SW Durham Road.
STAFF REPORT - sca�cxr� (zc� �o-ooi2�
PAGE �2 `'
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13. .Aai erosion contxol plan shall bia� shall confor�nmpto h Erosion
improvemen� drawings. The p
Control Plans - Technica�. Guidanae Handbook, Novembe�x 1989. "
14. A demolition germ3.t will be r�quir�d prior to demo�.it�.on or i
remov�l of any of the exis�ing buildings. �TAFF COIJTAC7�: Brad '
Roast, Build3.ng Diva.sion (639-4171) . i
15A The existing hou�its�$u�otbalreadyC�onnected� p��AFF CONTACT
sewer system, i�
Brac� Roa�t, Building Division (639-4171) .
16. Pxivate stormti drain� should be prov'a.ded fo451 45, 81, 83, and
17, 18, 19, 20, 25, 26, 27, �8, 34, 35, 36,
84. A joint access and �ax a�a ns e STAF'F C�NTAC�sl Brad
recorded for al�. private storm
Roast, �u.ilding Dxvfsion (639-417�) �
1� . �y tree removal or gracling on '���-� Yrovalm�of �a}treear�moyal �
by the Planning Diva.sion through aPa � Trees over six inches �
p�rmit �n� a�g�oval of the grading p to eon�truct
in diameter shall be remov�d only as nece���ir�
streets, utilities, �nd �esi.dencess Tree remov�l permits will e
�,n � rQ����y for �wa s�c�ge�s grading and s�re�t area �
wiG °j...-- rt'�"i� .a.r�'rl inatlS� �
preparatian and inrlividual lot �repar��iu�r• y �
shall provid� fo� an arborist to review the plans for grading �
and tree protection. The arborist or the Planning Divisio� may �
pr�scriY�e grotective measures for trees to bee�inusesurf�ces �
site. Az'e�as nc�t �overed �iy structoss ble a tsr coanpletion of `
sYaall be revegetated as soon as p rQ�red
gradinq. A copy of the tr�e removal germit and ap�
grading plan shall be available an-sit� during all tree removal
and grading ac�iv�.ties. STAFF CONTACTz Jerry Offer, Planning �
Division (639-4171) • '
18. Minianum building setback� on all garcels sha11 he a� foll�ras: i
front yard - 15 feet
corner yard -10 feet
garage - 20 feet
sicie yard -5 feet �
rear yard - 15 feet
gTAFF C�NTACT: Brad Roast, Building Divisian (639-43.71) .
19. A traffic i.mpact fee shall be assessed upor� filing of a �
buildinc� permit application for each individual lat. The fee
is required by the Ci�.y of Tigard's participation in the
Wa�hington Gounty County-wide Traffic Impact�F�e�qro�Q'a�;
STA�� Eo1vtA�x: Br�ti icoa�G, nui��i:�� �i��.o�.�.. 6.._---- �)
SUBDIVISION HS�OF THE�FIN� �IM N�.RY PL�1T APPROVAL DA�E.ITI�IN �
ETGHTEEN MON'.P
ZCA 90-0012 PAGE 13
STAFF REPOItT - SCHECKLA ( �
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P BY erry �Dffer P OVEU BY: Reith Liclen �
Associate Planner Senior Planner
cp/JDO\�checkla
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STAFF REPOR� - SCI3ECKI,A (ZG�A 90-0012) PAGE 14
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�iITY OF TIGaRD� oREGON
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,
SiJBDIVSSION APPLICATION
,�I7Y OF TIGARD, 13125 SW Hall, PO Box 23397 FOR STAFF USE ONLY
Ti�a�d, Oregon 97223 - C503) 639-�+171 CASE N0.
'�`� OTHER CASE NO's:
RECEIPT N0. . —
�
APpLICATION ACCEPTED BY:
, ' DATE:
Application elements submitted:
�, GENERAI� INFOR.MATIQN
� (�.) Applic�tion fo�tt �?)
PROPE1r�Y ADDRES5%'Lt�CATI013 10200 SVd Durham kd. , �B� ��eT'� signature/written
authori�ation
�AX MAP AN� '�A� ��� NQ• 251 14 BB 'I`L ;5800 and G Tit1e transfer instrument tl)
C )
� �75� 14 BC TL �*1500 F� eD) �ssesser's map �1)
�-,�'--�e.3-1 �
@�,;ITE SIZE Acres (g) preliminarq Pl.at Cpr�"aPP
- .ROPERTY OWI�E�t�DEED HO�DER* Leonard Scheckla et al_ checklist)
; �:� ^'�,��J (F) Applicant's statement
? PHONE 639-�i'�" —
ADDR�SS 102Q0 SS� Durham Rd. (pre-app checklist)
;; � '`�ITY Tigard ZIP 97224 owners and
� (G) Lis� of property
APPLICANT* UTAK, In�• addresses within 250 feet (1)
FHOIVE 635-3618
13DURESS 17355 SW Boones Ferr Rd. ' �g) Filing fee ($�+15 plus $S
ZIP �703�
'3 � CTTY L�ke Osw 'a per lot)
�> �'xWhen the owner and the applicant are different
� �eople, �he applia�nt must be �he purchaser of record DATE DETERMINED TO BE COMPLETE•
h� � � ossession �ith written authorization �
or a lea..ee in P
;from the owner or an agent of the owner wir.h written
�suthorization. The owner(s) �ust sign tei�WO or FINAL DECISION DEADLINE"
applicatiQn in the space ��oviaea °� P�g lication. •
„` ,submit a written au�horization with this app �QMP. ���Z�� J�ggIGNATION•
�;Z, PROPOSAL SUI�IARY ro erty 2=.3'�
T h e o w n e r s of record of the subje�t F- P N.p.p, �lumber• _
� � ' �- request permission to divide a -� -.,�' -Acre �
(Total Area) roval Date:
'� lots between Preliminary Plat App
' parcEl into �� r____�
(number of lots)
'r� �� and 1? 000 square feet in size. �oval Date:
a��r�.� �_ Final App
}...; '�:
,,,;,
Planning
� }�
, :� Engineering
052OP/Z3P
�' ` '' :':.. ev'dt 3/88 Recordi�� T�ate and Number:
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3� 3. I.ist any variance, conditionr�l uses, or othez laand use actions to be conside�ced
as part of this application: '
� 4. Applicants: To have a complete application you w311 need to submit attachmenCs �
deseribed in the attached information sheet at the t�.me you submit th�.s
, application. +
� •
� 5» THE APPLICANT(S), SHALL CERTIFY THAT:
��� A. The above request doe� not violate any deed restrictions that may be
attached to or imposed upon the subject property. -
• B. If the appli.cation is granted, the applicant will exercise the rights
• granted in accordance with the terms and sub,ject to a�.l the conditions and
� limitations of the approval. - �
C. All of the above statements and the statements in the plot plan,
� attachmex�ts, and exhibits transmitted herewith, ase true; and the
C��iS�LOYyi}.� - OV �C�i1��T�.SL�oB C�'i3t ar� �.�°XIIf t i CCLPf�� }J�lS�41 OLl this
applic�tion, may be revoked if it is found that any such statem�nts are
� false.
D. The anplicar.t has read the entire contents of the application, including
�` the policies and criteria, a�nd understands the requirements for. approving
�-'''' or cienying tne app3icatian.
�
� DATED this day of 19 'I�
;�
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�
�aIGIdATUR�S of'••.,each_owne�fe`g. husband and wife) of the subject property.
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� JO , Staff Review �72 �
f:,l'j • jZ Q . • � ►�• ,;`
a �J CK �+'`
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COMl�IUNITY DEVEIOPMENT DEPpRTr'IENT �;
PRE-APPLICA7ZON CHECkLIST �� '
� ���.
.. ��te ���o G�. � �t, l q� ��
� � �:�
1. ApPI.ICANT I���".�� �� V�.. � �` ...j.. � V� k`� ,
2. PROPERTY LOCATION � � ,
� - ' / j� ���
Address �GF4�CKI.N �t2.T���ki�V rl.� vV1it1-��='v � �j� l�
��
;�;�;; . Tax Map/Tax Lot Sl �� g� -Fr� 1 o t S�GV ao.5acres G� o�l �g�-'�x� �",; :
�;
' �.�:.
� � 3. PROPOSAL DESCRIPTIOiU/NECESSARY APPL.ICATION(S) �JUF3�'i( 1S �1 L 1�}/l�N ���
'�' r�t✓���f'��i�� �..1�, �'�s�,L�� �r�s��i vz �:.a►�� r�v�e�1� -�� Qe��(�,� n
O'Yl o��a (IA5 S�n�e S ��
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Exiating � ►n. (� "P`G�. �''��i ( 1�'E��t !�Y�.G�. � �i�t�U�t i � ' ii1. ��..
� �
�; Hd jcic��� rrvp��=�y � ,
t �� .
r north �1�.r Y1Gl Vtr�.- ��.b G�(�( i�
•:� ir
-� �:;,�
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south ( l.�G.� Gl.� 1 1/� ^�� V2 1� ��
�� � ' • ;��
� eaist �i�KS Lr-�r�p►n�G R—`�, Jt �b4 �
west �U.��l.`�-'� O{�S l� �� v\ J Lt�Gi: �✓i S� Q t t �'�02 7'._.?�i. !�:�
cs .
� j� � r P � �..t Fu�"�
� 5. UUCIPRENENSIVE PLAN DESIf�UATI0111 C.�t d�l.�y'� ���15{'�-!-; t�`�,,."�j�'r ',�� ; ;C(. ' �,�
�;,�
� °� � \ ��i
� 6. ZOIUING D�SIGNATION ��- � Q V�d i�•,�'�d..— �PpJ ��
' � / SN� C�f1ut�7� ..��..�.'�
7. NEIC�IBORHOOD PLANNING ORGANYZATIOII! N�l. tG i�iAIRPERS6N 4`'�'
� �f�
� PNONE �D3q,- �SG I • �'���"�
''—._ ��
�. CODE REQUYREMEiYTS �,.
�.,� . R_� ;� � .�, � ;}�:
Minimum lot size/width S,OC.0��J�� ! 3f0�0 '" Y10�-► ���'
��''F
, � �` Se�backs: frn�t �S/ corner �D/ side � � rear �� ` �.:
� �����Special setbacks: streets es�ablished areas " �
�%`;
'fi • lower intensity xoroes -••-- wetla�ds -- ��
, t;, . . � / (,'
� flag lat �y accessory structures � zero lot line �—'
�'tla�ximum lot coverage bJ� /� r tCiht�'FL� JCV'�'=�Pw�¢`��!5 C
t1a
V'�C�.!L`��- � �C.i C,t j 5�'!0 dl.0�
Maximum build'ang height �� � ������ .�V Q�y�.c.,�'� �'�
p � %IF`l N`'
, �' w,-4 G���1 IC{��e.c� f l�e
rr.� /'�'f�l?�hi0'r��4'� ,..4
11.':tc�:L.u'�..�.«,. ,. .. .......� �.:....��.. ... .�-.�.:��,....a-.u.•:iv�ssr..x-rxb- ...�...s .'.�4. .J;3.;.v�:i...sx..:� �u:.f ...._,i....e..a..rz n_�,n.e.e....,�.....,......»,....�......___� . . ._......_....__..
� . �. . � � " . � � • :
•Speci.al height ��;;r�its flag lot �"� oth�,1' '
. Density calcula�i�n '
�
Density transition �
f�; - �
Landscaping: minit+�um X of lot area.
Street Trees
�T ,
euffew Areas
�� Parkir�g Areas. .:
�-- Visual clearan�� �
Parking and loadinca �,
��' � �
�, Access art�d circulation • "
�'� r
�
�U �� ►, �ac� 0.`�- �.c
Signs �ht° Su�G��Ui`�id� 4 k�'� �oZ 5�� �e� SiGVt -
�� 9. OTHER C�NSI6ERA'TI0111S (See applie:atiic�w checklist f9r specific items) �
,/� ewa >25X slope f'!
Sensitive lands: �flaodplain drainag_ , y ,� _
Wetlands ote(�'ta�: �r �a�C d�eo( rc��ic'f"io��� acc�sS � Go�rrras► �
� � � .� �o.r�C. �Ur�oSr�,
Open spac+� G1,��.ica� �QC, �(�r ���d1p�C1i� r S��a'�
,S.enSi-F�Ve. �phd.� c�0�1,«�;oh �
;.� Histaric overlay �,,.tCy� p�, ;!5'�'e pl�g slo�
deve(e�o
� Street �mpr�vements/connections/bikEwa�a �rov�de g '�°�r W�'d� 'b'���� `
,��. • .
-}�eeK �se�vtite�t�5 al�� v�ve►� d�ov�ae -�r e�.s�-►.��sf �vicef �o���t�N.c�ro�s . �oc�.I s�-s
Right--of-way dedication �a 'F�-�� 1�� ���a� S+�ee��
� �anitary Sewer improvement � F�
;� �
Stor�s Se�aer am�rode�►e��� • E
. x�
�
F
� , � , Tmpr°ovement A�reement - Per�nit; Bonds; Fees _ . - �
r
� Other agency permits � �
� �
;
��I� 10. PROCE�URE � �
T • �
Administrativ� staff reyiew �,
�
� • Public Hearing/Heariregs Officer '
�. .
Public Hearir�/Planning Commis$ion
The pdministr�ti�e �decision or Public Hearin� shall occur
1� � approxisnately 30 days after a complete appiication is filed. A
� •�
. •ZO�iay appeal period follows a�l decisions.' '
(0573P/0022P) -
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� � �j�c f� �"�'� �VE C.a Pwt'�}�,�- .
�� �'
`�-' staff Jv
Date iw�—�1G
CZTY OF 1°YGARD -
CONNMUNITY DEVELOPMENT DEPAR�'MENT
" APPL.ICATION CHECK�IST
�; The atems on the checklis� below are required �or the successful completion of
your application submission r^equirement's. This checklist identifies wl��t is
required to b� submitted with your application. This sheet MUST be brought
� and submitted with all ather materials at the time you submit your
application. See you�^ application for further explanation of these items or
call Planning at 639—Q]71. a
ITEMS TO BE
� BASIC N9ATERIALS ' INCLUDED:
�A) Applica�ion form (1 copy) [ �
�^ B) Owner's signature/writt�n authorization [ �]'
C) Title transfer instrument [,�]f
�°�� D) Assessor's map . �„�`
E) Plot ar site plan [.�
F) Applicant's s�atement [�''
� � � ' L7
'� (N) Filing fee ($ sEe �ee so4,edk{f [1�'�
SPE�XFxC MA7ERIALS
� A) Site Tnformation showinq (No. of copies ): [ ]
1) V3cinity Map [ ]
2) Site size & dimensions �� [ ]
� 3) Contour lines .(2 ft �t 0—].0�, or- 5 tt for grades > 10%) [ ]
Q) Drainage patterns, courses, and ponds [ ]
5) Loca�ions of natural hazard areas including:
�'� a) Floodplain areas [ ]
b) Slopes in excess uf 2aX [ ]
c) Uns�table ground [ ]
�ei
� d) Areas with high seasonal water table [ ] �,,
e) t�reas with severe s�il erosion potential [ ] �
f) Areas having severely weak foundation soils [ ] y'
6) LoGation af resaurce areas as shown on the Camprehensive :
� � Map inventory inc�.uding: �'�
a) Wildlife habita�s [ ] ��
b) Wetlands [ ] �I
�TF 7) Other site features:
�,,, a) Rock outcroppings [ ] �'
b) Trees with 6" + caliper measured 4 feet
� fram ground ievel [ ] :
8) loca�ion of existing structures and their uses [ ] F
9 Loca�ion and t �x
) ype of �n and off—site naise sources [ ] �:,
1Q) Location of existing utilities and easements [ ]
11) Location of �xisting dedi.cated right—of—ways [ ]
��� �,
B) Site DevelopmenL- f�lan sho�inq (No. uf copies ): [ ]
�' 1} The proposed site and surrounding properties [ ]
2) Contour line intervals [ ]
3) The location, dimensions anc! names of all:
a) Existing & platted s�reets & other public ways
� and easemen�:s on the site and on adjoini.ng [ ] . ?
properties
APPLICATTON CNECK�IST — Pag� i
� .
_,,�_.. ._ r.�_ _��r
—YS•,T r . .,. -- rr `�'.�" ,�-�ar,,,t+'c� .'.*-"'"1 . . .. ..... .. . r_.,. _ h :;jJ
``,'Z'v^"T . •:'.. ��. .. . �:• , .- F.f^. . ...� . m- .:.. . .' —
.
«.�u.:.:�.{�.�,�.,�.,, .,��< ._..__._ �._�.__r....�.��,.�, ,.,��r..wn�«,,...,�:,.,�,.�.�.�....�,�.s„�-��:�,�:���-���.������_.. - �.....�._:.�,._.......w.._.._ �.,�...�..
�
r�°,�
, � � �j
� j �a L��i�� �f t�rraces, decks, sh,elt��`'�, p�ay areas
;,, .
and common open �paces � ;
�� 4) Location, type, size and species of existing and
, , , proposed pl�nt materials. [ ]
Th� landscape plan shall include a narrative which address�QS:
+ • 1) Soil conditions. [ 'j
� f 2) Erosinn control measures that will be used. C ] i�
F) Sign Orawinqs I
S'
,,,, �� ign drawir,gs sha11 be submitted in accordance with Chap�er
18.114 of the Code as part af Site Uevelopmen� RQView or '�
' prior to obtaining a Bui�ding Permit to construct the sign. [ ]
� G) Traffic �enera�ion estimate [ ] il
�, H) Preliminary partitian or lot line adiustme�t map showinq i
' (No, of Copies ) �
��� 1j The owne►^ of the �ubject parcel [ ] '�
,,
�
r> 2) The owner`s authurS.zed «gent [ ]
t � 3) The map scale, (20,'"a0,100 or 200 feet=�.)j inch north
' arrow and date [ ]
'��' 4) Des�rio�i.on o� �a�°cel 3acati�n and boundarfes [ ]
,, �� 5) Location, width and names vf streets, ease�ne��s �,��
oth�r public ways wzthin and adjacent to �he parcel [ ]
"� 6) �ocation of all permanent buildings on and within
,,,,
�"- �`°°� �� f�et 4f all property lines [ ]
7) l.ocation and wid�h of all water cpurses E ]
8) Location �f �n; trp�s with 6" or greater caliper at
'�` y, 4 feet above grour�d level [ ]
9) All slopeg greater than 2aX [ ]
_ "' 10) Location of existinc� utilities and utility �asements [ ]
11) For major land partition which creates a pubYic street:
a) The proposed right-of-way location a�d width � ]
� b) A scaled cross-section af the proposed street
_ plus any reserve strip [ ]
; �' 12) Any appli,cable deed restrictions [ ]
13) Evidence that land partition will not preclude
� efficient future land divisi�n where applicable [ ]
� '' I) Subdivisiore Prelimznar Plat Ma arsd data showin (No. of
��' Copies ):
i) Scale equal�ng 3Q,50,100 or 200 feet to the fnch
� - and li�ited to on�e phase per sheet [.�
`� �,.` 2) The proposed name of the subdivision jY]`�
, 3) Vicinity..map showing property's relationship to
, �rterial and callector s�re�ts [�
4) - Names, addresses and telephane numbers of the owner
� deuelopFr, engine�er, surveyer, designer, as applicable[�]''�
�, 5) Date of applicatian [,,�]�
6) Boundary lines of tract to be subdi�ided [�
A� � ' 7) Names of adjacen� subd'avision or names t�f recorded
� owners of adjoining parcels af .unsubdivided land [tr�
� '� 8� Contour lines rela�ed to a City-established bench-
j �; mark at 2-foot intervals for (}-10'% grades greater
:� ._. .• than 10% C v]'�
,
� � � �
APPI_ICATTON CHECKLxST -- P�ge 3 �
�
�
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� � ,�t 3,. '°�. .�� 7.
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9} �ie purpose, location, type and size of a11 of the '
� fnll.owing (within and acijacent to the proposed
� subdivision): C 7
a) Public and private right-of-ways and easements [✓]�
b� Qublic and private sanitary and storm se�uer lines [✓J
�' c) �Domestic water mains including Fire hydrants [Y-]°�
d) Major power �elephone transmission lines
��50,000 volts or greater) [ �
� e) Watercaurses L 7
1�; f) Qeed reservat;ons for� parks, apen space, pathways
and other l.and encumk�rances [� �
10) Approximate �lan and profiles of proposed sanitary and
� storm sewers with grades and pipe siz�s indicated [�
11) Plan af the proposed water distribution system,
showing pipe sizes and the ��ocation of valves and �
�� fire hydrar�ts. � � e
12) Appruxxmate centerline profiles stiowing the finished �
�rade of all stree�cs i.ncluding street extensions for �
��,.,,,,_ reasonable distance beyond the limits of the proposed
subdivision. ��
13) 8caled cross sections af proposed �tree� �^ic�ht-cf-Vu«�; [��
� 14) The �.oca�i�,ro� or" all areas subject to inundation or
',,,
�-, s�orm water overflow C►�7`�
� ].5) Loeation, width and direction of flow of ail water-
courses and drainage ways C v�''
16} The praposed lot configsarations, approximate lot
� dimerosions and lnt num9�ers. Where losts are to be
la used for purposes other �han residen�ia]., it shall be
indicated upan such lots �V�"�
� 17) The location of all trees with a diame�er 6 inches or
greater measured at 4 feet above �rQUnd l�vel, and
,,, the location of proposed tree plantings, if any [�
� 18) 7he existing uses of the praperty, inclucling the
location of �11 structures and the p�^esent uses of
, r �., .,/
the structures, and a statement of which structures
are to remain after platting [✓J
,;,,_,�;;; 19) �upplemental i�aformation including: �/
a) Proposed deed restrictians (if any) ["J
�� b) Proof of pro{�erty �wnership [ ]
,:
c) A proposed plan for provision af subclivision
improvements � �
2Q) Existing natural f�atures including rock out- � �
�j cr�ppi.ngs, wetlands an� marsh areas. [�
21) If any of the foregoin� information cannot practicably
' be shown on the preliminary plat, it shall be
: ,��' incorporated into a narrative and submitted with the
<� _
,,� aPplication. [ �
s;i J) Oth�r YnFormation C �
�� .
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(2362P/0028P)
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l'RO'VISIONS �� APPLICA�LE TIGAR,D DEV�LOI�MEN7� CODE
, :31%
�` �
A) Dimensional�,�q�mea�te
The subject pr�perty is zoned R-7PD. The PD (Planned Develo
� exempts the &ots from meeti �ment) overlay
etandards. H'o�,ever,a111ate excee�h minimunii equiremen,a for eac�of heae
� ��"" atandarda.
�:
u';` B) Se4b�.eks �
�i.
All g�r�ge atructures wi11 be a minimum of 20 fe •
Interior aetbacks may be leas than 5 feet as allowedrwith n p operpt e$�w�hla PD
� !
� overlay.
,..-, C) Access, Egrese and r'i�cculation
� �,
` ' 1) Sectimn 18.104.030 provides st�n,dards for the creation of streets arid
, im.provements within public right-of-way, Subsection 1�.].64.030(E)
�� require� public ri�lat-of-way to be 50 feet wide for locr�l atreets. �'yl$
� � section also requires cul-de-sacs ta have a b0-foot radiu� for thP;r +,�r„�
� arnur,r�Q t�..,,a---------•-,.,
• �..�4uw,�.r WimLne �or iocal streets r�re required ta.be 34 feet and
`r � cul-de-sac to be constructeel to a radius of 42 feet. The proposed Riverwood
�F� � Estates development will meet the abave etandards.
2) Section 18.164.p30(.K)requires all cul-de-sacs to be as short as ossible
� not to exceed 400 fe�t. .All streets within the development nneet this
etandard.
GY,'.
3) �ection 18.164.030(M� requiree all arterial atreet�a to have ades of 1
�4* gereent or less and collecto � o
?� rs or Iocai streets to have gradea of 12 percent
� or ies8. No street within the su�division i� pxoposed to have a grade
4 ,; exceeding 6%, �ectian 1�.164.030(P�i)�lso requires minor collectors to have
�: a minimum centerline�r�dii of 350 feet and local street a minimum 100 foot
, radii. The streets �within the proposed aubdivision meet these standards.
� � �
�,. All oth�r requirements o�'Section 18.164.030 wil
submi�ted fap revie�v prior to construction af a�l p blieimprovementsl �e
5
_ 4) Sectic�n 18,164.070 cor�taina provisinns far the inatallatian of sidewallrs.
, This section r�quire� sidewaIks to i�e iocated on both sides of arterial and
� collector streets as well a$local streets. The sidewalks for local streets may
lbe instailed in con�unction with the development of the '
The propo�ed Riverwood Esf,atea development will m ed1 he aabove
, eianaards.
F
{' D) S��asiti�e Lainds
�"' Chapter 1�.84 of the Tigard Development Code d�sls with ro er '
' t'�o b� sensitive. Thia P p ties dgtermined
drainageways, steep slopes orlunstable gro�ua�d� The s bject p ol en$' �nturgl
'�� � P �Y tains
�i � �
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;
.
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,.
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_ _ �
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r
....:.w-..�r. �:M.....,..�...:nM�,w.a;.,.-:�a....�...a-..�..�,w...,...�...,.,.wr..:,.�:,�...��.r..�:.�.�..0 �..,�:,�s��»� -� � -
� ;� !`'� .�� __.__.W........
�_ �' �w„sw� � . ��
1� ,
laxid determiried to be aensitive due to its proximity to the Z'n�alatin River and
�� the floodplain asaociated with tlae Tualata�River.
� ���
� Section 18.84.015(A) lists the uae�permitted and rohibited for aeneit'
P ivc lands.
Among the usea permitted i� "Public and private conservatian ar�as for water,
soir, opetx space, foreat and wildlife resaurces" and "comjnunity xecr�ataon uses
` �; auch�bicycle and pedestri�n pathe ... ".
� E) Planned Development
��° =d, �
The ��bject pra�e��,� ie bei�ig �eveloged as a planned development and has a
planned development overla deai
y gnation. The purpoae of the planned
;� developmen�t overlay i� to preserve +..o the greatest exter�t possible the existing
Iandacape featur�� and amenities. .�n additional purpose ie to provide a yneans
for creating planned environmente through the application of tlexible standards.
� Secti
o� 1E.�0.024(�) requxxe� ���nnP� riavalq���r,� ,.��,�,g°vu+,°o t� �aa--re � ��-�_
� application conference with City ata.ff; A pre-application conferenee was held on
October 9, 1990 with City ataf�to discuss the proposal and get input to help in
f��;'
the applica�i�n.
�' :; Section ].�.80.080,Applicabiiity of the Ba�e Zone Provisions, �rovides allowable
� varia�tions in �ot eize, depth and width a� well �s se�backa. As mentioned
� '' � previously, no variation #'rom these standarde is requested.
`F ,
' r� Section 18.:30.100 provides for p�aeed developments. The proposed Riverwood
Estate� deveIopment wili be constructed in two phases.
