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Planning Commission Packet - 01/21/1991 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. � f �`E 3 :.'�� .c,..�..m_!�.a.,.,.�.�. ,k..�u-�.�.!.i....�...:.;..x._u.__..._.�.......a....,.,....�i�*....u.:$_!.'"�.�.w..�....�'..:�..._�w;��a.s._._.,.u..CS!.3,L,..,.._. _.,...... '.�_.,._t..�..Fa.Ex_r....�.w.�..:3._ .,.}�....«w Su��o-}.�.i...�:r.w.W.u.1�.Wa,....,:i..C3-�.t..w....Tr�,.i ?,'r' . z'. . �..� .�' 'f TIGARI�PLANNING COMMISSION MARCH 4, 1991 - 7:3U PM � TIGARD CIVIC CENTER -TOWN HALL 13125 SW HALL BLVD., 7'IGAR�D, OREGOI�T I, 1. CALL TQ ORDER ; 2. ROI.L �ALL � t i 3. APPftOVE MINLTTE� ' '' /� � ��t h�� 4. PL�ANI�TING COMIVIISSION COMMUNiCATION � W��1 ... �,,,,0 � � .�c,laopl ��5-��+� � �� /�,��'�n� ��- 6. PUBLIC HEAR '6'�y �� ; 5.1 STJBDIVISION SUB 91-0002 PLANNED DEVE�,OPMENT' PDR 91-OOA2 ZONE CHANGE ZON 91-00U2 LOEWE�iJRE1�IAIS8A1dCE HOMES. INC. (NPO #5) A request for 1) Zone �� Change approval from R-4.0 l"R�es�'dential„4.5 unitsfacre� to R-�.6(PD)(R,esadentiaD,4.b units/acre, N'�: Flanned Devetopment overlay zon�)a�d A 7 (Reaidenta�l, 7 uxiite/a�xe) to R-7 PD {Residentiel, ' � uni.ts/aare, �lataned Develor�mesxt averlap zone); 2) Subdivision nrelimit�rq plat-Ptanaed �1:' Development conceptual plan approval to divide approx°sm�ately 4 acres into 1B lots between �;: approaimately 5,580 and 8,540 square feet in eize. In addition, dedication of approximately 1.3b `x;'; �cres fc�r greemm•�ag/ogQn s�e ts th� Cit�► of Ti„daa�d 'ae propeaps�. SC?I�TE: �.� & 1�-7 (Residential„ 4.5 units/acre), (R,esi.dential, 7 trnits/�acre) �OCATION: Sou�h of�enai�sance 9Voods, east of Asl�ford Cl€�s (WCTIVI 2S1 12CA, tax luts 600 & 70U) APPLICABLE LAW: Comffiunity Development Cnde Chapters 1�.32, 18.50, 18.80, 18.84, 18.92, 18.b02, 18.134, 18.1�0, 18.160, 18.164 atyd Coanprehex�sive Plan Policies 2.1.1, 3.1.1,8.4.2, 8.5.4, 3.6.1,4.2.1, 7.1.2, 7.2.1, 7.3.1, 7.4.4, 7.8.1, 8.1.1, and 8.1.3. ��; 5.2 APPEAL OF SITE DEVELOPMENT RE�TEW SDR 90-0022 VAR7AiVCE `�AR 90-0093 LINCOLN EIG O# ) ap has ed with regard to 's decision � � approving, s to co di a i D opme w requ to allow nst� ion of a seven-stury, 4Q,OUf! e t buil evel par ' 'on also approved a ' ted r u allo e h ' b ' • 90 feet whereas �he mt�im hei�t allo in e GP zone is 45 feet;and 2) to reduce the size of required parking stalls from fee to feet. The plication on a will be heard de novo. ZONE: GP (Commercial P A : 0250 SW n � 35AB, tax lat 1000). APPLICABI.E APFROVAL CRI`TEIi�IA:Tigard Community Development Code Chapters 18.32, 18.64, 18.100, 1�.102, .18.106, 18.108, 18.114, 18.120, 1$.134D and 18.164 , and Comprehensive Plan iPoliciPs 2.1.1,4.2.1, 5.1.1, 7.12, 7.4.4, 7.5.1, 7.5.2, 7.6.1, 8.1.1, 8.1.2, 8.1.3, 8.2.2, 9.1.1, and 9.1.8. (Sourcea Site Development R�eview Appr+oval �tandards-Coc1e Section 18.12Q.18Q); 6. OTFFiEft BUSIl�TES�S °�+ �°y�° �� T ��=�� Ivd�:�r`"' " �. �o�� • �� e�r��9 �v i siok � �►�ro� .�vi� - e:�� °� • � �»� 1�� - 9� !� c, t�Jo�r � .�� q 31 „"""�.,, �t i�� • '� p��CC. 0 C�t.�t A 4`� ""�' ��°- � �atV�... ��"�'�� a, � IK��1'� �,,eG�� : �` "" ''t'`"T'" +�rn �^^`" 7'?" i s� .x�—*--n � .�ri � . , �, ti � � .,. , ._ .. _ . . . . .,�,-.. _ .. . . . , .,. ., . .. . .._.�_='— , �..�:. ......:. .. .. :... ;�;:-:. � ...<:, ,,..� .�. ., �.�� , , , ,_��.; ,_ ,,,�� . . ,., , . __.. . ,�:�.��.,. __,>: �. ..,. . _ . :. �.. ,.,�a �:,.;: �� .. . �� W� �� - TIGARD PLANNING CON�lISSION � R�GUL�IR MEETING - Mu1RCN 4, 1991 � ��. 1 . President Moen called the meeting to order at 7:30 PM. The meeting was �� held at Tigard Civic Center - TbWN NALL - ��125 SW Nall Boulevard, �� ' Tigard, Or�gan. k� 2. �OLL CALL: Present: President Moen; Cammissi�ners Castile, Fessler, �� - Fyre, Moore, and Saporta. t� #� Absen�: Commissioners Barb�r and Boone. �� ; *� Staff: Acting Senior Planner Jerry Offer; Development �� ` Rev9ew Engineer Chris Davies; Community Involvement ;� Coordinator Liz Nerbton; Senio�^ Planner Ron B�n�h; and �� .�' Planning Canmission Secretary Ellen F�x. z� � � 3. ARPRO�'AL OF {�I�UTES �j � Commissioner Fyre moved and Commissioner Fessler seconded to approve the ry minutes as written. Motion carried unanimously by Camnissioners �"' present, with C�mm�ssion�rs Moen and Saporta abstaininge � �� 4. ��.AN�ig'NG G61�!I��SI`[li� C�iF�IU�iY(:��0� � A Acting Senior Planner J�rry Offer advised the Cor�nnission that Agenda f' r Item 5,2 SDR 90-0022 was cancelled, as the applicant had withdrawn the � appea1 . -� ��- o Community Involvement Coordinator Liz Netvton presented recommendations � from the Mayor's Appointments Ad�i�ory Corimittee concerning individ�als '�� to be appointed to NPOs. �� ,, �� * Commissi�n Fyre mor►ed and Commissioner Saport�a seconded t� rec anm�nd to �� '� Y I City Council t� appoint these selected appiicants, r� ; :;'� '� Motion carried by a unanimous vote of Cormr�?ssioners present. �. � ;� �, : n Rcting Senior Planner Jerry Offer anno�n�ed there were tw� letters i�� i received concerning Agenda Item N�. 5.1 and stated these would be �� I distributed and discussed when that item was heard. ��' ,t� ',� 9 Senior Plar�ner Ron Burach r�port�ed to the Commission on th� joint meeti�g =f of City Cauncil and Tigard School District. He distributed informat9on ;;�-� � sh�eets with data on: (1 ) 1991-1993 Fis�a1 Estimates (see Exhibit A), �,� and (2) Develouments and Their Effect on Tigard-Tualatin School r;=� District (see Exhibit B). He summar�ze� the discussion which included "i some considera�ion of a shor�-term buildin� moratorium and the use of a ';T� dev�lopmen� impact fee to help with �undinga ��Y� , r`:y� . i;� f� PLANNING COMMISSIAN MINUTES - MARCH 4, 1991 PAGE 1 �� I �.;� �;;, � �� i;.� y;:� ; _;,. �� . _,..^ _ .,..., ,_ .� ,_.__ __..,... .,... ..__ ... - _ . _. , , . . � �..A.�,r �.,. . . . _�,..... s" _ . -- - - ... : . ,. � , . _, �� . .. . . . � .� , . . � . :_, , <.z w ,;M:. �� > �.. , �'r .'�.._r n;�.ti Y. ,._..�.iP> r ,. . .. � ... . .,.4 o.G'i f.. .o��x, i L..v.r . . .1..2.�..�f . ,..u,e}a.«. iSaSY.tt�\ . �Y�.s n. _..,v..r,.... +ii.�h�r.� .4. . .'Y... ...�.�. .. . . � . . .. . , ......... ._ . .....�.....no, . :>S•.,. /f� 7?j�� • 4'i��1 �-1 ��'" e�� C Slr, �y. � f'� 5. PUBLIC HEARING `''� y �,�. �'� 5.1 SU�DIVISION SUB 91�0002 PLANNED UEYELOPMENT PDR 9��0"02 ZONE CHANGE �� ZON 91-0002 LOEWE�IRENAY'SSANCE �'ONnES, INC. (NPO �5) A request for 1 ) �F� r� ��r�e Change approval from R-4.5 (Residential , 4.5 units/acre) to R-4.5 i�� , (PD) (Residential , 4.5 units/acre, 7 units/acres, Planned Development �� overlay zone); 2) Subdivision preliminary plat-Planned Development �� , conce tual lan a r4va1 to divide a roximatel 4 acres into 12 lots #`� '` p p Pp pP y £� between approximately 5,580 and 8,540 square feet in size. In addition, a� dedica�ion af apprnximate1y 1 .35 acre� for greenway/open space t� the �' City of Tigard is proposed. ZONEa R-4.5 & R�7 (Residential , 4.5 �� unitslacre), (Residential , 7 units/acre) LOCATION. Sauth nf �� Renaissance Wo�ds, east of Ashford Oaks (WCTM 2S� 12CA, tax lots 600 & r;� 700� ` `'� � o Acting Senior Planner Jerry Offer describ�d the location of the proposed 1� ` subdivision of Renaissance W�ods II and indicated on a wa11 map its �� relation to Renaissance Woods I. He expla�ned the proposed relocatian �� _� of SW 76th Avenue and suggested new alignment, which is an is�ue of x� � disa�r�ement with som� of the adjacent neighbows. �� He discussed the information in the staff repowt and the comments received by the staff �From Tigard W�ter District, Tigard School � ; District, and Tigard Parks and Reca�eation Board. A� a �esult nf th� � c anments from T3gard Water District, he prnposed adding another x conditior� of approdal which would state: Cond�tion #22 - that a 10-foot � wide easement shall be provided along the southern bou�da�yo uf pro�osed � 10� 3, and an 8-inch ducti�e iron water main shall be insta1led within the easement. � � o Commission�rs discussed the pro� �nd cons of a p�athway deading to the flao�dplain as requested by Ti�ard Parks and Recreation Board, Staff did � not re�om�end requiring a pathway at this time, althnugh a11 of the ;� floodplaire will be dedicated greenway. Canmissioners discussed having ?� the developer pay for improvement of a path. � o Acting Senior Planner explained that th� zone Change was being requested '� �� to put the p�ar� development overiay on the property so they can average � the lot sizes. He said not all of the lots meet the basic minimum lat ,j sizes �f the two zoc�es; how�ever, the overall density will be consistent �� with the standards of the R 4.5 zone. He explained that staff ,,� rec anmended havir�g setback for R-7 apply. �. � o Acting Senior Planner discussed letters rec�ived from concerned �� individuals. He addressed the request by Mra and Mrso Christenssn to r�� r�quire the d�vel�per ta canstruct a fence �etween their property and ��. the proposQd development. He explained that staff did not rec am�end r'� requiring this fence, as the code only requires this type of buffering �� b�twe�� r��p�r�ties af differen� typ�s of land uses. �� I� �ai �: �� PLANNING CONM�SSIOM MINUTES - P�ARCH 4, 1991 PAGE 2 ` z �. � � s.. t.' � � �,m � -� .r...+�.r..,....,�.r .....,..,.m,..,r-,-r..,.+.,... .,.,,...n.�. ...,-�-.......-.M--, .-..�.z.,„-. �,........., .m,Yrn..s.m^ +. r .....+r , . .., m.._. ._....,_... �..... . .... ....,.._ ..- ...,-. � .,., ......,, . .... . ,.. :�:,,,t° ti„ � ._��.�:� „ ..�:;; ,.d.. . ,i� �.,.,,n .._-,� f,�� .�. .... ........ . .� ..„ ,_.. ..t��. ._ . ,.�... � _.,t ... , ..J.,�.�_S ...b.Y ..w..a_.... 1...._, �', ..�� :.,,� r.t,�.,: ,,.� . , �..� r._n...4.:a.......... .:�b._�.. .,w_�.�; ,.I...:.:'J>_.. . . �,� • �� ' �� ' o Acting Senior Planner explained that the Canmission was no� cons�dering �� , the �ssue of thp �oad a1ignmQnt or vaca�ian of SW 7�th, as that decision ;� would be made by City Council . Canmissioners disc�ssed emergency � vehicle turnaround needs and the stat�s of the street as a d�a� end, � later to be connected as a thr4ugh st�eet. �"� �� o There was discussion of the dedicated greenway area. �� o Acting Senior Planner summarized a letter received fr°um A�y Pattan, who �� ' was concerned about zoning, relocation of SW 76th Avenue, and the �� wetland port�on and drainageway issues. He addre5sed these concern�, x� stating there was no change in zonin�, and he did not fi�d specific � he wetland area, nnr did he find a defined �' � prnblems concerning t i°� drainageway on the portion of the property which wi11 be developed. �, o Commissio�er Gastile stated that Bill McMonagle had previously v�orkehis �� ' I �or h�m on � project, b�t this would not impair his ob3ect�vity in t �� hearing. � � � �� APPLICANT'S PRESENTATION ; 12555 SW Hall Boulevard in �� o Bill McMonagle, with McMonagle Engineering, �, ; Ti gard 9 d�sciassed the bi ke path whi ch wi i 1 be bui 1 t dawn �� the �� ; flaodplain. He presented s�veral rea$ons for not continuing the path � : into the floodplain. �Ne provi�ded a history of the property, including �� ; �he 1964 preliminary plat showyrog the floodplain in a different �§ l�c�tion. He said m�ving the street away �rom the floodplain a1low�d ,� for a better functional use of the property. On a wall char°t he d�monstrated the connect�on of the new location of SW 76th with the {� �ortion to the south. He re�uested that the Com�nission recommend to y� City Council �hat the road be vaeated, based on the more favorable f, loeation described. W� said he did not believe the develo��r should ;� have the r�sponsibility to p�rovide fenc9ng for �he Christensens, as each , property owner usually provides their o►vn fe�ncing according to their �� 4 t�ste� and desires. �? ��o Commisxioners questioned Mr. McMonagle regarding topography of the « praper�y, location of the bike path, and the location of the future 3y� connection of SW 76th Avenue. ,;� '-;� PUB�.IC TESTIMONY �� t;� APPONENTS �� F�� o Phillip Ghristenseny 15685 SW 76th in Tiga�^d, handed out ptootographs of ,� his property at tax 1ot 200s He submitted a letter outliring his �� concerns (see Exhibit C�. He expressed co�cerns about the f�llowing �� issues: �� r�� +,� 1 . Untreat�cf �treet run�ff wat�w from th� deve�opment dumping into � Fanno Creek; ��; �; 2. Adding more studen�s to th� al�^eady over-capacity school system; �M� a �f; 3. Proposed s�reet alignmec�t; and ' �, PAGE 3 �� RL�iNNING CON�'1ISSION MINUTE� �- MARCI� 4, 1991 �,�",' � �j ,: .. _ ._._....._. _.... _. _.. , . „ ,..,�., ._.,.,.._ _._,_.,_. ,. .._. �{.. . , , � , � � , i. �. _ -- -- --- � �. ..,.. _. �_�.. ..._ r _.... .,,�,.a �.. �_�:.. , . , �� , �. , ;:_ , . ,. . . „- . + _...._ , . .�_. ,_., ., . _. ,t ``,� �_ . , � �� i r_ 4. Fence as a buffer: He expects the new developmon�trterectaatfenc� �� pr�perty adversely and requested that t6�e dev p � �� ion�18h80.120par3 da9CDCS18�1eA10�a�49�18�100u070ddfr18.�OC120 Sec t a 3 d 2. o Kent Patton, 15735 SW 76th in Tigard, tax lot ade�toXthe�wetlandcern r about the adverse impact the deve1opm�nt may h veg�tation and wildlife habitat. He handed out peolptsap�he surfactan�cs � ' property to demonstrate the standing water an som � � He in the o�tfall water from Renaissance I, and evidence of beavers. �� also expressed can�ern about the burden t� the school system, and the extension of SW 76th Avenue. He inqu�red about who would pay for the � ioss of property when the street is extended. Chris Davies responded to questions from the � o Development Review Engineer � Commissioners about methods for handling filtratiar� of water discharging into the ce^eek. He explained the Unified Sewerage Agency's rules and regulations which pertained to this situation. APPLICANT'S REB!l7TAL o Mr. McM�nagle ans�wered qu�stians from th� Commissioners, discussin� �he use of a riprap to prevent erosion and the use af grasses to filter runoff water bef�re it reaches the creek. Ne stated he did not fe�1 there was a wetlands issue. He addressed the traffic impact issUe, saying there will be 12 families, which would not cause much of an impact. � ��„�,,;;;;;,r�� F;:^� i nqui red about th� code requi rements for bufferi ng. Acting Seni�r Planner Offer advised that code does not require buffering unless properties are of two elifferent zoning districts. He referred to the letter r°eceived from Mr. and Mr°s. Christensen, and He�advhsed that int�rpreta�tion of the code did not include backyards. the Comnission c�uld make a different interpretatign of the language. o Commissioner Castile asked about the Planned Development Overla►y. Acting 5enior Planner stated the PD overlay would remain on the property regardless af whether the City Council approdes the street vacation or noto He said PD overlay �vould remain even if the preliminary plat � approval was declared invalid. �, �! PUBLIC N�JIRING CLOSED `I 3. o Co�nnissioner Fyre shared with the meeting attendees the Planning ; Car�mission's role in r�gard� tn th� school issue�. He advised that the arm Comnission was conGerned about the pro�lem�, but it did not have ti�e authority to deny development because of schaal ov�rcr�owding. � Commissioner Moen added th�t the School �oard and the School District were r�sponsible to provide for �he schools, and he �xplained that the State statut� far moratoriums provid�s for a brief and limited period to halt buiid�ng, and the criteria are difficul� to meet. Comrnissioner Fyre discussed the density, road re�alignm�nt, and the iss�e of the fence. PLANNING CONMISSION MINUTES - l�IAARCH 49 1991 PAGE 4 � _ _ __ .. ... . .. _ ._ . _.. . _� , _ _.,.._... �.... ._ .