, SeCtion 18.80.120 proviaies Approval Standarde which are necessa to satisf
rY Y
,� prior to receiving Planned Development apgroval. These atandarda are:
; �
t �;. 1) Land Division Provisioais �hapter 18.�62
� `` This chapter contains rules,regulatio�s and atandarda for the submittal of
� land divisians. The pragoaed preliminapy plat laas been prepared in
',, ,. ,� compliance vaith this chapter and the final plat will bQ prepared in
' _ accordance with tlxe provisions of this chapter.
r
�
2) Density Coffiputatia�n aaid Lim�t,�tioa� . C��t�r lg„q2
r
This ch�pter provides a formula for determining the nunYber of dwelling
units permitted. The density calculation� for the atzbject property are a�
' ,�y _ follows:
�" Gross Site
��� .. = 26.37 .�9,cres
�` �! ,�°.� nainus 20% for
' a street dedication = 5.27 Aaxea
``� 5ensitive Lands - `.;g r,��.,��
� , Net Site – 19.0� �cres ($28,511 aquare feet)
s �,h Net Ur�its = 828,511 sq. ft. /5,000 sq. ft. per unit =
1G5 Units
�„3: —
, ' The tatal number of units allowed is 165 while the total number of
t
��� unita pro�oaed is 89.
;:� _
�:..
�r:4;
1 i
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A�w B��"°wR_- �"�,
� �j �$ IJ
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�� .
� 3� Accessory Structures- Chapter l�.144
This ch�pter providea criteris far the locstion and usage of accesaory
struc�ures in residential zoning distpicta. No acceaeory atructuree aa�e r,
4�s requested as part o#' tlais application. Future aece�sory buiidinge �
contemplated by the individual lot owners will have ta be reviewed a� �
' a separate application.
�
4) Additional Yard A►rea Requir�ment� - �Chapter 18.86 �
�, This chapter provid�s for additi6nal setbacks on lots adjacent�o street�
'; with insu�cient right-of-way or where better light, air and visio�
Gle�rance may be needed. As the proposed preliminary plat provides �
,Y.�:,: suff'icient right-of-way for all streets and adequate viaion cleara.nce is
bein� �xovided for all street intersections, no additi�nal yard area
requixements are needed. �,
��,
� `� 6) Building�eigl�t Limitatians - Chaptex 18.�8�
� ;
Tnis �hapter contains prov►i�ion� for �eight exeeption� for non- �
. :' � re�idential zones and for buildings located mn flag lota. Neither af the�� `
�' provisi�na agply to the lots gropoaed, �t�e buald�ng�eigh� �_r�,vs�i_4nA �'
of the R-7 Zoning District will apply to the lota within the progosed
subdivisian. '
`�
�' 6) 'Vis��l Clearance AY�eas - Chapter 18.102
� This chapter provides atandarda to assur� proper sight di�tance at
� ` int�raecti�ns. All proposed st�ee� interaections will meet the requ�red
fi� visual cle�rance provisions of this section.
��" 9) Landsc�ping and Scre�ning� Chapter 18.1p0
TY�ia chapter providea s�ndards for the buffering, landscaping and
screenings €as well as apecific standarc�s for the locatian of atreet trees.
' "`` The buffering and screening stand�rde include a minimal level of
'� screening and buffering along property lines betw�en specific zoning
districts. The buffer matrix found in subaection 3.8.100.130(a)does not
, �' require a buffer between R-7 zoned parcels.
��
Subsections 18.100 and 18.100.035 contann requirenients and standards
for the installation of street trees. Street trees vvill be planted by the
' � individual propert�y owners as conatruction proeeeds. Th�ata.ndards of
,,, `.�' these aections will be followed during the plarating of the street trees.
� 8) Off-Street Parking aiad Loading- Chapt�r 18.106
;�.
No ot"£stre�t parking or loading areas are praposeci for the subd'zvisxon.
r
Therefore thi� aection does not apply.
U
` 9) 8ign�- C?�ap�er 18.114.
, ;^,, This sectiong does not apply.
�' 10) R.�lationship�o the Natural�d Physical Enviroxxm�nt
;� The streets, buildings, and oth.er site elern.ents shall be ¢ieszgned arui
� located to preserue the exi:sting trees, tapogrcaph.y, arid naturnl druinage
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to the greutest�gre�possibdQ;
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� The proposed layout a�:az;r$ far th� extQnsion and/ar connection of
atreeta abutting the subject p�operty. In'some instanees, the location
of exiating streets necESSitatee the removal �f significant vegetation. ��
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Care has been taken to provide Irirger lots where vegetatidn is
��> significant. VVith the incluaion of deed reetrictions forbidding the �
removal of certaia�treea,tlxere is an aeaurance that the trees will be left
in varioue groves. In addition, the 2.08 acre tract A ahould b� left '�
`r��S = undiaturbed with the excep,��4� of the improved bike path.
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, C�TY �I� "�"'i��IRD- OREGO ._
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;+�"PLANNEU DE��LOPM�NT APPLICATION
� �
CITY OF TIGARD, 13125 SW Hall, PO Box 23397
Tigard, Uregon 97223 - (503) 639-417Z
FOR STAFF TJSE ONLY
� CASE N0. �
�'
OTHER CASE NO'S:
RECEIPT N0. ;,;
� APPLICATION .ACCEPTED BY; A�
� �
10 GENERAL INFORMATIOIV DATE: �'
Application elements submitted: �
gRDI�ER7.'I' e�DDRESS/LOC.ATION 1021�0 SW Durham Rd. ��!
� �� � ��) �pplication form (1) �j ,
, �"�
�`;�AX MAP AND TAX 7,OT N�J. (B) O�er's signa�ure/written f� '
251 14 BB TL �5800 and � ;
2�� �4 B(` T]' �1 autfiarization
00 � lC,c� �� !
��ITE SIZE u'3' tC) Title transfer instrument (1)
��Acres � ;
R.OPERTY OWNER/DEED TiOLDER* —`---- �D� �ssessor's map (1)
Leonard Scheckla et al _
� DRESS 10240 SW Durham Rd. PHONE �E� Plot plan (pre-app checklista
639-22gg (F) Applicant's statement �
�ITY Lake Osweao
ZIP g'7035 (pre-a
APPLICANT* OTAK Inc. Pp checklist)
(G) List of property owners and }
u ADDRESS �7355 SW Boonas Ferrv Rr�.pgONE 635-i618 �
� , a
C�TY Lake Ostaego, OR ddresses wi��hin 250 feet (1)
ZIP 97035 (H) Filing fee ($730)
�Whe�a the owner and the applic�nt are different
eople, the appl3.cant must be the urcha
�romor a leasee in possession with written authori.zationd DATE DETEP.MINED TO BE COMPI,ETE:
the owner or an agent of the owner with written
uthorization. The owner(s) must 5�.gn this
app1ication in the space provicied on �age two or
�= ubmit a written authnrization with this ap�;licat3on. FINAL DECISION' DEADLINE:
. PROPOS2,L COMP
SUMMARy • PLAN/ZONE DESIGNATION: �,
The owners of record of the subject property
`� request permission to create a Planned
Devplopment consistin� of � g� sinr7e fami1p N�P'�' �umber:
-------
`� lo�s and a �uhlic open space trart- Conceptual Plan Appraval Date:
� Detailed Plan Ap�proval Date: � ���r;��
`� �� � — Planning
Y ,,
� ,. � Engineering ��!�
�D,52'6P/13P �
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��ys
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Seinsitive . Lands, or other land use
3. List any varianee, Planned Dev�Iopment, lication• "
actions t� be considered as p�rt of this app • !
n
� . o have a complete application you will need to submit attachments �
4. Applicants: T
de�crib.ed in the attached information sheet at the time you subm3t this
,,� application. '
5. '�i$ A�PLrCANT(S) SHALL CERT3FY THAT: �
• {
�. , p.. The above re uest does not violate any
deed restrictions that may be
attached to or imposed �x on the subject property. ;
g. If the applin�ati�on is • granted,
the applicant will exercise the rights ' k`
:� : gr�xZted in accordanc� with the terms and sub ject to all the conditions and
��
� " limitations of the approval. ;
�, All of the above s�aLem�nts and the statements in the plot plan, ;
� � are true; and the
t attachments, and exhibits transmitted herewzth, based on this ;
, egmit issued,
licants so acknowledge � that any P h statements are � �
app .
appli,cation, may be revoked if it is found t at an.y su
� false. "
lieant has read the entire contents af the apPlication, including
� , D. The app q roving
the policies and cri.teria, and un�erstands the re ui.rements for app �
or denying the applic�tion. ,.
� day of 19--____-_ ��
�� DA�TEA this
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w'f e of the sub ject prapert}�• ��
r � SIGNATURES—o£ each owxier (eg. husband and i ) I
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� OWNERS: LEOI�A�D SCHEC�ET AL
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�'� �' 10200 S.W. THJItHAM ROAD
Cti l
TdGAR,D, OR 97224
/ � � 639-2298
;�� .
r TI�DA BISSETT 11�ASTER�
STEFHEN BISSE�'ET AL
� 16120 SV4� 1�15�`
TIGAI�, OT� 97224
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; ' : ,� DEVELOPEJR: S:dER,RA FACI['r'I���VELOPNENT, INC.
`'' P.O. BOX 1754 �
LAKE OSV�GO, OR 97035
' �� 684-3175
` ' ' COl�TTACT PERSON: ED F�tEEMAN
�
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�� PLANNER/ENGINEER: OT INC.
�
17355 SW B04NES FERRY ROAD
I.AKE 03VVEG0, Oft 97035
� 635-3618
..,
CONTACT PERSON: DAVID BANTZ
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>, PROPERTY LIESCRIP'TIfJTV; �Sl 14�B TAX LOT 5800
,.�,.:
2SY 14 BC TAX LOTS 1500 AND 1600
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��� 26.37 ACR.ES
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' ' ZONING: R-7 (50�0 �Q. FT. MINIMiJ11�
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RI�EI�,WO�OD ESTATES
,��
I. Statement of Intent
� I�. On-Site Analysis
Exhibit A- Preliminary Plat
, Exhibit B -Aerial/On Site Analysis '
� �
III. Off-Site Analysis
:. ���6-r. .
'� N. Utilities
Exhibit C - Preliminary Utility Plan
E:�hibit fl - Preliminary Grading Plan
�
V. Compliance with Applicable Development Code Provisions
.�
APPENDIX
A. Applications
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;,,y, B. Pre-Appication Checklist
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STATEMENT OF IlYTENT
The int�nt of�this request is to Qbtsin preliminaay approval of an 89-lot �lanned
� � Development. T�e site is described�s tax lot� 1500�nd 1500 of 2S1 14 BC
and tax
lot 5800 of 2S1 14 BB. The site containe 26.37 acres and is zoned ft-7 PD. No
" earaances from any of the provisions of the �'igard llevelopment Code are being
`��;, xequested.
; II. ON�YTE ANALYSI�
�_';
The subject pro�erties hA�e � e;adunl 81op� �rQm D+�rham R,oad dovvrf to th�
:�-, '1'ualatin River. The e�verall grade difference i�approximately 90 fe�t across the 1860
,'�� foot deep site. The steepest slopes occur immedi�tely adjaceant to the Tualatin River
where slopes exceed 20 percent.
C , �
�:' Vegetation xs generally confined to two dastinet t�°eas. One area is appraxxanately 3
�cres and is loca��d between twa tracts curren.tly used for agricixlturRl use. The
, ' ,.
second treed arEa is approximateiy 14 acres and extends from approximately S.VV.
Kent Street to the Tualatxn R,iver. This area has a uniform c�ver of deciduous and
" � evergreen treea.
" ' III. O�'F-�ITE A11TAI,YSIS
� �
" The Swanson's Glen subdivision is lacated immediately west of the subject property
�` whilE the Pick's Landing subdivision is imxnediatelgr to th� east. The Swanson's
' ; ' Glen �ubdivisYOn contains relatively small �angle family lots in the range of 4400
� : square feet to 8000 square feet and an av�rage of approximately 500U square feet.
�� The Pick's Landing subdivision contains lots of a moa�e traditional size with an
' avera e lot size of a
g pproximately 8500 square feet. .�11 stubbed streeta froan both
adjasent subdivisiona have been extended into the proposed Riv�rwood Estates
`° development.
� �
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' , Both adjacent developments have provided bike paths which run parallel to the
', �� Tualatin River within a linear park. The proposed development providea a 2.08
dedication and connectinn of the bike path alor�g the �`ualatin River.
YV. UTIL�TIES
� �
': The subject property is served by Tigard�ater District which has a 12"line in S.W.
Durham R.oad�nd lines o�vaxying aize stubbed from all dead end ataeets. 5anitary
` `����, sewers aa�e provided by the Unafied Se�rerage Agency. Storm water will be
'�'" channelled t+a the T�aialati
.,.,,., n River.
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10200 S.W.bfIRIWN ROAU N i
'' � TICANI),OR 97729 �
;�'��.,�.. G78•2198 -�
JJ�� IJNDA ULSSE7T MA.97Bt19 �,1 �
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TI6ARU,OR Y77t� �
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A.O.90X 1761
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CONTAC7'PEIt80N:�D FRF.F.MAN �)�`.,:
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-� PI.ANNERIENOINEER �
OTAK,WC. �
1736b S4V BOpNE9 FERRY ROAD
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CONTACT PCRSON�DAVID 0ANT6
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. AGL�NDA ITEM �
STAFF REPOItT '1'O THE PLANNING COMMISSION �
TUESDAY, JANtJARY S, 1991 - 7:30 B.M. ;'
TIGARD CITY HALL - TOWN HALL �
13125 SW HALZ, BLVD. �
TIGARD. OREGOId 97223 �'
��
��
A. F1h,C'�CS �
1. General Information
��
��
CASL: Subdivision SUB 90-0007, Variance VAR 90-�011, �
Miscellaneous MIS 90-0020 ��
REQ�IEST: 1) Preliminary plat review of a propasal to subdivide three �
m
parcele totaling 2.4 acre� into 10 lots ranging in size from �;{
f �
7500 to 10,400 square feet. �. ;
c� i� re e�ted to allow two of the propoaed Lo�s ��
2) A Varian �
to have less �Ch�� �h� bec�i�i��a �5 b��� ��h�3e !�t�e�t fxonta4s �
for lote created �hrough the �ubdiviaion pxaceas (Community ��
mevelepment Cacie Sect�on 18.164.06Q>B)= k�
3) A Variance is alsa rec,�uested to allow a lacal street �� �
interaecti�n offeet of approxi.mately 65 ���t along a �ol7ector �
�treet whereas Community Develo�nent Cade Section 18.164.030.G �
,� 4.ti..., e��y"�°==n� n� ��reet
states th�t i.n no case �na�� �==G 0
imter�ectione a�.ong col.lector etreets create offsete of lesa ��
than 30Q feet. �
�) Lot Lin� Adjus�ment ap�roval i� necessary to allow a 15 by � '
145 foot etrip in the northeastern aorner af th� �ub�ect ;�
property to poasibly be added to one of the adjacent parcelo. ��
COMPREI3ENSIVE PLAN DESIGI3ATION: Low Dena3.ty Residential �?
��
:y7
ZONING t�E3IGNATION: R-4.5 (Residential., 4.5 u�3.ts/acr�) ;�
APPLICANT: Waverly Conetruction `�
31835 SW Country View Drive "� �
Wileonville, OR 97070 �i �
,3� '
AGENT: Burton Ea�gineering '�`
302 Tigard Plaza ��:'� '
Tigard, OR 97223 g'
L,
I7�*
r:�
OWNERa Aase B. Otto t�� ''
� ��,4200 �W 97th Av�nu� ���
TigardP Oregon qi224 ��
�,�
LOCATT�N: 97224 3W 97th Avenue. Ea�t aide of SW 97th Avenue, �;�
approximately 400 feet anuth of SW MaDon�ld Strest s`;� �
(S�]CTbi 2S1 11BA, Tax Lots, 100, 106, 107). ��
�:.
��
2. Backaround Information ��
On November �6, 1980, the Tigard Plannin� Cammiseion review�d a subdivision ���
�
propoeal to divide the parcels into ten lots. The proposed aubdiviei�n ��
lotg would have recei.ved accesa from a new eaet/weet street an the nc�rthern �
STAiaP` R,EPORT - SUB 90-OQ07 - WAVERLY COPTSTRUCTION P��@ 1 `�
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>
edge �f th� parcel, a new segrr�ent of SW Mauntainview Lane along the
property's �outhern edge, and one parcel having direct access to SW 97th
never�r�cord d withe Washington Coun y y Thata provalnhas expired lat wae
�
Or•_ .7uly 10, 1990; the Flanning Commi�sion rev3.ewed a proposal, to divide the
subj�ct �Sarcel.e into nine lots; six lo�s reaeiving acce�g from a proposed ,�,�
r�orth/anuth private road and three lote from a north/south publia road
along the eastern edge of the property. A new secti.on of SW Mountainvi�w
Lan� was propoeecl to connect these two raads to SW 97th Avene�e. No �
�rari,ancee were fnvolv�d in thi.s appli.cation. The Comn►iseian continued the
hearing on this proposal �in ord�r to all�a �h�te8��a�y on the p�pc+eal ��
reconaider the aubdiviafon s design after h g �
from the applieant, owner, and neighbors. Th� :>urr�nt propo�a]. by the ?�
applicant is in reapanse to the cantinuanc�e. ��
Ncs other lanci ue� �� dev�Zogment ��g�ication� rec�arding tl��se parcels have �y
been reviewed by the City. ��
��
3. Vicinitv Informatian x'� �
�h� ������� p�,��e�,e �?�s ��rrounded by e►��er propBrties design�ted Low ��;
�-�
Dene3.ty Residential by the Compreh�nsive Plar�. Prop�rties �co th� r�io�ttlr �;
�aet, sou�h and no���weat are zoned R-4.5 and are developed with a p�
combination of recent single family residential c�evelopiment ��i �t�'�� '1
northwest and older, largQ-lot single family res�siences �o �hd north,
,�
south, and eaet. SW Mountainview Lane dead ends approxi.mately 145 f�et £�
east of the eoutheastern coX�ner of �Ixe eubject properties. �
4. Sit� Informatican and Proposal De�cription
The subject eite conaiats of three ta�c lots comprieing approx3.moxirnatel4 i
acres. A singlQ �amily reaidence ic� located on Tax Lot 100, app Y
1�0 f�et f�om SW g7th Avenue. �.'wa outbuildings are also �.oca�ed an the
arsasc along�with landscap ng c�ree�n nd �e�eral�large pf r gtreeacover�he
prop�rtiee alope to the northeast.
The applicant proposes to subdivide the site into ten lots as i.11uat�ated
an the attached prelimin�ary plat. �he �xisting house i� intended ta be
retained. A Variance ie regueated to a11ow twa of the proposed lots, lats
2 and 5, to have less than the required 25 feet of publio etx�eet frontage �
for lote created thrnugh the eubdi�ision review process (Community
Development Code Section 18.164.064.B). In addition, Lat Line Adjustment
approvt�l is necesaary to allow a 15 by 145 foot strip in the far �
nartheaetern corner of the subject property to possibly be added to one of
t�e adjacent parcels. Staff hae added this approval request to thia r
application although the applicant's preliminary p2at and �pplication do �
not addresa the need for the ad�ustment or ahow thia atrip o� land as part �
of the subject property. t`
's also re ested to allnw a local atreet intersection offaet �
A Varianc�e i � �
of approximately 65 feet alang a collector �treet wher�as Cammunity
Developmeat Code Section 18.1fi4.030.G �tates �t�at in no case ahall tLhe �
atagqering of street intersections along collector etreets create offsete Y
o�f leae than 3Q0 feet. The propos�d location of SW Ithoa�da Street alonc� the
properties northern boundary 3,s offeet approximately 65 fe�� eouth of the
laaation of SW Fslro�e �tr�et on the oppc�eite eide af SW 97th Avenue. '
The eubdiviaion would l�e provi�,�d with pul�lic etreet access by twa public
�iteets he appl ecant prop eesh dsdicating 35�feett of right ofrway on the
STAFF REPORT - SUB 9C1-OOQ7 - WAVERLY CONSTRUCTION
Pa�e 2
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south eide oE the property for sn approximately 35q foot segment of SW
Mountainvisw Lane. An app�oximately 145 foo� long gap would exist between
thi� section of sW Moantainview Y,ane and the �xieting aection of the etr�et
to the east. The applicant propoe�es construct3ng two-thirde etreet
improvemen�s on Mountainvi�w Zane conaistinq of a 26-foot wide road surface
with a etandard 6-fnch concrete curb and a 5 faot eidawalk on the nor�herax
side of this �treet. The pr�liminary plat inclf.cates a 25-foo� widle right-
af-way d�dicati�on is intended for SW Rhonda Court an �khe property•e north
eide. �he subm3.ttal ahows a typical local atreet aection fnr SW Ithonda
Court with two-thirda etreet impxovements although it ie nat clear how thi�
would be conetructed on the eubjeat property without additional right-of-
way dediaation. The typical etzeet eectiona �ubmitted with the prelimin�rg
p1at. a�� well ae the plat iteelf, indicate that an additional 16 feet of
_ right-of-way dedication and 8 additional feet �f pavemen� section is
anti�cipated to be providesi through developraent of the adjacent parcels a�
some �oint in the future.
sanitary aewer service is propoeed �o be provid�d by extensions af the
f' existing sanitary eewer located along the east eide of the groject. This
exieting' sanitary sewer line wa� previouely conetruct�ed �hrauqh a local
improveraent district. Th� property owner hae besn a���as�ea fo� th� Euture
d�ve�a�nent }x�t�,n�i,�Z of the pxog�rtg LaL ap��c,se�.ta�Sc�iy nxne yeare.
Storar d�ainaqe ia pr�pn�s� to be collected by � ne�w�rk c�f atorm s�ewers
flawing to the east and north following the exieting sanitary sew�r
� aaseanents. The etorm sewers would outfall into a drainageway apprpximately
:�; 150 feet northeasi of the site, In addition, �arcele abutting SW 97th
�'': Avenue would be sexved by exieting storm sewera in the street.
u:�.;;
::
� � �! Subdivieion reli.minar
' P y plat review r�quest for the �hree parcels
k ir�mediately to the north has been mad� to divide the propertiea ir►to 7 lots
�,': (SU� 90-0013 y. That recYuest aleo incluciee a Variance re
'<' offset local stre�at intersection with a collector strset,���t to allow an
Y'� 5. Aqencv and Npp Cammente
i%
�he Engine�ring Division hae reviewed the pro�oeal and offere the following
�
commentea
5`s a. The eite accesees to S.W. 97th Avenus, � major collector street. The
^' appliaant ia proposing twa acceea pointe: 1) an exteneion of 5.tV.
Mountainview Lane, and 2) � n�w proposed road, S.W. Rhonda Court.
� The e�econd ac�;ess goint, s.W. Rhanda Court, dae� nnt satiafy
Coma�uaity Dev�lopment Code Section 18.164.030.G.1 which requires that
atreets making "T° intersectione wfth collectora h�ve a minimum of
300 �e�t af separation.
The Erigineering Division has aleo besn reque�sted by the Planning
Department to make comments on another propoaed subdivision,
� SUg 90-0013, which �le located adjacent to and to the north of thia
;:, proposed auksdiviaion. The c�mmon point of interest L?etween the
�` propaeed subdivisions would be the propoeed accese road, S.W. Rhonda
Court, which wnuld provide acce�s to both su�divieions from S.W. 97th
Av�nu�. Both subd�.vision a�plicatione rec�uire con�ideration o� a
variance ta the intersectiomm spacing ��andarcl. The applicant for SUB
90-0013 ha� submi�t�d a narrative addressin� th� approval criteria
for a var3ance to Communaty Developm�nt Code 5ection 18.164.030.G.1.
'�
Th� Ci.ty Counc.il directed the Engine�r�.ag Department �o review
options for future development of the area bounded by McDonald
Street, 93rd Avenu�, Inez Str�et, an�i 97�h Aven�x�. Several
conc�ptual �lane (eee attacYament�) were prepared by the staff, A11
STAFF REpORT - 3UB 90-0007 - WAV�RLY CONS�UC�ION Page 3
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of the options meet the requiremant of 300 feet of eeparation for "T"
intereection�, and appeax to provide adequate txaffic circulation ar�d
adequate emergenay accese ta the neighborhood. our joint (Planning
�nd �ngineering) review of these conceptusl optione indicates that
buildable lots can be develnped, in aompliance with the Community
Development Code.
If this aubdi.vision is deyeloped prior to redevslopment of the
eurrounding �rea, it will be neceseary for the proe�pective developer
to provide a minimum of 34 feet of right-of-way and half s�reet
3.mprovemente to include a miniarum of 24 feet of street sur£ace fnr
S�J Rhanda Court. �asad aa, any �i th� atzes�z alignments options that ��
the etaff ha� reviewed, there would be no additional burden on thie
deve]Loper, an� lne may be able to recoup a portion of his inve�tment
under the new Tigard Municipal Code, Chapter 13.08.
If tk�is eubdivieion ie develop�d along with SUB 90-0013 anci
ueing any one of the apt�ona praposed by ataff there wrould be no
additional burdera on either of the applicante. In fact, there may
be a eavings to the applicante if they pureue the options as provided
in Chapter 13.08 of the Tigard Municipal Code.
Therefor�, we concZude thgt a workable street syatem, with the
extension of S.W. Mountainview Lans ae progosed by the applicant, can
be de�elaped fa� the a�ea �h�� weulr� ab� r�quire any variances.
b� Sanitary gewer service is a�vailable from an exieting 8" 1i�xe on the
�ast and west sides and partione of the north and south property
lines. The existing sanitary sewer linee were constructesi through
a locaZ f.�nprovement district in the early 1980•e.
i� c. The applicant ie propoeing to run �he atorm clrainage syet�m into tlxe
exiating creek that fe north of the prop�rty. Thi� may �till be
accam�lished and is ac�t dependent ugon the street/lot la�y a�xt.
d. The Engineering Departm�nt recommenda denial of the aubmitted
preliminary plat and propoeed variance to •the Community Development
Code Saati.on 18.164.030.4.G becaues of the aubatandard etreet
intersection and the traffic eafety probl�na that it cauld cxeate.
The �uilding Division haa revi�wed the proposal and has convr�ented tha� a
�;�; plan showing the loGation of utilit:lee for the exis�ing house muet be
submitted (i.e., water linea, eewer 3,in�s, rain draine, aeptic tanka and
drainfields). If any o� these utilitiee will cros� the propoaed new
groperty lin�s, eaaements wi.11 be �equired. Rain draina for the �xieting
houee ahall diecharge to an approved location. In addition, �he Building
Division has commented that private s�orm drain 1ine� must be provided for
lots 4 through 8.