__....�. . .:�.,.. w...�.. ;` ,�; a ;, .,�; ., ,'„ ,,. ..,� � �.._: ... .�......,_ .__....__ , .,. , • ... .. . -_' '_-:--- — ,..—�.,,»..,�..,.�.�..,«...- . . . . ': . . . . .. .,-„ .. . . . .. _ — — e,-.�:w xl.._ti�f k -.:v:�:.a4�.f,L.�.�i -,:�... ..�.:�'i��s1... ,._.�.J.' t�l...l'.�.'. ... Y...A..�c5� -' �.w.�, .�..W:.iCJ. .. ,. �_... .c.�� .�e.,.. ..,�._,...1.��.YJidt..41«...�.,aF....e �....1.�.....'� .�..L4 � .._ , :. :..:,,....e- .r» ...�,..:_, , �..,.:.o ..,, ....,n-,.�:. _: � �X. ¢' ., ?�{ r �°-�'i o Conwni ssi aner Fess1 er�. camment�d on the i ssue of the fence, sugges�i ng ` ,�� . �: . that the Christensens could use field fence to help avoid trespassing pro�lems. As faw as the alignm�n� issue,.5he s�id sfis hesita�ted to '� approve a dev�lopm�nt when th� City Counc�l has not yet app�oved the � stre�t vacat�on. S'he �aid sF�e would favor appro�al with the� ,condition � t th�t �he'exis�ing 76th aVenue right-:of-way south of Renaissance II be connected to Ashford Street before final approval. � F � � "�:, �`` Ther2 was disCUSSion among �the Comnissioners con�erning the various � � options for street alignnient. �� '. h �` o Commissioner Castile f�vored the alignment using the "S" curve as � proposed by �he developer. He s�id he opposed asking the d�veloper ta �.� put up a fence, but prefers having each propert� owner put vp his own �� fenc�. �` ` �� o Com�n3ssioner Moore spok� about �h� street connection prmpased, which he r�� ' ` said he favored aver t�e pr�vious straight connectiQn currently shown on � � the m�p. � ', o Commission�r Saporta cartpnented that the wetlae�ds did not present an � ' iss:ue. He Said the water quality issue should be resolved, and he 1 �` sugg�ested leaving that up to sta�f, He favored leaving the fencing up � � , , ta the individual property owners. � �� o Cam�iss�ioner Moen favared the propased str�eet alignment d�sign, and said � ,. , it was probabl� the best alignment for the development a�nd future � developinen� of the ad3aGent tax lots. He preferred requiring a bike ' 1 path in ac�or°danee wi�h prio�r Caty policy. With regard ta th� fence, he � faWOred finding a means for the developer and the concerned proper�y owner to shair� the cost of such � fence. * Commissianer Fyre m6ved and Commissioner Castile seconded to apprave a � PQ�. 91-0002, PDR 91-OUO2, and ZON 91-0002 as p�r° staff r�commendations � �i�h the addition of Condition #22 as stated by staff (water main and � easemren�i. � , Motion carried by ma,jor�ty vate of Commissioners pres�nt, with � I Gan�ni ssioner Fessler voti ng "Nay." � � � I�EE'i�H� R�C�S�i�� - 9:�(i p1EE1'ING RECOwdENED - 9:35 � � � �� 6. 0'THER BUSIPIESS �{ ,> � Wate.r Works Supervisor John Roy present�d a video tape demonstrating ; , � ' maintenan�e af sewer lines. Rdu�ine mainten�nce and emerg�ncy repair � ' wo.rk were discussed. Ne expressed concerr� about t�he manholes which are � x � inacc�ssible to he�vy equipment becaa�se th�y are located in �esidential � , =: r r Fl.ANNING C01��;�SID�J MINUT�S � MARC�i 4, 1991 P�CE 5 � �._ ' �� . �R `'k .. .�� . .� .. . . :. � ti � . :_ . . .. ._ .., _ . _— — = 1��: �x: - �� _ ,—��'��....,...�....�,p�...: ..��W 'a�..iLa.s..w....._.a r�w ' .�.r'tl .A";'. ..+aEi�_.�...�.:�1".'.+_.�S.r,s��i��4;r.,W?k.�..r� �....�.:�:3«��.-�u.,tl A..-:��.u�.a..v�,5.".-:1 ._y...u�'�.��.v ....1.:i..:.�.a:� ...l5._.5�...:::..u«_Y...��5�,..:Ya-...v..+.,wi...Wtl�.,.:.�_.'._I=F.i..u....^x.�..C:te..._.�3. ir.zt._iw'_:.W...',:1"...�Y.Rr.A.il,:.'Y.l'�.�ih-S._hlvk«..ti:K6. ��.:Y.".2w-`1^:.` "a 4ia�. w � n �' ��.! back yands.. He said the mor� difficult they are to get to, the m�� labor �nd �ime are a�equired to deal with th�m resulting in higher �ost to taxpayers, He ��so discussed th� increased risks to worker safe�y. Ne talked abou� th� rela�ted prabl.em� of :property owners obstructing the manh'oles with 1an�s�aping. He described the various problems th�ey deal with inc:luding root �utting, rock blockages, �nd other materia�l which needs �b be disladged. Variaus solutions were discussed, such as requiring developers to design with sewer lines in mind, requiring paved access raads to rear lo� sewer loca�ions, and requiring fences to prev�nt the owner from landscaping or ; improving the easement. There was cancern about how best to cort�ntAnicate to develop�rs pr�or to the design phase. He �aid from the City's point of view, backyard sewer lines are undesirable. o Commissio�er Moen r�ferred to the material in the packet for ite� 5.2 � wh3ch was c�ncell�d. He asked sta�Ff about cade changes to allow for increased bu�:lding height. Acting Senior P1a�nner Off�r advised that staff is in favor of ir�creased height in sane are�s such as Washington Square and 7riangle. There was discussion about changing code to shnw ; what is aylowed. o Commissioners Mo�en and Fessler discussed the 8-foot wide parking spaces. They both did not fi�vor allowing such sma11 parking spaces stating they are too difficult to park in. ti > o Comnissi;oner Moen read le�ters of appr��ciation �ran the Cominission to '` fo:r�er Senior Planner Keith Liden and form�r Carr�issioner Peterson, raha ;; hadc both resign�d, Gomnissi�ners approved of the wording except for �Che �ord "reti red" ti n the 3 etter t� Ce�nrni ss�or�er Peterson whi ch was t chan�ed to °'resignation". ADJOURN�+IIENT - 1�:55 PM � �'�� - . E11ero P, Fox, Secretary ti ATTEST; � ��r�� A� Donald Moen, President �,; >> PLi#AINING CON�IISS'�UN MINUTES - Ml1RCH 4, 1991 PAGE 6 ;# �� , ',:; }� �; � � , i,rt f.! . � . . . � . . .. . . rM1 .. � ... .,. - . � . ' . . . . . �;`;�. �� ,_._.�...._.....�................�...,+..,..r......»e.t..J�..f..�+,1«�r..et r...-a.�.,,.....� w..r+, v:dr��.��.-��-T!-{\ ,''^`�d 'i,^,. .<:7`'� �.` �....... ._ -- _t � __=� �L.��-�.-� �, ,.___�. ��. � __� � � ti =f , � i �I �� fl.gg�4 � �.a.eox s7o p?�o��t�os�sa�-oss� �otic� '�' 7$31€ � BEA!'ERTG4V,�REGOtd 97075 " z� I �.., .: ��'�Y `��F�'��`� _ �� 8.��i�� g ,�:. �g `� ��cg,,'� ��-��-$��`, � �c�'�� ' 3J��L7 .��.E7&iP�q��iF� x ��,,�7� : y, . ..��.� �;{�i f��.fi`l�d'��'� G � f�'&��!�' ��.� - � � � � T�ar:�h�� do�ac� ��_ � �� ,�-� � : Cit� �f 'Tiga�d ` °,�t �` : � . �G ��, �t� P� �x Z�3�7 -��s�-� �'� � � � F � � � C7�{�9`s��te Aff@�iaw -� t 'I`�garc3 9 Qr 37223 �� ,., �� m � � �� r�� `y � �� " �� i.> ��.��.��x � ��'�� '�� _ � � �� - �� r,< 4 �, � � . . ,. , � _ . , r: � ; � _ .z: _ _ ._ � _ µ � � _�� r �"�s�ti _ _c`° F��iDAiliT tJ� P4.)F�L9CA�f0� -� .. _ � ; : , -�.-. � � . S�'ATE O� 04�Efi��, )�S ` �`��. ` " C:09.B�9TV OF �A�vB"�BN.r.,e C1P+1, � � . � B Jucl�tch Koehler �� ,�k� `�� - 4�e6rag first �caly sworn, depose ar�d sa�,ttea4 i the Adv�r4isi�g ��-�+��,� � ��,�,�"��i�m� . � si ara��'�es �3i�ec�o�, or h'ss pric�cig�a! cierlc, of th� g �� ; '�� ;�i,�'� � � neavspaper of gen��a3 circaaBatipn as de�6s�ed 'sn �€dS 193.�iQ � "�' � �- . �� ara� �93.E3�0; g��s9ishe� at '1'gQ�� ies t�a�; _ : 4 ��1�t'�fi� �� u�� ;; �l x , �fosesaid �oun4y ar�d state; 6hat the c _ /��DB9�(12�.SC�R�—t3��2 � .� ,: �, � � � > � � p8@'9i94@� CQ�D� CJ$ 6elFi9Ch 8^a S16P�40 389f1@X@l�, mdas pa��9ish�d ir� th� ` �� `� ~� � �: :.� ,�,:, �te �!� ; "�,` �- '��'� �.;� `. ees4ere is�s�e of ssi� aa�awspap�c tor success'sve a�d t3 � , �� '�� -. .�. co�a��caadit�e 9�4he fo9�o�Bsa� issues: �;�5�:�� ; � Feb��a�°v 22� �991 ��-� � t ` r�`� � � �f'�� ,�.� � t+' ..� .a� `� �y �4,��'�,x�� ";,a �r z �"`� ��}� ��'�� .� }��1 . 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'. . � . . . . � k�i 1„ : . . . .' �� .. - . . � . � � �f �� . . . .. . . . . ' :. 1�LANNING COMMIS5ION ROLL CALL ` ' . �" �— ` ' STARTING TIME: ,, HEARING DATE: � � � �� • , - COMMISSZONER� �..: , -, , �`i , _ G,� DONA�'.D MOEN y1 '' . VLAS�A BARBER •,_; , HAROT�D B. �001�1E �� , : �,�,�JAMES C2#STTLE r s... � _(,��JUDY FES;SLER , , �� M�ILT �'Y12E ��/�RIAN MqORE rr E , , f �� , I�, :. ; '_ � ; _. �;., �/ ,,'�Fi2�RRIr SAPdATA �, €''Y '� � STAFF PRESENT: '� � 5� � � ��r� ��, Pl�,ti,�..p.v � �.:`� �l/..�.�-� _ L. /levl �IC r i, E. � �� :�� ; ;� ,��, _� d j I�'C-ROLL - � .7 -;,.i � � � �� a ;a ,`i , . .. . . .. . � . . . Y . ' . ' ' . . � ' . . . . ' i .. ' . , �� . ' � . . - . . . . . . . ;'+ � - . . . � � � :J vP x . 1' ;. �. . � . , � . -'r , � m�+•5: ,i , '�"y � �^--^7t.n" y --*`t . ' - ' �t : c I r. K �. I .' � , 'n 1 ! ! ` 4� i j .. T t t �'��, _ , , i .., . J.S;,., . ,.. ?'. ._ .x, ' , ,. n `�Y i ,�i�.,t��<<, .> . � f. rc, �. . .,. � „ . _ �'__..x. � .4;e , ......_,..�.......,...a._......._�.......a_�l.,..,:...c�...;::.1.�,...a.._7a.i�:i:�i....I,�......+.u�..,..,..vG.e�3-�..,.1,.S9r.a.N::t.s.�,v.,..,..,v...v,..5_v_..;ii'i._:...,.L�...,..�a..�,.......V1-�::il.ui._...,,;!.......t�.....�.:.xcansae:��._�v�.s.:=�..�it'."��t"tP'w';,..uL.v.1,�.:.,...�..........._WU��t _r..:�J�r1 .t � T IGI, RD _PL�,,NN I NG COMHZ S S I O � NiD'TICB: llLL PBRSONS DBSIRII� 1"U SP�J1K ON I�NY ITBlI ![US9C SIG� T�IR !Q1l� AND PiO7.'S T�IR !lDDR$S5 ON T�IS S�8'r. (P1ea�e PRINT) AGENDA ITEM: �r � CASE NUMBER(S): � qf° � 'Z..OIJ �11-r�onz OWNER/A�PPL,ICANT: � ~ LOCATI(�N s ' W 'l O�" • �✓t''oD�14� � S C t,�.>r�-t"M z..s 1 1��i��-i-wx 1 n�-s (D� �"1 ao� NPO NTUMBI:R: �'J DATE OF HEARIDiG � — `I `� � ` " ti P.�." � �� G � j E ..� � � . :, >. _.^. �� PI.EA3� PxtINT XOTIR��'. �DRii�i�, AND:a��$ ��t�TA�7rY�do�� w�� b�: -.-�-=aam�=m=xssssmaa�s=ae=�a=ss��sas=_=xm�oasacse��x=msaaa=smamsss__..x=ss__co�=ox-o�^-s�=emms ",' ^PRAPONENT (�'or the proposal) OFPONENT (Againet the proposal) ==ax saamta�aa��sa��xaea:�ss�maas�aamamam=ssa -�asaam�assas�a�csa�art�zaasa��aocxao=m=�=:aoo= �� Print�l��f��Fe�d��& Rffiliation PrintF�Nam�q/A�dr�ss/�,#�?& Affiliation ; 15b 8 S S,c.J� 76� TryG r� 4 � j/ ,' i'�i�t/,'<'�-• N � s e 9`7z 2 y //� _ _ —� G � � � r s �'zM 1S73s's� '�6,�' 7,��v1 ��- /� 9722� It .E v . i'!:'; �+:' i.;.. . . ��. <�.'�,i"��'. � •', ��';A . . . . .. . . . :.) ��t. �t .. . . . . . . . . . . . . . . K' �'1 .. . . . .. . . t j �4 %^ .� � :� . - . .. - . . v� .�$ �. . . . . � , . v .. . ,:. . ,..; .. �.�.�- ..' .: � � � : .. ,. . . . , :_... . :... .... ...... ,_..._�...�._........r_._..:r...,....-,._..._.....,,m:...,..._.-,..«.....,-.,,._....�. , ..,.� .,.,.... ...-. �.y � ... r ». n .,,,- ...;.,.,.� .i ; _. ��. , { _ ..r ( .r ^ .4Sk� � i i 1 i . M a* ..�. T 's � ka .:i .F �'t v 1� r. a'1 �1��; �� f4^�k}t i �*�f � �� . �:�, �,� � v i{i �o� t -� _�..,... �.:i....,�...�.u.rsWl.«u-_..i.w...a�... i n �t��,�.; r 1" .:' .s�.,�.!:=.:u.��M�..1�....,..� _,�.....r..w._<w��..,._c,,., ..�.....,.��.,�,.�".,�w.�....�...�,..5=.�.:_i�3��`a_.�..,,_.,.....,..�..3..,..:�. • _.1�.=.:�h�''.��.....c..�n�,ti.,...�., .,.....u.o-�.'w:,..,.. ., .�.,..,..�, .r� . . • � . „'' f 7::i:V i'?..'V MEMORANI�UI� CITY C�F TIGARD, OREGON 1 TO: Members of the Planning Commission � c FROM: Liz Newton, Community Relations Coordinator ��•►► } DATE: February 25, 1991 5UBJ�CT: A,ppointments ta Neighborhood Planning Organizations (NPOs} �n Febr.uary 5, 1991, th� Maynr's Appointments Advisory Committee interviewed individuals interested a.n appointznents to varia��s NPOs. The Committee recommends that the following individuals be appointed. Wandama Githens NPD #1 Bob �ellars NPO #6 Li�a Garner NPO #3 Attached ax�e the capies of the applications filed for your cdnsider�tion. Please review the recommendata.ons for appointment and forward a recammendation on each applicant to City Councile PCMEMO � � �i i I t f t . ,y,� Y kf'^" {:kF —r ^^'i""1:' .^T Lz)t^'^"°^j" y 4 1` �:� Y t� e V ^.."�`.�'.-;��.In- .. �t J -.. 1 r,.. �., , � ..� . . . i.. ('�. �. , ,. n].k,��:� s ..,. . . � _.. . � _ 1 — — _ _ r—' r -— .. .. .-� ,. ,s:.......:..... ............. Y,,.-. . . � �, . .'_ .`__.w:..,.. _ ��yy, - .r..-- .,,;:,,�, ,L..ya..._.,,u.. ,1.._::v s...du.:,::�.� .�-...,�,•� ,w,..�..�...�.�� .;:.�..�s:.�..�W,...�K�..-.�„x� ' . �' M / " �`„, �ITV OF...TiGAttD �ITI7EN ICOI�IMIIT�E IN1'EREST APPLICATIl7N OREG�IV ��e: Wandama Githens Date: Jan. 21 , 1991 ; Address (Ites.): 9675 SW Hillview C urt Res. I'hon�: 6��°5606 ` Address (Bus.): � R e i red _ Bus. Phone: N'' L.��gil� ot Kesidence iu ligazd: 10 .years � �` :} N.•.,,•: :,Y. Gene �elna __� - :'a�'..c�.vi: ..�; -'-'_-'- _ Wheze did you live previously; _ Portland - 2g ears � ' Educational Background: S�e a t ta che d f o r d e t�,i 1 s � �;; Occupatianal Status and Background: � :; � . ` How long have you bee� employed with this fum; : Is this Cumpany located within your Np0 area (NPO applicaats only): �. Previous Community Activity: � D�ganizations and �ffices: l , Other Information (General Remarks): Boards, Committees or NPt� Interested in: , �, � Date Received at City Hall Date Interviewed Dat�Appc�infed Board,Committee,or IVPO Inside City _ Outside City login\liz\citmanin 13125 SVI/Nct�i Bhrd„PO.B�x 23397,Ti ard,O� �� 9 �gon 97223 (5Q3)639-4171 � .. _,_.. ... .. �.�;:, :�: �:.;.:: ��: ,.. .��, ,� �_ _ � � - �� .,,: �„b...r..�.,.,._ _.,W._,.. .__._ .._. w... ,,. _.ai,W� ,> �,�, �u.�.. _ ,.�,.�., .._.�. h:��. o . .� , .::.,�_ ... ..,._..�_,. . ,..,a.,_. . �r.. ,. _., s... .._ � . �.. .__--�--- �~f'� 1,�i:+"v.►�.►�L7' h1p� �� _ ,.�_ -��'� '� � M1��' CIiY a►� TIG�►RD ��, ; E.� OREGQN � .,. CITIZEN COMMI'ITEE YIVTEREST AP'PLICATION � ,{� ' �` r (�-�0 ;� Da�e• � � — � Name: �O� �- � �� 'p�' �� s, � ✓ �_�`�ZZ� Res. Phone: � Address (�es.): 10�-;�..1 • .� N - � � � . � r Z p(�Z, Bus. Phone• b��:._.l �. �� Addres� (Bus.): 7 D - � � . �-�°�-- r' -- — �1 . Suggested oy:_ t� fi T.ength of]E�esicience in Tigaa�d• l� 5 y R � � � ou live reviously:. �S' N� D • Wliere did.y P �,.