Tigard School Distriat Noo 23� has nated concerna with its abi.lity ta
maintain the current 1eve1 of educational programa and achool faciZ�.ties
�s the reeult of rapi.d greswth throughout the district. The projected
enrollment f�om the pro�aeci d�velopment ia 3 stud�nts at Templeton
Elementary, and 2 students at Twality Junior High School. When coa�bined
with other proposed d��r�lopment projecte, th� total pr�jeated enrollment
incxease exce�ds the faciliti�s• de�ign capacities. E'urther, the Dietrict
aannot �uara�stee that the new echoola which are ta open in 1992 will have
the d�sign aapacity to serve a7,1 of th��e propoeed developruentg if the rate
�f qrowth increases. Proapective home buyers should be advised that
�tudenta may have to be b�zaed to other schools or placed in portable
clasaxooms.
a STAF'F REPORT �- SUB 90-Og07 - WAVERLY C�NS'1'32UCTIQPd PSCjB 4
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The Metrapoli:tan Area Communfcatfons Company (cable television) requesta
that it be contacted by the developer prior to constructioiz regar�ting aable
ine�tallation.
N1� �6 hgs r�view�d the pr�ps�eed eubdivision and hae recomm�anded denial of
the proposed variance to areate two £lag lots with ineuf�icient road
frontage becauae the NPO is concerneci that the propoaed flag lnts �re
incoaeiatent with the development pattern of the eurroundinq neighborhood.
' The Tualatin Valley Fire and Reecue Aietrict, Tigard Water District, PGE,
and GTS have revi.ewed the proposal and laave off�red no �omm�nts or
objection�.
No pther comments have been received.
Be FINDINGS AND CUNCLUSIONS
The applicable cri�eria in this case are 2igard Comprehensive Flan �lici�e
2.1.1, 7.1.2, 7.3.1., 7.4.4, 8.1.1, 8.1.3, and 8.4.1 and Community I
Develapmer�it �ode Chapte�s 18.50, 18.92, 18.134, 1&.150, 18.160, 18.162, and I
1�,�.f4. �
The Fl�nning etaff concludes the propoeal 3.s no� coneietent with all
a�spl3.�ab1e Plan policies and Code criteria based upon the finding� not�d
below:
1. Palicy 2.1.1 is satiefied because� ;Neighborhoad Planning Org�nization
#6 and surrounding property owners were given notice of th� public
�earing on �he subdivieion propoeal providing th�m an apgcrtunity to
aamment on the proposal.
2. Policiea 7,1.2, 7.3.1, and 7.4.4 can be satiefied because asaurance
o£ the extensi.o� of sewer, water, and storm drainage �acilities to
aerve th� devel4pment wil2 lse required prior to aprproval of the £inal
pla�t. Sanitary and atorm sewere preaently exist on the eaetern
portion of the prop�rty. A water line and storm sewer are located
within SW 97th Avenue a2�utting the property. The applicant has
�.ndicated that the�e facilities will be extended within the
9ubdiV3.9;�n i n n�nnfp,�griC@ with C�.�y standar�e> '!'?:e Er.;±r.ee�:,1:7
Diviaion has indieated tlxat the pr�liacinary plane for praviding theee
utiliti�s appear adequate. Detailed public imprav�ment plans will
��ecl to lae approaed prior to rec�rding the plat.
3. Policy 8.1.1 call for th� proviaion of a safe �nd efficient stree�
ayst�m which will acenmmodate present an�l future needs. The proposed
street plan for the subc3ivieian pax:tially satisties this policy
becaue� the dev�lapment would provide for imprave�ent of the existing
right-of�way gor SW 97tY� Avenu� with eidewalk and s�r�etlights and
would provide the min3.mum neceseary interim pavement wfdtha and
sesociated improvements for the extension of SW Mountainview Lan�
along the south �ide of the propa�od development. Ttxe propos�d
Mouatainview Lane ext�neian would 3.mprove opperrtunities for
r�development �� the adjacent parcels to the east and south without
placirag an unclu8 burden o� the future develogera �f thoae parcel� .
with regard to completion of street improvaments. The proposed
southern street would align with 9W Mountainview I,ane 145 fe�� to the
eas� and therefore would further �he Citg�a goal of providing for a �
lo�al atreat cannection between the neighborlaood �o the east and S[� ;
97ti� Av�nua. A sign txas be�n posted at �he present weetern terminus '
cf SW Mountainview Lane for some tim� nating that tuture extengian
of the atreet has b�en contemplated by the Ci�y af Tigard.
STAFF REPORT - SITB 90-0007 - WAVERLY CQNSTRUCTION Page 5
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However, the prelicnirrary plat ie not consietent with Poliry 8.1.1 �
with regsrd to the loaa�tion af the gropoaed Rhonda Court/3W 97th
Avenue intersection with reepect t� the 3.ocation of 3W Elrose Street
on the oppo�ite e3.de of SW 97th Avenue. Co�araunity Developmenti Code
Section 1801.64.030.G statee that in no caee ehall the etaggering of
street intersectione a].ong collector etreets create offeete of lse€;
than 300 feet. Thie atandard is intendecl to anoid traffic safety
probleme due �o awkward v�hicular tarninq movemente from th� oppoeinq
' intersections. The applicant requests a Variance fco allow � local
atreet intersection offeet nf appxoximateZy 65 £eet on a collector
street for the propoaed a�ignment. Section 18.260.120.H of the Code
containa criteri.a �or approval af a variance to a Code requirement
that �.s beinct revi�wed as part �sf a aubdiviaion a��slication.
Thie application doea not addresa these Varfance crit�ria. The
appl3,�ant's atatement accompanying the application for Subdivision
SU� �0-Od13 far the parcels to the aartYa does, however, addre�a the
variance crit�ria for the proposed location of the SW Rhonda Court
intsraection. iecause the iseue ie the sa►ne for both propoeed
eubdivieione, those coar�p�nts are con�idered with reepect to the
aubriivisfon appli.cation on the Otto property.
Mr. �Sarlin AeHaas, the engine�r for the progosed eubdivi�ian to the
north on the Lautt progerty, ha�s provided r��pon��s to e�ch of the
v�riance criterfa for the requested va�iance. S�a£f h;as provided
cammente in raeponee to Air. DeHaas� commenta wi�h rec�a�d ��, �H�
requestecl variance.
Criterion 1
There are special circumstance�e or condition� affecting the property
whict► are unusu�l �rad peculiar to �he land as comgared to other lande
similarly si.tuated.
AeHasa° Re�po�nse:
A. Preliminary plat configuration for Y,autt�s �errace, Grandview
Acres (Templeton Letatea) and Sol�.r^res�, (which includes SW
Elroee Street) were planrsed jointly wi�h owra�r� �,nd the City
in the 1980-1981 period to accommodate and eupport the LZL� for I
97th �.venue �nd the McDonalci Sewer I�aA. The praposed locationa I
of Llrose Street (Janzen) and Rhonda Court were established ae �',
a part of the LID proj�cte (see �anitary aewer as-built plane) ',
and are the same as proposed by this applicatione Sew�ra were ',
conetruct�d anel seses�m�nte levied based u�pon thie sam� '
proposed al.ignment. Ownere we�� encouraged by the City ta ,
accept such canfigurationa to facilitate the LID and the usual ,
aeaessment proce3ures.
B. Lautt filed an ariginal pr�liminary plat application for- tk�is
same eoniiguration on 5/2/S1 for approval of an 8-lot
subdivision on 2.58 �cr�s ia an R-7 zone. Staff conditiona
were appliecl and Lautt ac3cnowledged eame on 5/22/81. The final
action staff repo�t vra� dated 6/�6/�1. Baeed upon thig
approval, Lautt proaeeded with the final plat board. Bec�uea
of the atate of the economyr in 1981, the final pla� for this
project, along with numesous other�, w�r� not �imely filed, and
appravals expirerl. At any ra.te, the record ahows that the
currentZy progosed corafiguration was apgroved by the Gi�y in
1981.
C. 3W 97th ie no�t a new str��t and development patt�erns of the
in�er�eatin� atreets have b�en pretty much d�termined. The
STAFF REPORT - SUB 90-Q007 - WAVBYtLY CONSTRUCTIOI�i Fage b
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major accesaes from 7�'wality �7unior High are sepa�ated fran
Muz�dock �trset and Pembrook S�reet by approximately 50 feet anai
270 feet respaatively. While ib is reaaonable to �eqnire� the
300 Eoot criterion �o� new majox collector etreete, it ie
unreaeanable to retroact�.vely ap�ly the etandard to a atreet
already having a developznent pat�ern, which caus�ea a gre�t
difficulty in .confarming.
D. The uee of ths majar collectox dee�gnation fox 9Tth ia quite
marginal in that it ie only apprpx9.mately 2,000 feet long, has
a "�" intersection at McAonald Stre�t, and enda at a �harp
curve at Murdock St�eet.
�tafff Raspanses
Staff agrees that the prior action� of the Planning Commiseion in
a�proving the Laut� and Templetan E��ea�e� aubdivisions and the local
imprnvement diatriet are certainly special circumetancee� which have
affected theee pr6perties. However, we do not find tha� theee past
circeamst�ncee aeed to dictate what happens tndgy. Althougia the
''; design eubmitted by the �.pglic�nt, and the applicant for SUB 90-0013
�, �vork well in relatian ta the �xi�ting ��w�rs, the agplicar.}e f�r
these� subdivision propo�als have not ehown that thes,� ar� the only
desi.gns, ox the best deaigne, whi�h will work for division Qf theee
propertiee with reageet �a more than juet the loc�tion� af eac3.at�,n+g
eewers.
�he applicant for SUB 50-0007, in faat, has previausly submitted a
prceliminary plat far review by the Planning Commieeion which aleo
works well with respect to the exieting san�.tary an,d etorm aewer
� locationg. This previoue plat cloee not requ3.r� any of tlae requested
variances involved in the preeeat subdivi,sion approval requests. It
appears to etaff that the applicant for SUB 90-OA13 should have
include cansideration of thie previous groposal for the Otto praperty
and determined w2xe�h�r or no� that arrange�ment aould work for the
Lautt praperty. The Snyineering Diviaion hae prepared conceptual
layouta of the Otto and Lautt properties that vaauld include a
north/south public street on the east aid� of the Otto property. It
appeare that the eame nwmber of lots could be cre�ted uaing a cul-de-
sac b�nding weetc�ard onto the Lautt property ae are pre�ently be3.ng
requesic�d. The appraximate locat.�a.-as a� the 1��� coul� �:ti?ide the
same exieting sanitary sewer lateral. T'e as the progosal i�efore the
�` Camm�esion.
Staff rejecte DeHaae� asaertion that beaaue� �W 97th is not a new
etreet, development standards related to the coll�ctor Btreet etatus
should not spply. We fail to eee why it would nat be reaaonable to
apply the standard in thia area, since the parcele on the east �ide
nf SW 97th are all under-developed and lik.ely will see redevelopment
in the future years. There ia pa eignificant amount of area that may
be red�veloped eo the City is not really fac�d with an in-fill
�ituati�n where limited area raay neceeaftate designs that may z�ot be
fully coneis�ent with good develo�anent deaigs pract�.ce. Sir�ce the
applicant�s engia�e+er concedes tha� it is reasonabls to r�quire �he
300 foat aaceee offset criterian for developmen�t along new major
collec:tor atreete, the applicant�e engineer seema to concur that thie '
ia a eafetg�baaed etandard. Staff feels �ha� safety ie juet as muah
af an issue� on an existinq eollector atreet as it would be on a ne�a
collector street. We fail to understand DeHaae° arc�ument.
Although SGl 97th Av�nue is unusual for a major callectar street in
that it ie rela�ively short and tes�ninatea at a "T" 3.nterasction at
}' ST1�FF REPORT - SUB 90-0007 - WAVERLY CONSTRZ7CTION Page 7
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one end, and, a curve on the other, the �treeit doee carry a
eubstantial amount of traffic, eepecially durinq the sak�ool year.
The atreet certainly fua�ctions aa a collect�r atreet clespite these
unusual physical characterietics. Unleas impractical, all Gity
�tsndarde related to eafety ehould be �trictly upheld in the rewiew
of developmente affecting traiEfic on the etr�et.
Criterion 2•
The varianee is neceaeary far the proper design or function of the
aubdiviei.on.
D�Haas' R��ponsez
A. The �a,nitary sewera were designed ansl c�nstructed to aerve the
curre�tly �+r�po�sed lots and o�kreet canfiguration.
He The proposed Rhanda Court, location begt serves both the
propcieed Lautt•s Terrace and Grandview Subdivisinns.
'` C. Existing accese �aseme�te throuqh the Lautt tract to individual
propert�,ee to the eaat fall within the propc�eed Rkic►nda Court
' location.
Staff Respanee:
Although the sanitary sewere were de�igned and constructed to serve
,"; the proposed lot and street conEigur�tiona, the applicante have not
eubmitted any evfdence that these facilities would not functi.on well
� witt� another subdivision layout. The Engineerin�t �epartmen��e
conceptual plan illustratea how the existing eanitary aewers could
serve lota off of a cul-de-aac coming from the �outheaet without
ree�,niring any variances. In addition, the applicationa have not
addressed the possibi3.ity of locating the Rhonda Court/SW 97th Avenue
intersec�ion directly acroea from 5W Elraee Stre�et. Although such
an intersection would require a southward curve to Rhonda Caurt, ancl
poe�ibly same di££iault to utili�e area to the eouth of the
ia�te�aection, thia alignment would seem to be able to serve the same
number of lote as is ourrently propuaed for the Lautt property. This
area could be combined with a future lot to be developed as part of
the Qtto subdivision to the south. Existing accees eae�ments through
�` the Y,autt tract to prap�rtie� to the east cou].d be served by an
alignment of SW Xthonda Court directly across from Elro�e ��rrace or
from a street �o be developed along the eaetern side of the Otto
progerty as previously propoeed to the Commission in June, 1990. We
� �sil to understand the DeHaas arqument with rec�ard �o kxow �he
proposed alignment is necessary to aerva these propertiea �o the
easic.
Criterion 3.:
The granting of tha variance w£11 not be detirimental to the public
health, safety, and welfare, or injurioua to th� rigD�ts �f o�her
ownera of property.
BeHlaas' responee:
' A. The propos�d Rhonda Court lo�a�ion be$t accoramodates rights of
the owners of Lautt�e T�rrace and Gxandvi�w Acres in providing
reaaonable and attractive access to subd3.vi�ion lots. It aleo
accommodates prior access xighte for individual prapexties to
�he eas�.
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�€':. STAFP' IiEPORT - SUB 90-0007 - WAVERLY CQNSTYtUCTION pa9� 8
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8. Ae 97th Avenue ie a �hrouyh stre�t, both Rhonda Court and
� Elroee 8treet will b� controlled by a�op a�igne.
Staff Responee:
��aff faile tc� aee how the propoaed locat3an of Rhnnda Court offset
from SW �lroae Terrace pravid�s any more attractf.ve or reasonalsle
acceea to �h� �Sropcseesl subdiviaions as the alternatives of aliqninc�
Rhanda Couxt with the Elro�e S�reat intergection ar following th�e
previous�.y submitted degign fax the Otto pr�perty and extending a
street northward to the Otta �roperty, In addition, ae deecribed
above, the�e alternativee would not e�e�an to x�eqatiively impact acceas
r3ghts for in,dividual properti�e to the eaet in any manner.
I�,
j; Hoth Rhonda Court and Elrose 3�xeet �ri31 be contral�ed by a��og signa,
' as DeHaae notee. HAwever, the primary traffia eafety iaeue related
to the prapoeed in�ersection offeet is the turn3.ng mavementc� that
will be neceesary from theee intereectione, no matter whether the
intereec�ions are eiqned or not.
Criterion 4:
The v$riance ia nece�sary for the p�ee��rvation and enjoyment of a
�` euksatantial property right because of an extraordinary har3ehip which
wauld reeult from atrict compli.ance with the regulationa o£ thi�
�` ta.tl.e.
�� DeHaas� Reaponees
A. Ae relat�d k�ere and b+efore, etreet alignments were planned and
appxov�d jointly by the City and owner in this area in the
i` 1980-19�1 period. Development hae occurred and property hae
� been aeseased bae�d on these street alignmentg. The owner has
r�li�d upon thie �arlier p].anning and it ie not pr�ctical to
undo what haa been dane. Such und�ing would place an
extraorclinar� hardship upon the applicant.
�• In fact it ie impoaeible for Lautt to mest thia criterion
within his property.
Staff R�eponee:
Staff faile to eee why it is not praatical to undo the deaign work
that has been done. Staff, and the applicarat�s engineer for the
proposal on the Otto property, have already revieed eome of that
deeign work in the eubmittal and review of the earlier preliminary
plat for that property. The Engineering Dspartment has done further
work ehowing how a street could be dev�loped on the Lautt property
utilizing �he exis�ing etarm sewer and san3.tary sewer. Thie woXk tase
ehown that other developmen� optione exist for theee �properties. The
only ha�rdship that staff i� aware of is �he pos�ible coet of revising i
the plat and public improv�ment p].ans that may have been deveinnQ�
�*� responae to the earlier appresv�l,s. Although this would requir�e
a financi.al. outlay by th� appiicante, it ie not unreaeonable to
�xpect thia of an applicant who has let a eubdivision approval lapse
for in excese of eight years.
In closing this analyefa, etaff does nat find that the applicanta
have qaet the burden of providing subatantisl eviden�e that requiring
etric� compliance with the requirementa of Code Section 18.1b4.030.G
would c�use an undue lxar�ishig to the applicants. Staff believes that
ev�idence shows that otJh�r subdiaiefon deaigne could utilize exieting
STAFP' REPORT _ SUB 90-0007 - WAVERL7C CONSTRUCTION
Page 9
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public facilities in place on the propertiee. T'hese other deeigne
could allev�iate potential traffic haza�ria that could reeult from an
offeet interaection ae praposed.
4. Poli.cy 8.1.3 recluixea thst adequate rigk�t-of-way and etree�
improv�aents be provided far atreets abut�ing or with3�n a pro�aoaed
development. If defi�iencise �xist, the proepectiv�a d�velaper ie
responsible for pravi.ding facilities that mest theae minimum
� sta�ndarde. As noted above, the propoaed etreet sy�tem ie n��
consistent with �ity etandards. A revieed preliminary plat and
street layout are therefore neceseary. The requirementa of thie
policy canna� be satiafied i� the� proposed improvements �are not
consigtent with City standarda.
5. �hapter 18050 sf the Goa� is s�t�.efied b��aus� t�� �3.��� og �ka�
proposed late are coneiatent with the 7500 aguare foot minimum lot
s3.ze etandard af the R-4�5 zone. P�11 pr�posed lota should be able
to be built upon in conformance with eetb�ck and maxim�urn site
cav�rage etandarda af the zone without rec�uiring variances.
The propc�s�ed Lot Line Adjuetmen� would allow the po�eible transfer �
o� a 15 by 145 foot eection �f axieting tax lot 106 to either of the
gdjac�nt par�ele�, i�aa�c late 109 or 1100. Such an adjuet�renic would
increas� setbacke for exiating structureB and would increaee the size
af efther of these other parcele. Either adjustment would allow
these lots �a remain in conformance wi.ith tfie min.imum lot size and
dimensional requirements of the R-4.5 zone and would alsa be
aonsiatent wfth the Lot Lir�� Adjuet�nent approval criteria ZCommun9.ty
Develo�nent Cacle Section 18.162.O�r0). It an agreement ip not reached
by the applicant with either of thg adjacent tsropertp owner� for
tranefer af thia atrip of land �o �n adjacent parael, the atrip will ;
need td bQ included in proposed l.ot 1. Secauee of the configuration
af thie atrip of land, it ia not cle�r what purpoee woul,d be served
by attaching the atrip ta lot 1. The etrip w�uld likely be a
mainte�,ance burden for the awner of lot 1. Staff strongly recomcnende
that thie etrip of land be tranafer�ed to an aei3acent garcel rat:her
�han b�ing attached to lot 1.
6. Chapter 18.92 ie satisfied because the propoaerl denaity is cansis�ent
with Code requ�rements. The are�a of th� propoaed subci�.vision
provides an opportunity for approxi�mately 11 dwelling un3.ts if '
developed *_� }he full density �pportuni.tX af th� A-a=� z�?*a�, ,
7. Chapter 18.150 requires that the number �f treee over aix inches in
diameter that are removed during tha course� af conetruotion be �
minimized. The proFosed d�velopment•s streetg, utilitie�, �nci ;
residences will require the removal of a significant number of treee. � �
However, th� number of trees removed ehould and can be minimized.
The staff recammends that trees over six inchea in diam�ter be I
remoaed only to construct utilitiee, atreets, and residencea. Plane I�
for tree removal and protection must be review�+d by �he Planning
�taff �hrough an application for a tree cutting peraait. �i
E3. Chapter 18.160 ie partially aatiafied becaus� the proposed plat is ''�
conaiatent with the majoY�ty of the �.pplicable Plan and Code i
requiremer�ta that relat� to this type of �equeat. The p].at name ie i
not duplicative of other recorded plate. Hawever, �s elab�rated upon � ',
elsewhere in thie report, etaff finds that the propoeed alignraent of
SW Rhonda Court relative to SW Elroee Street on the opposite side of ` '
S'W 97th Avenue ie a substandard deaign and coulei poae a traffic �,
hazard on a collector street. The apg].icant Ixas not ahown that there '
is nn other practical deaign for trie sulssliviaion that could avoid tt�e '� �',
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STAFF RBPORT - SUB �0-0007 - WAVERLY CONSTRUCTION page 10 E� II
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eubstandlard interaection desic�n and etill utilize the existing
aanitary eewer. The applicant�s primary arqument �or the variance
therefore appeara to be that tha City haa to live by previoue
approvale �ha� have e�pired. Code Section 1�.1�0.040, however, eete
a limit on the approval geria8 for an approved subdivision plan. One
?af the pu�poaee cf thie time lim�.t ie to allow ttxe C�.ty ta ravisit
the eonditione related ta a development propasal if that propoeal hae
not been conetructed. Thie allowe the Gity t� revieit previouely
reviewed propoeal� and require amendcnents that addreas Ghanges in
circ�unstances or changee in City poliaies, �nd to better respond to
the eituatione affecting a proposed development. Staff urgee the
Commiseion to recognize that the earli�r Cammiesivsn approval of a
p3.an for development af this property wauld not h�ve �rovided for a�
yood a �ieve2.��xmer�t pl�n aa gne,�fble anci would a,leo not hav� been
conafetent with the City�a road improvem�nt etandarcdg. Staff
xec�ua�i�r�cis denial of th� requested subdivision varianeee
9. Chapter 18.162 ia eatiafied b�cause the ��commended Lot Line
Adjue�ment would b� oonsi��ent with the appxoval criteria for a Lot
Line Adjus�ment as described in 5 above.
10. �laap�er 18.164 (Street snd Utility S��aad����) �.� o:s3y ga��iaiiy
���i�g��� �aY ��e preliminary� plat submi�tal. The propaaal would
adequately provide sto�m drainage ar�d sanitary eewer fa�ilitiee. The
typical s�reet aection and plaa� view of the praposed �treet
demon�atrate compliance with the m�jority of the stree� d�sign
st�ndards of Chapter 18.162. However, the propased 1QCa? street
int�raection with SW 97th .Avenu� is n�at con�istent witla Commanity
Development Code Section 18.164.034,�s1 �r}a+_�;; o��igies a minimum
center line separation af 300 �eet when it is ne�ce�eary that
intereecting atreste form staggered intereections and the staff c�oss
not find that the a�plicant hae �atisfaatorily ehown �that this
requirement should be varied.
In additian, proposed lota 2 �nd 5 do not contain 25 �eet of frontage
� �1��g a street as requiz�ed by Community Development Code
' 18.16�.06n.B. The applicant haa not submitted an argument in favor
of this variance. Once again, the preliminary plat copiea the
earlier 1980 plat submittal which also did no� specifically addx��e �.
this 3asue. The applicant apparently ia again relying ug�x� the �
preaedent of the earlier approval as juatification of the preaent
xequest. Tt is unclear whether the mfnimum stree� requireaaent wae ��
in effect f.n 1980 and therefore whethe� the earlier submittal would `
have been considered substandard in this respect. t�
Staff does not find that the reques�k ea�isfies the subziiviaian
variance approval criteria of Code Section 18.160.120.B. The
preliminary plat reviswed by the Commiasion in June of 1990
illuetxat�d how the property could be d�veloped without requiring �
approval of thie �ort of variance. That by itaelf demonstrates that ;
�he request d.oes not a�tiefy the apgroval criteria because there is �
, no extraordinary hardehip that would result from aompliance with the '
minimum frontage etandard or that the requested v�ariance is nec�esary �
for the proper functioning of the sabdivision.
The request would create �wo flag lotao Flag lote are �yp.ically
vi�wed as unde�irable in land development. �'lag lots are more
typically a laet reaoxt design For diEficult to develop in-fill
pro ject�. �his proposal clearly i3.lustrates socpe of the poasible
unzieair�ble ��f�c�s of flag Iote. The exiating r�ai.denc�:; an
proposed lc�t 5 and on tax lot 1100 to the ea�t both face to the weat
towarda 97th Avenuea Assuming that theas housea remain ae is, th�
STAF'F' REPORT - SUB 90-0007 - WAVE1tLY CQ+1�dSTRUCTION
Page iX
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fronts of these houses will face the rear or eidea c�f th� lots to the
weet. In addition, the front oP any house t� be built on p�oposed
lot 5 will face the rear of proposed lot 4. Also, both lot� may be
difficul� to l�cate from the street einae homes built on the lot�
would likely not be r�adily vi�ible from SW Rhonda Court.
Add�.tionally, the entire deve�opmen� pattern of the propoged
eubdiviaion is unusual in that it includ�s eight lo�s fronting cn
thre@ different streete ae well ae the two f].ag lots th�� would be
somewhat buried behind the other�. This pattern doee not appear
' conduaive to the development of a neighborhaod idQx��i�y. Such a
pattern certainly ie not good development pr�ctice, espec�ally whgn '
a viable option exi.ets ae was ehoEan in June. The earlier eubm�,ttal
wa� £ar eupesior in tha� 3.t avofded th� zaeg�tive effects �f the
r�queated variances, did not have any driveways on SW 97th Avenue -
a collectox e�reet, and faceri houec�e towarde each other in a way that
would eeam �o contribute to a n�ighbarhood feeling. Staff recommende
that the Commission deny the requested variancee �nd direct the
ap�licant to retry this e�rlier approach to d�velopment of the
property.
�. ��v��v�A�ic�i�
The �lanning Uivision recommende denial of the submitt��l pr�limint�s� plat
for Subdivieion SUB 90-0007 primari.ly because of the aubmittal�s dependance
on a subetandard street intersectiara in the northweetern� corner of the gite
for acceas to five of the proposed lots. As noted above, ataff has
euDsatantial concerne with traffic safety related to the proposed
intersect3.on otfset and tnererore �ecommends cieniai or" ine p�oposea
varianee to Community Developm�nt Code Section 18.164.030.4.G for �oth the
subject application and Subdiviefon applicatian SU� 90-0013. In addition,
etaff recammende denial� of the props�sec� var±�r_ce to �].lo�r �he p*sa�?��� �b�g
lote, lots 2 and 5, to have lesa than the minim�un 25 feet of frantage an
a etreet Eor �he reasons described above. B�scauae no ap�lication or
preliminary lot line adjuetment map were �ubmitted with �he application
package and becauae the need for the adjuetment arisee from the aubdivision
recyueet whiah ie recommended �o be denied, staff ala� recommends d�nial of
the Lot Lin� �djustment portion of thia application.
3ta£€ recommende �hat tkae �lann3.ng Gomm3,esion xecommend that the ap�licant
refile a pz�eliminary plat the same as or eim�lar ta the preliminary plat
reviewed by the Coromisafon on June 5, 1990. Such a submittal shaul.d be
required to be a new applicatior► rather than a continuance to this
application. Thie is eugges�ed so that the Commission can. make a fi,nal
decfeion denying �he current proposal in order to clearly reject the
develapment approach taken with this application �.nd Subdinision SUS 90-
C033 as well ae to afford an opportunity for a pogsible appeal or.►_ theea
decisione. It fe� recommended ta �he applicant for Su� 9t-0007 that �he
Cit� �cau�n�il be �pproached about a parti.al f�e waiver for the second
application since a sub�tantial amaant of the typical staf� �i,me requir�d
for rev3.ew of a eubdiviaion application wi11 not be necessary if �he
propo�al is not eubetant�ially changed £rom the plan reviev�ed in June, 1990e
Staff notes that moclifications to the earlier proposal could passibly
includ� the addition of a tenth Iot.
r . � .
P D Js ffer APPR.OVED BY: Keith L�.cien
A ate Flanner Seniar Planner
ST,AEaF REPORT - SUB 99-0007 - t�AVERLY CONSTATJCTION Page 12
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CIT1( OF TI�ARD, OREGON �. � �. �. . -
StpxnrVTSrON APPL•TCArTON
CITY OF TIGARD, 13125 SW Ha11, PO Box 23397
Tigard, Oregon 97223 � (503) 639°4171 FOR �TAFF USE OA1I.Y �
CASE N0.
, OTHER. CASE NO's:
' RECEIPT N0.
APPLICATION ACQEPTEA BY:
DATE:
1. GENERAL I1dFORMATiON Applica�ion elements submitted:
PROPERTY ADDRESS/LOCATION East side of SW 97�h. Ave. (E�) Application form (Z)
Apt�rc�x. 400 feet,Gnu+:t, nf SW Mc-Dona1 d �B) Owner's signature/written
TAX MAP AND TAX LOT NO.��,c.,h_(!n_TaX Ma�-2�? 11BA suthorization
m�.. T.,,+-�_i nn _ i nti �n� i n7 ��C) Title txansfer instrument (1)
SITE SIZE 2.4 Acres (D) Asseseor's map (1)
' PRaP�CtTY OWNER/1DEED HO�UER* y�a_vPr��r CO (E7 Prelimi.nary Pla� (pre-app
���yl��r'.•���9 ����� �,c!: - checlelis�)
A])131tESS PHON� �,�P') A licant's �tatement
'�1.8'�5 Sw .ountryvievr r�r. . �/ �G+"�-- PP
CITY Wi 1 !�nntri '��P ��c�rAg�n �ZP �i7(l70 tpte-app checklist)
APPLICANT*Wavr�r�� (`nnGtrnc�ti�n (G) List o� property uwn�rs and
ADURESS �y R�� Sw t`_nUnr r�.vi PwDrPH��� 694�5505 . addresaes within 250 feet (1)
� CYTY Wi 1 �c�n�ri 1 1�,�Pqon ZIp 97 70 (H) Filing fee (�415 plus �5
�Wh�n the oWne� and the appllcant are different per lot)
people, the applicant must be the purchaser of record
' or � leseee in posaeasion .wri.th written authorization DATE DETERMIIdED TO BE COMPLETE:
from the own�r or an agent of the owner with written
autltorization. The owner(e) muet aign this
application in the a�ace provided on pa�� two or FINAL DECISION DEADLINE:
submit a wriCten authorization with thia �pplic�tion.
� COMP. PLANOZONE AESIGNATIOAT:
2. PROPOSAL SUt�Il�iARX
' The owners of �ecord of the sub�ect property
reque�t permis�ion to divide a N.P.O. Number: �
Total Area
parcel into lots between Preliminary Plat Approval Date:
• number of lots) -
' 7,500 and 10.400 square feet in size. '
� ,.
Final Approval Da�e:
� ,�' � P1�n.ning
>
��; ;' 0520P/13P Enginaering _
4 � Rev'd: 3/88
� Recording Date and Numb�r:
� ;<?;: .
��
.
-�,a ,
_�,.4.�,.�,�1�,�.��,.�......�._,. �__.___.. _ _ . _ .___...._,__�.W.e.._.._..�...�...�....�.__ _____.�._�-�„-.� -- .__.__ ':.:._ . _;'
; . _
' `J
4 . .
� , �...���� �_ A 8y . .
� �2
R .d'
3� List any vnriance, Planned Development, Sent�itiae Lands;Y or other land use � �
actions to be considered as g�xk of �.his application:,r T�,t� � anr� � �►i±h
�,Z�i� �nmmnn Frqn��qa, . � , �
,• ,
4. Appli;cants: To ha�►e a complete application you will need to submit atta�hmenCs
described i:n the attached iaformatfon aheet at the tfine yau submit rt�is I
application.
5. THE APPLICA�IT�S) SHALL CERTIFY T'HAT:
A. The above request does not violate any deed restrict�ions that may be
�x��aeh�ed �� or fsug���d �apm� the s�.abjeck praperty^
8e If the app�ication is $ranted, the �pplicant will exercise the rights
granted in eccordance with the terms and subject to a11 the conditfons and
�,imitations of the approv�l.
C. A11 of the above statements and the statements in the plot plan,
�tta�hat�n�s, and �xhibi�e tranemitted herewith� ace true; and the
applieants so acknowlpdgp that any permit i�sued, based on t�is
applicat�on, n�y �e xevoked if it is found that any such etatements ax•e
false.
A. The applicant has read the entire contenta of the application, including
the polieies and criteria, and understands the requiremente for approving
or dsnying the applicatic�n.
A�TED thie day of 19
SIGNATCJRES of ea�h owner (eg. husband and wife) o£ the sub�ect property.
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APPL/CAN'T,�__ ENG/NEER:_
I�YAVERLY CONSTRUCT/OlV BURTON ENG/NEER/NG �
3/B35 S. bt4 COUl1lTi�'Y l//EW OR. SURVEYIIVG'
W/LSON V/L L E, OREGON 9T070 302 T/GARD PLAZA
pH; 694-5505 (HA�.L BLVD. Q PAC/F/C HWY.I
�/GAlrr'D, OREGON 97223
� OWl1lER: PH.• (5031 639-6/d6 "
I KENNETM ✓. WAYM/RE' . � FA X 639-6//7
� 3/83.� S.W CDUNTRYt//EW OR.
� "vV/L SOi`✓V/L L E', OREGOIW 9T070
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Nei�hbor^hood: ETIG . � �` � et �
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Living Ar°ea `
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,NO, OR 97�c7 - Sa 1 e Dat e : ��
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Sale �r,ice �
tus . : 14�.�+� 5W 97TH AV� �leed Type . � i
• Inst N�.�mber, e 1�4•E�Q�1�� 4,�
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�de At^ea : ���. 74 � '
;.�mN�ion� : 1989 F�r,aperty V�lues
� ='4� t�-) `
ri^t Lendet^: Impr�ovements � �� �- ��
Land � �'�, @�� (-r) `�
1989 Tax Sta��.�s Tatal f�ssessed � �9, �4� (-) r���
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tr^r`��nt �Levi�d� T�ues : 7�4. �8 � �xempt ictns � ��
���iaJ. Assessments : Tax�-��+1e � �=9, ��'� (_) �
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�oper^ty ID � ;
;q�1 I3es�r��.ption: TI�ARDVZLLE HEIGHT�F''�'`LOT �:8 . �+9AG ��' �
ner, Tn : i��?�8�
f'r,op Class : i�i� �;'�c �
���
�:'Lt+1Ef2, ,7'OHIV A & LAFtZNDA F� PJeighbor�hopd: ETIG �,� :
�],ik� 5W 97TF� Year, L��_�i lt : 1976 I d:
�.� ..
�ARD, C1R y7�=:i:G• I_i.vi.1-�[a Flt�e2 : �+�::56 �lk
S�.�i� Dat�.� : 11/15/89 E�;�
S�1� F�r^i.ce : 9.59, 9Si� �y� ,
't�.i_ : 14�i�Z+ SW �lT}-� (�VE -, De�d l"yp� • , -
��;.�
Ins�: t�l�_�m�:�er�� : 89����i0 �;��
F�,
d� f�r,e� : ��:�. 74 � �
e.mF�t•iens : �.989 Ftr,oper��y V�1�_�es ��
7r�1; L�nder,: - Ii�pro���ments � 111, 69� (�-) ���
l_and � �:'��, 76�1 i-F> '.�
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1�389 7ax S+'��i,�_ts Total (����se�serj � �3�, °�` (_> �,�
Ex�ri tion> � � t-, ;,��
ct^r'en� Le v i.ed T�.�x E s : �, �6�. 48 P
' ec.ial Assessmenl;s : Taxabl� � 13�, 4�� (=) x 2�
��a� No T�>ces D�_�e ��} ��
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y�l ��scri.p�ion: .�._.
ner^ II? : 948�i9
F'r�ap Glas5 ' : iQ�1'� ' ��`�
SENL�LUM, STUART h1 f�ND Neighbor,hood : ETIG �; ,;
� Year, P+_�i].t : i947 �� '
DiTH F Li��ing Ar��a : 1�3E `
�� �W h'iGUIV?'AIN VTEW LA1�E . ,�^,ale I?ate : �5/��1/8¢� �� ;':
��C�RRD, QR 97�`3 '�
� Sale F'rice : E�4, ��� . " ��
: 141E� SW:�377H l�VE De�d Type , �
t�ts Ynst �1�_�mber : E)��179�c
, �
�d� Ar���� : ��3. 74 '
198�+ F�roper,ty Values
ets ion� : Ym tov�m�n1:3 $ �E��� 6h� (+)
r�{;' �nnd�r,: RT5 -� TICQR REf�LTY � P " l..c�nd � ' c7, 'c:E,C�. (•�->
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1`•3�c.� T2X St���.ts � i-?
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i er ID 9489� � � . P'rio� C1�ss 10�1� . '. . . � . �',`'�;
� LENQ'RE � i�lei.ghbarhood: ETTG� • �
i� �'.
7 SW 9`7TH AVE. Y��r B�.�il� : J.94� � ,
RRD, flR 97��� L�,vi.ng Ar�ea : 18?� ' � .
Sal� ba�e .
, Sale F'r^i.ce . . �
-�_ts : 14�7� SW 97TM AVE De�ci Ty��
� Inst Number : '
e Ar^�� . ��u. 74
; mpti.o�is : 1989 F�roperty l?al�_tes �
t Lendpr�:. - Smpr^avemen�s � 3�, 37� t+)
Larad � 53, ��� t+>
1589 Tax Stat�_t� T�ot�.�l Asses�ed � 88 4,_,� t=)
r,ei7t Leviecl 'faxes ; �, 1�9. 94 Exem�tions � � � (->
ci�l Ass�ssm�nts : Taxaf�l� � � 88, 43�+ (_>
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CAF{�, QR `37�:�4 Liva.r�g Ar�E�-� :
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. ITiSt r�{�_4mti�'r� : E19�11k396 � '
Ide f�r,�a : ����. 74
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L��nd � 18, E31k f•�-1 � ;
1989 1"a,� �i:�t�.ts To1;a1 Assessed � 18, f31� (_) G
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fY�:� :SW 97TM AUE . Year� B�.ci 11: . .
rGARI?, OR �?��� ' Living Ar�ea : � {'
5ale Date : ��9/14/@9 '
S�le F�t^ice : 11�9 �c�Q� :
��'4ts : �.4L�� SW 97'TH AVE D�eci Type .
� � Inst N�im4er� : E9�c444•41 ' �
�dt ar�ea �c7"�. 74 . , ;
Ge,,mpt:ia�r�s : . i.9L�3 F�r,o�er^ty V�-�lt�es :
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SI1+1MbNS, F'ETER R & Tph�lI PERRD Neighbor�haod: ETIG
' 14i 1� 5W 971"H ST Yeat� P�t9.1� :
TI��AF2D, Oft '97��:� I�iving Ar�e� : �
Sal� D�i;e : �9/1�/a9
5��e F�r,ice : 117, 5�¢�
Sit�_�s : i�t�u5 SW �7T'N RVE De�d Type .
Inst IV�_tmber : 89�44�35
�ade Ar��� : ��A. 74
E�xemp�ions : 1989 F�r�aper��y V�1�_�es
Mer°{, Lendet,: — TmWr,ovem�n�ts � k"� (+)
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AGENDA ITiF�M�� `�
STAFF' ItI�PORT TO THE PLANNING CO�SMISSION
I3LARSNG DRTb�: TUBSAAY, JANUARY 8, 1990 - 7:30 p.m.
HEARINfx LOCATION: TIt3AR11 CITY HALI, - TOWN HAT,L.
19125 SW FIALL BLVD. TIGARD, OIt 9?223
A. FACTS
ln General Irafoxmation
CAS�: Subdivieion S�7B 90-00�.3
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VariaHOe VAR 90-0037 �
Miecellaneou� MI� 90-00 �"
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R�sQUESTS: 1) Subdivieion prelfminary plat approval to divide an �� '
appraximately 2.05 acre eite i.n�o sev�n paraele ranging between 8,554 �''
and 12,025 aquare feet in size; 2) a Variance� to Commuaftg DeveZopment ��
Code Section 18.1fi4.03�oG.X ta allow a 65 foot center to center line ��
separation of inter�ecting etreets wlaQreas thi� Code requirement
�g�cifie� � mf.nimum cent�r line separation of 3Q0 feet when it is •,
necegeary that int�raeating atreete form etaggered inter�ections; 3) Lot E'"
Lin�s Adjust�gnt approval ta reeult in th� aurrent ar�a �f tax lot 111 J�
being e�plit between the p�opased aubdivision�s lot 6 and taac lot 109 to �
the east. ��
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COMPREHENSIVE PLAN DESSGIdATION - Low Deneity Reaidential ;�
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ZONING DLSIGNATION - R-4.5 (Residential, 4.5 units/acr�) ��
APPLICANT: BeHaas & Associatea, Inc. (Marlin DeHaas) i�
9450 SW Commerce Circle, Suite 300 a'�
Wilsonville, OR 97Q70 ;�j
,
OWNERSs Ronald & Anna �autt ;�
14110 sW 97th Averiu� ��
Tigaxd, OR 97224 't, '
LOCATION: 14110 SW 97th Aeenue (WCTM 2S1 11BA, Tax lota `� I'I
101, 105, ili, and possi.bly 109 for lot line adjuetment) ;� I
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2. Backqround Tnformation £;f '
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On June 26, 19�1, the Tigard Planning Commiee�ion reviewed a subdivision ;� �
propc�e�.l to dieide the �ubject property into �ight lots (S 5-81). The '�
file for the current application includee� a letter from the applicant's 's
engin�er n�ting that �he Planning Director at that t3.me had "verbally :':;i
�ppraved" a �ariance to the local etseet alignment s�andard. No 'r;
�videnc� ie found �hat the Planning Commission formally addre�sed th� "";�
,:e* i
atreet alignment iaeue. The proposed eubdivi.efon �alat waa approved by �;Y��
the Commission but the plat was never record�d wi�h Washington County. ta�'y;
That approval expired in 19�2. The current vreliminary plat i� �„%
,��;
essentially thE eame as the earli�r proposaZ excep� that tax 3.ot lUg to ;���
tlae� east whiah wae ro pa ?vdivieion applicatio� has ?3;.
p poeed as rt of that su
aubsequently �een created separately (Minor Land Partition file MLP 19- � z
81). No other land use ar development applications regarding these �,.,,,�;
pa�rcele have been reviewsd by the City. ±! k`
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3. Vicinitv Infarmatian �
The eubjeat parcels are eurrounded by ather properties designated Low �
Aensity �:asidential by the Compreheneive Flan and which are zoned R-4.5. i
Propertiea tA the north are developed with a nucaber of �ing�e family {
xesidencee frunting on SW McDanald Street. Properties to the west were �
rocently develaped with einqle f�nily reg3dences withir� tihe Solarcr��t
eubdivieioa. A large par�el dir�ctly to the eaet contsin� one sinqle !
family reaidenee. This parcel, as well as anatlaar parcel to the a
southeaet ethaxe a driveway wi.th the subject parcel. Three properties ;
direc�ly to the south contain one air►gle family residence, but �h��� (
three parcels, owned b�e Aae� Ot�o, �re currently alar� under review by �
the Planninq Commission for subdivieion i.nta ten lats (SUB 90-O�Q7). !
Thie ather subdiviaion propcnsal is dependent upon a ehared public (
roadway wi�h the subdivieion currently under review. �
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4. Site Information and Propoe�al Descritstion �
The eub ject site cane3.ete of thres t�x lote coanpxiafng approximately
2.05 acres. 1� mobile home and several outbuildings are located on Tax
Lot 101. The garcele coatain a combination of open grae� covered and �
uncovered recently filled are�a along wi.th a nuen�rer of large fir tr�ee. �
Propertie� alope to the north and the eaet into a distinet drainageway
raughly centered along the property°e northern bord�r. �
T'he applic�nt proposes to euY�divic4e the site into seven lote as
illustrated on the attached preliminary plat. The existing naobile home
is int�nded to be remov�d.
The subdivision is proposed tca be provided witla public etreet accese by �
deve�lopnent ot an appraximately 300 foat long cul.-de-sac etreet �
extending from 5W 97th Avenue to a circular turnaraund. The etreet �
would be located along the southern edge of the property. A,11 lots �
except for pro�eed lot 1 would have f'rmxnt�ge on this proposed street. �
It i� intended that right-of-way declication and atreet improvemente for �
this street would be ehared with the prop�sed eubdivieion on the Otto �
property to the eouth (SUB 90�0007). The prelimin�ry p�at�a typical
etreet section do�s not indicate how the right�of-way and street �
improvemente would be split between the twa propoaed �ubdivieione, nor �
daes �he applic�nt's statement provide details an haw the street would , '
be buil� ir these �ubc�ivi�i�n� �r� a�i� daveloped concurrently. �
a
The agpl3.cant haa requested a varian�ce to Cod� Section 18.154.030.G.1 �
which requir�s a minimum etreet center line separation of 300 feet for �
etaggered intereections. The proposed new atreet along the eouthern
edge of the property would form an approximately 65 foot offset Prom the
center line of SW Elrose Street on the o�her side a£ SW 97�h Rvenue.
ehown also would neceesitate a roval �
The Subdivision applicatioa► (as ) �P
of a lot line adju�tmen�t bet�aeen tax lot 111 and tax lo� 109 td the �ast �
or else a 105 by 20 foaic remn�nt parcel would be created to the �ast of ,a
propoeed lot 5. The sugg�sted lot lia� ad�ust�►ent would reeult in the r;
current ars� of tax lot 111 (0.9 acre) being apTit between tk�e proposed� ?�s�
aubdiviaion's lot 6 and tax lot 109. Th� nee�led lofi lin� acljuatment i.a ;s�
not described in the a�pplication or illuetrated on the maps that have 41i�
been subm�itted. <<'�
Sanit�ry sewer esreice is proposed ta be provided �by an existing 8 inch i��
ean3.tsry sewer l,ine nn the praperty. The sanitary sawer line includes u�
several T's for sewer lat�r�le to eerve individual homea. The existing E;�:;;`.
�anitary eewer line was aonetructed througk► a 3 ocal improvement diatrict ? ,;z}
in the early 1980s to coincid� with the aubdivision deeign prc�posed £or �"
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thia property in 1981. The property awner ha� be��n t�eseaeed for the
fu�ure developaaent gs�tential o£ the property �ar appraxiaAate.ly nine
yeare.
Storm drainage ie propqsed to be calle�ct�d by a sto�n sewer wi�hin the
j proposed et�eee� tha� tvould exter►d ta �l�e northern edge of ��he �roperty
be$w�en prapoped Iote 5 and 6. The etorm sewer would discharge to the
agen drai�aqe way along the narthern proger�y lin�. Wgter service is
, proposed to be e�ctended into the eubdi.vision from a eix inch wgt�r line
along SW 97th Avenue.
� 5. Auencv and NPO Commenta
TI�e �ngineering Division ha� revf.ewed t�he proposab and offers the
fo7.low►ing comment�s
� a, The site accesse� ta �.W, 97th Avenue, a anajor col.lector street.
�he app�,ican� hae xequeeted a va�ian�e, to section 18.1C�4.030 of
the Co�nnunity Development Code, to al�ow a "T" intereection with
a collector (S.W. 97th) to be wi�hin 65 feet of the intereection
of S.W. El.rose St�eet on the oppoaite side of S.W. 97thr The
propoeed access point doee not meet the criteri�, as pe� Section
18.164,030.G.1., requiring that streets makinc� "T" intersectiana
with collectora have a minimum of 30� fee� of separation.
The I�ngineering Divieion ha� aleo been reque�ted by the
Planning Departcaent to make canmaente on a proposed subdivieion,
SUB 90-0007, whieh is loca�ed adjac�nt �o and south of thie
propased aubdiviaion. The camnncn point of interest wnuld be the
' pro�oa�d accese road, S.W. Rhonda� Court, whicia would a�aeg8 to
�t S.W. 97th Av�nue.
The City Counail d3.rected the Engi.neering D�partment to review
optfon� for �uture development of the area laounded by McDanmld
Stre�t, 93rd Avenue, In�z Street, and 97th Avenue. �ev�ral
cr�nceptual plane (see att�chmente) w�re prepare3 by the etaff.
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A11 of the optiona meet the requir�mnent of 300 feet o� eeparation
for "T" intersections, and appear ta pzovid� adequate trafEic
circulation and adequat� emergency aGCees to the neighborhood.
our �oint (�lanning and Lngineerinqj review of these conceptual
` aptione indic�te� that buildable lQte can bg eleveloped, in
� compliance with Cormrnunity Development Code et�andarcis.
If thie �ubdivieian is developed prfor ta development of the
surrounding area, i� will be n�ceseaxy for the developer ta
provide a �n�.rs�daum of 34 feet of right-df-way and half street
imprnvemants to include a minimum of 24 fe�t af etreet aurface.
Based on any af th� etreet aligcu�ent optians t:aat the staff has
reviewed, there would be an initial burden on tihiet develnper but
he may bce �le �o recoup hie inveatment under the new Tigar3
Municipal Code, Chapter 13.08,
; If �hig subdivision ie developed along vai.th SCTB 90-0007 and
u�ing �ny ane of tha cptione propoeesl by s�af#, there would be no
additior�al burden on either of th� a��l.icants. Ia fact, there may
be a eavinga to the agplicanta �f they pursue the optione ae
pravided in Chapte� 13.08 of the Tigard Municipal Code. :
Therefore, we conclude �hat a workable street syeter� can be
develoged for the area and that raould not requfre any variancea.
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�:; �UB 90-0013,FVAR 90-Q0,37 - Lautt/DeFiaae �
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b. Sanitary sewer servi,ce ia available from an exiet�ng 8" line on
th� property and eurrouada the said pxoperty exc�pt on the eout�
eide. Tl�e exie+�ing �anitary eewer line wae conetructed through
a lacal ianprovea�ent dietricti in the early 1980�s. The applicant
has requee�ted a variance to th� street alig�aent baaed or� the fact
the sanit�ry e�wera were de�ign�d and conetzuated ta serve the
currently propoeed lat and e�treet con�iguratian. Based on s�aff�s
review of a11 options it ie clearly evidsnt that, �rith th� optione
that we have reviewsd, th� exieting e�anftary eewer limes woal.d be
able to serve more than juat the propoe�d configurati.on.
c. The sapplican� ie propo�ing to rrun the etorm drainage eyetem inta
the exieting ereek i:I��t runs along the north property li�ae. Thie
may still be accomplished and is not dependent upon the atreet/lat
layout.
d. The Engineering Department recommends denial of the �ubm�.t�ed
preliminary plat and propoeed variance to the Cummunity
D�velapment Cade Sec. 18.16�.03Q.4.G becauee of the subatandard
atzeet inter�ection and the traffic sa£ety problems that it would
are�ate.
The Buildinq Divieion has reviewed the propasal and hae provided the
following comments:
a. The straet should be paved prior te iseuanae of builcDing percnits,
. or a mone�ary perfarmance aeaurgnce should be provided.
b. Prior to appr�aval �or i�euance af �building permits, s3.lt barriers
ahall be installed along all curbe ahu�tting grivate anc3 publia
"' str�ete. Ttae barr3.era shall caneist af hay bales or silt fence�.
I� the �.ot� ha�►e a slop�s of 5$ or leae, the barrier can be in the
form of; excavating along the entire �treet frontage far aix
in�he� below the top of the curb, for five feQt baCk� and placing
si.x inch�s oE cleas� gravel in the excavation. Where "curb draps"
occur, an approved a.ilt b�rrier ahal l be installed (i.a e, wheel
chair rampe, unused driveway draps, eta•••)•
c. If the existing buildinga are to be removed, a demolition permit
will be require�.
�"' d. The exiating bui.lding which will cross the new property lins
between propoeed lota 4 and 5 muet be remov�d. The �xiating
buildinq on proposed lot 3 appears to be on or near tlae lot line
betwe�n proposed lots 3 and 4j thie buildi,ng will be required to
meet the minimum setba�ke or shalZ be altexed to satisfy the
�uilding code congtruction standarda for the distance to �he
property line.
e. Private etorm drains shall be provid�d from proposed lpte l, 2,
3,4 and 7 to the open drainageway to the northeast. Laec:ments
shall be provided where the Zinee wi.11 croae� other lot�.
f. The finished grade of the lots shall have a maximum slop� of 2;1, ,
or the engineer. �hall certify the etability of �teeper slopes.
This will include the alope and fill fram the excavation for the
foundations of the structuree.
g. A report gram a r�gistered aoils engineex should be req�i�.red for
the £i11 material placed on the propertg. The r�port sk�all
�F SUB 90-0013/VAR 90-0037 - Lautt/DeY3a�e page 4
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indicate the soil's bearing capacity and ite suitability for
support of a residential atructure.
Th� Tualatin Va21ey Fire and Reseue Dietrict h�� commented that fire
hydrant� wi13. be required within 500 feet of all portions of potantial
building envelopee ae meaeur�d around the outside of the pcs�ential�
building site. The Fire Diatrict aleo states tha� the cul de �ac bulb
radiue shown on �he preliminary plat is inad�quate. �i mi.nimum radius
of 45 feet o€ driving �urface ie required.
NPa �6 has reviewed the propoeed subc3ivieion and recommends denial ot
tlae propoeed variance to a11ow the req�xeeted less tlxan 300 foot
intereection separatinn on a colleator street. The NPG recammende that
th� ae�bdivis�.on propoeal be recie�igned to reverse the cul de sac street
to align with a north-eouth etreet ccming from tlh� south ae wsa
previouely propoeed for the property �o th� eouzh. STAP'F NOTE: Se� tla�a
exhibits provided by the City of Tigard Engineering Uepartm�nt.