�� 5�� S , �.�g o r��t°��?�' _ Edncat�onal Ba:,?igraund: �v�.i�`�'q �-�r d �(�� sT��-�e�'�� E?�` k —� � Tc-�ct�o�p��.�. �...,�� 5c� . ►��E s � ��►� s�sr;�-�--�� _ �- R �e�?�..--��'-T_.._-�--�'.T``r� �-��;N i�ti-�'u1� .�— pccupatianal Status and �ackgr'ound: � _ _ Jr RS �.7�-. �N i�-Nc F_ _� ------- ( �. R -- �— I�ov" Zong have you been employed with this firm: �� lic.�nts only): ys �h�s �;ompaazy located within yc�ur NPO area (NI'O app �� C�v�r�v".,'�-t�£ Pzevious Co�n�ity A�tivity: ��".�.--��G r _ � , � �a � �.t�L. � �rncr�r�,�N �1 Qxganiza.tic�ns and O£�ices: V�-� (�s H i N�� ' � � �oy�� s �:i Uti4- ,e � � �.. �� l�►�T��4�a-��rsTS — �o�� VV�c—_��,�.__Gro� '`'"�� * ..=.t-----`°'--�/tN ------ - �`� h l ��S 1 W'['�1��IJ1 �� C � ` Other Inforniatian (General Remarks): _ _______---- — �, ..� p O � Boards, Committees or NPO Interested in; � i Date Interviewed Date Recei�ed at City Hall Bo��,Committee,or NPO . Date.e►ppanted Uutside City — ; Inside City iogin�tiz\citcomin 13125 SW Hall Bivd.,P.O.Box 23397,ligcard.Oregon 97223 (5�3)639-4171 � . . _ ,, .�::. wnt.,� � �_.....w...- ..>,,::..,�-. ,.:..z..-..;„.. .r�u..,.,.�._-._......__.......___.__. � ,.�»��'��..... ..:,_..�-...N wc,:.:..:��xs� �,�,.«.�... .. . r. 1 r �' 4 . 1 . t�:.Ir � �11Y OF TIG"�4 RD �. o�ECOr� ��,. �� CITIZEN CU►MMI'ITEE I1V'TEREST APPLICATION E �' ��` Date: � � � Q� `� Name: T_____-,��_ r„-„o,-_- : Addr�ss (Res.�: 13445 S.W. 110 Ave Ti�ard OR 97223 Res. Phone:.��.,�� — � _ ��s. Pheze:.�:�:��- Ad3:ess �Bs�s.): . . .� � Length af Res�denc�e in Tigard: 17 vear� Sugg�sted by: Where did y6u live previously: s��r me A . � EducatiUnal Backgronnd: aa� Occupational Status an� BaCkg�'ou�.d: Customer Service Rep, Portland General Elect�'ic How long have you been employed with this �rm:. 14 .ears Is this Cornpany located within your NPO area (NPO applicants only): �Prs�P�. -rp nn fari 1 i ti as Previous Community ActivitY° Tigard Little I.eague, Tigard High Graduation party committees America�x Assoc of U i Organi�ations and Offices" Held various offices within ,AAUW and YWCA. Years a o was leader Other Information (General Remarks): I CalculS ��b__mi Y 1 1 y.1'-�P 1 i�h ti ng hi 1 1 G f_r_[3uL ' Bo�tr�s;�o°mmi�t�e�o'�r I�If'O Interested in: Date Iaterview�ed I�ate lteceivecl.at City Halt goard,Committee,ar NPO�._. � Date Appfliuted Qutside City ` Inside City - . zv� � �`� login\liz�citmmin ' 13125 SW Hcall B6vdv P:O.Box 23397,Tigard,+O��gon 97223 (503)639-�171 � .;.� _ _ . •z�,::;: �j _ . 4 :. .�i . , '. . ; ,? _' , , r.�v p , � ,,: r F ' ; .�!_.:Sz,uka..7�:�_...xi.."m ..K::'�.w+.'4..1�._:aL.itiCL�iJ.'�.L:.�S.J. -.:s.��.1�aa...:-� _x.s.��i'v.v",....ti.,fA�..k'.wt.s;�...:.........�_-�:....3..+..,�,.:..��.u......_............cz...._.r,�_s.ve+.r.c......,. ...............n,�...�..u.w�ws.ua -w�...m.,,...W.....,.«�..,......._.....,_ ..tu�...�....,n.......�.0 . . " .� v � ��U� v`�'r. u * � /f/�,�r,�-�.!�!t e � F i S C A L E S`P`MA i�S �ss�,� :s•• � N ' 1 g��1 - 1993 , ,�-��' � ° 1991-92 1991-92 � 1992-93 1992-93 REQUIREMENTS / RESOURCES PRQ6RAM RESOUItCES PROGRAM RE50URCES � � IN MILLIONS S IN P'IILLIONS � )N MIL110NS S IN MILLIONS � . �;. PRQ�RAM REQUfREMENTS . : •.�:: ' 44.2 ...;. PRIOR YEAR PRO�RAM COST5 38.4 ' • ':';`; � � � 5.0 �•� ` ADDITIONAL PAYROLL COSTS ! �� COSTS T0 OPEN NEW SCNOOLS tf•d 3•7 �,� ' OTH�R BUD6ET' INCREA��S 4.� 0.7 '� � �� TOTAL SPENDABLE �U06ET 44.2 _::;::;�� :.:•: 51.7 :•;::::::. ;;;;;i;, �;� � �F. � ENDIN6 FUND BALANCE 3.? ' 0.0 - 51.7 �� TO1fAl REQUIREMENTS 47.9 . . . :�; .' ................... ^� , .;.�...... . . . . •� • •« I/ � A •, I �� PR06RAM RESONRCES � EAR 26. 29.2 �� TAX Bl15E F !t0l� P'RIfiR Y f,. 1'AX BASE BR,OVIPTN (6�) N '�\ � �� i'NCRERSE �YOT�RS) �� NO �' TAX �ASE .7�--:- � , ��. �� :: � ,,<<j` ;::::��:'° .7 �.�� BEGfNNiNti FUND BALAN�� a• �'"�� 7.7 :.�N„ .�.��::':� ---��.5 �, STATE�FUNDS FROM PRIOR YEARS •• �� :: ...,.f... . �- :: :: �.. :. •::�:i::;:::�;: ,�: .::.�::•. ' 0. :� ••::::�::::: 0 S STATE F'UND�6R01NTH (��SF) '�"".�:;;:;: ' . � STATE LEVY REP'lACEh1ENT • ::�= '.�.�,, 2. o.Y � 0�'HER itESOU�CES `�.. 3.?' 3.4 %.�' � S 1.7 �� TO?AL RESOURCES ................. 47.9 ..................... � � ,�;�� , l �. f,�►d . �;� �� s � - �'� �� . � �� G.�. � �� . � � . _ - , � �� o �,� �.�..�--J�,��u� .�, � fhk �. � f , �,� . �. �� -�-�:------" �.�,c,�'�-`�c.' ,�,� ,� 1� �� .� � �, .� �� w�-�� f--- �a � �� : , .. � l,lrC�/ �� = ��V''`,,�`� �. �� u f � ,� � � � ll�jtl ��'v`,`. ' ' �1 , � ,�� o_� � � � �� , �. . .�� 1��s p� -�� i �.-.-�— , �,' -,,� ' � � ---------, �, �,� � ��t,,,-�a.�, � , _._. � � ' .__- ��;�,� . . ��, ��:� .�� ; �� > � � Tigard-Tualatin School District 23J � ' �'� /� . �m�. . '" 4 ..., ' � . �. , _ '7" � , . !�, .. .. . _ - - - � -- ,. , _ _ _ � .�.. .:.;. .y�..�w- .:::. :. � _., -F _ _ . _ ; . _ , t __ . . r .. . _. .. _. _ _ _ . . z:: � � J � � � TIGARU—TIBALATIN SCHO�L DIST�I�T 23J �; � tiTY/COUlV�Y I�ES�D��DTl.A� tP�lPft!CT S�IRT'EM.Et�lT �� Y? i �+ �s :� i a � Detielopment M�untain Ridqa, �IE of i�1 st and Gaar�e Da#e 1/3f g) �` , �. � — —_ Number of t��its: Single- Famidy 70 ___----�;> �c.t�c'ur� � �� (ictrs. �^ �� r � � � M�lti - F�mily �v� � /_ e� EF , a,�,µu �� . � � =�: ��%�-��u.c��K- �'��'�� i � ' [ i� I2� [3l [4J [5] [6] �; 4 � School Current I m��ct of I�mpaet af Adj uste� School �- ' Design Ac#ual Availabl� Prior 1�p¢roYed thes Capacity Requiremeni K� � Ca ecit Enroilment Ca acit DeveTo ments � , `� Dere�o ment (Sum of columns 2 4 8�5 " `� ��` _ � � � :� : Elementary 60G 630 -3G 34C� 7� t t�40 � �3 �ary V'roodward � n I � : Irrtermediate 9�0 92� -22 �2� 1 G t 157 � ' (Fowler�Jr. Higt��1 �e � y; ��,- ; F��igh �chool 1465 1539 -74 18g 5 1733 �i � } (Tigard Sr. High) �: i For explanation of columns 1 thro�gh 6, see cade on back sheet. i; :� S�atus nf School Im��a�.t ; : �: � "�" School(s? capacity nut exceeded (column 6 less than column I i � rf � s' �. � _ "S" �rt�i��l(;) capacity exceeded--rore faciiitias are sufriciar�t to �:on,i��r p��rtabie additions � � I ; S!affir��r�ry determined by reGuirement:��f lJr�iform Building C��s�e 3ndfor City Co�ar,ty codes. �� ; � � � �chont(;j capacity er.��e�ded--cora, facilitie� insuffi��ient tu r_,or,5��zr portabl�tl��diti��ns. ,qdditional � r� � '��" capacit.y m�y be provided by other options under r,c,n:itler,�tion by the �chool C�istrict which includ+�: � � j gra�e �e�,al reconfiguratior�, raschedule��cnuol year, boundarr�djustrnents, ��uubie shifting, b�ising � .� to under-utilized facilitie�, f�ature b�nd measures leading to ne�v constr�ucti��n, ar,c�other housingoptions. � �� Tr�ese oNtions and staternents have been prepa�,ed 7y Tig��'d-TZ;?i�tjr� .�c;h001 C�i�:trii;t Admiristration Staff � and appr��ved by the Board of DirQCtors. � a Thi� sch�ol imp�ct statement i5 tar t�-�e abuve ir,diC7fet�t�8Y8�U��lBfit, nn�� is vali� fo� l 2� days �" ,� � ,� ��iqr,e�__ � E,u�� Hillman � G� C�i��t•��EC�r ��t C�pEr�t.i�n� an�� Transport�tit�n i h,8�+-2'��i ) � `� � 4 a _ ... . . . . . . . .... .. .__.... .. .,�._....,..A. .::.-:: a:�:- .-,. .. :'— , . _.; ,",�.. ,� ✓ _ '�: ��! , � f: � G � � I �? - ,y ! ' + �* �� :� . €3� �� lMRACT SIl�TIEP�6EN7 CQDE ' �� i � � �; �. � � Columr� i Schooi cap3city reflects the number of classrooms, portables��n site, an�Special Fducation program � " .� accomodati�ns at an ir�dividual sr_:hool. � � �� '� � :� ` � � Cr�lumn 2 ActE3a1 cur�rent scht�ol err�ollment—kintlergarten has been computed at one—half. � ; - � �: F ` Column 3 Gurrent �v�il�hle capacity—difference�f c�lurnn t and column 2. `` x {! ;� �? s �'. y ' Column 4 Impact of GrPViously approved develupments — determined by School District housing formula � � ; 4see School �istrict Housing Formul3 shawn below) F � � �` ., � � � �; ,� Column 5 impact oT rzquestad development — Getermir�ed by School District housing formula. � � r, � -� Column 6 �dju5ted school c�paoity req�jirement — determir�ed by the sum of coiumns 2,4 and 5 — �nd places developmental � � ' . ;� request in A, 6 or C categor•y. � �I �� SCH�30L DfST�tl�T Ht�tlS�NG FORMULA SCH�OL D�SBGN �APAC3�Y CURRENT ENROLLMENT � �, �� AS OF 2/21/91 � ' �` � Sinale Familv Dweilinas � �', , � Tigard Nigh School i 405 1533 �' 'i -{ Tualatin �iigh school 1465 NOT YET C�NSTRt±CTED � � Q.�8 Pre—first gratle rhildren pFr lwellirlg Fuwler Junior Hiqh �tJO 927 � ' ; �.32 Elemer�tary :tudents p�r ��:��I!ing T�rality Junicr High �GO 918 � � �. i 4 intermedia!� stutlents p�r dureilir�g Hazelbrook Mid�le Sch. 800 N�JT YET CGNSTRUCTED � � G.��? H�gh :;cr,00' ;tudents per d�,�ra)ling Bri��geGort Elem 6�)G 633 � �', U.S.� Tr�tal �r•t'ioul ar�e stud�nts ��er d�,r��ilirir� Byrom Elem. �,00 ' g 631 � � `` ,� ��FT Elem. 5?Cl �186 � � Mul�iale—Fami�y D�rellinas C�urham Elem. �;7� �7,• V ; ! � Ma_tz��er EIEm. ��0 53� i '.� �.07 Elernantary studer�t.� per d�.veitinq Phil Lewts Elem. ��p �}��? � ; # �.Oz li'it21'(T1CCI18t$StU(jEfltS per dweiting T�mpleton Ei�m. 51� F,p� f �' � Q.��? High schoul students per d:�1el!»;g Tualat�r, �lem. 6c7�� F�pS � �,' � 0 i? i utal scr�r,r_�i age �tudar�t; per d•�rrll in�� P�ary �v„odw�ra Elerr� h0U � h�l �, � �;� Tt3TAL 8 i 7t? a327 � �e� � � Inr:l�.��ies 3C� T,�G studert^ � � '�� i; �� ' � � �� s �' ,i � ki � � �+, x � _ � . _ �� _ _ ¢ ,� �� '' � - = _,�,, _..�.�,�. , Ti�ARD—TUfiCAT1�1. S'C�°I00�. DI:STRI�T 2�.1-, � ` ; . { k= C1TY�CDUIV7`Y �tESlD;ENTII��. ,1t�!lPACT STR7`EMENT � � DeveDoprnent :t�ountain Ridqe, NE of i 2l st and Gaarde � � �. � � � Number� rrf U��ts: ' Date 1�3191 � t : . Si ngl:e- Fam i iy r 0 ,,,r.—.� �� , ��c. � r7 u 1'ti - Fatn i ly /�� ' ��o�i�t�s � � �-�`�aG� � ` � � �� y � , � r �S+��L��/��(�Itlti .�s��f�dJ�'��t�� F : . . . _ .�� .� � � . . � ,. �� [ 1 J_ [2� � ��hn�ol I3� [4] [57 : � 62sign Actua] �urren# [6] k 1 m pact of f mpact of I�dj usted School S + Ca a�it Av�ala�ale Prior Ap�roved t��§ � �apacity Requirement a � �� EnT011rne�t : Ca acit Deveio rnents t3ev�10 ment (Sum af columns 2 :4 �5 ...,_ Eieme�tary P ' Mary�r'oodward bOG 630 -30 344 �--"°'� � 70 i 1�40 ^,� . . . . . � q � Intermec9iate 9U� � � ,� � �;F�wI�r,Jr. hi�t��? 922 -22 �25 �s - a �� 115i # - � liigh School �� C Tigard Sr. High} i�65 1539 -74 189 � , t - ;� 5 1733 �, ` Status ef S��ho�l ►mpaJ.t For explanatian of col�mns i through 6, see code r�n baek sheet. � Z .. . . . .. . a _ .� � � � — ��'�" Sctiu«i(s) capacity nut exceeded (coiumn 6 less than column 1 j � s ..�„ � , --- �rt,�r�ir;) capacity exceeded--r.ore fa�ilities arE sufr`icizrt tu c�nsider p�7rtaGte additions �I S!�fficier�ry r�rtPrmined by raq��reme�ts,�f Uniform Buil�ling God� and/r�r �ity �o��r,t cod � : Y es. g � SChr�nl � �.,,,,;�; � ; (st ca �city excaedEd--core f�cilitie� in�uft�rient t:u _r.or� �' �..ir�ar pc�rtat�l�aFj�iti��ns. ,�dditional � 'r `�� LeG��it:y may be provi�ed by other options under r,�,n,i��r�tien by tt',e�cFool ,T � , � r�ra�N te,,•�1 reconfiguration, raschedute:��chc,al y,ar, bo�,rtd8rr adjustrnerts, �:ioablesr�iftrn ? bus�n• ' � to ur��er-��tilize��facilities, f,ature b 9 � and measures le��ing t�� n�;�a constr ur„ion, �r,�other h�using option;, � � Trese options �nd ;tatem�nts have been prepared by T�qar-d_TE,ai�rirr S�hool Dis � � �nd aGD►'��Yed by the �o�r�ot Dire�t�rs, tr�ict Administrdtior, titaff � � � , This school impact st��tement is fc�r t!;e�b,�ye irrdi�,•ated d�:�re}upn��rt, d�d 15 Y�li:��fGr 14� , s �� ay. � � :�igrie� �. �� ' EudHilim�n �— - Dirf•cr�,r oi�J�ertlti�ns �rn� Transport.�tion i F,��+-2'��1 . �' `� � ) �� i = +. . , � --°_,- -_ .�--'^``-�'-`��--�, � _ _! ,. : . _ . �: ;;. � - � ..._: �.:,.0 ,. y. -.� _ �.�.-� ,�s- �r...�.�._..�..�,�...�.�1.�:��,��:�„�:.. .�___:_ __ _ �<�.:s.:ri�:�.::w.�a.,_�_w��...� ..��j�..�,rw�.�,.�_ .�.�,��.��- .<�..��...�_��..,�..�a.�..,.xW,.�.��,-,.�.�_.��.�:...�.�.:.�:��.__h.��.� .� �' _ � �C�✓v►w.�.- •, ,v� �,_��`iu�W v{��. �. — �__.._..� • " ~ �j �_.�._ '�� ' AL ES r�TES �ss�„� : {� :s•� � � ' . 1991 - 1993 F I.�� , �..� ,� . 1991-92 �991-92 19�2-93 1992-93 � �. REQUIREM�NTS / RESOU�iCES PRO�RAM RESOURCES� ��ONS =RN MI�L IONS �� !. � IN MILLIONS S 1N MILLION S N k� PR06RAM REQU.IREMENTS �� PRIOR YEAR PROGRAM COSTS 38.4 ��•2 �'� � 3.i �;� ADDITIANAL Pl►YROLL CQSTS S.0 . ; • _ �i, : , : 3.7 : _� : �OSTS TO OPEN NEW SCHOOLS 0.0 � 0.8 �.7 ' [� ;i r OTHER BUD6ETINCREASES � ' a , t; ,, • . � �J�.7 � l',� ,i TOTAL SPENDABLE BUD6ET 44.2 . . , • � � � : 0.0 � ENDIN6 FUND BALANCE 3.7 ' . . . • � , . , ; �. "I �• :. :::,, . 51.7 ......:.............: �:�� TOTAI REQUIREM�NTS . 47.9 . .� , � �� • . . , � ' . �'�� pRQ6RAh1 RESOURCES ft�` OR YEAR 26. 29.2 � TAX 6�I1SE FROM PRI N ��. ... . .. .... .... . ,� TAX BASE �Rt�WTH �5�) 's',r� ��ti __ NO �` TAX BASE 1 NCREASE (VOT.�RS) <••; :?-'' � BEGINNIN6�UM'� BAL�€�� "'�" " U. �� ' �--��.7 ��' �'��, 7.7.-- :�r.t, -------�8.5 STATE FUNDS FROM' PRlUR YEARS , f ; / - � : BSSF) �� ' 0 Q.5 � STATf FUNaS GROWTH ` : � U�EMENT � ::�- 2. b.4 � STAT� LEYY REP :��;�,. � 4 : QTNER RESOURCES � 3.7' ,,. RESOURGES 47.9 .,,,, �t o7 � TOTAL ................. ................ 4 � ��,��,,.,�, �° � c'° I .. �,qj . � �� '�' . �� -� �.� �� ' � � '..�� ' ��u� •� �� 4 ,,.,. � ��, �v�� J ,,� �� =.� `�"`-`.�' ,�"�`' � l� � , ��-`�-` ,�-.,�� ' , ... �� --�� °" �� , �� _.., � , . . � �� - �� ,�,.,, . � � :�,r� -' �� -��—��- 5 ,��/� - � � �----� 3�,�0� i .r.- , �. ��, -� _,� � ��r`� � "°=_ �� v �y� � � . � L�o �i�� F ; �� . � � �4 �� . ��- � V�� . Ti �rd-Tualatin Scho�l DistricY 23J � � 9 f � � � �'�`�`w ` ; , . � � � - � �,...n`t+zm^�i 7'ii � .�..,-x; ...,�. t . ,"",�,.�.'—N"'t� ..'"^'° �.Y."'r�`�°,rr+.-r----=;'—'Y'^^k'7"". .,, '+ _ . �.., . ._ . � �.'�ti::, � �.'.WA Lx,� ,�._�.� .��. . , .. .. , ... _.., ., _ � — _ s . . : � . _:. � POPULATlOIV iFFO o�ELOFnETITS AriD THEIR EFFECT ON T16ARD-7UALATIN SCt�OI DISTRIC7 awrrp � 9i1ii989 . 7UALATMfS7.POAUtAT1pN NppE rSS OF 2i20i91 ��p�;��,s��R TUACA7W CERTIfIEA Pr'.#�ULATION t 3.340 � TUAIATIN PERS.PER HOUSEHOLD ?5 TOTAIS FOR ALL SCHOOLS CIiY OF TIGARD CON7ACT-OUANE ROBERTS TlGARD EST:POPU.ATION 27 2� BPRT.-E9 hIETZ-6 W -407 •� TIGFRD CERTIPIED POMJLATION 25 S ID BYROM-63 PHit-20 FOWiER- CITY OF TUALATIN CONTACT-MIKE I1cY.ILLIP �ii6ARD PERSONS PER i10USEHOLD Z 23 CFT- t 29 TEhP- 106 TWALITY- �2q . OUR.-28 TUAL-0 SR.HI- 194 NEW ST�OEP�T TOTAL ELEM. 947 Gnn�o TOTa�-1�IO9 CRA PROJECT PROJ. COt/TACT AODI£_ ADD.ELFJt ADOIT_MtD StH.AQO_fil SCH. START COf�. ��p FRO�CT NAt1E MJttBElt OEVELOPER ARCH. PHOt� UNIiS STUOENTS STU6ENTS STUDENTS flUITE DATE LQCATION UP DATED .. i ARROW}EAD 2S-S-15-0 RICHARDEL(tER HARRiSt1C.642-4895 22 }i0{yES BPRT 7.04 TWA 3.08 1.54 F�-90 Jargl NAZELBRt�01C/i15TH Jan-91 2 8RIM7.?AR1C 2 APTS�. AR-39-36 NORTHL.Al�O HOMES ING DOIJG POL!OIX 16 APTS BPRT 1.12 TWA 0.48 0.32 feb-87 Dec-90 9720 SW TUALATIN ROkB Jam91 �. 3CEt�tLURYESTATES 2St-14CB OR-AKC0.R.P R�roELL 538-500 58 liq'1ES BPRT 18.56 TWA 8.12 4.06 Feb-91 hte -92 HASELBROOK/EASTOFIOSTH Jan-91 �� 4 FO%HILLPARK3 DONFOURNIER hLPHA 297-1458(NIpCliOSE) 54 HOh1ES BPRT 1728 TWA 7S6 3.78 A 89 pec-qi NYB_�RG EASTOFSTONESYIi20W Jan-91 5 JEFFW000 ESTATES 3 STOL�&ASSOC. WESiLAKE 620-7800 20 FiOMES BPRT 6.40 TWA 28 1.40 Feb-90 -91 TUALATIN ROAD BY GOLF COURSE Jm-91 6 JEFFWOOO ES7ATES 4 SiOLZE&ASSOC. WESTLAKE 620-7800 I S HOMES BPRT 4.b0 TWA 2I 1.05 Nov-90 Nov-92 103RO BETWEEN HZLBRKiTUAl RD ,kn-91 _ .%7TURICOPA � 2S1-ISCD pp(�gLEOGEYELCPtENT WAICER 6q3-9410 49 HOhtES BPRT 14.08 TWA 6.16 3.08 Feb-91 hia 2 TUAUTINRCADBYHAZELBROOK S LL 8 HAZEI.BROOKh1EADOWS/f2W CR 2 4R-ttg-29 NORSE PROP.fNC. OTAK 206-694-2390 122 APTS BPRT 8..54 TWA 3.66 244 Jam90 Ju!-91 17515 SW I ISth S -gp 9 7AWASA COlJR7 25-1-54CC KA'(�DEYELLERS HARRiS tIC.639-3453 8 HG`tES BPF2T 2.56 TWA 1.12 O.SG S -� Au -g i 103RD BETWEEN HZBRKITUP.I RD Jan-91 7�0 TU.1L.RIVER ES7ATES�t 21-EI9 OR-AK U�P.P RYDELL 538-5700 23 HOMES BPR7 7.36 TM'A 322 I 6I Plov-90 Se�-g1 tF#EAPEAKE DR JUST N.OF BPT SCH du -90 17 i�DGESCREEK 5869-9Q Ji REEyrg 56 HOMES BYROM 17.92 TWA 1.84 392 Jul-89 Sep-91 SWHE06ESDRfVE/COURT Jan-gt + � 12 DAKOTA HiLLS+3 WAKER 643-947 0 4i HOM£S B1ROM 13.12 TWA 5.74 2 C7 Feb-91 Feb-g2 EAST OF NEW HIGH SCNOOL Oct-90 ; 13 MARTINAZZI YILLAGE(MEADOWS) 95 APTS BYROft 6.65 TWA 2.85 1.9 Feb-90 8060 SW AVERY I�4 f10CGSIN RUN 2S-i-35A TERRY G�JL08ECK HARRIS I'1C.6.',8-0847 22 HOh1ES SYROM 7.04 TWA 3.Ofs I.54 Feb-90 Dec-gi JUS7 SOUTH OF BVROM OFF BOONSFRY Jen-91 �� iSTUALATIN�W000S CEfd7URy21 q�,pyA 2g7-1458(NICKHOSE3 58 HOMES 9YROM 18.56 TWA 8.�2 406 Jtn-90 Det-92 NOI:WOOD/WESTOFIS Jan-91 �� IOBEDPORDPARK 2S116D AL74SCHUBERT ALPHe, 2g7-1458(NlqCfqSE) 29 HOMES CFT 9.28 FOW 496 203 Feb-9p pec-9] 137ST/1900F7S.OFFISCHERRD. ,lan--9t 17 BRApLEY WOGpS i 89-14_S TOM MILLER BUI�DER MI@.LER 63�i-�51 I 31 HOMES CfT 9.92 FOW 434 21? S -89 Dec-90 131 ST/JUST S.OF FISCHER R0. Oct-90 � . �88�AALEYM�t�S�2 89-575-5 TOHMILLER f11LLER 639-9511 29 HOMES CfT 928 FOW 9.06 2.03 Mar90 Ytargl 131ST/8�0'S.OFFISCHERRD. A gp ' 19 BRADCEY WW6S 3 90-305-S 7pH MILLER 539-9511 30 HOhtES CfT 4.60 FOW. 4.2 2.l0 S -90 S -91 131ST ADD FISCHER ROAO A 9Q�� '.� 20 FYRES70NE 5-29-12 htIL7CNFYRE EURTOl� GAN639-6I15 t8 HOhIES CFT �]6 FOW 2.52 125 Feb-90 Dec-91 121�ST&TIPPET ��-g� ;� � 21 L.4KE OF NORTH DAKOTA L•.ROSII�SKI-TATONE 235-8795 75 HOMES CFT 24.00 FOW I O S 5 25 A 91 A 93 N SIDE OF DAKOTA AT i 09TH Jart-gt � 22MORNIYGHILLS.+B OGNFDIxtNIER PLPHA 297-I458WICKHJSE) 30 HON�S CFT 9.60 FOW 42 2.10 Jan-90 Der91 137Si/650FTS.OFFi$CHERRD. Jm-91 t 23f�ql1PITAINPOINTE 90-0Gii OLYh1PICHOftES BItRTOti DAN63 6116 79 HOMES CFT 2528 FOW 11.06 553 Jan-91 Se -gt tJWOFt2ISTANDGAAROE Oc[-9I 24 NDDAK ACRES 90-0fiO3 YIILLE�i HAR.RIS MY_625-5562 7 HOPIES CF7 224 POW 0.98 0.49 Peb-90 Dec-gt &SIpE OF N.DAKOTAl1-06TH Jan-gt f 25 OLSGh!PARTITiON hILP 90-0017 LLOYD OLStN HARF.IS I'Y_'.539-3453 5 HQ`IES CFT 1.60 FO;Y 0.7 0 35 Rb•r9G ,lun-91 1 i 3C7 JUS7 S.OF S5V 716AR0 ST. 5 -90 � 26 RIVERWGOD HGTS/TIG.APTS 89-{54-D/V rA.JELLF32 GRGUp t1,ELLER 'XALKEk ASSOC.BE V. 240 APTS CFT 16.80 FOW 72 4.8 I Jar90 D?r91 P4C_HWY./FISCHER F.OAD Jan-4t � 7 WIN�IIILLAPTS rgHCO 252-Iq75 � 76 APTS CFT 532 FOw 228 1.52 S -88 J�m-90 tO500SWT16ARDST. � �8 aFTON COMNOM3 3 �r- q �,,,..•- ��NFGURPIIER ;..LPHS. 297-7a58fWiIXFIOSe) I9 HOMES DUR a.43 TWA i_g6 D95 .kar90 Jun-9I C�TYOFOl1RHAMOFFd00N'cSFERRY ,lart-9i '"29 COLLIN6FIRS CCLUNSO39-��03 12 APTS DUR D.84 TWA 0,36 024 n g7 Jui-93 8385SWDURHAMROAD ,�-o� ` � 30 OURH�IM ESTATES 2 K.EN Pf.ULSON 245-6039 3 APTS OUR 021 T4iq ��.09 0 05 f-ie -89 t7ar-91 8335 SW DURHAM ROAD ,lan-g I �� 31 p�HAFt ROAD E;PTS_ F�TI PA.ULSON 245-6590 12 APTS OI�R 0.8q TM'A 0 36 G 29 riov-d8 hlar-91 8355-8363 SN DURHAM ROAD Jan-91 32 RENAISSANCE WOODS RENAISSabiCE GEV 22a-q663 43 HOMES DUR 1376 TWA 5.02 301 A 90 Feb-91 76TH AND ASFFORD 5T. A� -qp ( 33 RENAISSAd10E W00pS 2 97-0602 RENAISSA!JCE OE`I 224-9E63 t 2 F}OMES DUR 3E4 7WA 1.58 O Bv � 9! S� -92 i6TH AND AS1ffORD ST. ��-�� . B4 TANIAPARK HAkRISMC..o39-3453 13 HOPIES OUR 4J6 TWA 1.82 G"vl t Peh-qp po�-g7 �5?40SWHALLSLYD. „y�-g� . �SDAtMATIA 90-582-SiAY oLOR1ASUMpNATTt 4 HOMES METZ I26 � FOW 0.56 U28 Peb-gl Feb-92 77TH.4NOLANDAU p�v-g� i 36PERHWOODDEVELOPMENT 89-�Oo-t1P F'eRNW00DLEV IpC. 3 tNJMES METZ 0.90 FO�+/ 0.92 021 Jun-30 Jun-91 80THlOAK ,�;-g� � I�, 37JORDAN 59-347-MP JOROAN 598-8751 3 HOMES hIETZ 0.95 FO1V 042 021 Mar�G ,lun-9i PINElTTH ��_�� 38 SIRELLEAPTS KLMGEN CONi KLM o20-;227 33 APTS METZ 231 FOW 0.99 u66 feb-90 Jul-q2 o670HALLBL`rD. ��_qi s t , � � '^, � � ( 1 i 1 , _'.a��„�k..,�-�..�m.:.,_ . . . ...... . . a . . _ . . CPA PR0.)ECT PROJ. � CONTACT ADDIT. ADD.EIEH. AWl7.HtD SCH.ADD.HI SCH START COMP. �NF� � PR0.)ECT NAHE NUMBER pEVELOPER ARCH. PHON£ UNIiS STUDEN7S STUDENTS �STUOENTSI DATE DATE LOCAFION UP DATEO r =0 BISMARK COVRT JAUCH3?FY4-S�.y3 12 APTS PH�L 084 FQ'r/ 0�6 G'a "r� Jan-9J 9700 SW DAKOTk 5T Jan-91 40 IP.ITERION EOUITIES SC�rt 89-'7 OiAK QiAK 635-361 d 100 APTS rHIL 7 00 FO'w' 3 2 A� -v0 Se�-41 fiF AND 72ND Jar-91 91 HALL STREET STA7IUN FAUL'.iON DAt�639-SI 16 46 APTS PHIL �22 FOW 138 G92 I-lar-o7 Mar�92 HALL,N CF t1ACC10NALD Jan-91 � 42 FRANK hY�ORE FRAWK t'OORE 6�7-9287 46 APTS PHIL 322 FOW 138 04� na�-89 ' 13840 SW HALL BLVD 43RAZE[1EAWWS 90-000°� JI?�IRAZE rLPi-1.'� 297-1458 33 A�TS PHIL 231 fOW J�9 06P J:n-�G Jurr92 SOFRCMITAROADQN875T Jan'y� 44 GROYES 9D-OG06 M&F DEV 51$UL ENi� 657-018R 12 NOt9ES PHIL 584 FO'w 1 GS 03ti a r-40 DAKOiA AND 40TH �"�� '�� 45 AlOER L.�NE 5-89-14lV R'cE�tBURTQ�a EUP.TON 639-5116 i l HOMES TEtlo , 352 TWA 1 54 ^'� Mnr�iO Au -92 1�GTH/98THJUST(d.OF SATTLER Jan-91 ' 46 G,S7�L'c Pa:K 90-001� JUH C.oST�L'e HARkIS htr.092-4�96 6 Hut1ES TEMP 1.42 7WA .0.&4 042 Jul-00 Jar92 97TH AVE--S.OF MACDONALD �a�'9� I 47 COOK�JE�'ELOPhiENT TERGY_GOK24d-0329 72 APTS 7EYF 509 TWA 2.16 I 44 A r39 7 7500i SW 109THAVE i q3 Dth2HAf4 PLACE APARTHEN7S 90-0Cx�S NELSGN NELSUV 338-5910 172 APTS TEMP 12.G4 TWA 5.16 3 49 Feb-90 Jurt-91 l I3TH!S.OF DURH.4H ROAD �a"-9� ' 49GRA�JOYtEWACRES 90-0007 KENWAYhfIRE &JP.TDN 639-fi116 �0 NOMES 7EMP 3.'LQ TWA I4 07U JW-90 Feb-92 E.S.97THi400PEETS.OPf1ACDONALD Jam91 �, 50 IAUTTS TERRACE 90-0013 R�JN.4LD LAUTT 6�-2745 DE HAAS b82-2?SO 7 HOMES TEtiP 22? TWA �98 0 49 A 91 a r-92 97TH AND SW RHONDA COURT Nov-90 . � 51 UTTLE i�Ull MTtJ.APTS. f�H CO 252-14'.S �30 AFTS TEhiP 9.I O Tti'A ?9 �.6 J�n-88 Jan-90 109TH 6 ftURDOCK 2 RNERWJOD ESTATES 90-0014 SEIkA PACIFIt OihK 635-�618 89 HOfiES TEt1P 2849 TWA 12 46 E 2� Apr-91 na -92 E OE I04TH AND S.OF OURNAH R0 Jan-91 ' ROYAL GAKS MLP 90-0023 5 FiOMES TEMP 1 6U TWA 0? 0 35 M„-r-91 Mar92 S OF t1RDCK BETWEEN 7 OOTH 8�98TH Oct-GO 'y-�34 SATTLER PARK S89-10/PD 89-0� DGN��FOURNIEN fLPHA 297-1458(NICK FIOSE) 18 HOMES TEMF 5.7o TWA 2.52 I 26 A r9U Se -91 48TH AND SATTLER Jan-SI 55 SYCAMORE 7ERRACE APTS WEST BELI 682-3003 99 APTS TEMP 658 TWA 2.82 I 88 Mar-97 Mar92 I0960 SW DURNAt'I ROAD Jan-41 �6 TIGARD APARTY�NTS 90-0004 TRIAO TRIAD 205-575-9913 364 APTS TEMP 25.45 TWA 10.92 ?2S Mar-91 N.er-93 109TH iNAEVE ST. Jan-91 57 BFACON H01"IES 90-0006 BEA�ON HOh£5 ALPHA 297-1458(R.CiARNO) 3 NOMES TEYP TWA 0. Jur90 -91 SA7TLER G 96Tii Jan-91 58 ANNIEHIkZL ZAROSINSKI-TA70NE 235-d795 14 HIX1ES WOOD 448 FDW- A �J2 BULL Y i50TH_.- Jan-91 59 BENCHYIEW N0.2 ON HOLD 46 HOf1cS WO'� . 2 FOW . ON HOLD t32ND/S.0'r BENCHYIEW Ma�-90 - ' 60 BULL MTN.StJP7MiT ES7ATES S69-CA BURTON IN6SNEERINfi BURTON 639-61 16 120 HOMES W00� 3d.40 FOW 16.8 64D Jan-90 Jul-92 135TH/S.Of FERN SL Jan-91 . li 61 B[ALf1TN.SlR1MITESTATES2 SU890-0005 BUR70NI�INEERING BURTON 639-6116 276 HOt'IES WOOD 88.32 FOW 38.64 7932 Jul-91 Jut-93 139TH/BULLt7NT. ��'g� . 62 UtPSTONE(BEAY.SCH.DIST.) SU890-OOO�i BEAVERTONSCFi00LDiSTA1CT 16 HOMES Jtn-90 .3�7n-91 WINTERLAKEDR.OFf 135TH Jui-90 63 COUNTkY VIEW 2St 9 LOT�I 100 STEVEN CARLITZ OTAK DAVE BANTZ 635-3618 34 F�f7ES WOOD 1 Q.88 FOW 4.76 238 ON HOlO ON HOLD N.SIDE OF BEEF BEt�EAST OF737TH Jan-91 64 COIA�lTRY VIEW 2S1 9 LOT�I 100 STE'JEN CARLIT2 OTAK DAVE BANTZ 635-3618 106 APTS WO'JD 7.56 FOW 324 216 ON i1ULD ON HOI.�N.SIDE OF BEEF BEND EAST OFt 37TH Jan-9l . 65 FRENCH PRAIRIE ESTATES 2 89-327-S DON FOI�.NIER ALPHA 247-i 458(NICK HOSE) 26 Fi0h1ES W000 8.32 FOW 3.64 1 82 Mar90 Oct-9I SW�SOTM/CABERNET �'9� ` 66 6REENWAY ESTATES 90-121 THOHAS CHIN WEST CST 256-2070 12 HOMES WOOD 3.84 FOW 7.68 089 Jul-90 Jui-91 139TH SOUTH OFF BULL MTN RD Jan-91 57 HOOD YIEW ESTATES 9�-��J�S TIM ROTN KAMPE 635-5291 47 HOi'7ES WOOD 15.04 FOW 6S8 329 A r91 A 92 BTWN 135TH&132M1 S OF WALNUT Der90 �- 68 KING CITY H{GHLANDS 90-513-S RiCHARD HQWSLEY PO BOX 7OB6 VANC.WA. 30 HOMES �l000 4.60 FO'r! 42 2I0 Mar91 Piar�92 128TH N.Of PEACHVALE ST. Oct-90 69 KINGSVIEW 2S1910T1200/1002 KAKBERER H07EL SUP C0. OTAK DAYE BAMZ 635-3618 67 HOMES WOOD 21 44 fOW 9.38 4.69 Mnr91 Nov-92 N.SI�OF BEEF BEND/137TH. Jen-91 70 t�KRJMTAIN GATE 3 HERiTA6E QE I.EO HHGJ 639-3339 39 HOMIES W000 1248 FOW 5.46 273 Au -90 Mar92 8i1LL h1TN AND PEACHTRE�DRIYE Jan-91 . KRJMT 71 !°qt TITA{N RIDGE �� P7-6 DEVEIOPMENT 6URTON DAN 639-6!16 70 HOHES W000 2240 FOW 9.8 4.90 ON HOlO NW OF 121 ST At�6AARDE Jan-91 72 t'16RISSETTE YILLAGE(40iYEAR) PD 89-07 h10RiSSETTE OR-AK 626-6098 180 tiOMES W0� 57.60 FOW 25.2 1260 Feb-90 .Jum95 SUMMiER LAKE Me -90 73 OAKMON7 APTS. 89-258-D WESTRID6E CONST. 12a APTS WQ00 8.68 FOW 3.72 248 Jar90 Clar92 BEEF SEVD!N.OF HYRTIE Jan-91 [ .q SONOCtA HILLS ORfON CUSTDN HOMES OFFION 629-951 f, 55 HOMES W000 17.60 FOW 7.7 3.85 Feb-90 Dec-90 SW 146TH ANO HUtI.MOUNTAIN RD. Au -90 . :� 75 SpEEZI, Tl I 00 2S 1 BAA JOFIV GODSEY GOQSEY 696-4509 32 HOMES W006 10.24 FOIY 4.48 224 A -91 -92 EAST OF!SOTH OF!BULL I'NTN. Jen-91 76 THREE MOUNiAIN ESTATES tERiTAGE DEV.t0 639-3339 �d F�1'1ES W000 i 5.36 FOW 6.72 3.36 Feb-9I Feb-92 NW OF SW 133R0 BlA1 HTTN. Ja�-91 77 WOODFORD ESTATES BURTON DAN 639-61 I6 33 FiOtiES WOOD t056 FOIY 4.62 231 r7ar91 17m�92 133RD/BULL MNTN. ��-9� 78 WOOOHI.EESTATES 2S180D RAINTREEDEV. OTAK DAVEBANT2635-36l8 57 HOMES W000 1824 FOW 7.98 3.94 Jert-90 Jum92 ISQTHOFFBEEFBEND Jan'9� 79 PLEASANT YIEW 2S�8 2500/24�1 WES7ERtJ PLANNING JI�DY PIPKIN 249-0222 36 HIX1ES WOOD 1�.52 FOW S.U4 252 A J�m-91 BULL M7N WEST OF i 50TH .lan-91 � �.�4�91e�,�i � .w.. E��„;.�,...�..�...� �,�.y..�.�. .-�- - - � .1 �'� *,M^�-,� _ .,.. ��:: v.,.a.ztc,� .�,.c.-.�?� .,k�„i..,.zr.,. ,.... a,i .� ..L_��.i.,:. !,.....5;... _d�,t��._�s:;�.....,�.�.�d ��... ..A,,..z._;v:-.� u_ ., , ,:;_ .,. .. .i.' .,�.z.�.�.r.4,:t � .�...i.i:l� ,�,n - ..�:-_. .w.:.,:i-��:. ,.in....�xt_.:.,._..1§,_.�.L..�c.5,..�.>_asxy'. � . ._........ 1.....2 • r �` S;' , y�4f CITY OF TIGARD PLANNxNG COMMISSION FINAL ORDER NO. 91-06 PC A FINAL ORDLR INGLUDING FINDINGS AND CONCLUSTON3 WHIGH AfyPROVES AN APPLICATION FOIt A ZONE CF1'1�i�ANf�E TO ADD THE PD OVERLAY ZONL (ZAN 91-0002 j, SUBDIVI&I�N I'R�LIMINARY PLA'1�' APPROVA�L, {SUB 91-0002), AND Pl',AIQIJED DLVELOPMENT CONCF��[IAI, pL,AN APPROVAL (PDR 91-0002) REQUES'��D BY RENAISSANCE HOME� IN�C. I The Tigard Planning Commiseion has reviewed the above appl.ication at a public hearinga on March 5, 1991. The Camraieaion ha� based ite decieian on the facts, findings, and cancluaions noted below. � < i' I. SUMMARY OF TFTE T2EQCJEST CA3E: RENAIS3ANGE WOODS 3I Subdivision SUB 91-002 Zone Change ZON 91-002 Planned Develapmen�t Review PDR 91-0002 � StJMMARY: Ths appl.ican� requesta: ,:,:; 1. Zone �change approval to add the PD (Planned Development) '` overlay zone to the 4.0 acr� site in addition to the exeigtiag '� R-4.5 ancl di-7 zoning. 2. Subdivieion pre].iminary plat/Planned Development conceptual plan approval to divide approximately � acree into ].2 late ,, rar�ging in size between appraximately 5,580 and 8,540 �quare feet. In additian, the applicant propasea to dedicate t ` approximately 1.35 acres of the $it� to the City of Tigard for greenway/open space purposee. APPLTCANT: Renaisaanc� Aome�s, Inc. (Ranely Sebaetian) 209� SW 8�h 5treet West Y,inn, OR �7068 AGENT: Har�ie-McMonagle Engi.neering u�°� (Bill McMonagle) 12555 SW Ha11 Blvd. Tigard, OR 97223-6287 C*�;NER: .;csD:n Loewar 14725 SW 83rd Avenue Tigar�d, OR 97224 COMPREHEAISTV� pr�ny gE82�PI�TYON: Low Deneity Resider�tial (western 1/2 of site) Medium Density Residential (esatern 1/2 of site) �ONIPiG DESIGNATION: R-4a5 (Residential, 4.5 uni�s/acr�) - western 1/2 of site R-7 (Residential, 7 units/acr�) - eastern 1/2 of si�e LOCATION: SQUth of the n�wly developed Renaiseance Woods aubdivisian, east of SW 79th Avenue, and north of SW 76th Avenue (WCT1M 231 12CA, Tax Lot 600 and 700) APPLICABLE LAWs Community Dev�lopment Code Chapters 18.32, 18.50, 18.52, 18.80, 18.92, 18.108, 18.150, 18.].60, 18.ifa4 and Compreheneive Plan Policie� 2.1.1, 3.2,1, 3.2.4, 3.4.2, 3.5.3, 4.3.1, 'Dal.2, 7.3.1, 7.4.4, 8,1.1, and 8.1.9. t STAFF REPORT - SU�'31-0002 - �tENAISSANCE WOODS II PAGE 1. N4.`% � 'i �;;i �� n� Y'.'r€ 1 `�"S' .. ?.i,a:, rT"';;�' "--."�' 't�-.,�. , .�..�-�-._..«-�-:-- ...s-�-. _ �.,._ , , . ,. . �._ ._� ., .... . _,, „ . ,_�..� r..,., ... �,1_ ._, �,. ,. , .�:,_,. ... �. . ,v ._o ; L , ., <., .... .-, . .,., �- .,� , . .. . . .��. .�..