The Tigard Water Die�rict, Northweat Natural Gas, PGB, ard GTE have
sev�i�wed the proposal and have offered no comments or objectione.
No other comments have been received.
S. P'INDINGS ANA CONCLUSIONS
The applicable criteria in thie case are Ti.gard C�mprehenaive Plan Policies
2.1.1, 7.3.2, 7.3.1, 7.4.4, 8.1.1, 8.1F3, �nd 8.4e1 and Community Development
Chapters 18.50, 18.92, 18.108, 38.150, 18.iCA, 1H�162 and 18.164.
The Planning staff concludee that the proposal is not co�ef.stent with all of
�he �pplicable Plan policies and Code criteria based upon the finding� noted
below:
1. Policy 2.1.1 is aatiefied because Neighborhood Planaix�g Organization �`6
and surrounding property owners were giv�n notice of the public hearinq
on the subdivision propoeal providing them an opportunity to camment nn
the �roposal.
6
2. Policiee 7.1.2, 7.3.1, and 7.4.4 can b� eatisfied becau�e aesurance of '
the ex�en�ion of sewer, wa�er, and storm drainage facilities to eerve �'
the development will be required p�ior to approval of the final �lat. ;"�
�► eanitary sewer preeently exista on the property. A watex line and `•
G�.
etorn� sc�wer are 7.ocated within SW 97th Avenue abutting the property�
The open drainageway on th� nprthern portion of the aite provideg �;i
another accsptable location f�or dieposal of etorm drainage. The �
applicant has indicated that theae facilities will be �xt�x���d �ai�hiaa �j
tYae aubdivieion ae illu�tr��gd on the preliminary plat. The Engineering ;�
Division has indicated that the prelicninary plans for providing theae ;�
u�ilitie� appear ades;uate. Detailed pulalia improvement plans would need
to be developed and approv�d prior to recording the plat. `'�,'�
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3. Policy 8.1.1 calls for the provision of a safe and ef£iaient street +,�
systec� which will accommodate pr�sent and future needs. The groposed ;;i
atreet plan for the eubdivision is partially coa�istent with thi� Jpolic i'`
riecau�� the ro aed develo ,`
p po pment would provide for cnmgletidn of th� t'!
street improvements to the exieting right-of-way for SW 97th Avenue, �°�
would provide an adequa�e turn arQUnd �rea for a dead end street
(Community Devel�opment Code Section 18.164.030.E.1 raquires a minimum :�;;'
outside radius of 42 feet for the atrr�et surface ef the turn around aa ��'
ahown rathe•r than the 45 foot rarlius requested by the Fire District), "'
• and would prov3.d�e the minimum pavement width� and aseociated '-
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SUH 90-0013/VAR 90-0037 - Lautt/1DeHaas Page 5 '.
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ipnprovemente for the new street on �heconcurrentdwith �redevelop�aae��at
development if thie etree�t is de�eloped
of the p�operty to the eouth. If one of th�ae propoaec3 �ubdivisions ia
develapec� a� proposed prior to dee��lopi�asnt of the other, it will be
necegsary for that eubdivision to proeide aaninimum of 34 feet af right- °
c�f-way and halstreet wou d allowee�or�r deve o�p�imentr�of h�r�ad ace�n�
Tha pr��soaed
parcels to th� aoutheaet and aouth wfthout placing an undu+a b�rrden an
the future developere of those parceLs with regard to the completion of
the etreet i.mprovemanta.
H�awever, ths �►reliminary plat fe np� coneistent with Policy Soi.i with
regard to the location of the proposed Rhonda Corart/SW 97�h Avenne
int�rseation with respect to the l+�catian� of sf� Elroee S�re�t on �t�e
cpp�site aide of SW 97th Avenue. Co�aunity Developme�in° of�etreet
18.1K4.030.G statea that in no case shall the etagg 9
intereectione along coilector streeta cxeate offaete of l�ss �han 300
feet. This standard is intended to avoid traf�ic ea�etY F�ob7�ei°Q �ue
tc a�vkward vehicular turninq movemente from the oppo�ing interseetiona.
Th� applicant xequeste a Y�riance ta al,low a locr►1 etreet inter�actian
offg��t nf ���ffioxi.ma�el� 65 faet on a collector etraet for th� pXOpoeed
alignment. Secti.on 18.360.12O.B of th,e Cod� cos►twin� �riteria for
approval of a variance to a �ode requirement tha�t i.a beinq reviewed se
pa�t of a eubdiviafon application. The app].xGant�s �ngineer, Mr. MStaf�
DeHaae� hae provided reeponsee to eaah of the valicant'��aaa�nerats with
ha� provided comenentca in r��pcnse �o the app
�egard �o th� xequegtecl variance.
Csiterion 1
� Th�xe are special oiscumatances or conditions affecting the property
whiah are �anususl and peculiar tm the land aa compar�d to other lands
eimilarly sit�ated•
Appli.cant'� Reepones:
A� Prelf.r+ni.nary plat configuration for Lau�t's Terrace, Grandvi.ew
f
Acres (Templeton �etatea) and Bolarcr�et� (which includ�a �W
Elr�se Street) were plannec� j�intly witln ownera and the City ira
th� �:980-1981 p�riod to accommo�late and �uPPor� e�e ��8��oat�7of
�venue and the McDonald Sewer LTD. The propo
S�lroee Stree� (Jantzerap and Rhonda Court were esta.}�lish�d aa a
par� of the LID pro jects (aee g�hi�z a�lication.uil S W@ ge)WQre
are the same as proposed k�y
constructe� and asesesments 1QVied based upon this eaane PrOP�uch
aligruaent. c�aners were encouraged by the City te accept
canf�gurations to facilitate the LID and the usual �ese�sraent
procedures.
B. Lautt filed an �riginal prelim•l.nary plat appli�cation f�sx this aau►�
configuration on 5/2/81 far approv�l of an S-lot sub�iviii�onand
2.58 acg�s in an R-7 zons� Staff conditione were app
Lautt acknowledgscl �ame on 5/22/81. Th� v$�a Lautt proceeded wi h
I�� waa date�d 6/26/81. Baaed upon thi�f���e stmte of �he economy in
the final pl�t board. Becauee
I1981, the final plat for thig project, al�nc� with numerous others,
� were not t3.melx �iled, and approv�la expired• At any r�te, the
reaord ehawa that �he curreaxtly proposed configurakion uras
approved by the C�ty is 1981.
C� SW g�tk► 3.s not a new etxset and development patt�rns of the
in�eraecting atr�ete have been pret�ty much deterniix�ed. The msjor
�5; �age 6
SUB 90-0013/VVAR 9Aa0037 -- Lautt/DeHaas
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accesees from Twality 3unior High are separated �r�ae Murd�sck
Street and Peaibrook Btreet by approximately 50 feet and 270 feet ',
resgectinely. While it ia �sasonable to rec�uf.re the 300 foot '
criterion for new major collector streets, it ia ur,r�aeonalsle ta '�,
retroactively apply the s�andard to a etreet already having a
d�velopment pattern, which cauees a great difficulty in
confoxming.
D. �he use of the m�jor collector dee�ignation for 97th ia quite
marginsl in �hat it ie only approximately 2,000 feet long, hae a
"T�' inters�etion a� t3eDanalu �t�aet, ara�l snd� at � �ha�p �u��r� r�� ' I
Murdock Street.
Staff Reaposse:
Staff agrees that the prior actions of the Planning Commission in
approving the Lautt and Tepnpletaz Lstates subdivieione axad the local
impravement district are certainly epecial circumstancee which have
previously affected the property. However, we do not fine� that these
pas� circumetances ne,ed to diotate what happer�s today. Although the
deaign aui�mitted by the applicant, and the applicant for SUB 9p-QOd�
work well in relati.on ta the existing eewera, the app2icante for these
subdivieian propoea5.� have n�t showm th�t �I��e� ar� �Y�e an5.y clesigns,
or the best desfgns, whi�h will work for division of theee propertie�.
The applicant for SUB 90-00(i7, in fact, has prev�.ouely aub�nitted a
preliminary pZat for xsvi�w by the Planning Commiesion which also works
well with reapect to the exi.eting eanitary and �tarm sewer loaations.
This pxeviaus plat does not require any of th� requeated variancee
involv�d in the pra�ent eub�ivision approval requeste�. It app�ars to
staff that this applicatior► �hould have included caneideration of this
previoue propos$1 an@ determined whether or nat �hat arrangement could
work for the Lautt proper�y. Th� Er�gin�gring Diaision �xas done scsme
conceptual l�youts of tha Otto and x.autt properties that would include
a north/south public street on the ea�t side of the Otto graperty. It
appear� that the eame numt�er of lote could b� created uaing a cul d� sac
bending westw��d onta the Lautt proper�y ae are preeently being
requested. Tha approx3mate locatiozas of the lots could tntilize the s�ae
exieting sanitary sewer lateral T's ae the pxoposal bsfore the
Commiseion.
i
Staff rejecte the D�Ha�s' aseertfon tha�t because SW 97th is not a n�w �
callector etreat, dev°elapment etandarda relatsd to tla�, collector etxeet
ata�us ahould not apply. We fafl to see why i� wauld not be reaeonable j
to apply the etandard in �hie area, aince the parcele on the east sfde E'I
of SW 9�7th ar� all under-developec3 and likely will see redevelopmen� in �
the future yeare. There ie eubatantial area which may be redeveloped i
so �he City is not really faced with an inffll s�tuatio�n where limited �I'
area may neceaei�ate cleaigne that may not be fully conaistent with good j
dev+elopment deeir�n practic�. Since the �pplicant°s engineer concedes (
that it is reasonable to require the 3Q0 foot access offeet criterion �
for d�velopment along raew major collector streets, the applicant�e �
engine�r eeeme to concur that thia is a �afety�based etandaxd. Staff
feele tha� safet�r ie juat as qnuch of an iasue on an existing collector �'
etreet as it would be on a new col�ector s�r�et. We fail to understand ��
Mr. DeF�aae' argument. ��
Although s�l �itn Tivenue is unusua5. far a major coYlector atreet in that f
it is relatively ehort �nd terminates at a "T" in�ersoction on the north �
end, and a curve an �he south end, the str��et does carry a substantial
amount of tr�ffia, espec�.ally durinq the achool year. SW 97th Avenue ��
clearxy functions ae a collec�or street, and all City standards xelated !`
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SUB 90-A013/VAR 90-0037 - Lautt/AeHaas �
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to sa�t��y ahould be etrictly upheld in the review cf d�velopeaente
a�f�scting trafff� on the street.
Cr3.terion 2-
The varia�ce ia neaeeeary for �i�xe proper r]esign or gunction of the
eubdivision.
mpplicant'e Itespanse:
A. The ea�itary aewer� were de��gned and conetructed to aerve the
currently proposed lo�a and gt�eet configuration.
B. The propcesd Rhonda Court, loca�ion beet eervea both the progoeed
Laqtt•s Terrace and Grandview Subdivfeione.
C. Lxi�ting acc�ss eanemente throuqh the Lautt traCt to individual
prop�rties to the east fall within the propoeed Rhonda Co�xrt
location.
Staff Reeponse:
Although the sanitary eewere were deaigned a�d constru�ted tio e�erve the
proposed lot and �treet oanfiguraxians, the applfcante have not
sub�aitted any �vidence th�t these facilities would aot function we11
with saiother eubdivieion layout. The $ngineerisq Department'a
conceptual plan illuetratea how the existi�g eanitary sewera could eerve
l,ate off of a cul-de-sac cominq from the southeaet withou� requir3.ng the
='=e���ea�'�r ��Pfa��a�. It� �aeix�aan, �the �gpi�.cationg hav� no� addressed
�he pr�eaibility of locating the Rhonda Court/SW 97th Avenue i:ntersectic�n
r , dirsc�tly acrosa fram SW Elrase Street. Although such sn intexsection
vaould require a �o��h�a�sid curv� to Rhonda Courto �sad gog�ibl3► aoa�e
difficult to utilize area to the eouth ot the intersectiora, thia
aZ�g�ment would seem ta be sale to �erve the eame nw�be� af lots as ie
currentl�r prope�sed tor the Lautt property. Tk�is area cou�.s1 be combine�
with a future lot to be �eveloped �e part of the Otto eubdiviaion to the
eouth. �xisti.�g accees e�asements througlx the Lautt tract �o propexties
to the eaet �ould be aerved by an aligrupent of SW Rhonda Co�rt dir�ectly
acrosa frAm Llrose Terrace or from a etreet to be developesi alang the
eastern �ide o+� the Otto propertg ae previa�nely proposecl to the
• Coau�r►i.��ion in June, 1990, We fail to understand the applicant�e
� engineer�s asgument with regard to hV:� t3�a propoeed alignment ie
neceesary to serve these properties to the east.
Criterion 3:
The granti�sg of the variance will not be datrimental to the public
health, gafety, and wel�axe, ar injnrious to the ri�hts of other ownera
of property.
Applicant•e r�eponse:
A. TII�e proposec� Rhanda Court locatinn beat accommodates rights of the
owne�e of Lautt�e Terrace and araaadview Acres in gxoviclinq
reasa�abl� artd attractive acees,a to eubdivi�aion lots. It a1�o
accommodatee prior acce�a rights fosr indiwidual prapertiee tc� the
�aet.
�1. Aa 97ttx �ivenuer ie� � th�,�u�th atrr�t, both Rhonda Ce�urt aa►d Elroae
Street wi11 be controlled by stop eiqras.
�.: SUB 9Q-001.3/'VAR �0-OQ37 - Lautt/DeHaae Page 8
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Staff Re�pcnee:
8taff faile to eee how the propoeed locati.on of Rhonda Court o�feet fropn -
Siri E,1X+�ae Terrace provid�s any more attracttve or r�aeoaable a�cees to
the propaeec� eubdivieione as the alterna�ir�e� of aligning �thonda Court,
wi�h the ��rose 8treet intexseotton or following the �rev3.oaBly
submittec3 design for th� O�to property and extending a gtreet northward
to the Otta property. =n adc�ition, ae d�searibed abQwe, tlie�e l
alternativee would not seem to nQgatively impaet aeceete� rights for
individual prcperties ta the eae� in sny mann�r.
Ho�h Rt�onda Court and L�.roee Str��t will be controll��l by stop signa, ��
' a�► the a�plicant notee. Howeaer, the primary traffi� eafety ieeue
reJ.ated to the propoeed interaection of�set ie the tura�ing movepaents
that will be neceeeary from theee interasctiong, na matter wh�ther the �1
int�xee�timns are signed or x►o�.
Crite�ion 4:
The variance ie neceseary far the preeexvation and enjoyment of a
eul�stantial property right becau�e of aa extraordinary hardehigs which
would reault from strict compliance with the regulation� of thie t3.tle.
Appl�.ca�nt�e Reepon�e s
A. As re].ated here and before, str�at alignments were planned and
approveai jointly by the City and owner in this are� �.n the 1980-
1981 period. Develop�a�nt has accurred and prop�rty hae been
a�aese+ed based on the�se atreet al.ignmen�s. The owner hae relied
apan thie earlier planning and it i� not g�actical td undo wltat
has been cione. Sucta undoinq caould plac� an extraordinary hardahip
! upon ttae �gplicant.
�. zn fact it ia irnpo�sible for Lautt to meet this criterion within
his property.
�taff Responaes
3taff faile to see why it is not practical to undo the deeiqn work that
kaag been done, Stafg, a�nsl the applicant�e engineer for the pro�neal on
the Ottg property, have already reeia�c� ���n� o£ that design work in the
�ubt�ittal and review of trie earlier preliminaxy plat for that property.
� The Engf;neering DepartYpeat has done further work ahowin,g how a street
could b� developed on the L�utt propexty utili.zing the exieting etoran
eewe� and saraitarx sewer. Thie work hae �hown that oth�r development
ogtions exiet for theee properties. The only hardahip that staff ie
acvare of ie the pos�ible cost a�f revisfng the pAat aad any public
imp�oneqnent plans that may have been developed in respanse to the
e�rlier approvals. Although thie would require a financial outlay by
th� app3icants, it i� not unrea�e�onable to ��ect thia s�f an applicant
who has let a subdivisioa approval lapee fox in sxcees of eigtht yeare.
In c3.oeinq �hiet analyeie, ataff doee not fi.nd that the appl:ican.ts h�ve
met the burden of provid�ng subatantial evidence tha� rec;uiring et�ict
complian�e with the re,quiremente of Code 5ection 18.164.030.G would
cau�e a,n undus h�.rde�hip tn the applicants. Staff believet� ti�at evidence
shows that o�her aubd3.vie3.on designs could �xtilize ex£eting public
facilitiee in place on the prop�x�iea. Theee other deaigns could
allevi�:te potential traffic h�zarde that couTd reault fraa an offa��
3nteree�tion ae� propo�ed.
y�;,, SUB 90-0013/V�t 90-0037 - Lau�t/DeHaas p�ge g
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4• belicy 8.1.3 requirea that ade�uate right-of-way and etreet .£mprovements
provided for etreete abutting or within a propoeed devel,opment. If
deficienciea exist, the proepective xieveloper ie reepongible for
providing faciliti�e� that meet minimum standards. A,s noted abnve �he
proposed etreet syete�a ie rat coneiet�nt with City etandards. A reviead
p��liminary plat and atreet layout are therefore neCeseary. The
r�quirem�nts of this policy cannot b� satiefied it the propoaed
itnprovements are not coneietent with Cit�o standards.
5• Chapter 18.50 0£ the Code is eatiefied because the sizes of the propoe�d
lots are consistent wit}� t}�e 7�Qp ��a�,� g��� ��nimum lot eize atandard
of the R-4.5 zone. All propoeed lote should be able to be �uilt upon
in confoz7mance with setback and maximuip site aoverage atandarde of the
zone without reqvirinq variancea. It ie aseumed that all the exieting
atructures are to be removed. If not, all str�ctures would need to
aatiefy the R-4.5 zone�s aetback etandarda.
Lot Line Adjuetment appr�oval would allow the poseible tranefer of a 15
by 145 foot eection of exietinq tax lot 106 to either of the adjacent
parcels, tax lots 109 or 1100. 8uch an adjuetment wouid increas�
eetbacka for exieting etructuree and wou].d increase the aize of either
: of theee other parcele. Ei�her adjustment would $llow th�ae lote to
regnaia� ia con�oxmance wfth the miaianum lot eize and di.m�n�ional
requirement� of the R-4.5 zone and would aleo be cansietent with the I.ot
Lfne �,djuetmen� appraval cri.teri� (Community Development Code section
18.162.0160). T� an agreement i� not reachecE by the applicant with
either of the adjacent property ownere for tr�nsfer o� this strip of
land to an adjacent parcel, the strip will need to be included in
propoeed lot 6. �ecause of ths configuration of thie strip of land, it
is not clear what pur�ee would be served by attaching �he �trip to
'' proposed Zot 6. The etrip wrould 1i��3y pe a maintenance burcien fos the
�, awner of lat 6a �taff strongly recommenda that this strip of land be
transferred to an adjacent parcel rather than being attacha� to lot 6.
� 6. Chapter 18.32 ia eatisfied because the propoeed density is coneiatent
with Code requirements. The area of tha propoeed subrlivieion providee
an opportunity for approxirnately nine dwelling uni.ts if developed to the
full dpportunity of the A-4.5 zone. The appiicatican propoees aeven
lots.
7• Chapter 18.150 require� tlaat the nusnber af trees over eix inch�a in
diameter that are removed during the courae of conet�uction be
� minimized. The pzopoaed development•s streete, utilities, and
�eeidence� will require the remc►val of a significant nuaiber uf trese.
HOwe�er� the numt�er of treee removed ahould and can be minimized. �}�e
ataff recomuun�ads that treea ovex six inches in diameter be removed only
to conetruct utilities, atreete, andlresidenceso Plans for tree remaval
and protectian must be reviewed by the Planning etaff thraugh ar.
application for a tree cutting perrpit.
8. Chapter 18.160 is partially satisfied b�cauae �he proposed pl�t ie
conaietent with the m�jarity of the applicable Plan and Code
requiremente that relate to �chia tlrpe of requ�at. The plat name i� not
duplic�tive of oth�x x�corded plate. However, ae elaborated upon
elsewhere in thie report, staff finda that the prApoeed alignment of 3W
.Rhc�nda Cour� �elative to SW Elroee .tr��t on the opgoeite aide af SW
97th Aven�ue i.e a aubatandard deaign and could pose � traffi� hazard on
a aollec�or street. The applicant hae not ahown that theYe ie no other
p.ractical design for the aubdiviaion that could avoid the eubatandard
interaec�ion d[esign and still utilize the exis�ing sanitary sewar. �'he �
a�splicant�s primary argument for the varianca therefare app��re ta be
that the City has to live by previoua agprovale that have expired, Code
SUB 90-00],3/VAA 90-0037 - Y.autt/neHaas ��
Paqe 10 �:
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eectiQn 1�a160.040, however, a�ets a liiait on the approval pericd for asn
approved eubdinision plan. One of the p�rposes of, thie tirae limit ie
to allow the City to revisi� the conditione related to a d�er�lopnent
pra,poeal, ff that p.roposal hae� not been cpnstruGted. This allowe the
City to revisit previously review�d propoeals and require aa�ndmenta
th$t a�iclress chanqes in cfrcusnatances or char�gee in City policiss, and
t� bettor reapond to �he situations affeeting a propoeed developnent.
S�a�f urges the Co�nieaio�x t4 recagnize that the earlier Co�arniseion '
approval of a plan for development of thia property wa�uld not have
g�ov3ded fo� as goo� a ti€���lo�xttent plan as poeaible and would a].eo net
haYe been consietent with the Ci1ky•e road improvemESnt sta�sdarde. Staff
recommende denial of the requested eubdivieian variance.
9. �Chapter 18 a 162 is satiefied because th� reaomua�nd�d Lot Line Ad juetep�r�t
� wou].d be cQnsietent with �the approval criteria far � Lot Lin� Adjusta�ent
a� de�cxib�ed in 5 above.
10. Chapter 18.].64 (Street and Uti].i�y 3tandards) is only p�rtiall
ssti�fied hy th� preliminary plat eubmittal. The proposed lota rd��sy
m;in3mua� frantage and dimer�eional sgandarde ae r�quired by thie Chagter.
j ` In �dd3,t�on, �tae p�opo��,l wauld adequ��ely �rov�de �tornt drafnage and
saait�r� et�w�r s"��ilitie�. The typ3.ca1 etreet section and p].an view caf
the praposed etreet demonstrate compLiance wi�h the majority of the
s�reet deeign �tandards of Chapteac 18.162. However, the �rcposed local
etreet in�ereec��.on with SW 97t4� Avenue i�s not coneistent with Cprmnunity
Developanent Coc�e gection 18.164.030.G.1 which epecifies a mi.ni,muat center
line sepmration of 300 feet wh�n it is neceeeary that intarsecting
�treets form ataggered �.nternections and the staff do�s not find that
tt;a a�pglicant hae e�tisf�c�orily shown thaL this requixemsnt shauld be
' �raried.
i;
7 C. R�COMMISNDAT�QN
The Pza�aninc� Aivieion r�commends denial of the submitted preliminary plat for
� Subdivieion SU�B 90-D013 becauae of �he submitt�l'a dependence an a subatandard
+ atr�e� in�ersection in the eouthwestern aorraer o� the site. Aa tloted abov��
gtaff hae sub�tant3.al eancerns with traf�ic eafety related to the praposed
interaecti.on offeet and therefare recomm�nde clenial of the propo�esl �variance
� to Oom�unity Dev�eic�pmenz �ode Seation 18.164.030.4.G far both the eubject
applioation and �ubdiv3.s3.on application SUB 90-0007. Becauee na application
�' or preliminaxy 1ot line adjuatment map were eubmitted with �h� application
package and because the lat 1inR adjuatment �oneidered is neceae3.tated by the
eubdiviaion plat �hat ia recomcnen�ied for denial, �taff aleo recomm�nde d�nial
oF the Lot L3.ne Adj�uetment porti¢�n af �hie apgl3.cation.
p ry O�fer
seociate Planner
.
AP RO BYo ICeith I,iden
Senior �lannsr
t.
� 3U8 90-0013/VAR 90-0037 - I,autti/D��iaae
� Page 19�
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x �'..;'" f ��� u � A� �'?.> 5uit�300-A6G Center
� 4� i �� 1 1/ V � �'� 9450 S.W.Cammer!ea Clrcto
�...;� � Wltsonvlllo,Oragon 97070
b� � C � tes I nc. (503)682-2450
� SJ�� �.a 7
j�� �197
�" Consulting Enginee�s d Surveyors
; �
�
� OcGober 22, 1990
r
ti;
n Planning Department
'` CiCy of Tigard •
;;
� P.O. B�x 23397
� Tigard, Oregon 97223
,;;
Re: Preliminaz�r Pla�t Application - Lautt's Terrace
��:
�,:, Submitted herewi�h is the Preliminary P1at of Lautt's Terrace:
�: Sincerely,
�� ��..:�/��/,'��, �/, �' �� �',�i�
r /
' ./(.F"`-�Ct �__....� y�i'j`fi'
� Marl.a.n J. �.Haas, P.E.
Presi:den�t�;'
!�-�` cc; 90.023.543 '
Laut�
;i:; .
�;` Attachments: 1 Applica�inn Forms (Preliminary Plat & Varir ance) .
24 Copies of Preliminary Plat.
_ ��+ Gopies of Narrative. .
1 Assessor's Map.
� 1 Copy of Ti:tle Transfer Investment.
1 Check in the amount of $471.00 representir.g
�� $415.00 + $500�/lot and $21.00 for a varianee request.
;r�
l MJD/s@
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N:arrative - Lautt°s Terrace
' This appl.ieation represents follow u on
�: have expired. P previous submittais, ap�rotials of w:�ict:
���� �
�? Am original application was made by Ronald R. Lautt on 5/2�$1 foz �pproval of, an
8 lot subd�.vi.s3on on 2.56 acres in an Fi-7 zane, Sta�f conditions were applied
and Lautt acle�owledged same on 6/22/81, The Final Action Staff Repart was dated
6/26/81,
� This o�iginal preliminary pl�t application along with others irt the area were
encouraged by the City Staff in ozder to es�ablish land development patterns
which could be used in planning and assessi�g the 97th� Avenue LID and the
,
� McAonald Sewer LID, l� variance to I7.08.060 Ali nment raas requested conformin
to the same variar.ee incprporated i�nto the previously accepted relimina �
�: o€ Templetoin Estat�s g P ry plat
,;
(now bein considered as Grandview Aeres).
Because of the state of th;e economy� the final plat fnx �his pxaject, along wyth
3 others, were not �ime�.y filed and approvals expired.
�:-
° Zn October of 1981, Lautt partitioned off the equivalent of Lot 8, a 22,984
� ' sc�uare �oot parcel, leaving approximately 2.(:15 acres.
�.
' ��;
� In July of 1990 Plaax�nning Commisioners heard a prelirainary plat application for
the �Cract immediately south of ths I,autt tract identi£ied as Gran,dview Aeres
� (:Eormerly �ca�,led Templetan Estates). It is our under�tanding that Grandview
< Acres was resubmitted 10/10/90.