��, �__,__� . . �, IZ. FINDINGS ABOUT SITE AND SURROUNDINGS p,, �ite �ize and ahape�: G Both Tax Lot 600 �.nd 7Q0 enntain 1.88 acres. The existing �X�atel W 0�24 t{ SW 76th Avenue that sepa�ates the pgrcels cantain� $g�' y j,;� acres. The total site therefore is 4 acres in size. The site is �.; rec�angular in shape ext�endi.ng approximately 700 feet east-west by 265 �, s� feet north-sauth. �� ;?;� _::, g. Site location; '�` _ t�,� r:, ( The eite i� loaated immediately aouth of the Renaiec�ance Wooda € eubdivieion. The 50 foot wide undeveloped right-of-way of SW 76th Avenue `� extencia through the middle of this �ite. The aite i� between two �t� developed etre�chee of SW 76th Avenue. The northern sec,�msnt in �� Renai�sance Woods I ie a fuT.ly developed lacal street. The �outhern �� eegrn►ent is a comb�.nation of pavement in poor condition and gravel. The southern aegment does not extend all the way to the site's southern ,� x� boundary, but instead termin�tes in th� driveway to the residence to the �� south. The site i� approxima�ely 12Q0 feet north o�f SW Durharn Road. i� C, Exi�tina uses and structures: � The eite i� presen�ly undeveloged. Tree cover c ut�rie Bg te aThe eaetern � everc�reen and de�iduoua apeci�s ia found th�ouqha portiom o� the site i.ncludes a subetantial area within the 100 year flondplain of Fanno Creek. D, To�poara�phv and drainaQe: The eite slopee frflm west to east towarde Fanno Creek. S�O��cent g nfthe � 12.5 psrcent in the Y�x�a t e l� 1 3 5 creshar� is tuated i�n the 100 year eas�ern partion. App Y � f loodplain of Fanna Creelc. E, Surroundi.na lansi uses: � The Renaissance Woods I subdivision to tlae north �.e currently underqoing ( development as a single family reaiden'tial aubdivis�on. Parcels to the south and west of this s�.te also include single family residences although � theae parcela are on larger �.ots that may be redivided in th� future. Tax Lot 100 to the soutTn of this siie on the ea�t aicle of SW 76th Avenue ia � ! currently vacant. Fj F, Plan desianation and zaninQ: � The sit� is equally aplit between the R-7 (�tesidential 7 unite/acre) zone � , and the Mediixm �e:�e�ty P��ic�°nt'-z� �� d�signation on the eaatern half c�f the eite and the R-4.5 (Reeidential 4.5 unitsfacre) anc� I.ow �iensitiy � Resa.dential plan de�ic�nation on the weetexn half of th� site. The plan and zoning boundary follow� the current right-of-way of SW 76th Avenue. The baundaries follow 76th Avenue for some direction north and south of �his site. Properties to the weat of the aubject eite are designated for Medium 17ensity Residential use �nd are �oned R-12 (Residential 12 � units/acre). �� G, Devslotxnent proposal_: ;4� The propcasal is to subdivide 4.00 aczes into 12 detachecl single-family {.�� ,:s home buildinc� �ites and to d�dicate �approximately 1.35 aares to the City �, S'�AFE I2EPOItT - SUB91-0002 - RENiiISSANCE WQODS II PI�GE 2 �" � � �`�e F� i � }N P,,��: � �� 4r�ri5i f[t CNt`'Y�`�'� � . 9 � ,.v..-+;.�..., . . .. ._ � �,:...,� n.. .. . ... 1 :.s ...w...y�,�,� ,.. . ... ........,... ,... .....�:-�...��-«+,.«.�"d^ .—n..:—r.�.�- .. �. .... . ..., -: _ �� w.�.. �n�>.,.._. .,��.._,.�,� ._ar___..... �.... N ��a .._,...<.� ._..�.,_. 4�,��_ 1�., : ._ . .�_��..�:,,,.U__.,f�:�:1..,�.» ._. _ � , .�t,i.��.....;:�.�..�...�_ f.. � , .�.....��,,....s�,,� �:�...4 ti. L;r,; ..�._ �:.a__ _� i,. . . � �;; of Tig�rd for open apace and greenway purposea. The area propoeed ta be dedicated is shown aa Tract B on the preliminary plat. The aubdivision plan, as proposed, vrould require that the existing right- �� ; of-way of SW T6th �venue on thie site be vacated and relocated further wes� as �shown on the plat. The ap�licant stat�� that thia will allow the �rea that is next to the flood plain ta be mor i nf�fiT�1Lott�00Z�o the �� I to aleo allow for future c3evelopment of a port ;;� sauth. � �i. Public aervice and utilities: � ; , An eight-inch eanitary sewer will be extended through the si�e as ahowai on ,� the preli�inary plat from Renaissaace Woode I. Storm drain�ic�� wauld be �� collected by a network of storm sewers within the proposed publia and F'� ' �: private roads, and would be discharg�d into the Fanno Cree& flood plain ��r juet east of Lots 10 and 11. Public water and other utilities would also �� be extended to the aite from R�naissance Woods Y. � �'' I. Streets and acceea: � SW 76th Avenue through the site is propcased to be a 34 foot wide local � etreet within a fifty foot right-of-waye The proposed street would �°�. contain aidewalke on both sides, curbs, and oth�r typiral pubZic street � improvemente. 1� cul-de-sac bulb would �xtend to the weat off of SW 76th Avenue to serve proposed lota 1-6. A 24-foot wide private drive would extend eastward to provide access to lots 4, 10, 11, and 12. The private drive would 3nclude 24 f�et of pavement, a sid�walk on one sid� and would be lo�at t n d as an equ�l and undivid driritereat win the Zotsa� operated and mai.a III, APPLICABLE APPROVAL STANDARDS k, s t A. Co�nmunit Aevelo ent Code: l. Chapter 18.32 authorizes the Planninc� Commisaion to apgrove ahanges to the zoninq of a praperty upan a finding that th� requested change � is �onsietent with applicable Comprehensive Plan �wlicies. The chagtes also provides procedural rec�uiremente £or the re�iew of f� quasi--judici.al land uee and develapment applicationa. 3� �� 2. Cha�pter 18.50 containa �tandarde for the R-4.5 zone. A single- �� family detached residential unit is a permitted use in �he zone. � � Lots in the zose must comply with the following dimensional � ��quirements: Minimum lot siz� 7,500 scyuare f�et Average minimum l,ot width 50 fieet Froa�t 6etbaak 20 feet Interior �ide setback 5 feet Corner yard setback 15 feek �ar�ge s�etback 20 �eet Rear setback 15 feet Maximum building height 30 feet � AFF REPORT - SUB9�-00�2 - RENAISSF9NCE WOODS II PAGE 3 � ST t f � I -'__..._..__.._.....-..,.:.<,-,.Y-.�,..,-1„� ..n�-,..-.--.-..--.. » �.�. ,. ��- „.....z.. , .ur,v.:�vv h„>.%:, u... a..;`.:, _.« ui� .,�.,_,,..i:'xtin ..: r i. , n �.:. . . • ..�.n.�:.�u .,:.��:.0 i. ....3,;...�,..+..� ,.._.... 1 ,.•. ....v«.A ..._.w.,�... ... ... ........�..�, � ...z_ .,a�_�a.w_u�:,+v,.r.cm.vs a.,.w.n�w.v.:r.s.tin-xa.s.:xsvn�ax�3Gsst �� .t) 3. Ch�pter 18.52 contains standarda for thr� R�7 zane. A single-family detached reef.dential uee ie a permitted use in the z�one. Lot� in the zone must �amply with the following dimeneianal requirements: Minimum lot eize 5,000 equar� feet Average minimum lot width 50 fest Front eetback 15 feet Interior side setback 5 feet Corner yard eetback 10 feet Garage aetback 20 feet Rear setback 15 froet Maximum building height 30 feet i 4. �hapter 18.92 contains standarda for density. The nwnber of dwelling unite permit�ked ie based on the net develo�nent area, excludinq sensitive land areas and land dedicated for public rcaads ox parka, or for private roadways. To determin� the number of lots, divide the net development area by the minimum lot size of the zone. An opportunity is provid�d for a tranafer of housing opportunities from araas that are dedicated for park and open spa�e purposes to other portione af the development site. 5. Chapter 18.100 e�tabliehes landsc�ping, bufferinq, and �areening standarde between propoe�c4 useo and abutting zoning diatrict�. • 6� �Chapter 18.108 allowe private etreets t�o aerve up to eix dwelling unite subject to pavement width and improvement standards tha�t vary with the number o� dwelling unita sgrved. �.'urnaround areas are required for private streets in excesa of 150 £eet in length. ' 7. Chapter 18.150 requires a tr�e removal permit and aontains standarda for rem�oval of tre�s on undeveloged land having a tru�k 6 inches or more in diameter four feet above the graund. A permit for tree mus� comply with the following criteria: a. The trees ar� dieeaeed, gresent a danqer ta property, or i.nterfere with utility servie� nr traffic safety; b. The treea have to be removed ta con�truct proposed improvements or ta otherwise utilize the applic�an�'s property �: . in a r�asanable manrier; c. Th� trees are not needed to prevent ero�ion, inatability, or ' cirainage problems; d. The trees are not needed to protec� nearby txees a� windbreake or ae a deeirable balance between ahade and open �pace; e. The aesthetic charact�r in the area wi11 not be visually �d�e�sely af�ac�e�i i,y �i,c� ��ee �eritav�,i� and � f. New vegetation plant�d by the applicant, if any, wi11 replac� the aesthetic value of treea to be cut, 8. Ghapter 18.160 contains atandarda far land divisions. It allows phased developlaent, prc�vided aon�trsiction is initiated within eighteen mon�hs of the approval ar�tl construction of eaah phase doea nat exceed a 2 years. To be approved, a preli.minary plat must comp].y with ths following eriteria: �, It muat comply with the, City'� �omprehensive Plan and the �.. �r�, STAFF REPORT — SU�91-0002 — RENAISSAIdCE WOODS I3 PAGb: 4 �,: .: ��. , a q1 4 �Y k:.._ ` r . . _ ,� :., +�, ..: ) ' L......AL.i i:iU..uv�.....�.:xi... ",...�w...��,:....�.:✓L�_.,.....:i:..:..:.._._ ...T�::� :«.:,�.;,,�w.,��,:A��v.d��.�,.w,..�w_.,.,�.,.x,t,�,-s�::�-.��..W#u�.,�,_m�,,,;,.�-�:,.��.4:._.N . �._.5 5 �i..n,_..._...t�..a..�:�;..�.wt._...,�_..�i.S,._..tc.u....J.....r.m..t. u..,,x... � � �i ��::.:� appl.icable zoning orclinance and o�hQr applicable ordinances and regulation�; b. The propoae�l plat na�m� muet �ot be duplicative r�r atherwise sati�fiea the pravieiona of OFtS Chapi:e� 92: c. The �treete and roade are laid out eo aa td aanforaa to �he plats of subdivis3.ons a�nd mape of major partit�.one already approved for adjoining property as to width, qeneral direatian the publiC inter�t toC modify the etr�et or road pattarna•in 9. Chapter 18.164 containa standarde for etreets and utilities. i a. Section 28.164.030(A) requirea etreets within and asijoining a development ta be dediaated and i.mproved baeed on the cYseaification of the etreet. A future improvement c�uaxantee r may be accepted in lieu of improv�ements, among other reaeons, if: � �l� inabili y t a�hieve prop�rty (eic) design atand�rda tor (2) A partial improvement may create a poten�ial safety hazard to motoriste or ped�strians ... r? �� b. Section 18.164.030(E) requir�g a local street to have a minimum 50-foot r,+.qht-of-way and 34-foot paved section betwe�n curbs and aid�walks. ��ti c. Sec�ion 18,164.030{F) requixea a reserve strip and barricade at �h� end of a dedi.cated etreet that can be �xtended off�- eite. �. sectian 18.164.030(J) allowe partial �tree�t inagrov�ment "where `� esseatial ta reaaonable development rahen in conform�ity with 'S" the othsr reqtxiremsnts of the�e regulatione, and whQn it will ; bc� practical to require the improvement of tihe other half whsn the adjoining property [is] developed." � e. 5eation 18v164.030(M) requiree local street grades of 12$ ox �; 1ees. �� timen thealot4width anc31requir s at le et 25 feet of fr ntage ';c on a etreet. g. Section 18.164.070 requires sidewalk� adjoining all local residential. streete. h, �ection 18.154.�90 requires sani.tary sewer service. £` 3., Section 18.164.100 requir�s adequate p�ovisione for storm water runoff and dedication of easements for storm drainage faailitie�. g. RF�l�cable Commrehen�ive Plan Policie�. 2. Policy 2.1.1 provide� the City will �ee�xre �itizens will be pravided an opportunitg to b� invol�recl in asll phasea of the planninq procesa. STAFP' REPORT - SUB'�1-0002 - RENAxSSANCI� WOOI�S TI PAGE 5 �.�: � � �� ,�' ° -T---x�,,..,.-.�. .._.�T , r.. �' '�;''�,. �,�, .o.,�.�____.�,M.-.--. .� •� ,,� , _ � --*-.�-, , {, : �f.,m., .,..__�.�._�___.�. .-�.�--=r,-�-�- � , .,, �.�:,.� .�. ,_::. .._.�_�..,_�._� , , _._�.. _ ,.._.__._ ._ . ....._ .,..._. .. . .�._. _z ..__,_ .,. ,._. ��.�.�_. _....�,.��.�u.��w.._ � .. __ . :s.�._ ,_.. ......,., .. __.,_ , ...; - .�.�N ,, . . , i� . . �� , ��' � s 2. Policy 3.2.1 requixes the City to prohibit development within the 100 year floodpl�i.n that might result in elevation of the 100 year flood level. � t 3. Policy 3.2.4 requixes the dedication of all undeveloped larnd witl�in � the 100 year floodplain paus sufficient op�a land for greenway purposes specifically identified for recreati�n in the Plan. The ��_ eastern portion of tax lot 600 within the 100 year £loodplain of �:�, Fannn Creek ia identified ae fature greenway on the Cs�mprehensive �s Plan'a Parks, Gr�enwaye, and Open Space Map. �'� 4. Policy 3.4.2 requires the protection of fieh and wildlife habitat ;;� along etream corridora by maintaining riparidn vegeta�ion, requiring r's eraeion �nntrol measures, and by retaining atanding treea and :,`�' natural vsgetatian to the extent poaeible� 5. Pol�cy 3.5.3 requires the dedication of sufficient land within and adjacent to the 100 year floodplain of Fanno Creek and �he Tualatin River as greenway as a condition of development appraval on properties contai.ning gloodplain ar�a. 1� tranefer of residenti,al building opportunity from the floodplain area to the buildable area of the site is offered as compensatian for the dedication. f. Policy 4,2.1 provides that all d�velopment within the Tigrard Urban Planniny �irea shall comply with 3pplicabl� federal, state and regional water quality standards. 7. Policy 7.1.2 providee the City will require aa a condition o£ developmen� approval that public water, sewer, and etorm drainage will be provicled and deaigned to City �t�ndaxds and requires that new utilities (phone, electicity, cabl� TVy be plaved underground. 8. Policy 7.301 provides the City will coordinafce water services with water distxicte. 9. Policy 7.4.4 requires all new development to be connected to an �pproved sanitary eew�r eystem. 10. Policy 8.1.1 provides the City will plan for a safe and efficiQnt etreet and roadway sys��m that meets current needs and anticipated future growth and cievelopment. 11. Policy 8.1.3 provides the City will require as a precondition of approval �ha.t: a. Development abuts a deciicated etreet or haa other adequate acc�as; b. Stree� right-ofpway shall be dedicated where the street ia substandard in wid�t�; c. The developer shall ce�mnait to conatruation of the etreets, curbe and eidewalke to City atandards witl�in the developm�nt. d. The developer sha11 particigate �.n the impravement of existing , stree�B, curbs, and sidewalks to the extent of ths development�s impacts; e. Street improvementa �hall bs made and street signs or signala ahall be provided wh�n the development ie found to create or inteneify a traffic hazarcl. STAFF` REPORT a SUS91-0002 - RENATSSANCE WOODS II PAGE 5 �i 'i; � _ _ . ��1t.. �'.�'R�b ; A►. 1�'�/I�� . ! ,. ;� �' ._ .. ,. . ._ . _ . ._.. �..�wr_:c..: .�, w:w '�.,.,awL' x :;� � �� .az.r< a�.r.,,.. „�_..-::s; . . ... . ._ . . . _ _ ..: .k�z,.: s.�_,as.:; .ti,4..:..,,..._a._ .c3_ ,..�. ,+ ..e..u.�:...�.ru. -..:�k:: ,.�.::�.:_, . �..,:.,.,... ....�....,�,��.::.,�.��<..a.:.�� .��..�..., .��::.n..,.A..ar.�-x<:.� ,!',,�'.:f'��..� • �' �' IV. NPO & AG�IYCY CUMMEIJTS 1. The C3.ty of Tigard Engineering Depar�ment has reviewed the pro��sal and �rovided the following comments: a. Streets - I . The app],icant ia propo�ing to extend S.W. 76th Avenue south to thg , property line. Thie will require a vacation of the existiing platted rig�ht-of-way through the site. The earlier alignment of S.W. 76th Avenue to the north wag vacated and then reloa�ted for the existix�g subdivieion to the n�rth and this wauld allow for the logical ! extension. � Vacation of the existing right-of-wag will requi.re a separate hearing ancl apgroval by the City Council. Thsrefore, prelimi,nary ' plat approval should be conditianed upon approval of the right-of- way vacation. Based on the plans aubmitted, the applicant ha� not shown how the connectian nf S.W. 76th P�venue will be accomplished if the exi�ting rigY�t�-of-vray is vacated and approval of the new alignment ia acce�stable. Therefore, it should be requized for the applicant to demonstrate that there is a poasible connection, b�tw�en the two to�rmini of 76th as pxopoaed on the plat. b. San�tary sewer aervic@ ia �vailable from an existing line north of the sitei on S.W. 76th and a line that reuna eaet of the 76th lin� within a ease�tent. The applicant ie proposinq to extend the line on �.W. 76th and connect all of the lota to this line or the one that �` �un� ��t, Th� a��+b��ra� �h�a��,cl k�� s�c�u�xee� �� ex��n.� ��a� ��a�i.t��cv sewer to the eouthern terminue of S.W. 76th Avenue within the proposed subdivision. c. The applicant is progcasing to direc�t the atnrm drain�ge to the eae� , side of the dev�lopment and discharge it into an exiating drainag� way; Fanno Creek. Therefore it �hould be required of the applicant to show that the exiating drainage way is adequate and that dowristream properties wili not be aignifican�Zy :impacted. The Unifieci Sewerage Agency has eetablished and the City has agreed �' to enforce, Reaolution 90-�3 Surface Water Management Regulations, � requiring conetruct�on of on-site water cluality facilit3.es or fees in-lieu of their conetruction. RequiYtng surface water qixality facilities on amaXl sites would result in numerous facilities that would become a maintenance burden to the �ity. F'urthermo�e� the applican� hae not proposed any such on-site water quality fac�lity. Regional facilitiea, funded by fees in-lieu of construction of these facili,ties, would pravide the required tre�tment with improved reliabili�y and leas maintenance, Therefore a fee in-].ieu of their cona�reaction shauld be acceased. 2. The City o£ Tigard Building Division hae reviewed the proposal and has �ommented that a private storm eewer wit�in a Frivate easemer�t shall ba provi.ded acrosa the northern boundariea of �roposed parcels 1 and 2 allowing the etorm dxain to ec�nnect to th� public at�rm sewer within SW 76th Awenue. 3. The Tualatiaa Valley Fi.re and Reecue Diatrict haa revi�wed the request and ' has commented th.a� the applican�'s engineers should conrdinate fire hydrarit loc�tions with the Tig�rd Water District az�d the Fire District, � - ��.' kz . STAF'F E2'EPORT - �U891-0602 - REN.AISSANCE WQODS II PA�B 7 �,. . �, a �` i �!�!r��.l�►!�;��!�'"'! °+�� ',�,"�w.'r�"" - .,,� � , _ , _ , .;xs.... . � .. . _., ,,.. ,.r .,,<,._ �,�.�.4 ._,_,_ �.�_._ �,,�, ._,. .. .. �� ,, �-�,;:F. ;:�_ r ;.<:. _�__ ,,, .� _. ., _. .,, ._ y 3_�. ..x�� _,. �r,�. .� , . . � ��. 4' T�e �iga ir na water ain neeaeCto�betext�naea across�the southern portion ductile of lot 7 in Renaissance Woods ZI. ,, The Oregon Division af St et�emoval, filln�ord alterationtof 50ocubic dsveloprnent will require th yarda or more of material within iicant needito apply for aeetate�removal or adjacent wetland areas, the apg or fill pern►it well in advance of conatruction deadlines. Specific informatiorn on the nesc� for permits may bs obtained from the Divisipn of State Land� office. 6, �igard�o chs� dQV8lopmentJ�ee withind�hee att �e dance�areas of eDurham the p P� Elementa►ry School, Twality Jun ent ia proj cted to qenerate t eefollowing School. The propoaed developm additiona3. enrollment at thoss schoole: 4 students at Durham School; 2 ets hool Distr'ictynotea�th tghschoollcapac tiestaregprojected to�be The exceeded as a ��,oved develo ment� w t i.n th se�att ndancehareas Ce�Th reviewed and app p Diat to considerhportable classiro m additions h�Additional schoolecapaa tY �l� the school may be pxovided by other optfons under coneider�tion by diatrict, includ.�ng: grade level. reconfiguration, res�heduled school year, baundary a�l�'�Btn►ents, double ahifting, bueing to under-utilized facilitiee, futur� bond meA tionsleading to construction of new faailitigs and other school housing p � 7. The Metropolitan P,xea Communiaatione Commisa�.on (cable televi�ianj hae 2 _ � t--a «.��.,. reviewed th� groP�e�a.� °a��. •'�a =-z-eg}�� he developer instal� t�o ( ) _ PVC achedule 40 2-inah aonduits at all street cro��ings tor unc��ryi++41;.�'.- 1 cable use. 8. NPO �#5 has revi��e� sOUthexn eborder ofs the �p p eedt subdivisi n to required along diecourage fo�nt traffic onto pro��xties to the south. g. The Tic.ar�d p�ak rt�dboundaryl and �sauth athro ghn the dedicated agreenway the na tt p P� portioic� of ithe site ehould be con�tructed at the time of development. 10. A letter was received from Phillip and Sally Chrietens@n, owners of the groperty imn►ediately �OU alon ttheBSOUtherniboundary� f t e propoaed lots ta Z l f e n c e b e i n a�a l l e d 9 abutting their property as well as across t h� aou t h e n d o f S W 7 6 t h A v e n u e. The letter islg91 xe The lett rewas attachedpto the Planni g Diviaion ataff February 12, report and is hersby made par� of the record on thi.s applioation. 11. �GE, GTE and th� City af Tiqarcl Publie �iork� crew have sce�i�wed the prnposal arad h�ve offered no comments or objection. 1�, phillip and Sally Christgnsen ��..y��!itted another letter to the Planning Commie�ion dated M�rch 3, �.991. "n addition, M.r. Christensen submitted photos illuatrating their property m�e�e�p rt s ofh the b recoxdit n thia pictures and letter are hereby y tential ap��Cateffects �uponiFanno Cr�eSc fxom�runoffef om the devel pme�nt: with adverae regard to overcrowding of achools; and with regard to the potentia �mpacts of realignment of SW 76th Avenu Co�g ion Crequireg the potentia� He alao requested that the P�anning �� AGE 8 f ST�iE'F° REPORT � SUB91-0002 - RENAISSANCE WOODS II ,�:: �:.'. �;.' . �. r', `,', - *:� � �- ,� .. -..>—r�. .�---.,a�- �,z„-:. ,, �.._;�- . �o� �rAry•.rpr � � .�--�zsr.r..�..—...e.,.,. wr�e►r,��aqa�'��r�.�.!��wr� �';��"� �� . ._ ' " — � _ _ . ,. � , ; , ,:,,, ,_,,,. � y.,�_ � .W\ �� _ . � . , ._ , _� _ _ ;t�'," :.. ....... .::�_.....� ,..F�._�. x:.� . ,..�,.�...a. ._ _.� �_�.,�.� _.._ .�. �r..L_�� ,.....� ..�,a.��,3., .u��t�y. ... ��.a....... .� '��_..�,. _.:..�.. , . .. - i`.'s::,...s. w�,��'x„_,,... a...�.a ., � .. � ��,,. '..+j9 .. developer of the subdivieion to construct g fence between the subject prop�rty and the Chr�.atensen'a pra�rty. lg, p�tny Patton,15375 SUT 76th Avenue sub The letterl waee distributed lto the � Divieion in advanc� of the hearing. � Commission and is hereby made part of the reoord. � 15375 3W 76th Avenue, provided oral testimony in appoaition � 14. Kent Patton, �� ta the proposal. Conce�cns expreased includeci echool overcrowding, g� f patential impacts of the proposed dewelopment on wildlife, wetlands, and �� Fanno Creek water quality; and the impact of fu�ure extension of SW 7�th Avenue. Mr. P�tton aubmitted a photc+ of the aubjeot property• �"� ;: �� 15. No other oral �ar written comments have been received. �€ sa �} V. EVALUP►TION OF REQUEST F E. p. Comt�liance with„Communitv Development Code. � g. The proposal to add the Planned Development overlay zone to the propexty is conaiat�nt with the approval criteria for a zone change { ae d�mnnstrated by the following findinga which ehaw that the m liaable Comprehen�ive Plan policiea. request is consiatent with mpp Community Development Code Chapter 18.32 proceduree fr�� th� revi�w R of a q(uasi-judiaial land use and development action have b�en � followad in the review ef the application. a, The �ro�oeed subc�ieieion is,consistente�1�h t A�a �e� ��nt nded totbe . � R-4.5 and R-7 zoning diB�rl��.° :�°�°`s ° � used for single family detached dwelling units. The l�ts are �� cnneisterat with th� av�r�ge 1at wi.dth requixement of 50 feet applicable to both zanes. The average aize of' th� lots is greater 4 than the 7,500 eqaar� feet tninimum lot eiz� of the R-4.5 zone, although same lata are emaller than the R-4.5 zone's minimum size ae ie permit�ed�ba be �l�e�est�d �fromn the e floodpl in arear to ¢be of dsnei y dedicated. Al1 propoeed lo�s should be able to be built upon in conforman�ce with eetback and maxi.mun► site coverage etandards of the zones II withou� retyui�ing variances. Although the Planned Development overlay zone wo�ld allow the applican� to request different eetbacks � than required by the underlying zonea, no reques� ha8 been made f�r r; different setbacks. Staff, however, recommended that the Planning �� II Commission establiah the R-7 setbacks for a�.l of the area of lots 7, S, 9, and 12 rath�-r than having different setbaaks for different � I poxtions of t heae lots due to the split underly�ng zoning of thesQ i��g. Th� ��,��Aio� agreea to impcyse the recommended epecial � eetbacka for theae lots. 3. Chapter Z8.80 is sai»f.sfi.ed because the developmen� applbecause the � been reviewed by the Planni.ng Commiss i�cabLe eP�aa�and Coramunity proposal is consiatent with tha app D�v+elopment Code review criteria as required by the Planned , Development approval criteria and a� d�acribed in this order; �nd � because care hae be�n taken with reepect to the site's natural � �nviroxunent. Slightly larger lots are proposed in steeper areas on the weat side of the site wher@ tl�er� are significant numbere of mature tree� in order that tree removal may be minimized. J[n t; addition, �he dedication �f the 1.35 acre tract along �t�a� riv�r as ; �; PAGE 9 �' STAFF REi�ORT - SUB91e00Q2 - ItENAISSANCL 'WfYUID� IL � �a1: .�. r'�""'��..��..��ry� "..•�""xiow�� .�4�d,i�+r;w�ra =.:+.+e. -" ..�,. . ��.., . ,.,�5r: .. <<-:s:.,. ,.� ... �,.,.� ..�....,. . ..c_. ....,._.. ._.,_.. _,..s.«�. t�..., .,_..,,....... _.. ...�,_�,,.,.,G,......., . , . .,�::w.� .. ..�.:.;��, ,.,..� . ... � ..w..1.:=u ...a. _i,. ..<:n�.�... .c.. ,< �:,�. � . . � �,,.' greenway will assur� that the area will remain undieturbed and tree remov�l in thie area will be kept to what ie necessary for possible patFs and utility inetallation. 4. The pxopoaed subdivision complies wi�h the dleneity atandarde of � Chapter 18.92 because th� 4.0 acre net developable area of the �ite (after deducting 0.5 acre for public streets� 0.08 acres far the �'�; privat�s street, and 1.3� acres fex gzeenuray dedication) yielde an �;;� opportunity fox 12 clwelling units on the 2.07 acre net site under �� r:, the R�4.5 and R.7 zoning designations. Twelve single family z,., residential lota are proposed. The applicant's submittal includes ;� a density calculation. ��; 5. The buffering and screening matrix contained in Chapter 18.100 does �� not apply ta the proposal since baundaxies between zones on the site sepaxate area� of detached dwelling units. The Code trierefore does � not suthorize the impoaition of a condition of approval requiring a �� fenc� between the propoaed subdivision and the Christensen's E �. property to the south. No clear arguement has been pres�nted wl�y y ; the property oraner on one side of thie bordsr should ��d required to � � pay for � fence when the other property owner i.s not zequired to pay anything since the fence wo�ld pravide equal screening foX single � family reaidenGes on both sidee af the property boundary. � n�isten� with the rivate atree t � 5. The proposed private street is �a P standards included in Chapter 18.108 because tract A is af an % appropriate width (30 f�et) fox the number af dwe7.ling units to be served (4) amd b�cause the plat notea that �he tract and atre�t will be jointly owned and maintained by the ownera ef the propertiPs ser•ved. No s�reet a�ction has been prnvi.ciea for tne privaz� s�s�e��. v��c Section 18.1O8.A70 requires that a 2� foot wide paved driving sur:Eace, curb�, and a aidewalk be provided for a private street F serving more than two dwelling un�ts. TYx� �pplicant shall be required to aubmit a privat� s�reet conatruction plan con�istent `� with these requirements as part of the public improvement plans. � Th�e private s�reet ahould be signec� for no parking on one side. A �� sign noting that the dri�re i� private should be pos�ed at the �� drive's in�eraecti.on with SW 76th Avenue. The aign shall also note � that maintenance of tlae drive is the responsibility of the owner�. � �� 6� Ch�pter 18.150 rec�uires that the number of trees over aix inchea in �:� k�� diametex that are removed during ths course of conatruction b�e i;,,� minimized. The progosed development's public street�, utilities, �, and residences will necessarily require the removal of a significar�t F �s� number of tre�s. However, the number of treea removed can be r�� minimizQd through carefu1 study of the site to be accomplished �'� thxough phas�d tree removal. �' r� f� Initial tree removal ahould be limited to the proposed public right- of-way ar�ae. Inslividual lots, pot�ntial driveway locationa, and � potential building aites wa.11 then be easier to see. The d�veloper 'i:,t and City ataff can then identify which trees will n�ed to be removed �, to conetruct reaid�nces on the lots. �he developer �h�11 be �;� requir�d tA pro�ide the services of a certified arbo�rist for this �� analys£a. Care should be taken ta retain as aaany m�ture trees as ;; possible through carefu7. site planning and care during the sit� �'s'� tlevelopment proaess. Minimizing tree removal �hould be a benefit �o ; the praposed develogment in bcstla increa.sed property valuea as well �� as at�►osphere. No tre� removal or site grading shall be allowed to �;`,, �w STAFF REPC3RT - SUB91-0002 - Y2ENAISSANCE WWDS II P�GE 10 � � �� y: f � s; ..,.,<....r , _.,._,>�. ,- __.,- F,� � ...�,... _.. ,. .._ �.,r-T. . ,.,.>_,_ � _�_ . _. :�.,� r, _ _ .. t : . _ ,. , � _._. ,. ::. .... _ . . �,r�— ,,�,- ...:�..,_::,,. .. . �-:�_;r� ..,. .,i�i._ ._...._:�:1L ,....t_��c;.. .'� .:':','. ... :.(_ ..�,-_'.:'.2.: ...,-... :1:�_ ._ _,._._. .. ._.__.__._, ..�a_.._�_.w,:..e , . ..�_. n......�_.��x.y,..:�.:�_ ..r_...._.... _.._ c__.�n,,.:::.•�. � ��' occur prior to Planning Divi�ion review and approval of a tre� remaval permit. 