, '; Tnasmuch as the primary access (SW Rhonda Court) is shared by �randview Acres and
"'` I..autt's Terr�ce and as it is proper �haG the two �ubdivisions be considered
� ..
together, and as La,utt is carrying a heavy burden o£ LID costs on h.is property
f,' which he cannot al2eva.ate unti,l his �roperty is platted, Lautt wishes that this
submittal be accepted and considered at the same time as Grandview Acres.
�'� Lautt has made a pzelxminary review of the Gramdview Acres submittal and
� ;` c�ishes to cooperate in the planning and construetion of SW Rhonda Court so tha�
such construetion can be completed in ane operation, ra�he� than in a piece meal
�'
fashion.
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6�, ta,' • l ��. (503)68a-�450
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1AS �191,
, � Consullrng Eng�neers&Surveyors
November �.2, 1990 � ..-'i�'' ..'.'
�,'.��:,� L :�. i`���
Mr.. Ron Pomeroy , �
Planning llepartment �- � `�' `r
City of Tigard • �
� P,O. Box 23397
Tigard, Oregon 97223
Re: Preliminary Plat Application - Lautt's Terrace
- 3 �nd Var 90-0037)
(Sub 90 001
Dea?- Roa�: ,
Ttiar►k y�ou for your letter of 10/30/90 relating ta our variance application and
the need to $aar��s specifically each findi.ng required for a v'ariance. Please
eonsider the fallawing to be an addendum to those materials transmitted by our
letter of 10/22/90.
S.W. 97th is classifi:ed as a major collector. Current Code Section 48.164.030
(g)(1� calls for the centerline-to-centerline separation of intersecting streets ,
on a major collector to be a minimum of 300 feet. �'he proposed separation of SW
Rhonda Court from SW E�rose SL-xeet is 65 feet and the Applicant is submitting
this variance apglication in support of the 65 foot separation. Findings related
to �he "Criteria �or Granting � Varianc�" are as follow:
Griterion �..
� "There are special circumstances or conditions affecting the prope�tiy whicn �
are unusual and peculiar to the land as compared to other lands similarly
;;
situated."
Findin�:s
a. Preliminary plat configuration for Lautt's Terraae, Grandview Acres
(Templeton Estates) and Solarcrest (which includes SW Elrose Street) wer�
�' plannad jointly �rith owners and the City in the 19$0-1981 period to
aceomodate and support the LIB for 97th Avenue and the McDonald Sewer LID.
The proposed locations o£ �lrose Street (Jansen) and Rhanda Court were
established as a part of the LID projects (see sanitary sewer as-bu�.lt
�_ plans) and are the same as proposed by this application. Sewers wera
;:,:;:
construsted and assessments levied based upon this same proposed
alignment.
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` Owne�s were en�oura�ed b,}r the City to accept such configurations to �;
facilitate tilxe LID's and the usual assessment procedures.
b. Lautt fil�d an ori.gi.nal preliminary plat application for this same �
;
configurat.ioan on 5/2/81 for ap�rova.l of an 8 lot subdivision on 2:58 acres
in an R-7 zone. Staff conditions were applied and Lautt acknowledged s�me �
o� 6/22/81, The �'inal Action 5ta£f Report was dated 6/26/81. Based upon
�h.is approval, Lautt proceeded with the fia�al plat board. Because of
the s�ate of the economy in 19$1, the fa.naY plat for this project, aloxig �t
with n,u[�nerous others, were not timely fil.ed and approvals expired. Ar any ,
r:ate, �he record shows that the c�rrently proposed configuration was
agproved by the City in 1981.
c. SW 97th is not a new street and development patterns o� intersecting �'
st�eets ha�xe been p��etty mueh determined, The major a�cesses from TualiL-y .Y
.7ut�ior Hbgh Schoo.l are separated fxom M(urdoek Street and Pembrook Street
b� appr9xima,tely 5U f�e� and 27U £eet �espectively. While it is
reasonable to require the 3U0 £aot criterion �or new major collector
stXeets;, it is unreasonable to reCxoactively apply the standard to a �
stre°et alr�ady having dev�lopme��t patterns wh�.ch cause great difficulty
iin confo.rming.
d, Ttte use :o-f the ma,jor eollector desigaiation forc 97�h is quite marginal in
tha� it is o�1y approximately 200� feet lang, has a �ee intersection at
McDotia].d and ends at a sha�p aur�e at Murdock.
Criterion 2.
;'
"The var�.ance is necessary for the proper dasign or function of the ;
srzbdivisiox�."
Find�n�s.
a. The sanitary sewers were designeri and constructed to serve th� currently �;
proposed 1ot and street configuration.
b. The proposed Rho:�.da Court location best serves both the proposed Lautt's II
Terrace and grandview subdivisions. � ��
c. Existing access easemen�.s through the La.utt t�act to individual properties ��
to the east fall within the proposed Rhonda Court location.
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Crite�ion 3.
"The granting of the variance will not be detrimental to the public health,
safet-y, and w�:lfare or injurious to the rights of ather owners of property."
Fin—d-i:n�s.
a. The propased Rhonda Court loca�ion best accomodates rights of the owners
o�' Laut�t's Te�race and �randview Acres in providing reasonable and
att�active ,aecess to subdivisi�n lots. It also accomodates prior access
rights for individual propert3.es �o the east.
b. As 97th is a throu.gh street, both Rlionda Court and El.rose Street will be {
con�rolled by stop signs,
Criterioa� 4..
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"The variance is necessary for bhe p�eservation and enjoymemt of a substantial
� proper:ty �ight because of an extraordizxary hardship w'hich w4uid result £rom `'
Y strict compliance with the regulations of thi� title."
indin s,
a. As r�lated hereinbefore, street a].ign�ments were planned and agproved
�o����.y' bg► the City and Owners i.n this area in the 1980-1981 period.
Devetopment has ocGUrred and property has been assessed based on thes�
street alignments, The Own�r has relied upon this earlier planning and it
is �not pract3.ca1 to undo wha� has been done. Such undoing wou�ld place an
extraordinary hardship upon the applicant.
b. In �aet, i� is impossible for Lautt to meet this criterion within his
praperty�.
We be�.�eve the reeord is clear th�t this variance is wrarranted and that 3t has
�L'L'LL d��1At�st'r�fior� th�t ��.�,, �v^Ilui�iviiS ivi: i.[i�.' S�aYi�nce c►ave been ffiet. �Te �a ,I
�espee'tfully request that the variance be granted. {�
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Marlin J. ,e s, P.E. , P.L.S.
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lv�r�rative - Lautt's '�ex'race
This applioation represen�s follow up. on previous submitzaxs, ap�rovals o� whicY:
have ex�:i:reci.
A� nrigs.na� application was made by Ron�.ld R. La�xtt on 5/2/81 for app�roval o� an
8 lat subdi�ision on 2.5$ a��es in �ni'��enFinal�Action Staff Re�drt w s�tlated
and L�utt acknowl�dged saffie on '6/22/8 ��t ,
6/2b/8t, �' `
:
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' " �1'his axi:;gix�sl p1��sli:minary P�a� BPPl�c$tio� along with others in the area: were '
encduragtd 'by the G�t�► $taff 3.9n orde� to establish land dev�Zopment pa'Cterns �
wh�ch cou7.d b:e used in pla�nni�ng gnd assessd.ng the 97�it: Avenue T,ID ancl the � N
d�Sewer LID. � var ian c e to 1?.0$.060 ali�ent W$� reque�elimina�� p la� (;
' ' McDonal �
t o t�ie same varianGe incnrpor�te d inr>t� t h e p r e v i o u s l y �c c e p t e d p _. �'y �� N;
o f T e m pleton �scates (now being cons i dere d as G r a n d v i e w A.c r e s).
g��cause �� the state o� the economy, the final pla� for this prvj�ct, a].nng wit h �� ;;
oth�rs, we�e not timely filed and approvals expi�ed. � :
the e uivalerit o£ Lot 8, a 22,984 �� '
I� �October of 1981, Lautt parti�i.oned off Q � „
squaze £oot parcel, 1�_aving apprbximately 2.05 acres.
In .�uly of 1990 P],annning Commisioners he��ac� identified as1Grandview�Aczes���
the tract immediat�ely south of �he '�uit is our understanding that Grandview
(¢orn��rly called Templeton Estates).
Acres was resubmitted lp/10/9Q. �
I�asmuch ?s the primary access (SW Rhoncia Court) is shared by Grandview Acres and �,� '
Lautt's Terrace and as it is preper that �hburdenSOf�L�Dscosts on tislproperty �
e�r and as Iaautt is carrying a heavy' ' hes that this �
togeth , P y latted La.utt wis ,�
which he cannot allevi.ate until �ris pro ert is p � �
�u����r�;t '�� accepted and. considered at the same �ime as Grandview Acres.
Lautt has m�de a preliminary review of the 6randview Acres submittal and
�
�rishes to cooperate in the planning and construction of 5W Rhonda Court so that �
such constructio�n c�n �re completed in one operation, ratlter than in •a piece meal ��.
fashion. ��:,
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Marlin J.:'De Haas, P.E.
Presi,de}r�
cc: 90.023.543
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yg�iance - 17.08.U60 A13.gnm�nt S,
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Nar?'ative
The own�er requests a variance to 17,U8.060 �lienmsnt as previously appro�ved for �,' ;!
earl�er subm�.t�als. Z'he proposed alignment of SW Rhond� Court with SW Elrose �t ;
Street does not con€orm to 17,U8.U60. ��
FasG pl.annit�r�g aiction +�f the City i.n approving preliminary and final plats and in � i
plac3.ng s�nitary ae�wer €ac i l i t i e s h a v e e st�b�o ationhofl�onda Cbur Qwoul d����
; , o u r t, A n- c h a n g e i-n t h b o�h ��`
Street an� Rhonda C ., . Y : ;
vio]:ently disrupt the configu�?ration of I.auyt's Terrace and Gra�dp���t theSZID for s
of which we,re planned 3ointly with the Cit tio accomodate and su p �
97th Avenue and ttte McDonald Sewer LID. �
� Wktile it woulcl be ni:ce �o have direct alig-�ment,
it is not practiical to undo the �y��
�'. current situat3.on. 97t1z �s a �hrough street sueh that botti Yihanda Coa�t and �
Elrose Street will be controllec� by stop signs. �.;
Mr= I�autt, �n �esponse to 6ity staff'� encouragement had previously gone t4 the �a
�x�ense of prepara.ng the ]Final Pl.at disc ssed in�the current submittaln the p�:a.t
acc.ordance with City approva].s. As
was �c►ot timely £iled in that the economy pre¢luded proceeding further at chat
time. Ma.�y of the developers who did in faet proceed durs.ng those times found
th�ir land in receiversh3.p.
� We beli.eve the record is cl�ar that this variance is warrant�d and that it has
been d�monstrat•ed that the conditions for the variance have been met.
-'3
�i.ncerely;. ' •� ' .
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Ma�'lin J. De �Iaas, P.E.
Presxdent •
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5�� RIGMT�—OF—`�►AY
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thence southwesterly along the arc of a 50.0(3 � i
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S 89°58'67°' W along the centerline of SW Rhoda
Csirart (50 feet wide) 288.30 feet to a point on
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t�ence along said right-of-way line (being 25
; 5.►�/. MCDONALD ST. feEt from measured at right angles to the
A LI �S PL NTATION centerline a£ said road). I� 1°19'00" E 21,6�'ence
feet• theace S �8°46'10" E 195.00 feet;
s5 � 1°19'00" W 20.00 feet; theace N 89°58'07" E
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MEMORANDUM
AGENDA xTEM 5.5 �
�i
TO� Plar�ninq Commis�ion s;
eith Liden, Senior Planner � �
FRQM: K
RE: So3ar ACCess Ordinance
', DATEa 12/3�/90
Fc�l:l�owing public hearings on July 24 and August 7, 199U, the
P1anz�i��g. Commission �nanimou�ly vated to recommend that the City
Counc,i�. adagt the model so1 i ubdivi�ionsnanneW WsingYe nfamily �
: stanc�ards �or new resi.de�tia
r.esidences, and pr�tection of s�lar devi.c�s from future tree shade.
The; Cit� Council subsequen�ly o�inanc�� The modelmordi,nanceghas
con�icle� the adapta�on o� the
been amea�c�ed to be cansistent with the format of the Cammunity
Develapmen� Code. Tni� re�rised o�dina��e is atta�hed.
The pl�nninq Conunissian shou.ld review thi.s fina� ve�sion of the
propo�ed ordinance and forward a r�c9omanendation ta the Council for
i`ts consideration on Jan�ar� 22, 19
SOLAR�PC/]GA
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Chapter_18.88
SOI,AR ACCESS REQUIREMENTS
Sectionss � �
18.88.010 Purpr�se
18.�8.020 Applicability of Provisions
18.88.030 Definitions �
18.88.040 SQlar Access tor New Development
18.88.050 SoTar Balance Point �
18.88.060 SoZar Access Permit
1@ 88.010 Purpose
The purpase of this chap�er is to implement cAmprehensive plan policies to promute the
use of renewable energy sources by establishing criteria to allow imp�oved access to
sunlight for single family and duplex re�idences. ,q
�
18 88 020 Applicabili.tv of Provisions t�
The rovisions of this chapter shall app�y to the creation of lots which are intended �
P �
for single family or duplex residences, th� construc�ion of single family ar duplex p
residences, and ths protection of solar features from f�ture tree shade.
L
1fl.88.030 Definitions
Tha definitiong to be used in this chapter are in addition to Chapter 18.26,
Definitions. In tha case of similar or identical definitions andlo� terminology, the
definitions in this section shall govern for �hapter 18.�8, Solar Acce�s Requirements.
A. C�own Cover: 'The area wi�hin the drip line or perimeter of the foliage of a
tree. �
g. Development: Any partition, subdivision ar planned development that is created �,
under the City land dzvisio� or zoning regulations. �
�
c. Exempt tree or veqeta�ion: 7Che full height and breath of veg��atian �o�riate �
Director has a.d�r��.�,£ied as "solar friendly" and listed in [an app p
reference to a list of tree sp�cies will be made here]; and any vege�ation listsd ��
on a plat map, a document recorded with the plat, or a solar acceas permit is ;{
�
exempt. ?
D, F'ront lot lines For purposes of the solar access regulations, a lot line �`,3
abutting a street. For corner lots the fron*_ lot line is that with the nar�owest .�.;
frontage. When the l.ot lin� abuttinq a street is curved, the front lot line is �
the chord or straight line connecting the ends of the curvee For a flag lot, the �
front li.ne is the shortest 1ot line adjoining the pole portion of the 1ot, �
excluding the unbuildable portion of the pole (see Figure iy . �.
�, Non-exempt tree or vegetation: Veqetation that is not exempt.
F. Nox�thern lot line: The lo�t a.ine that is the smallest angle from a lin� drawn ��
east-west and intersecting the northernmost point of the lot, excluding the pole �
portion of a flag lot. Tf the north line adjoins an undevelopable area other �q
than a required yard area, the northern lot shall be at �he north edge of such ��
unde�velopable area. Tf �wo lot Zines have an identical angle re1ative� to a line ��
drawn east-west, or if the northern lot line is less than 35 feet, then the ��
nurthern line shall be a line 35 feet in length within the lot parallel with and ��
at a maximum distance from the front lot line (see Fiqure 2) . ��
{f�
PACE �. �
CD(� REVTS�ON - SOLAR - JAI3UAg2Yr 1991 ��
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``'` G. North-south dimension: T'h� length of a line beginning at th� *:id-goint of the
` northern lot line and extending in a southerly direction perpendicular to the
northern lot line until it reaches a property boundary (see Figure 3j .
- H. Protected solar buildinr� line: A line on a plat or map recorded with the plat
that identifies the location en a lot where a point two feet above may not be
shaded by structures or non�exempt trees (aee Figure 10) .
.i I� Shade: A shadow cast by the shade point of a etructure or vegetation when the
sun is a� an altitude of 21.3 degrees and an azimuth ranging fram 22.7 degrees
° east and west of true south.
;,
J. Shade point: The part of a structure or non-exempt tree that casts the longest
�' shadow onto the adjacent northern lot(s) when t,ie sun is at an altitude of 21.3
r
degrees and an azimuth rangin.q froan 22.7 degrees east and west of true snu�h;
�xcept a shadow caused by a riar"row object such as a mast or whip antenna, a dish
antenna with a diameter of 3 �eet or less, a chimney, utili�y pole, or wire. The
height of the shade paint .sha21 b� measur$d from the shade point to eit�er the
average elevation at the frant lot line or the elevation at the mi.dpoint of the
front lot iine. If the shade point is located at the north end of a ridgeline
of a structuse oriented within 45 degrees of a true north-south line, the shade
point height computed according to the preceding sentence mxy be reduced by 3
feet. If a structure has a roof orien�ed wi�hin 45 degrees of a true east-west
line with a pitch that is flatter �.han 5 feet (verti.cal) in 12 feet (horizontal)
the shade point will be the eave af the xoof. 7Cf such a roof has a pitch that
� is 5 feet in 12 feet or steep�r, the shade point will be th� peak of the roof
� (see Figures 4 and 5) .
K. Shade reduction line: A line drawn parallel to the north�rn lot line that
intersects the shade point (see Figure 6).
L. Shadow p�ttern: A graphic representation c�f an area tha�t wcsuld be shaded by the
shade point of a structure or vegetation when the sun is at an altitude of 21.3
degrees and an azimuth ranging between 22�7 deqrees e�st and west of true south
(see Figure 12} .
�fo Solar access height limi�: A series of contour lines establishing th� maximum
permitted height fQr non-exempt vegetation is allowed to grow on lots to which
a solar ac�ess permit �gplies.
N. Salar access permit: A document issued by the City that describe� the maximum
height that non-exempt vegetation is allowed to grow on lots to which a solar
access �ermit applies.
O. So1�r feature: A dr�vice or combina�ion of aievices or elements that does or will
use direct sunlight as a eource of energy for suoh purposes as heating or caoling
, of a structure, heating or pumping of water, and generating electricity.
Examples of a solar featuxe include a window or windows that contain(a) at least '
20 square feet af qlazing oripnted within 4� degreea east and west of trve south,
a sclar greenhouse, or a so�ar hot water heater. A solar feature may be used for
purposes in addition to colZecting solar energy, inclucii.ng but not limited to '
servinq as a structura�. member or part of a roof, wall, or window. A south- �
: facing wall without windows and withou� other features that uses sAlar energy is
nat a solar feature for purposes of �his ordinance.
P. Solar gain line: A line parallel to the nnrthern property lise(s) af the lot(s)
south of and adjoining a given lat, inaluding lots eeparated only by a street, `
that intersects the solar feature on that lot (see Figure 7) .
Q. South or Sauth facing: Tru� south, or �0 d�grees east of magnetic south.
R. Sunchart: One or mo�e photographs that plot the posi�ion af the aun betw�een
CDC R�VISION - SOLAR - JANUAR�, 1991 pAGE 2
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'Y" •� �.�, �j7
��"� a
10 e 30 am and 1:30 pm on January 2I, prepared pursuant to guidelinea issued by the
Director. �he sunchart shall show the southern akyline throuqh a transparent
grid on which is ianposed solar altitude for a 45-degree and 30 minute nor�hern
latit�ude in 10-degree increments and solar azimuth from true south in 15-degree
increments.
.r," I
�,,
S. Undsvelapable area: An area that cannot be uaed practic�bly for a habitable
structure, because of natuxal conditions, such as slopes exceedinq 20$ in a I
direction greater than 45 degrees ea�t nr �aest of true south, severe topographio
relief, water bodies, or conditians that isalate ane portion af a groperty form
anotl�er portion so that access is not practicable to the unbuildable portion; o�
manmad� co*zd��ior!s, such as existin� develapment which ieolates a portion of the
�; site and preve�ats its further development; or setbaeka or development
restrictions that prohibit development of a given area of a lot by law or private I
agreemer�'t; or existence or absence of easements or aceess rights that prevent '
i� development af a given area.
!G T. Figure�:
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Figure 1
FLAGFFION7 ��ONT LOT LINE
'` LOT t1NE '
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CDC REVISIQIJ — SOLAR — JAN�JARYr 1991
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' HEIGFiT OF TME StiAD� POI�T OF TfiE STRUCTtJRE
!f ihe ridgEStine runs EAST-WEST If the ridgeline runs EAST-WEST *
ahd the pitcn is oe flatter than 5 in 12• and the pitch is S in 12 or stseper. �<;
�� SWIDEPOINT.�El1VE �,.fc� $HADEPOINT.RIDGE
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Loss than
5 in 12 Rool Pitch 5 in 12 Roof Pitch
or moro
SMAUE ROINT. SHADE POIt�lT.
EAVE RI�7GE
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ORiN•SOUTH RI �� i
If the riclgafine runs NORTH-SOUTH SHADE � ^!
measure trom the northernmost POINT � ;
poini of ihe ridge,but�educe ihe
height measurement by three (3j � �
feet: �. '
NORTH ---►
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Figure 5 �� `
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�DG REVISION — SOLAR — JANi7ARY, 19��1 i
PA+�E 5
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5
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� �'k Figure f �'�
SHADE REDUCTDON LINE ` �
��
�w
�.
Shade Reduction Line
measured to Shade Point �: .
from Northern Lot Line ��
f� �
�
6 0' � �
1 �
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3 5 � . ��
���
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Figure 7 �� '
��
SOLAR GAI�J LIIVE �� ,
. �` ;
k'=.
G'.
t�
� ��.
��� .
A
�olar Gain Line �
�w
N �
� 1 p� �,.,r.....- Nor4h Lot Line of .
your Sou4h Neighbor 4
CDC REVISYON — SOLAR — JAI�YJARX, 1991 PAGE 6
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..:_.�.,., .. _. _.. , .� .�;.
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E <.::.t. ,s �;. . .;_ ��. . ._ - ..�.
- � � ,.,.�. �_.,y �a�._.L..z..:.kw.YS�.,P�r,3:,._:�1....::._.i'Y.".u^at'_rxc�av.u�.e.. ' .
. . . . . _„uss�'.�:;w...1.. . - .:��,:.wi�_.�..�.-:t-X�:...1..Y�...t:w.'ulS�...�e..3_.�G1:3c...Fu.._��.._i1S{'.a'C14 L ..:.......................m.-..w.ew..�.�..�.,.��:
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�ti
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' �igure 8
��� SOLAR BALANCE POlNT ST�B�D�R�
d/AX11kUliA $HADE POINT HEiGtiT AILOWE�SNADE ON SOLAR FEATURE
Protedinq your nonhem ��SI YoW'n°us�
nei�hbor's sun to receive sun on
+ �ssLh!!�sr�+!�
� .
� i
i ,
,'
-a—o—N ,` .
� .
ctt�rr� �'
�HEIGFiT i�
hlLf6TC�1JiFA 4u:
� �t:
�----- -70•------- --°�----�70'--------►
Ft o��----------P��o'�; .
�
sa��rd sta.sem�s
fs..�----s---------.fs�i. .
��.��� �
S�'�AEK ADJUSTMENTS I� NE€D�D
�O MEET �OLAR STAND6IRDS
� ' r
Figure 9
SOL.AR LOT OPTIOI+I 1: BASIC REQl11REMENTS
��
• t �
�
Minimum of 96'
north-south lot
dimension required •/� �
,/
F�ont bt line is within
30 degrees of
an east-west axis
r
t
�}
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,�
�� CDG REVI�ION — SOLAR — JANUARY, 1991 PAGE 7
- �F
-Y r�• - - -_ - �_ J
, _ � :� ,� - �
„ . . �� . ,.l .. � ,, r Y, . ..{ '°� A��vl . L' .,e. , � �l.cli._.�. L
w�.�,.,�._.�_:_ ...__�.._.....�.,.�.�.s.�,�,.,::::���>;�._ �
.. , .-. _. �.µ�.,��:�.�:.��.��
tix ...w.«�kul�l«L4.r_'.Ui'et_.xe:a. -.t.e..s..,�,..�.a.awum—� :�._dSt��,J_��u:�..r:va.nsem�.�ru�wuv.a+a�v.::•xiaav � '��.
+�alvvm�e.u.�.i..... .:...�.�.._,...._�._......�..:
..'.
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�i> ::... _.: u . . . . .. . �
�;.� �
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,�, Figure 10
�,,:>
';k.i:. .
' SOLAR LOT OPTION 2: PROT�CTED SOLAR BUILDING LINE
,
``' � �
t::
. �
Protected Solar'8uldinq
Une witFiin 30 deprees
�, of eashwest axis , '
h.;
i ': � I
.�'.�'.����.' . 1 .�I
. 1
'+! , . j Ai leas1 70'between solar
� Ouikf'u�q lins and midd�e
';��
� lot b tha south. This will
� snsun abiGty W build two
� •
� stary house.
e .
� .
� � •
,�'", -------'C--°---
:,; •
,.''�
:;;; -
r:.
:s;a
a,':`
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':' Figure y 1
SOLAR ACCESS HEIGHT LIMIT
E',;
;:
____.
�_
� 938 Scotts Avenue
r�i "—�•
;y: � ParceO A Parcet B Parcel C
a—p 944 93� 932
�fZ � �
''.�� C �.�°1���
fU
� - ----�15'--
kN � --� --�.20°._ __ Narth
� 2 5'
;E --�-------30�----------
°' --ScottsAve.•-----35�----------
�:
> ---------------40'----°---------
� 45�
------- -50' --- -----
--�_^- ---55'- -°-----
------ -60'--- --�-----
j _..°---- ----65'- ---------
} ------- -�70'--- ----------
------_ ___?5'- --------
� - 80' - -
� Percel D i'arcel E Parcel F
` SCALE 1" � 100' 945 937 933
t
�
CDC REVTSTON, — SOLAR — JANUARY, 1991 PAGE 8
•rc`. -••" :�I�•,�•�•u2:^Jiiifi�i"' ' . '
. �
, ... . . .. . . . . .. .• .. . .. . . . .' - �:
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Figure 12 � ;
� SHADC3W R�ITTERN ;
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North �.-,
� ;
Scotts Avenue
22J"EAST S WEST OF TiiUE
� �;�
NOFiTH SOU'fH AXiS � '
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CDC REVISTON — SOLAR — JANUARY, 1991 PAGE 9 �t
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—e
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/A�iCir�ilidA�ii�1i(iiA�iiii��iii[LYi+fle�'IAi�t7i[li1r�li�.d�ii1r���[�1i� . .. _.
: ' , _ ': ' ' � '.
�.,.; --_..- - ��.... . .,..,........�.,.;,,.,�.�w:',..,+r:rr:s�,..�..;:��-s;�v�c.w�..s:,.�:�s:::�t'.�__.....kR�:.'aY`..W._x.m_�' �:�u:.vaL.�..,,.77:�.�..:,_tum......'c�:a�y..�_E_«_,.�...,,-_'a....s.c.�,�-...��':....._ue.�s�ra:��,� ..��::..w..,,.a ..y..� �:.�:.. . ',
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" 18.88.090 Solar Access far New beveloAment
A. Purpose. The purposes o� this section are to ensure that land is divided so tha�
atructures can be oriented to maximize solar access and to minimize shxde on
adjoining properties from structures and tr�es.