7. The proposed eubdivision complies with Chapter 18.16� because: a. Th� propoeed eubdiviaion compliea svith the Comprehensive �lar► Map designation deneity opportunity for the site and with the applicable plan polici�es, the regulatior�s of the R-4.5 and R-7 zones, and o�her applicable regulation�; b. The proposed n�rae of the aubdivis�.on, ftenaissance Woods II, is not eluplicative; c. Th� proposed roads will provide far adequate and safe access to the site and a�ljacQrat par�els, assuming that �he exiating right-o�-way thraugh the site fa vacateci and the appl.ic�nt ca�a demonatrate to the City Cauncil through thoge �Sroceedings how the new alignment of SW 76th �venue through the site can b� connacted to the existing alignment nf the developed strceet to thg eouth. The proposed realignrnent to �he south would apQear to pravide a better development opportunity for �he parcel to the gouth, although the realignment of the ris�ht-of-way is an i�sue that must be decided by the City Council through vacat3.on proc�eding�. Appxoval of the present applicatiorx is conditioned upon right-of-way vacation approval being granted prior to recording of the final plat. 8. The proposed subdiv�.eion complies with Chapter 18.164 because: a. The preliminary plat proposes adequate dedication of right-of-way� for SW 76th Avenue and the cul de saa to extend to the west and aleo proposes improvements of theae streets to full City atandarde. b. �he progoeed roadway preliminary designe are conaistent with City of Tigard public rnadway etandards. A reaerve strip shall be created at the southern end of SW 76th Avenue, a � barricade shall be inetalled, and a eign shall be poated '(' noting that the road ia intended to be �xtended in the future as £urther development occurs, � I � c. The proposed lots ar� consistent with Code atandarde for � maximum lot 3epth-t�-width ratio, .frontage on �ublic streets, j and other lot dimensional atandard�. � B. Combliance Wi�h Comprehenaive Plan Policies � l. The eubdivieion ie cc�nsistent with Policy 2.1.1 becauae notice of l the a�glication and tine publie hearxng on this item was provided to s the neighbark�ood planninQ �rganization and to ownere of p�roperty in � th� vicinity of the eite. The site hae been posted with a sigra � noting that a development application on thi� site ia pending. Public testimony regardinc� the proposal was reoeived and duly � considered at the Commiesion•e March 5, 1991 h�aring. 2. Policies 3.2.1, 3.2.�4, 3.4.2, 3.5.3 and 3.5.4 are sati.afied because �he preliminary aubdivieion plat places the area of the origin�l paxceZs that are withia► the lA0 year �loodplain of Fanno Creek within th� tract to be dedica�ed for greenway purposes, Reaervation � nf thie area in its eaeisting atate serves several Plan purpnsee: STAFF' REPORT - SZ7B91-�002 - RENAISSANCE WOCDDS II PAGE 11 � � � F� v_..��-....... n....a.,�i .,. �<.a.. ..... ,J R .��.. ,.��i.. _ .....�. l.r..-._ ..�.._ . �..,�,...4.... ) .,��:` .,�..� '-::..� � ...a� ..,..i, .., ......,.�!_�rv.. wu..�. :..._.. ..uw.-.r.,r..e..�..v... � � �.v: xohibition of development wi�hin the floodana�a pe,rmanent P Fanno Creek; reeriW�y to the nor�h with the continued riparian wildlife habitat a onq e��Y continuati�n of ss"ible fu�ure pathway davelopm potential for po condition of a�h conetru�etion was not required ae a or Bike P roval for either the Renaisa�ance Woodsr I �x subdi.viaian �FP Gen�:lewooda asuno�°cl�ar on whicheaide cf the F'anno Cre k floodplain because it w Conetruction o� a a pat� ehould be CO�loodplain dto tth� en��8�t1 d such timewae the section of the ath gh�uld b@ deferred un �l�y�l�/pedeatrian p r�,gerred location for the gath Parka Board and ataff �ietern�ine � p des ite the Parks ath be constructed a ath 8egme t8 within the Fanno Creek floodplain in thie a�e8'O�her p Boa�d's re�o�1end$tian tlxat the p A gath in thia loca�ion w thatnextexda �S Wa�n addit n,�it wou3d ' exoept the paved pathwaY on the aouthern edge of Renni�hen�ubdivisi�n's deve]�°Per to hav� �o be a subatantial burden upo th� �nunt of lan3 to be conatruct a path in additian to dedicating oated if the path will not add value to �he �ubdivision's lots dgdi ��rqlnally u�eful. if it ie only 1 W�,th Policy 4•2•1. a condition ig �ari renguring 3. In �rder to comp Y t� deve�op aa eroaion control p zequire the City �Q�m liance with erosion control�itna�plic tion he Tualatin River � art of the grading pe Basin, as p 7.iwZ, 7.3.�, and This subdivision pro�eal complies '��th pO ublic sewer and water 4. licant will extend p I�� 7,4.4 because the app 4.� agstema to this siteaand ��a�i�tele isi.on linesundAll�necesaary ra�.- �nd can be ,;, of ph�ne. eieatix�y��s� aqenciea have not public utilitiea ar� avaiS.aYyle at the�ovidinq W�Y �event the extended through th� 8i aeficien�i-ee e iBt that woul.d p commente� that �apacity extenaion of service �o the subdivision. g,l.l and 8•1•� 5, The aubdiviaion pxoPOBa�° °O�p�'l�8 With �bliCystYgets �ithin the beoauae th� Prap°��d �p�'°V��nts to the p of for the Ca.ty Council to act proposed eubdiviaion will be developed conaist�nt with C�ty T�gard standarda. It will be necessary �igh�-of-way of SW 76th �`" on a rec�zes� far vacatiox� of the exiatiag be recorded. It will be lication tA be filed and reviewed Avenue acroes the site before the pla may necess�rY for a new aubdivision app� ia not vacated as indic�ted. for theae parcels if the right-of-way VI, CONCLUSION Commiasion concludes that the propo�ed Subdiviaion/�'lanned T�e p�anning ia consietent with City of D�v�lagm Develapment �c�de g��►��Y�$ ¢�r ti�� gnt and Zone change to add the PD over ay Ty.gard Comprlications plan a�d Community �yp�e of app la��nt of the PD (Planned The Planning Co�c►ission hereby approve the p Development) overlay zc�ns on tax lota 600 and 700 of H7CTM 2S1 12CA•8ubdivision Commiseion hereby appraves the preliminary The Pl��ni�� lanned develo ent plan sub'eat to the following conditione: Pm � plat/conceptual p �pMpLETION OF UNLESS O'�HERWISE NOTED, �� ,�YNA3SUR�D PTc�R TOE RECORDINGDTHE FZNAL PLAT WITIi PUHLY� YMPRO�MENTS FINANCIAL PAGE 12 # `'" ` ' STk�FF RLPART - SU891-0002 - RENAISSANCE WOi)DS II ��z''a. . �;, �' v ' tf � �.. . ,. .. . ., _ � , �, :.f .. ,...—. ... _ . � -� .,.,..-.+ ..,..,----.r r.�,''�'�;`-°�Y .� t'�,- , �. .. . . ,� ,�.�., :�<w�_..� .:,........, ,:,.,...� ._�,u .. �...�.�._._,.�.� >.�_._.,.��. ... . _,,� � �._...__,��,o�:._�.,,x.�,� ,��j_.x ,� .,�..�. ��z .�.��,��.. , s,,,.,. ..�.,,�. �w..w.__ __ ......_...__ _ , . V �' .Y;: O�H�G�GIDiEERING DIV�I IO N(639-4071,�EXT 318)IOUNLE S OTpHERW SE NOTED� D�VIBS 1, The �inal plat shall be lirn.ited to creatian of no more than tw�slve (12) lote. All lota ahall be fully di.mea�sion�d on thela�na Alli 1 nd bel wethe shall be recorded ae propose�i by the preliminary p 131.5 eleva�ion ahall, be dedicated ta the City of �igard for greenwaY ', gurposes. � 2. Two (2) sete of det�iled public improvement pl�ne and profile con�truction drawings shall be submitted fo� Pr�o Qan��wingge��a°onee(1)g�temized Depaztment. Seven (7) setg of aPP con�txuction coe�t esti.aaate, all prepared by g Profeaai�nal Engineer, e►hall be subm3.tted for final review and approval. NOTL: theee plane are in addition to any drawin ta�o�ublicbiYinpro ementsn� Division and ahould only inc1ude sheets relevan p r 3. Building pern►its avill not be issu�d and construction of propoaed publio improvementa shall not commence until after the Engineering Departrnent has reviewed and approved the pub].ic improvement plana and a street opc3ning permdit or conetruCeiea ��anc� nor ettereriof h Go�►itment eC a �developerp percent performan e�it fee and a sign �ngineer agreement, the payment o£ a p inetallatian/atreetLight fe� are required. �` acoved, construction of public 4. Conatruction drawings shall not be app - ienprovemer.ta shall not begin, and th�ved thebvac�tian�oflthe exieting trees until the �ity Council hae app right�of-way� of S.W. 76th Aven�xe within the proposed subdivisi.on. �F; b,. ,. �h� ;n�e��±�.1 �treet�; including �raffic ,;,' 5. Full width streez lIR�7�OVCl�t Oisua f%.. cont�ol deeices, mailbox clustexs, cnncrete sidewalks, driveway aproxz�, curbs, a�phaltic concrete pavement, sanitary sewers, a�orm drainage, etreetlights, and rovements��hallibs idesign dl a d canstructedltoi local subdiviea,on• Y�►P street etandarde. 6. A 24 foot wide pavei te°gtreet rfac�e�� ivate tr et con�truction1 plan provided for t�he pr consistent with these requirementa ahall be aubmitted aa part of t e �y public ia►provement plane. 7. A one (1') foot reserve strip granted to the "City af Tiqard" ghall be provided at �he southern terminue of the propoAed S.W, 76th Avenue exteneion, 8_ �r;�o�;�s �u�o o�;,i;, �v� p� permicced wit�in thirty fest of intersecting right-of-way lines nor within five feet of property linea. �, Sanitary sewer and atorm dxainage details ahall be provided as part of the publia impro�en►ent plana. Calcu3.a�ions and a topographic map of the storm drainage basin ehall be provided ae a supplement to the public improvement glana� Calculations ehall be based on full devel�oo oaed� and�futare�3.ines area. Th� lc�ca�ion and capa�ity of exis�ing, p P shall be addressed. ].0. The �PPl�°into 1rhe1 exi8ting drainageway wit out sig ificantly impacting '� disch�rge properties ciawn�trear�. 11. Tlne applicant shall, prior to re�ording of the plat, pa� �the fee in-lieu of saater qualitY facili'ciss. � � : PAGE 13 �I �;; '} STp�gF` �2EPORT - Si3B91-0002 - RENAISSANCE WOODS II ki'!��':.i ;1:.,...�'J G� �'`i 'S i � . . . ..... . .. . � .. . ........ ....... .- ..�._.. . ..._.. . ,..-r,i, i L:�� , , .�,, :.:,, �_.,„: ,.. ,:�, �..�, ,,.,� .�. .� .�_...,_,. �... .�.,�_.,.. � , ,:��.�, ,.., ...,.. .. m w ,. ..:. .�w,.. ,�..�, , • � �r�,s: 12. A maintenance and acasea agreement ahall be execut�ri and recorded on Gity etandard forma for all etorm cirain outfaliicablee parcel� �ga0 all The referenced dn and become part of all app agreement shall be approved by th� Engineering Department prior to rQCOrding. 13. Streeic centerline monumentation aha11. be provided as follows: a) Genterline Monumentation 1� In accordanae with Oregon Revised 3tatutes 92.060, eubs�etion {2), the centerline o� all etreet and roadway ri.ghts-of-way �h�ll be moinurn�n�ed before th� Gity ' accepts a street improvement. ' 2� The following centerline monuments sha11 be set: A� Al1 centerline-centerline intersec�ion points. g, All aul-de-sac center pointe. C) Gurve pointao beginning and ending points (PC's and FT°s)a b� Monumen� Boxea Ptequired 1� required arnunc� al�.fc�ter�ine intersectiondpai ts and �ul-de-sae center pgints. 2j The tops o� all monument boxee shall be aet to finished !q paaement qrad�. 14. A g�ading ina addition,� the ap�li anthshall incl�xde a typical fin�hed contours. floor el�vatio�a far each lot. This ahal]. inalude elevationa at 4 differenngcoae �hown i h thelpublpc improv ment plane,to ihe �� a� �L�� elevatio , 15. An eragion control plan shall be provided as part o� the public 3,mprnvemexat drauringe. The plan eha11 conform to "�roaian Contral Plans - Technical Guidance Handbook, November 1389." "�y iicant shall mak� an appc�intm�nt for a pre-conatruction meeting 16. Ths app roval of the plana with �he City of Tiqard Engineering Uepartment after app licant's but grior ta starting any work on the site. The applicant, app engineer and contractor sha3.1 b�a requi�ed �� s��en� ��:;° m��ting priox to receiving the approved plans/permits. l�. The applicant shall submit with the public improvem�n.t plans a propasal that demonetsatea a logical connection between the two propos�d terminus' of S.W. 76th Awenue which mests local street atandarda and building set back requirementa fo� a],l �xia�i.ng atructures. �,g. Priwate atorm draine shou].d be grovided for l�ta 1 and 2. A joint acce�s and maintenance agreement should be reaorded €or all grivate storm drains. STAFF CONTACT: BYad Roast, Building Ai.vision (639�4171). 1g, Any tr�� remoeal or grading on thie property anu�t be approved by the � Planning Division thresugh approval of a tree remova� permi� and approval of the� g��a�ing plan. Tree� over six inches in diameter �hall be removed only as nece�sary to c�natruct atreeta, utilities, and residlences. Tree PAGE 14 r;, STAFF REPORT - SU891-�002 - RENAISSANCF� WOODS II I ��; ,_`. {;,. �.,;-> �,,. , �,, I�'� �;., ;, ' .,_ x„_,. ....,.. � .,_., ,. _, ,, , !;; ; � - , � � .-�.. - ^ .Ys..- .iz...�f." `'.�. v ,�..:, � _ � o.�_u.�v.�ur.v...�...�w�+..�.�-1,evx.. ve � ...�,�41..LLu.s...:..��;.s�w..��a.a`�._.,:..��_'��...y...Cie u..��,7 t.....d,:r,u.,�»...�.:[.:L!E,_....,,5.._.:� "'�i., .,_..a.::..t�«�_�d:�;.aw.,.._.w�:5`Ls�'.vw.�..tz:'"?.'.;s��:.,..N.s.u...�.,.�..._��..cr�_�..s+,. � YM �� t' �.,�s'': ,:;;;;; r,emoval. perm�:ts wil3: be necessaiw for two etageer private street area preparation and lot preparation. The agplicant eha�,l provide for an arboriet to ��view the p].ane for grading $nd �ree protection. The arboriat o� th� �lanning Diviaion may preacribe protective meagures for , trees to be re��.ned on the eit�. Aress not coeered by atruetures or , � , impexwi.ous �ur£;�o�s st�all ba revegetated a� �oon �s po�si�ble after ; c�pleti�an of gradinq. A copy of the tree retqoval peradit and approv�d � P grading pLan shad.l be aasilable on-eite during all tX�e removal, and gradin,g activities. 3TAi+"F CONTF��T: Jerry Offer, Planning Divieion (639- � , A 417].j, � � ; 20. Mini�um building eetbaGka on lots 1 through 6 �ha11 l�e as fol].owgs �� front yard - 2t� feet ,,.: qorrier yard -15 fee� garage - 2o feet aide yaxd -5 f�et °• rear yard - 15 feet ` � Setbacke for lote 7 t�rough 12 ehal.l be the samer earcept that a minia�um 15 �f` foot fron�t yard aetback �ne1 �.0 �oot �ide yard setback wi11 be required. � Front and corner yard setbacka shall apply to lot frontages abutting the � �ropoeed private �treet. STAFF CONTACT: Jerxy Offer, Planna.ng Division ��..�� ! {C 3'9-4171). �;�' 21. The private str�et ehall be eigned �o� no pazking on one side. A sign � ' noting that the drive ig prfvate eha].l be poeted at the drive's Avenue. The �i n shall aleo note that th 5W 76th 9 i ter ec�ion wi n a maintenance of the drive is the responsibility of the owners. STAP"F GONTACT; Jerry Offer, Planning Divisfon (639-4171). ,a�, �. �;;_�� r,-n�.�r�s� z?�an� the southern lot � 7.i�. A lU ZOSJ.'L i1('1C36 ti''-4'd.tt�y caai�c'uaQia.. .+�.� r -' - line of lot 7o A.n 8-inch ductile iron water main shall he install�d within the easem�nt. Contact: Tigard Watex Dietrict. � ; SUBDIVISZON APPROVAL SHA'Y,Y+ �E VATeYD ONLY IF' TY�E �'IidAL PI,A.T IS RECORDED WITHIN �� IGHTLLN MOI�TIiS OF THE EFFECTIVE DAT� 9I�' '�FYTS ��CYSY�"vi:. � It ia further ardered that the applicant be natifiec� of the �ntry of thi� order. � pASS�Ds Thie �3 day of March, 1991, by the Planning Commieeion of �h� City of Tigaxa. � � �.-��!�-_- [� Don d Moe Pr sident �(��, Ti�ard Planning Commiseion (� H:�jerxy�sub91-0� �� STAlo'P" REPORT - SUB91-0002 - RENAISSIRN�CE WOOD3 II PAGB 15 r � . , M1. , :: ��'.i :.� ,� ,-. ,.- ' �-a� • _ R,�� v.::.� �.� �....,:� :,>..�.. ,,� �..-.� / :, , , w..},,�� ..:.::.1 a.c:_.��..�.