B. Applicability. The solar design standard in section 18.88.040 C shall apply to
.' applications for a de��elopment to cs�eate lots in R-1, R-2, R-3.5, R-4.5, �nd R-7
zanes and to create lots for single family detach�d and duplex dwellings in all
� .�. otlter residential zones, except to the extent the approval authority finds that
�th� a�plicant has ahown one or more of the conditions 1i.s�Ged in sections I��
18.88.04U D and E exist, and exemptions or adjustment�s provided far therein are {
warranted. '
C. Design Standard. At least 80 pereent of the lots in a development subject ta I
this section shall comply with one or more of 'the options in this sectian;
prbvided, a development may, but is nat requi.red to, use the options in
subs�ectians 18.88.040 C.2 or C.3 to comply witl� this aection.
1. Basio Requirement (see Figure 9) . A lot complie� with tY►is section if
..,yy i� l.�: II
a. Has z nox�th-south dimen3a�on of 90 ���� or mare; and I
�'; i
b. Has a front lot line that is orien�ed within 30 degr�es of a true
`d-'i
:`f�,
east--west axis.
Z. Protsc�ed Solar. Building Line Option (see k'igure lA). In the
'= alternative, a lot campli.es with this section if a so�ar building line
,� ; is used �c Yr�tec+ �o�a� ���?4Q a� f�l3ows:
��„�; a. A proteated solar building lin� is designa�ed on the glat or in
�� `;- daauments recorded with the plat; and
b. The protected solar building line is oriented within 30 degr�es
``=;�:: of a true east-west axis; and
c. There is at least 70 feet between the protected solar building
line and the middle of tkae north-south dimension af the lot to the
`f' south, measur�d alonc� a line perpendicular to the protected saiar
building line; and
�l�`;
d. There is at least 45 feet between the protected solar building
`'`' 1a.ne and the northern edge of the buildable area� of the lot, or
` `� habitable structures arc: situat�d so that at le�9t 80 ges�c�nt af
their ground floor �outh wall will not be shaded by structures or
non-exempt vegetation.
3. Performance Option. In the alternative, a lot complies with this seation
if:
:: ii:
a. Habitable structures built �on that lot wiYl have their long axis
ariented within 30 degreea of a true eastawegt axis, and at least
80 percent of their ground floor soutla wall will be protected from
shade by structures and nan-exempt trees using ap�ropriat� deed
restrictions� or
, '� b. F�abitab2e structur�s built on that lot will orient at 32 pexcent
of �heir glazing and at leas� 500 aquare feet of their roof area�
, ; to face within 30 degr��s east oY� west of true south, and that
glazing ax�d roof asea are protecteci from shade by structur8s and
,f non-exempt trees usi�ng appropriate deeci restrictions.
,�
� { CDC REVTSION — �OI,AR — JANUARY, �.991 PAGE lU
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R'�3i
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�."'.�.}-.��,.�'.�.`"'..`h'n �.�.� --,.:., -.,.y-:..: � . '�" . ..,."tT'_".�.fi'"_:"",^_'..'T+;_,+��r+v** .. �:�'t ..,.., ... . ,_;�'
�-.v->_r;,ar�.,.,,�s:c���.,.,� .�t ..r _�c
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��� .....�_._«.w......�r..nhw.�e..w..».'�:xcv1..J».,....v.�-..�—�z.u1.Y.�..u..,:�:�=.v�.�::r�;..C.if�:Y..Y�Z.iS�_`.'_'.LJ..L._..�U:.�i'1..—...'...'.,-:1^�Y:,�^.C:]92fi��..u..iJ�"�5'YiYC�h:.�TX.nG`XI�IIG'",t:il9.".C!....:.Y'q!i�`:E:'%P.+.C�'��x+b.a+.w�w..u..........;�;.
�'��J. � � K �. �� �
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D. Exemptions from De�ign Standard. A d�velopment ia exempt from section 18.88.040
e if the approval authority finds the applicant has shown that ane or more of the
following conditions apply to the site. A development i:s partial,ly exempt from
sectiot� 18.8a„040 C to the extent the approval authority finda the applicant has
shown that one or more of the following conditione apply to a corresponding
portion of the siteo ,If a partial; exsmption is qranted for a given development,
the remainder of the development sha11 a�mply with sec�Cion 18.88.040 C. �
1. Slopes. The site, or a portion of the site ��r which the exemption is � "
sought, is sloged 20 pezcent or more in a ciirection greater than 45
�,�9,��es east or west pf true south, based on a topographic survey by a �
licen.sed prgfessional land su�veyor or USGS or other officially
recognized topographie information.
2. Off-site ahade. The site, or a partioa of the aite for which the �
exemption is sought, is wi�hi.n the ahadow pat�ern� of off-site features,
such as but nat lamY.ted t4 s�ructurea, topography, or non-exempt � �
vegetation, whieh will remaia after rievelopr�en� occurs �n the site from
whieh the shade is oriqinating. �
a. Shade from an existinc� or approved off-si.te dwelling in a einqle �� �`
famil.y residen�ial zone and from topograpnie features is assumed
to remain after development of the site. �
b. Shade from an off-site structure in a zone ather than a sinqle '� f
family residential zone is assumed to be the shadow pattern of the
existing or approvec� development thereon or th� shadow pattesn
tk�at would result from the larg�st structure allowed at the
closes� set}�ack on adjaini.ng �.and, whether or not that structure
now exists.
,
c. Shade from off-site vegetation is assumed to r�main after
dev�lopm�nt of the sit� i.�;
(i) The vegetation t2aat eausea it is s ituated in a sequired g.
�etback area; nr �f
��
(ii) The veqetation is within a fully developed area, public ��
�park, ar legally reserved open spacep or �
�
(iii) The vegetation is within a developable remainder flf a �'
parcel that 19 separated b;jy au 4114GVGiv�wy,.°. .'.d�—� ==� �
feature; or ��
(iv) The vegetation i.s part af landscaping required pursuan� to ��
chapter 18.300. ��
�
d. Shada from other off-site sources is assumed to be shade tha�t �
exists or that will be cas�t by clevelopment for whieh a��3icable
local permits have been approved on the dat� a complet� ,
appliaation for the development is filsd. `�
3, on-site s5ade. The si�te, or a portion of the si�e for which the �� .
exemption is requested, is: �� ,
a. Wi�hin the shadow pattern of az-si.te features such as, but not � :,'
limited to struc�ures and top�graphy which wi1Z remain afte� the `� °
development occurs; or
b. Contains nort-exempt trees at leas� 30 feet tall and mare than 6
inches in diameter meast�red 4 feet above �he ground which hav� a
crown cover aver at least 80 percent ot the site, or the r�levant
CDC RE�TISa�3N - SOLAR - JANUARY, 1991 PAGE 11
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f! t �
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S ,. .,.«w.wnw,mm.a�a.twwpr�LLwHSYSkL.'+se`e:Y13n-".kLCi..:�'.%-YS+�aS.�.i_.+-,a..—Ev�+"'S2Y".4s`�x:AYaeL1 uC � ��� ���
.. . . . :li'�'t�au.��4:"�:,...i-'.L`T...,1s;;:;.Kiu.t� tec:ietww�aw�Ya-wn. .....�._....._,.........�,v.
{t .0' ..�� ♦� . . ' . ... � . . . .
- � , � .. - . $� . . . "
}� . . ' . ,�� . . . �� .
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R��: � . . � � .
'�` pc�r�ion. The applican� ca�n sk�ow such czown cover exists using a
' scaled survey or an aeri;al photograph. Zf granted, t2ae exemption
�° shall 'be approved aubject to the condition that �he �pplic�nt
4'�
�. p;reserve �t least 5b �:ercent �E the crown cover that cauises th� '
shade that warrants the exemptian. The apglicant shall file a
t �' ndte on the plat or other dacuments in �he office of the aounty
reeox�der bindirrg the applicant to comply with this r�equirement.
w• The City aha11 be made a party to any covenani� or restriction
`' created to enforcQ an
y provision of this ordinance. The covenant
�� or restriction shall not be amendeci w�.thout written City approval.
� ��� ��� � � �
4. Comp�.etion of phased subdivis:�on and p�.anned development. 7Che si�:e is
�' part of a phased subdivisioa and planned development �ahich received ,`
t Gonceptual approval as provided in Chapt�r 18.80 none of wl�ich �vas
�' subjeet to �he Solar AcGes� Ordinance for New Dewelopmet�t, and tT�e site
�' anel the retnainder af tihe unplatted portion ot ��Ze appro�ted conceptual
' s,; p1a�s contain no more than 20 percent af the lots in all phasea of the
` subdivision and planned developm�nt.
��
� E� Adjuatments to Design standarrl. The approval authority shall reduce the
;' percentaqe of lots that must comply with section 18.88.040 C to the minimum
f: extent necessary if i� �inds �he applieant has shown it would cause or is subject
''�F to one or more of the following conditions:
,�r,a
� ` 1. Adverse impacts on density and cost or ameni�ies.
Yit:`�
'` a, If the desi,gn stand�rd in sectian 18,88.040 C.1 is applied, either
4 ` the resultin densi� is ?ess �Ghan tha� p ,
4; � Y pro osed or an-site
d�ve,lopment costs (eeg. grading, water, storm drainaye and
,�' sanitary s�stems, and road) and sntar related off-�site development;
casts are at least 5 percent more per lot than if the standard ia
ai not applied. The following conditions, amons� others, could
,a constrain t2ie desigra of a development in a�uch a way that
�? eompliance with sec�ioa 18.88,040 C.l woulcl reduce density or
,; ihcrease psr Iot coste in this manner. The applieant shall ahow
wl�ich, if any, of these or other sim9,lar si:te charact�ri�tics
�;'
apply in an applica�ion for a uevelopment:
; (i) The portion of the site for which the adjustment is eoaght
; has a natural g�ade that is sl.oped 10 Y�����,� o� more anri
p� is oriented greater than 45 dec�rees sast or west of true
south based on a topographic.�survey of the site by the
��; professional land surveyor or vSGS or o�her o�ficiallp
<�%
recognized topographic information.
'� (ii) There is a significant natural f�a�ur� on the site,
�y� identified as such in the comprehensive plan or
develapment ordinance, that prevents �a.ven streets or lots
from being oriented for solas �ece�s-, and it will exist
after the site is developed.
z; (iii� Existi,nq Xoad patterns must be cnntinued through the site
�,{ or must terminate on-site to comply with applicable road
� s�kanclards or public road plans in a way �that pre�ren�s
s� given streets or lota in the d�velopmez�t from being
� oriented for solar access.
(iv) An exi�ting publ�io easement or ri ht-of-wa
g y prev�ents given
� stree�s or lo�ts in the deve�.opment from being oriented for
� sola�r acc�ess.
� b. In �he design st�ndard in section 18.88,b40 C.1 applies to a given
�
CDC REVISIQaI� — SOLAR — JANUARY, 1991 . BAGE 12
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.J , ,e�,p..,�........,,.,.a.«�.—�-._,., :� ,j. � , :, . _. . .,... .. .
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•,:��.• �.,•:.•.••..,.•. . .�.._.:.i„,........'...:.na,i.ui.v.w�r•rxe_ucxanaa+-rn:uuuN..��xa�3L:�R.�.�...LVL�:.::u£GY1.�,«:.rU.�...v��_.suu�..uv.�•sy..w.w.�....�- .' ..�: ' . . . . . ._ � �.�� _
.. .. wu..u.w.��.++�w-.sw.�.wJiSChirtve_4ha:+-tla+tluus_.r_w�u.ra�uviiMa"Y+txbu3t.HI:J�cMr:�v. ...., �
....�_ ,_..s...�..r.....a�u..wnwl�
.
Je. � "�� V� ..
��f �
i(
Y
lot or lots, significant development amenities ichat would
otherwise benefit the lot(s) will be loat or impaired. Evicience
that a significant diminution in �h� market tralue of the lot(s)
would result from having the loit(s) comply with section 18.8�.040
C.1 is relevant to whether a significan� develapment amenity is
�- � lost o� impaired.
, y,
Refer to amenities that qual,ifX or to relevant eomprehensiv�a plan
provisions or inventories.
� 2. Impacts of existing ahade. The sk�adcsw pattern fx�om non-exempt trees
� �� caver over at least 80 percent of the lot and at leaat 5U percent of the
shadaw pattern will remain after developmen� of the lot. The applicant
can show the shadow pattern using a scaled survey �rf non-exemp� trees on
�' the site or using an aerial photoqraph.
x,:
;: �''
a. shade trom non-exempt trees is assumed to rexnain if: the tress are
`� situated in a required setback; or thsy are part �af an exiatinq
or proposed park, open space, or recreatianal ameni�y; or they ar�
separa�ed �rom the developablQ rema�nder of their parcel by an
undevelopable area of feature; or they are part ot landscaping
requixed pursuant to local �.aw; or they do no�t need �o be remov�d
� � for a driveway or other developmente
b. Also, to the extent the sh,acle is caused by on-�ite trees or off-
; site trees on land owned by �he applicant, it is assumed to remain
a'� if the applican� ffles in the offiae of the county recorder a
": eovenant binding �he applican� to retain the trees causing the
"' shade on the affected lots.
�r'!"-
�4` �'• Protection from k'uture Shade. Stsuctures and non-exempt vegetation muat complg
+ ; with the solar Bala�ce �oint Orain�nce in Section 18.88.0�0 on all lots in a
; development subject to the solar Acces� Ordinance for New Dev�lopment, including
e ' lots �or whiclx exemptions or adjustments to the solar Access Ordinance for New
5<<,`, Development have been granted.
'� The app�.icant sha17, file a note on the plat or other docutnents in the office of
'� the county recorder binding the applicant and subse uent
with the future shade protection standa�ds in Section�'. The Ci�ty shall b� mad�
a par� of any covenant or restriction cseated t� enfarce at�y p�oyb�ion of t?:is
` �i�ia.aa,��. i-iie covenan�c or restriction ahall not be amended without written City
�; appraval.
+; G. Application. An application for approval of � S�Cy�],p�}pppfl� �ub���� t� �hx�
ordinance shall include:
1. Maps and text sufficient to shaw the development complies taith the sol�ar
: design standard of s�ction 18.88.050 C, except for lots for which a�a
exemption or adjustmen,t frnm Section 18.88.050 C is requested, including
k_:: all of the following i�ems:
°�;
a. The north-�outh lot dimension and Front lot line orientation of
�ach proposed lot.
b. Protecteai salar building lines and relevant building site
res�rictions, if applicable.
� �� For the purpoae of identifyi�ag trees exempt from Section F, a map
� shQwing existing trees at l�ast 30 feet tall and avsx 6 a.n�hes
diameter at a point 4 feet above grade, ineluding their height,
' diameter and species, and statinq that they are to be ret�ined ancl
" are exempt.
�
CDC REVISION — SOLAR — JAI�pp�RY, 3.991 PAGE 13
,:: f �T :.'^ -i—�,.xz,.rr .»., � � � � � ..
, c 4 :; , , ,;.., e ,"{' ... "^i'e.� v'^.,rv..--�„r.�.�,-r,x.-:.—,,.,�.,-.x.«ey.�,-n.„.-w--_�"..<..�:.— �.__ ,
..»........... . ��.._. .......:.........e..,��..e».v..�s,.a.:..::us...s:J�SU3�ns}......�T.i�..�i,: ��..ti���. � _,..,.,•s-�:e:.sit�a.(a�:�.u.ex:�,..iu�r�-�.ese:::#b'���:z:u�;.s.._�r:.=r.s:su��w..L.::^�..�.,.._ _' .....,..�._.-._.._.._.�._...,.,.,:...a.�...
••l�'. +� r�. �,;� h �'.'.
�� .��aY�!�� a
d: Copies af a11. private restrictions relatinq to solar access.
2. If an exemption or ad�ustment to Section 18.88.050 C is requested, maps
and text snfficient to show that given lots or areas in the devell.npment
comply with the stanclards for such an exemptian or ac1 justment in Sections
18.88.050 D or E shall also be requirea.
�;
H. Process. Complaan�e with Section 18.88.050 shall be determined by the approval �
authority in conjunction with an application tor +� subdivision, or land
partition.
i
18.g8 U'50 Sola�, Balance Point �
A. Purpose. The purposes of this section are to promote the use. of aolar energy,
to minimize shading af stxucturea and aecessory stsuctures, and, where 4�
- � appl3.cable, to minimize shading of structures by trees. D�ci.si.ons r.elated to
this sec�ioin are intended to be ministerial.
:
B. Appli:cabi:lity. Thia sectiAn applies tn an application for a bui�ding permit far
a11 structures in R-1, R-2, R-3.5, R 4.5, and R-7 zones and all single family s
detached and cluplex structures in aI1 oth�r residsntial zones, e�ccept to the �;
e�ttent the approva]; �uthority finds the appliaant has shown that one or more of
th� eondi�ions listed in sections r8.88.050 E or F exists, and exeanptions or
adjus��rrents pxovided for them axe warranted, Tn addition, non-exempt vegetation
plantecl on ldts subje�t to the provisions o� aec�ion 18.88.040.F of the Solar
Access brdinance for New Development shall comply wit� the shade point hei?ht
standards aa provided in sections 18.88.050 D and E.
C. Solar 5ite Plan Required. An applicant for a buildinq perani.t for a structure
subject to this section shall submit a site plan that sh�rws:
1. Th� �taximum shad� point height alZowed under section 18.8E.050 L�;
2. If the maximum shade point height is adjusted pursuant to section
18.88.050 D.l.b, ths average elevation of the raar psoperty line; and
- 3> The location of the shade poin,t, ita height relative to �he average
elevation of the front lot line or the elevation at �he midpoint of the �;t�
front lot line, and its oriex�tation relative to true south; �nd, if �
applicable, ��
` 4. The solar bal.ance point for the structure as provided in section �
18.88.050 H. ���'.
. "�
D, Maximum Shade Point He�ght Standard. The height of the shade goxnt shall comply �.
with either s►�bsection 1 or 2 below.
1. Basic R�quirement. F'
a. The height of the shade point shall be less than or equal to the '
height specified in �able A or computed using �ha following
formula. The height of the shade poin� shall be measured from the ��'
shade point to either the average elevation at the fro�t lot line
or the elevation at the mzdpoint of the fron� l.ot line. If
necessa�y interpalate between the 5 foot dimensions Zist�d in
Table A.
• t:
H = (2 xSRL) - Nt 150
5
Where: H = the maximum allowed height of the ahade point (see Figures
CDC REVISIO� � SOLAR - .7ANUARY, 1991 PA.GE 14
a
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�-� ,. � � ,� ,E.� , Y�. , ��� , �
�
a..� .
, �..w._— ._ __�.y.
a.,.,,.��...�.:.�,w x��..:_.,.u,�,.��..�..�,� ,��,�:sa..__�.s���u. .� ..x�.,�.�x..u,�.�_.,_ .y..,,:_<���-�,,,�<x.�<..��:m.�.�-.����..�..._.._
�: _ __
";a• '�" 't' t.
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4 and 5);
SRL = shade reduction line (the distance between the shade point
and the northern lot line, see Figure 6); and
N = the north-south lo� dimension, providecithat � narth-south
lot dimension more than 90 feet sha11 use a value of 90
• feet for this section. � �
b. Provzdedo the maximum allowed height of the shade point may be � '
increased ane foot ab�ve the amount cal�culated using �the formula
or Table A for each foot that the average grade at the rear `
property line exceeds the average grade at the frant property �;,;
line.
. t
��C������.�������������.�.������.�������.��.�����������5��������������������.��.���
TABLE A - MAXTMUM PERMITTED SHADE POINT HEIGHT (In Feet) i
Distance to North-south lat dimension (in feet) �Y
Shade 100+ 95 90 85 80 75 70 65 60 55 5Q 45 40 �
Fteduction Line +
��
from northern
lot line (in fee,t�'
70 40 40 40 41 42 43 44 �#
�
65 38 38 38 39 40 41 42 43
60 36 36 36 37 38 39 40 41 42
55 34 34 34 35 35 37 38 39 40 41
50 32 32 32 33 34 35 3S 37 38 39 40
45 30 30 30 31 32 33 34 35 36 37 38 39 �
4Q 28 28 28 29 30 31 32 33 34 35 36 37 38
35 26 26 26 27 28 29 30 31 32 33 34 35 36 � :
30 24 24 24 25 26 27 28 2g 30 31 32 33 34 €
25 22 22 22 23 24 25 26 27 28 29 30 31 32
20 20 2b 20 21 22 23 24 25 26 27 28 29 30
15 18 la 1� 19 20 21 22 23 24 25 26 27 28
10 16 15 16 17 18 19 20 21 22 23 24 25 26 �
5 14 14 14 15 1G 17 18 19 2d 21 22 23 24 �
2. Performance option. The proposed structure, or applicabl,e non-exempt �
vegetation, will shade not more than �0 percent of the south-facing �
7_.-�._._ L
yiQGiillj i�t e�z5.���i-ig naAi�able szructure(s)� Or� where applicable, 'tt1� 4;� �
proposed structure or non-exempt vegetation comply with section ��
18.88.040.C.2 or C.3 of the Solar Access Ordinance £or New Development.
If section 18.88.040.C.2, Pratected Salar Building Line, is used, ��
non-exempt �rees �and the shade point atructures shall be set back from ��
the protected solar building line 2.5 feet for every 1 foot o# heiqht of �
the st�ucture or of the mature height of non-exempt vegetation over 2 �� !
feet. ��
E. Exemptian from the Maximum Shade Paint Height Standard. The approval authority �� r
shall exempt a proposed s�ructure ar non-exempt vegetation from �ec�ions �
18.88.050 C and D if the applicant sriows that one or mnre of the conditions in
this seetion exis�, based on plot plans or plats, corner elevations or other �� '
topographioal data, shadow patterns, suncharts or photographs, or oth�r l �
aulas�antial evz.dence submitted by the appliaant. � ;
1. Exemp� Lat. When created, the 3�at was subject to the Solar Access ¢g�
Ordinance for tdew Dsvelopment and was r�ot subject to �he provisions of ¢Y'=, ;
section 18.88.040 F of that ordinance. �A ,-
2. P�re-existing shade. The struature or applicable non-exempt vegetatioa � �
will shade an area that is shaded by one of more of the follaraing: �;: ;
j
� ;
CDG REVISI�IJ - SOLAR - JANiJARY, 1991 FAGE 15
; :
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�:M�,.�r.,,_��;� .._...�.,.,r �. ...�..,,.,..,�.,.�._,_.�_........T.w�..�._:..�_.�_�.�___ ___...:. ___.. .
,:
.._. _.µ..., .�..�.;
1'� e::�ar'.j:s_^.. x>..t��,..�'�.�.1�.nJ['�:r.u�..
�. _.v.ea�<v�tu,�.un.`e..,:.v�.xw .�r:��yy.`c'.� �r:nv:ttGC "d�'1'3v::in}tiuw:.evn.x• ' -�.
u.....ure4: �.:z'S"-t uu_cr�ur.w._.._...
•'Y '�� Ir r
�' `;'
a• An existing or approved building or structure;
b• A topographical feature; or
�• Non-exempt vegetation will remain after development of the sxte.
It is assumed that this vegetation will remain after development
if it:
(i) Is situated in a building setback required by this title;
or
(ii) Is part of a developed area or landscaping required by
thfs title, a public park or landacape strip, or legally
reserved open spac�; or
(iii) Is in a developable remainder of a parcel that is
segarated by an undevelopable area or feature; or
(iv) Is an the applicant's property and not affected by the
development; or
(v) A duly executed covenant is us�d to preserv� tre�s causing
sueh shade.
3• Slopeo The sit2 has an average slope that exceeds 20 percent in a
directian grea'c�r than 45 degrees east or west of true so�th based on a
topographic rurvey by a Yicenaed professional land surveyor or USGS or
other offi.cially recognized top4graphic information.
4• In�igni�icant benetit. The proposed structure or non-exempt vegetation
shades one or more of the fo�.].owing:
a• An undevelapable area;
b. The wall of an unheated space, such as a typical garage;
C• An area without solar teatures; or
�'
a• Ara undeveloped lot, other than a lot that was subject to the �olar �
Acc�ss Ordinance f�r N�W .^,�v8i'vYnieni, wnere: �"�
�
(i) There are at least four single family detached ar attached ���
homes or duplexes within 250 feet of t�e lot within the ��
same subdivision or a phase of the subdivision; and ��
(ii) A majority of the homes identified in subsection d.(i) ��� I
above have no solar features. �;
t# I
5• Public Improvement. The proposed structure is a publicly owned ;� I
improvement.
{;�.:�
F. Adjustments to the Ma�eimum Shade Point Height Standard. The approval authority �`?
shall increase the maximum permitted height of the shade point determined using z�<
s�ction ].8.88.Q50 D to the extent it finds the ap�licant has shown one or more e
of the fo114wing conditions exist, based on �,.�;,t plans or �`
elevations or other topographical data, shadow Pla•ts, corner ��,
patterna, suncharts or ��
photographs, or other substantial eviden�ce submi�tted by the applic�nt. ��
1• Physical conditions. Physical conditions ��
P,�z ;
site in a manner that compliea with section 18.8$.50 D�pduettofsuch ��
thinga as lot size less than 3,000 square feet, unstable or w��t soils, F�
or a drainage way, public or �axivate easem�ntR or right-of--way.
�
CDC REVISION - SOLAR - JANUARY, 19g1 PAGE 16 r ,
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�..: � .- �.� � � ..;.:2v.�.�,.�N�x:a�s+�n.�.�.:�Na::v^��...n.t_-7w� ".____w...�.N.....,.,,«,-.:...:.+a��..
. . c..ses�7,j..c�w.a�.�..u..:,a...v¢r,.UeS:�:�,...J.L'4.--"-+t.r'n. � .�y.L^�'ds,..t..,..�.tc..�.�.. '
� � _»..���.�.�.uruxve.m".u-,�.�a:r-.aax..-,
.�,�� �'�0 �� ��� t-*•
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2, Conflic� between the M�ximum Shac�e Point Height and Allowed Shade on the ¢Q; �,
Solar Feature S�tandart ndard described irl aectiona 8b888050 Ii or beesited �
sQ�ar balance point s �,. ;
as near to the sola� balance point as allowsd by section 18.88.�50 H, if: � :
a, Si€ing, the proposed structure to mee50 tD w�a cau9eh its solar �u` ��
height standard using section 18.88.0 section
fe�tur.e �o potenti�ll� be shaded ae determin�d using �,F �
1g,88.050 G; and �
b, The applica�ion includ�a a form provided for that purpase by the z, ;
Ci.ty that: � '
ti� Releases the app
licant from complying with section ��
18.88.050 D and agrees �hat the prapoaed atrructure may 'h ,
ahade an area o�herwiae protected by section 18.88•!!50 D;
�ix� Rel�asea the 6ity from Iiability for damages resulting ' '
from tY�e adjustment; and �A,�
(iii) Is signed by the owner(s) of the properties that would be �
shaded by the proposed structure more than allowed by the
�� `
provisions of sectiorn 18.88.050 D.
�, Before the Gityas been araz�ted pursuant to sectioncl8r88f 050 Fi2h ' �
an adjustment h g
�h� �pplicant shall file the torm pravided for in subsec�ion 2.b
above in the Office of the County Recorder wi�h the deed� ta the s
affected praperties.
G, Analysis of 1�llovred Shade on So1ar Fea�ure
1, p,n applicant m�y'. but is not required t�o, pe�f�z�n tY:� �-�^'-'����ons a.n Ar
comply with the standards of section 18.88.050 G.
2, .�ppli:cants aze encourag�d �pg d ht of any solar feature(s y will�no'��be
at the lowest h g , T�e
ure so th : �he south
struct to '
buildings oz raon-�xempt trees on i.ot(s) rocedure to II
shaded by oalculation p
applicant should complefi� the following
de�ermi:r�e i.f solar feature(s� o� the proposed struc�ure will be�Msha�ded�
To star�, �he applicant staould choose whiek� ot tne ioiiowa�=y � �
to the south �Co use to calculate �
slaade origin��ing from adjacent lot(s) �
the maximum shade height at the nnrth property line:
a, Existinq structure(s) or so�-exempt trees; or �
b, The maximum shade that can be casif theflot(s)bto�the9soutTnncan �
exempt trees, based on T'able C. �
be further divid�d, then �he nortka-south dimension is assumed to
be the mi:nxmum lot width requiFed for a new lot in that zone.
3, The height of the lowes�h°respect to e ther thetaverage elevationaor
structure is calculated
the elevation at the miclpoint of the front lot line of the lot to the �
south. �
q, The applicant can determine the height�hQ �ourceao� shade selectectain
upon the applicant a solar feature bgr
subsection 2. by using the following formuLa or Table B.
SFSH = SH - (SGLO2.5)
CDC REVI�ION � SOY,AR — JANUARY, 199i
PAGE 17
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,
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' . ,„,-w,;..,. �..-...♦, .-,_n „�r; ,- �, ,..
. : ', ,
. __.�_�.,.--���- ,. .;. . , .:..,
.. .w, . ,<. . ,..,�.i�_ �,s .�..,�_
s�e�s�e��—...---�:��.��s��es�e�a�,s�
��• � •Y'
� {
���
Where: SFSH = the allowed shadow height on the solar feature (see
Figure 8)
SH = the height of the shade at the nc�rthern lot line of
lot(s) to the south as determined in section
18.88.050 G.2
SGL = the solar gain line (the distanc� from the solar
feature to the northern lot line of adjacent lot(sp
ta the south, see Fiqure 7)
TABLE B - MAXIMUM YERMITTED HEIGHT OF SHADOW AT $aLAR FEATURE Yfeet
Distance from A1lowed Shade Height at Northern Lot Line
So].ar Gain Line of Adjacent Lot(s) to the 5outh (feet)
to Iot line �feet)
22 21 20 19 18 17 16 15 14 13 12
50 2 1
45 4 3 2 1
90 6 5 4 3 2 1
35 8 7 6 5 4 3 2 1
30 10 9 8 7 6 5 4 3 2 1
25 12 11 10 9 8 ? 6 5 4� 3 �
20 14 13 12 11 10 9 8 7 6 5 4
15 16 15 14 13 12 11 10 9 g '7 6
10 18 17 16 1.5 14 13 12 11 10 9 g
; g _20 19 18 17 16 15 14 13 12 11 10
------------�------=------------------ -----------
' -------------------=-----°_____-- -----
----------------
Table C may be used to determine (SH) in the above formula
-------_nmw�e�______===
' TABLE C
; North�south 1at
dimension af
adjacer:t 100 95 90 85 SQ 75 70 65 60 55 50 45 40
lot(s) ta
south
Allowed shac3e - —
height at tk�a
north prop�rty 12 12 12 13 14 15 16 17 18 19 20 21 22
l.ine of adjacent
lot(s) to soutk�
S. If the allowed shade heiqht on the solar feature calculated in subsection
4 is higher than the lowest heiqht of the solar feature calculated in
subsection 3, the applican� shall be encouraged to consider chanqes to
the house design or location which would make it practieal' to locate the
solar feature so that it will not be ahaded in the future.
H. Solar Balance Foint. xf a structure does not comply with maximum shade point
height standard in section 18.88.050 D �aac� tl:e allowe� s2-iade on a solar fea�ure
standard in section 18.88.050 G, then the solar balance pnint of the lot sha1Z
be calculated (see Figure e) . The solar balanae goint is the point on the lot
where a structure would be the same from complying with both of these standards.
I. Yard Setback Adjustment. The City shall grant an adjustment to the setback
requirement(s) as indica�ed below xf necessary to build a prngosed 3tructure so
it camplies with either the shade point height standard in section 18.88.050 D,
the allowed shade on a solar feature standard in section 18.88.050 G, or the
solar balance point standard in section 18.8�.050 H as provided herein (see
F'igure 8) . This adjustment is not intended to sncourage reductians in available� �
solar access or unnecessary modifica�ion of setback requirements, and shall apply
an].y if nec�ssary for a structure to eo�ply with the applicable provisions of �
this chapter.
CDC REVISION — SOLAR — JANUARY, 1991 PAGE 18
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1. R-7, R-12, R-25, and R-40 2ones:
a. A fran� yard setback may be reduced to not less than 10 feet.
b. A rear yard setback may be reduced to not less than 10 feet. ,
c. A sicie yard setback may be reduced to not less than 3 feet. I
d. Corner and through lot setbacks naay be reduced to not less than
15 feet.
i
e. Setback to the frotnt of a qarag� may be reduaed to not less than I'
18 feet.
2. R-3.5 and R-4.5 Zanes:
a. A front yard setback may be reduced to not less than 15 feet.
b. A rear yard setback may be reduced to not less trian 10 feet.
ca ?� sa.de y�rd s�tb��� may �e ��du��� ta ae,� I��s tin�n 's fee�.
d. Corner and through lat setbacks may be reduced to not less than
15 feet.
e. 5etback to the front of a garage may be reduc�d to not less than
18 feet.
3. R-1 and R-2 Zones:
i'� >:'`'
a. A frQnt yard setback may be reduced to no� less than 25 feet.
b. A rear �ard setback max be reduced to not less than 20 feet.
c. A side yard setback anay be xeduced ta not less thars 5 feet.
: d. Corner and through lot setbacks may be reduced to not less than
15 feet.
e. $etback to the front of a garage may he reduced to not less than
�i;i;',; 18 feet.
J. Review Process, Compliance with Section 18.88.O�i0 shall be aetermined bg the
Direator in conjunction with an application far a btxilding permit.
18.88.060 Sc,lar Aacess Permi�
A. Purpose. The purpose of this section is to protect solar access to solar
features on lots designated or used for a single family detached dwelling or
duplex under certain circums�anc�s. It authorizea awners nf such lots to apply
for a permit that, if granted, prohibits solar features frc�m being shaded by
certain future vegetation on and off the permittee's aite.
B. Appliaability. .An owner or contract purchaser of property may apply for and/or
, be subject to a sol�r access permit for a solar feature if that property a.s i�
a R-1, R-2o R-3.5, R-4.5, or R-7 zone, or is or will be developed with a sinqle
family or duplex dwelling in all other residential zones. The �ity�s decision
` whether or not ta g�cant a solar. acaess permit is intendsd ta be ministerial.
'
�. Appxaval s�axi�iards for a so�.ar acces� permit. The Di.rector shall approve an
app],ication for a solar access permit if the applicant shows:
� '
�,' CDC REVISTON — SOLAR — JANUPsRY, 1991 PAGE 19
� �
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���;i
��;�
�.a,;.
�;�
.. ..,, . ,.. . �.,,-v. .x ..u,,. z�u.-...�.� _ ,..�. ... . _._. .... ... _..-..;
-a`:.:._,...._.. . _...._..,_.>_....,.•.�:.i.e,. .•�:,,•:�.u..w�.c'x.va.+:.�..t�:;s.'.�[.1..:,-1T'.12'w.Ll'JL:L+.::a'�a�:6+».n ,•., v-,x...xnr.s.ata�:r.av�:,.•�+.:+= ,ru+.+cm�,.�w.«c>ve..:::5cat.tt°c. �xc't_u�.+3:;rv � .
.. .. u.tss�wo�a,^ .w�u.uvs�ru l.as.,m.w..vu..e...........�_,....._..... .-�..�....,w�.w.v
x ��
..;�� `,� .Y .:
} Y
�,' �,J� `
,;'
1. The application is complete; � .
2. The information it eontains is accurate; and }�
3. Non-exempt vegetation on the agplicant's property does not ahade the �'�
solar feature.
D. Duties created b� solar acce�s permit. ��'�
�
�,� '
1. 1� party to whom the City grants a solar access permit shall: � %
a. Record th� ermit ie al descri tions of the ro erties affected `(`�� '
by the permito the soYar access height limit p and the �ite plan +�
required in secrtion 18.�8.060 E.3 (with auch modifications as �`� '
� required by the Di,rector) in the office of the county recorder �
wi�h the deeds to �he properties affected by it, indexed by tha 4, •.
.. . na�mee of the owners of the affected prop�rties, ax�d pay the f�aes '
for such filin ° ����'
g• !�' �
b. Install the solar feature in a tianely manner as provided in j�
seetion I8.88.050 H; and �,
��
c. Maintain non-exempt vegetation on ths applicant's property so i� �
doss not shade the solar feature.
��
2. An owner af property burdened by a solar acaess permit shall be ��
respansibTe and pay al.l costa for keeping non-exempt vegetation from �
exceeding the solar access height limit, However, vegeta�ion identified �t�
c'�� BSiesiTip� t3ii �iYB 83 G� j."1nZ.aYY r.tsyi3,ii@C�s 1.IS so.^.'t:.CS: :.E.��i.�v Q F.a� `iP2��i`��'�3.6fl ��
an owner shows was in the grQUnd on t�ie clate an application tor a solar �¢
acc�ss permit is filed, and sAiar� friendly veg�tat,ion a�ce exempt from �l�e a�
eo�:ar 3cce�s permite �
,
���
E. Applicatian eontents. An a�plica�ion for a �olar accesa persnit shall contain the G:�
r�
followin information: �.
9
�.
. i
�',..
�.. A legal desoription of the agplicant's lat and a legal de$criFtion, �`>�
,€
.. r a . s- .�`
�+a na n
[�..Y_SR 4 '
owr.ors ..,�.��� �_c� eraners �_�.�e_��s �c��c �o�a all or a portion of whic,i �
.
�'
are witk,in ].50 feet of the applicant s lot and 54 degrees east and west �� '
of true ��9;±h m°y8L'�°_� fre::�e �he �ast and west corners of the applica�atoa �'._
- south lot 1ine. The records of the county assessor's office shaZl be � '
uaed to determine who owns ro ert for ur oses of an a lication. The �"
P P Y P P PP ���
tailure of a property owner to receive natice shall not invalidate the �
action i� a good f.a�th attempt wag made to notify all persons who may be ,�
af€eeted.
:�
2. A scaled plan of the applicant's property showing: >�
,�
_ ,5 i
}; a. Vegetation in the ground as of the date of the application if, �f;
when mature, that vegetation could sh�ade the solar feature. �� i
r;�
r,�
b. The appro�imatc heiglat above grade of the solar feature, its �� II
�o�atian, and its orientatic�n relative ta true south. �
3. A scaled g�].an of t�e propertiea on the list required in subsecti�n 1 '� 'I
� abo�ve showing: I
„� °:��
a. Their approximate dimensions; and �
b. The approximate location of alY existin ve etation an eaeh =� ,II
proper�y that could shade the solar featuregsg on the applicant's ?� I
praperty. '� 'I
r�
CDC RE�ISION — SQLAR — JANUARY, 1991 PFiGE 20 ��
x
[ h
�
' .
.. . '.����� r-.-..N_ �.�..�e�.,-�e- +e+.�.'-....�,i. ..ti:.i- � . .
.
..a '...�.�-r...«..ma-'-+..^n't^.w+�..,+w+..?t- ,nr y R'Wr,«�:yr.,..........•t...+-..-«..�-:-n ._'4:.,. -._..r«�;�.,�.
��. .:... � .. �.. . :�. . .. . � . . . ' ... . „ ���
.� ,� �, _ . ...._....
'� ,:.� �> ,,r
�`` ��
+_' 4. For eaah affected lot, th� requested sola.r access height li.mit. Tk�e
solar access height limit is a series of contour lines establishing the
�� maximum permitted height for nor►-exempt vegetation on lots affected by
a Solar Access Perm:it (see Figure 11.). The contour lines begin at the
bottom edge of a solar fea�ure for which a permit is request�d and risa
in five foot •increments at an angle to tkxe south not lesa than 21.3
degrees from the horizon and extend not more than 54 degree� east and
west of true south. Notwithstanding the preceding, the solar acces�
h�ight limit at the northern lot line of any lot burdened by a solar
access permit shalZ allow non-exemp'� vegeta�ion on that lot whaae height
' causes �o more shade on the benefitted property than cculd be caused by
t;
a s�ructure that complies with the Solar Balance Point Ordinance (Sec�,ion
;,,. Z8.88.050y fox existinc� iists.
5, The required fee.
Y .
6. It available, a statement signed by the owner(s) of same or all of the
property(ies) to which the permit will apply if granted verifyinq that
� the vegetation shown on the plan submitted pursuant to section 18.88.060
�` E.3 above accurately repre�ents vegetation in the ground on thg date of
th� applicatian. T�e Citp sha13. provide a farm for that purpose. The
signed statements provided for herein are permitted but ndt �equired for
a complete appl.ication.
, ;; F. Application review procsss.
�F,; 1. Unless wa�ved by the Aireetor, prior to filing an application for a solar
ae�s�s e�-:::i4 t ' 'o �� �a��;, �
;r': � � wn ���li�ar. ��Y�ica:xt Y ta�iv� sh�ll ha�re a
. gre-application meeting with the Direetor to discus� the proposal and th�
��; requiremente for aa application. I� a meeting xs held, th� Director
shall convey a written summary of ths meetinq to the applicant by mail
within 10 cal��ndar days of the meeting.
2. Aft�er th� pse-application m�eting is held or w�iaeci, the applicant ma.y
file an application containing the information required in section
18.88.060 E.
;F`! 3. Within 10 calendar days after an application is filed, the Dire�tor shall
� ' sletermine whether th� application is complete and if it is not comp'lete,
t ;
, notify the applicant in writing, and speeify what is required to make it
�,�� complete.
x� 4. Within 14 ealendar days after the Director decides an application for a
solar access permit is complete, the Director shall issue a �as�itten
�` deci�ion tentatively appxoving or denying the requ�st, together with
''. reasons therefore, based an the standard� of section ig.88.060 �.
�.; a. If th� decision is to deny the permit, the Director shall mail a
copy af the decision to the applicant. This shall be a final
decision.
;;'�: b. 2f the decision is to approve the permit, and the owners of all,
affected pro�erties did verify the accuracy of �hs plot plan as
permitted under sectian 18.88.060 Ea6, ths Director shall mail a
t� ec�py afi the decisian to the app��suant and affectsd parties by
- cer�i�ied mai7., return receip� requested. This shall be � final
decision.
�; c. If the decision is to approve the permit, and the owners af all
"' affected properties did not v�rify the accuracy of the plot plan
`•� as permitted under section 18.88.060 �,.6, the Director shall send
rt,,
��it a copy of the decision to th� applicant 'a:nd ts� th�, ownera of
�,'�
'� CDG REVZSION - SOLAR � �ANU�3t', 1991 . FAGE 21
<<
;�
�
�
� ��� � � ' � _
,x+.w _.. , .: . .. . . . . . .
, . .
: . , ...
:` !� ..
,
: , s�,-�,.��,.�.a_ �..�_.: _
+� �� .i�F a,,
�.
t,�, ��y ��Y
affected propert�.es who di.d n�� siyn the sGrifi�ation statem�nt 1
' pursuant to secti�on 18.88.060 E.6 by certi�ied mail, return
receipt requested. This sha11 be a tentative deeision subject the
provi5i:on� in subsectiona (i) throuqh (iv) belaw. If the nirec�o�
��`, determine� t�hat the ow�ners of a given property affected by the
perma.t-axe not the oeeupan�e of that property, tk�en the Director
also shal,l send a copy of the notiae to th� oeeupants af such
groperty.
(,i) The notice Paas sent to the applicant ahall inalude a sign
that says a solar acceas permit for the praperty has been
<< tentativeZy �pproved, and that informe readers where to
obtain more in£ormation about it. The applicant shall be
�� ins��ucted to eanapicuously post the sign so it is vieible
from righ.t-of-way adjoining the property, and to eign and
return a form provided by the Dir�c�tar cerfiifying that the
sign was posted as parovided herein not tne�re than 14 days
f°
after the tgntatxve decision was mailed.
(ii) The notice �hall include the plot plans requirecY in
`.,
se�tions 18.88.U60 E.2 anel 3, the proposed solar access
height limits, and duties created by the permit.
�4 (iii) The notice sha11 request recipients ito v�ers.fy �E�a�t the
"' plot plan shows all non-exempt vegetation nn the
recipien�'s property, and to send the Director co�n�nts in
, ' writing within 14 calendaz ulay� after the tentative
!.`3` decision is mailed if th� reeipignt believes th�
applicant's plot pl�n is inaccu�ata.
�� � �
,� {iv) Withiz� 28 days after notic� of a tentative decision is
�< mailed to affeated parties, the Director shall consider
respanses received from affecte,d parties and0or an
inspection of the site, modify the plot plan and the
permit to be consistent with the accurate infarmatio�, and
j.` issue a final decisidn. The Dire�tc�r shall send a copy of
the permit and soZar access height limits �o the owners of
�� each property affected by the germit by certified mail,
return receipt requested.
��,; 5. If the appli.cation is approwed, the app�icant snaii secora �n� ���.�w�.
� ,,s associated solar access height limits, legal desc�riptions for the
affected properties, and the site plan requixed in section 18.88.060 E.3
(raith such modifications as required by the Director) in the officer of
the county recorder with the deeds to the properties affected by it
�'�?� before €he permit is effective.
G. Permit enforcement process.
1. Enforcement request. A solar access permittee may request the City to
enforce the solar access germit by providing the fo�.lowinq information
ta �che Director:
a. A eopy of the solar aceess permit and the plot plans �ubmit�ed
witt� the permit; and
b. �he legal description of the lot(s) on whs.ah allegesi nan-exem�t
vegetation is situated, the addrgss of the owner(s) of that
property, and a scal.ed aite plan pf the lot(s) shawing the non-
, ;; exempt vegetatian; and
,:,,; c. Evidenc� the vegetatio� vzolates the solar acce�� pez�anit, such as
j PAGE 22
� C1�C RES�ISION - Sat+� - JANUARY, 1991
,� . ,
� .
� `
kE
�
+.�9� . . � � ' � � .
7{ t(,� � . � � .
S_
. .� . � '. ' ..
� .:, .� - . - , . .., . :. -, ' .� . .��-
. . �:: . . . ��.�. . .. .. . _.._....�....._.....» ��....y-...�......�.,:�--- . ...,� . ,rrn..., �
��,:.„.................,...,..... -,, r-, . � "
..: . :_.;._.__ ., a.... .�,. ,....��_. t^-` . ..
_ . .. -— — — - "=..� r�""�'._...�
. ,.._ _. , . . _. . ...._ .. ..�.. ,.s.,
,,.N� nr �p .
�'.��� �i��k,'
a sunchart photoqraph, shadow pattern, and/or photographs.
� :
2. Enforcement process. If the Direc�or determines the request for �
enforcement is aomplete, he or �he shall initiate an enforcement action �
as a Class 1 aivil infraction pursuant to Chapter 1.16 of the Tigard �'�.+
Municipal Code. The �iirector shall not enforce the permi.t againat �
v�getation the owner of which shows was ir� the ground on the date the ��,
permit application was filed with the City. �
�
H. Eacpiration and extenaion af a solar access permito
��;
1. Expiration. Every permit issued by the Director under the provisions of ��
this ordinance shall expire if the constructian of the solar feature r.
pro�ected by such permit is no� commenced within 180 days from the date ��
of such permit, or if the cons�ruction of the solar feature prntected by �;��;
such permit is suspended or aYsandoned at any time after the worDt ia ��:
commenced for a period of 180 days. Before such wark can be recommenced, �s#�
a new permit shall be first obtained tn do so, and the fee therefor shall ��
be one half the amount required for a new such work, provided no changea �1#
have been made or wi11 be made in the original plans and specificat,i4ns ��.
far such work; and provided further that such suspension or abandonment �
has no� exceeded one year. If the per�ittee does not show construction
of the solar feature will be starteci within 180 days of �he date of the ��
permit or the extension, or if the solar fsature is removed, the Director y ;
shall tex�minate th� permit by recorda.ng a notice of expiration in the
Office of the County Recorder with the deeds to the affected properties.
2. Extensinn. Any permittee holding an unexpired permit may apply for an
extension of the time withi�n which he or she may commence work under tlnat
ce w
ork
�aithin the ti.me re uired
's unable
to comme
n 9
P
er.mit wh
en he ox
she i
by this secta.ot� for gooc� and sats.efactory reasons. The Dircector may
extend the time fos action by the permittee for a period not exceeding
s u on written re uestl� the permittee ahowing that circumstahces
180 da Y
Y
�
9
beyond th� control of the permittee have prevented action fram being
taken. No permit shall be extended more than once.
t
OTHER RELATED CODE AMENDMENTS
�,�.
�18 32 090 Approval Authoritv ResAansibili.ties �
1�,. 13. Tree removal permits; [and] �
14. Director's interpretations [.]: and ��
�„
f�
ls Solar Acaess Requirements F�ursuant to Chapter 18.88.
��
C, 7. An appeal of a sign permit decision or administrative exception made by ��
the Director pursuant to Subse��ions 18.114.030 D and E or aection ,�
18.114.148, respectively[.); and r�
8 Solar Access Reauirements pursuant to Chabtsr 18.88. ���
��.
D. 90 . .. . . . lands annexed to the Ci�y; [and] �;�
�;�
10. �.�commencia�ions to the City Council on annexations[.]: and ��;
11 Solar Access Reauirementa pursuant to Chapter 18.88. ��
s'r
18 44.060 Additional Reauirements '�
, �}.
�;�
� — UARY 1991 PAGE 23 �
CDC REVISTOI�T SOLAR JAN ,
4
'
t , .. , . . .. , . .. . .. _. '� � . .� ,:; .. . . .... ...., . .— —_ ��..- —�
�
, :���.n.�-�,.�.u._:.��:��,�:�:: �.�.:,,,.�,..-.._._.w..�_......,,�....,.,,.�,.;_.,,�...,..�..�ati�.mti�,m_�.��.�..,�.,._.:.;�._�___„�::....�..._..,v.;
f��.....n�..__._ �::_. _.�...:.__....�.,.�.�u�� �..,�,.<,,,�:,.u.�_.
�
1
k�� �a� ,,, ,�, �
, �`'s i
,:r? �� �
A. 2. Overlay Ais��ricts, Chapters 18.80 Planned Development, 18.82 Historic �
Overlay Ui�trict, [xnd] 18.84 Sensitive Y,ande, and 18.88 Solar Access �
Requirements;
18.46.060 Additional Requirements �
A. 2. Ovezlay Districta, Chapters 18.80 Planned Dev�elopment, 18.82 Historic i
Overlay District, [and] 18.84 Sensitive Lands, and 18.88 Salar Access �
Rectuirements;
18.48.060 Additional Requirements �
�
A. 2. Ov��lay Districts, Chaptera 18.80 Planned Development, 18.82 Historic (
Over3ay District, [an�i] 18.84 Sensitive Landa, and 18.88 Solar A�cess
Requirements;
18.50.060 Additiqnal Requirements
A. �. ovc�rlay Di.�tricts, Chapters 18.80 Planned Developme��, 18.82 Historic
Ovezlay Diatxict, [and] 18.84 Senr�i�ive Lands, �and 18.88 Solar Acce�s
Requir�ments; �
�
18.52.060 Addi�ional Requirements �
A. 2. Overlay Districts, Chapters 18.80 Planned Development, 18.82 Historic
Oveslay District, [and] 18.84 Sensitive Lands, and 18.88 SoZar Acaesa
Reauirements;
18.54.06U Additional Rec�uirements.
A. 2. Ove�lay Districts, eha�tprs 18.80 Planned Development, 18.82 Him�r�ri�
Overlay District, ].8.84 Sensi�ive Larnds, [�nd] Ac�ion Areas(;]. and 18.88
Solar Access Requiremen�ts;
18.56.06D Additional Reaui.remeats
A. 2. Overlay Dis�ricts, Chaptera 18.80 P�.anned Development, 1g.82 Historic
Overlay Dis°trict, 18.84 Sensitive Lands, [and] Pdction Areas[;], and 18.88
Solar Access Reauirements;
1a.5$.06t� Additianal Requirements
A. 2. Ov�rlay pistric��; c�i�oters 18,80 Planned Development, 18.82 Historic
Overlay Aistrict, 18,84 Sensitive Lands,. (�nd� Actyon Areas[;J, and 18.8$
Solar Access Requirements;
18.130.150 Standard Dimensional Requirements for Conditi.onal Use Tvpes
C. 15. Duplexes;
a. Lot Siz�: 10,000 squar� feet; [and]
b. So1ar access Reauirements, Chapter 18.88; and
[bja. The remaining dimensional res�uirements o£ the
underlying zoning district shal]. apply�
SdLARACG/KL
CDC REVISION - SOLAR - 3,AIJUARY, 1991 . PAGE 24
,
i M � t 1 rtv ^!. 7T"'�'c �
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+'" i r � �� p � e ,r
i 5 �� i � �ti rv,
�:.i� 1v! ,� i n ;r,. �i��
..,:�. ���� � ,�^ , . . . . , . .. �
......,,w _::- e. , ,.a.�:.:, �. ..�.i�._�._�. .,,..s.�«.,,....,....'..i..,.,. ..':-<., .,...si>...,. ,a_..:�xL.._i,. ...�.,,. ....�. . e.'+...�avkr.. . . �, `'k=.r,�,. .^,Y .-. .,z-�.. , , ... .. ._. .t.,....,...,..m.,......._
..,x.
, �.
January 3, 1991
�, ��.'d����i��3�t`•1:�+�,
�ity o� '.Pigard
Re: Solar Aeces� Ordinance �
We wdu�.d like t�.e Tigard Planni.ng Commissiorz to be informEd
�that NPO �� -�ool� action in -�he �'orrn o�' a mo-tian votec�. on
by unanimous vote �o �nc�arse �Ghe ,5olar Access Ordinance
as presen.ted. Thas aation was -�a�en. a-� our� m�eting on
�Tanuary 2, 1991 at whieh there was a quorum presen.'t.
d �°ar �Terman. 1'orte�, Py�esident
���'E ,�
R���wVEta
��! � 1��1
<
C�MMtlNIT1'p�V��QRNI�lV'�
�
;
� �EG�1V!�!�
� ,' '.,� � �9�1
CAMMUNiTif DEVELOPM�NT
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