�.n.... � �� s}� ti.. .i?..uu_f.«,-�� `�. s Le.:-��- l..i ,. L�..._...�..:�..._c�..,. .,.'n'"".Ja3,_.a._._,.,�:�_� ....wu_�-v � .:;,�:.:;._�w.9....�.:L»^.u..._,..7.is�,��u;..:..::.vx-.��=z<_w�vs:1;:'.s�t:'.i..,^.c•�ltl..� .,...,.. �w.�.u....... �z.,..uw.� ��:.a,« .�.v�r:�.. �, t �'n��.; �*� , . AGFNA7� ITEM ,�I, STAFF RLPORT TO T�IE PLANN�NG COI�lMIS�ION MONDAY� MARCFI 4� 1991 - 7 s 30 PM TIGARD CITY FYALL - TOWN HF1LL 13125 3W HALL SLVD. T�G.A33D� dR 97223 ; � I. SUF�IMARY OF THL RLQULST i CA5E: RENAISSANCI4 WOODS II �ubdivision SuB 91-002 Zone Chanqe ZOPi 91-002 Planned Development Review EDR 91-0002 SUMMARY: The applicant requestse 1. Zone change approval to add the PD (Planned Dev�layxnent) overl,ay zone to the 4.0 s,are aite in addition to th� exieting It�4.5 and R-7 zaning. 2. 3ubdivision preliminary plat/Planned Development conceptua]. plan approval to divide approximate�ly 4 acres into 12 lots ranging in size betwmen approximately 5,580 and 8,540 squsre feet. In $ddition, the applican� prcpoaes to de@icate �; ;: approxima�ely 1.35 acres of the site to th� City of Tigard for y��o.,':::i;^t.Y1°,..:2 ::g�C° *�P�:�°.��• APPLICANTa Ren�iBSance Homea, Inc. (R�ndy Sebxstian) 20�8 SW S�h Street West 3.3.nn, OR 97068 AGEI�T: Harris-McMonagle Engineering (Bill McMonaqle) 12555 SW Hall Blvd. ` ' Tigard, OR 97223-6287 ��,,: : OWNER: John Loewer 14725 SW 83�d Avenue Tigard, OR 97224 COMPREF3�NSIVB PLAN D�SIGNATIONs Low Denaity Residential (western 1/2 of aite) Medium Dgnsity Reei3ential (eastern 1/2 of eite) ZONIN� DESIGidATION: R--4.5 (Residential, 4.5 unite/aare) - wse�ern 1/2 of si,te R-7 (Residential, 7 units/ascre) - eastern 1/2 of site LOCATIONa South o� the newly developed Renaiaeance Woods aubdivision, east of SW 79th Avenu�, ancl north of sW 76th Avenue (WCTM 2S1 12CR, Tax Lot 600 and 700) APPLICASLE LAW: Community Development Code Chaptare 18.32, 18.50, 18.52, �' 18.80, 18.92, 18.108, 18.150, 1�.16U, 18.164 and Compreheneiv� Plan Policiee 2.1.1, 3.2.X, 3.2.4, �.4.2, 3.5.3, 4.3.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1, and 8.1.3. STAP'F' R�CO�NDATION: Rpproval. subject to cond3.tions. �. ; STAFF REPORT - SUB91-0002 - RENAx3�ANL•E �ODS II p�g 1 �J;i ��:2 ��h �� JF � � . .i; � . . � � - � �: .,.p. I r'7 r -....a t �;: ; l . ,.� . . . . . .. .�. . ;>: .. ...v..��.:.: ....,�s.u.,.w. ._.......ht„-L,a-........._i:v�...L�.. ..�...;:��,.,y.,.�_.�wxa ��,,.;�.w;, ..,.�a,Ma;..,a.,ia....:.�;:Y::L .a.,..ti�..�o�z�w....�r_.1�i. .,�..,.,4_'�1...,...sr✓_c:.;:�:m«..s.�.:�.wu�,..-.anns-..y.��,nr.-..�-�,�..�,n��..-tx,.a..e...�.,w�F.�n.ors.d.r,um�.: ;�:t:.j�. � • . �`�� . �. II. FINDING3 ABOUT SITE AND 3URROONDINGS A. Site size and ghave: Soth Tax Lot 60q aa�d 700 contain 1.88 acree. The exi�ting right-of-way ot SW 76th Avenue that �eparates the parcele eontaine approximately 0.�4 acres. The total ei.te thexefore is 4 acres in e3za. The aite is rectanguLar in shape extending approx3mately 700 fe�t eaet-raeat by 265 fee� nor�th-�outh. B. Site looation: � . The e�ite is located immediately sauth of the Rena3seance Wcaods I I� subdivision. The 50 foot wid� undeveloped rie�ht-of-way of 5W 76th Avenue extends through the middle of thia site. The site 3.s between two developed etretches of SW 75th Avertue. The nor^thern eeganent in Renaiets�anc� Waods I is a fully developed local etreet. The sauthern eegm�nt ie a combination of pavement in poar condi�ion and gravel. The evuthern segment doea not extend all the way to the �ite's southern boundary, but is�etead terminates in the driveway ta the residence to the south. The aite ie approximately '!200 feet north of SW Durham Road. - �C. Existina usee and a�ructures: The site is preaently und�veloped. Tree cover coneisting of a mixtur� of everg�reen and deciduous speciee is found throughout tha eite. The eaetern portion of the site includes a sub�tantial area withira the 100 year floodplain af Fanno Creek. H. Tot�oaranhv and drainaae: �� The eit� elopes fram w�at to east tow�rds F°anno Creek. Slopes range from 12,5 percent in tne western portion nf tYie eite to 4 per��nt in the �eastern portion. Approxima�ely 1.35 acres are situated in th� 100 year floodplain of Fanna Creek. �. Surraundina land uses: The Ftenaissance Woods I eubdivision to the north is currently undergoing development as a single family residential subdiv.iaion� Parcels to the eouth and weet of this aite also include single family residences althaugh th�se parcel� are on larger lots that may 8�e r�divided in the future. Tax �ri- ' Lot 100 to the aouth of this si��e an tk�e east side af SW 76th Avenue is currently vacant. F. Plan desianation �nd zonina; The aite i� equally split between the R-7 (Residential 7 units/acre) zone and the Mediuin Bensity Residential plan deeignation on the eastern half of the ei.te and the it-4.b (Reeidential 4.5 unita/acre) and Low Density Residential plan d�signation on the weetern half of the si�e. The pl,an and zor►ing boundary followa the cusrent right-of-way of SW 76th Avenue. The bou�dari�� fc�llow 76th Avenue for so�� direction north and south of thi� eite. Propertiee to the west �f the eubject si,te are desfgnated for MediuYn Density Re�iden�ial uae and �� zoned R-12 (Itesidential 12 units/a�re). G. Aevelonment vromoaal: The proposal is to subdivide 4.00 acres int� 12 detached single-£amily hame building sites and to dedicate appr��ci�nat�ly 1.35 acres to �hs �ity + ' STl�F'F �PORT - SU891-OQ02 - RBNAISSANCE WOODS II pp�g 2 � �:: �F�; � �" � `,f ' "�1 . t. , �.� . ... . , c . , ry,. �. r , f.�S�k.�1i .. . i r -'.._`,i`�. . . .. .. . . . . ... ,. , . ... .. .- _. _ _ _r�:l`.._ � �':� �..� ,�:i,.. � �� . , .�- ,.r;(u..�.».,n.....r......,;:w _i ., r �.�; �,. _ . 4i-. ,.a-..+.r�.��`-.�.-v�..«..�k.rM��.,J i_a..r.i.,�,.;:�af+u.....me��?.;x Y F i .� �- �`� :r, .. __.___,:.,.t ........�..�:.s_�.<_..�.�.:_`-..d,..w.........:��::�.._,.:.v.�:rres,cc::escravrm�.� -�,s : ;"1` A �.._.m�m.v.rn�, } ' '�� ' �.� �, ,j``.' � of Tfgard for opnn epace and greenway purpcsses. The area propoaed to be '� dedicated ig ehown ap Tract 8 on t,he grelim3.nary p1at. �. t: The eubdivieion plan, ae pro�o.s�d, wculd require that the sxieting r;ight� . `;: °t-wmY nf S6�1 76th Avenue on �hi� �ite be �acateci and re].ocated further weet ae shown o� the plat. TY�e applicant et�tee that ti�ie wi11 allow the h ar.ea that is next to the fload plain to be more efficiently utili.zed and � ta also alloav far future developcnent �f a portion. of Tax Lot 100 to the southa H. Public eervice and utiliti�s: `i� An eight-in�h eanitary sewer w3.11 b� extended through �he site as ehown or� the prelimin�ry pla� fram Renaiesance Woode� I. Storan drainage would be collected by a network af e�torst sewere within the prespoa�d public and private roads, and w�uld be discharged into trie Fanno Greek flood plain �, j�ust east of Lota 10 and 11. Public water and oth;�r ut.ilitiee would also ; be eiz�kended to the site from Renaiesan�e Wooda I. � I. Streeta and aceeses SW 76th Avenue through iche site is propo�ed to be a 34 faot wide local ; etreet withi.n a fifty �oot right-of-way. Th� proposed street would contain sidewalks on both sides, cu�be, and other typical public atreet J improvements. R cul-de�saa bulb would ext,�nd to the we�t off of SW 76th Avenue to eerve propoeed lote 1-6. A 24�foot wicie private dr3.ve would u extend eaatward to provide accees to Iota 9, 10, il, and 12. The pri�rate �; drive would fnclude 24 feet of " be located w3.thiax a 30-foat wide ac eset tract that will be owned �od Wou�� ,� r; and maintained as an equal and undivided interest in the lots. ` �ra��d III. APPLICI�BE,E APPROVAL �TANDARDS ;`> �' A• C��munitv Deve�.opmen_� t Code; I - 1, Chapter 18.32 authorizes the Planeaing Comrnission tc, approve changes to the xoning of a property upc�n a fia►ding that the re � is con�istent with applioable Coraprehan�ive Plan poliaies.�ha�he X chapter also providea procedura�l rec�uirementa for the reniew of , ; quasi-judicial land uae and developmen� applicatione. { 2= (±h�.,�-e.. �n F , r�°� y�^�Q V��L��ng etandarcla far the A-4.5 zone. A eingle- family detached residential unft ie a p�xmitted use in the zone. Lote in the zone muat comply with the f�llowin� dimenaional requirementss ' Minimum lo� �ize 7,50� ea�uuare fe�t i Average minimum lot width 50 feet ��ront �etbacl� 20 feet Interior a3.de s�tba�k 5 feet c:oxner yard aetback 35 feet Gara�e eetback 20 feet Rear aetba��s 15 feet 1�iaMimum builc�ing height 30 feet , � � � STAFF �ppRT - SUB91-0002 - RENAISSANCE WOODS IY PAGL 3 � ��rt ,� � ' 1+� l �r '„j � °� �~�T�-,.�--�. .... K,,<..:,�-.;-,4.m.�.�.,,,._.�:..F..�.w�.�._.. ,. , `, _ , ,, . -, � ��.. , -,.,,.. ��- ...n,...� � � �',:.4�...4....'� ,v.d.�.�,''.,�_d,.. '.�. .� ....[:.:3�,.�,..r.un1��'�,.a�..1� ;-14�..iw .. �...:�r.i�.ia/...,�...:1�?� ......u�.��.1v_�...L:..Y�,r�..,aa�ti.3;,.',.......�,......__.`.,_.x.,r._.e_wvv�ex.w.uwtcuxs..aav��n.....c_v....us. . �3 �y 3. Chapter 18.52 contains etandarde for �he R�7 zone. A �ingle-family detached residen�i.a]. uae ie a permitted uae in th� zan�. Lot� in the zcne muat comply with the following dimen�ional rec�uirements: Minimum lot size 5,000 e�uare feet • Average minimum lot width 50 feet Front aetbacle 15 £eet Interior aicle se�back 5 feet � Corner yard eetback 10 feet Garage setbaak 20 feet Rear setback 15 feet iF Maximum building height 30 feet 4. Chapter 18.92 contains standards for deneity. The numb�r of dwelling units permitted ia based on the n�t develo�nent ar�a, excludi�g sensitive land areas and landl ded�c�ted for public roads or parke, or tor pr�.vate rcadways. To determine th� nudiber of lots, divide the net de�elopment area by the a�inimum lat size of the zone. An opportunity ia provided for a tranefer of hou�ing cspportuniti�e from areae that are dedicated for park and open space purpoaea to other portions of the development �ite. 5. Chapter 18.100 establi�hes l�ndscaping, buffering, and screening standarda between proposed use� and alautting zaninq districts. 6. Ch�pter 18.108 allowa private stireete to serve up to eix dwelling units eubjeot to pavement width and 3.mprovement standards that vary with the number of dwelling units aerv�d. Turnaround areas are required far private etreete in exces� of 150 feet in length. �, Chapt�r 18.150 requires a tree removal pexmit and conta�.ns atandards for removal of trees on undevelc�ped land havinq a trunk 6 inche� or more in df.ameter four f�et aboe� tl�e ground. A permit for �ree mus� comply with the following criteria: ae The trees are diasaaed, present a danger to property, or interfere with utility service or traffic safc�ty; b. The tr�es have to be removed ta conetru�t presposed impzovements or to otherwise utilize the applicant'� progerty in a reaeonable mannex; c. The treee are not needed to prevent ere�sion, in�tabili,ty, or drainage problems; c�. �he trees are not needed to protect nearby treee as �inclbreake ox as a desirable balance between �hade and capen space� e. The aeathetic character �n the area will not be vieually adveraely affected by the tree remov�l; a�d f. New v�get�tion planted by the applic�nt, if any, wili replace the aesthetic value of tree� to be cut. 8. �hagter 18.160 aantaina standards fos land diviaions. It aZ,Zowa phased development, provided conetru�tion ie initiated within eighteen months of �he approval and construct3.on of each phase do�s not exceed a 2 years. To be approved, a p�eliminary plat mu�t comply wi.th the following criteria: �. It aaust comply wi�h the City'� Compr�h�neiv� Plan and the k� STAFF RFPURT - 5U891-0002 - RENAISSANCE 'WOODS IZ P]AGE 4 , :� r+� _. _ . �_. .. .., �� 5 -�� { . <_ � ,. .,.,_.<,�.,.�,,,. -.-�=` - � � � .., . .�..... ., ,. , .�_ , ��_ ,. . _ ...,�_.�x.�,,.�� r-.-= • .-.......fsr''�'-�+f.i�+'. _ i.—'i_kn_ .•i.w�..i'+_�iTu" ._... . ". _ _ " " _ — _ __ __ _ ""_ _ . -.�.r �.� . . � . /�_.�.t .�x.teu„,_ 1` . � . ..lawu� .�.J...,`.:..t� w.+r_,.:,.i;{3.. .LSc_.��;'. .�L..�.,...�„ly3� i :c � �. . . , ..�_cu. 4u_.wry�3 7 t J...uu_.:':t k � � � �«...1.5:��..s:.u�ta...._...a.:�t:i..,._.wW:.L`��.+.:-.-C.._c4'.in�.'''.1:.._.5�.+.."Lla.:°.,�:Y.9.....tSST:NV".�I�N.�...C`c..-'y.ns-.�A-+=1SYR . I , . �'�� aR/�ja'�1 ��. *)�'� I . � f aPpYicable zoning ordinance and other a and re 1 at 1 i i.c 9u ans; PP able ord�nances �• The propcaseei plmt nacne mu8t not be du�plicative or otherw � satiafies the g►rovisions of ORS Chapter 92; ise ; �• Th� atreet� ana roade are laid out so as to conform to the 1 plata o£ eubdiviaions anai mapa of ma or � approved for adjoininq pxa � Pa�itione aiready ' and in alI ather res �rty as to wddth, qene�al direction � the public interest toC modify the st+efe��r�ro�d n�g it is in � �• Chapter 18.],64 con�sins �tandarde for g�re�tB �d Pgt�e�n '•� a• Section 18.164.030(A) rQ utilities. develop�nt to be ded catgd �treet� within �d adjoining a clae�ification of �ge atreet. �d ��roved based orx the may be accepted in lieu of imgr ve enta �PrO��qent gu�antee ifs . among other reaaone, �1) A Partial improvemen� ia not feaeible due ta the inability to achieve property �gic) design standards; or �Zj A gartial imprnvament may create a hazard to motoris�e or pedeetrfans . �°�en�ial safety b• section 18.164.030(E) requireg $ l��al 8treet to P�ave a minimuay5p_foot right-of-way and 34_foot paved e�ction between curba and sidewalks. �• Section 18.164.030(Fj r�equirea a reeerve atri � at the end of a dedicated etreet tha� can b� ex en ed ioffe eite. �• Section 18.164.030(J) allnwe pagtial etr�et improvem�nt nWhe eesential to xegsoaable development when in conforrr�ity with the other requiremente of these regulatione, and when it will b� P��tiaal to requir� the improvement of khe other half when the adjoining PrmP�'rtY [1e�1 davelnped." ' �• se►-:tfon 18,1,C,4.03f3(M) rec,�uiree 1,eca1 str�et grades of 12� or lese. � f• Sectinn �,�:�� ..�.. times the lot width andirequirea at lea t 25 feet of fro an 2� on a streat. ntage g• Seetfon 18e164.a�p �e��res sidewalks acijoining all local reaidential streets. �m �ection 18.164.090 re ires sanitar � Y sewer service. �• Section 18.1fi9�.1QU require�s asie water runaf,f and ded�.aation of eaeeipent8 far eto�drainage facilitieg. B• A licable Cam reheneive plan Pol.�ci�s. 1• Policy 2.1.1 pravicies the Cit an opportunity tn be involv�d iniall phasescof the glan ine roc provided 9 P eas. � , STAFF RI3gORT - Stp891-0002 - �N�IS�I�NCP Wpp�S II � ; �"`� pr.� PAGE 5 �r t , �� . ��; ;h : ', �'.. -. : l t' �s��.. C 1 5�' : '.��. ,`. � �d =��"�.�'+ T"7_' . �-.�.-�,:. .: . � .t;, �_�.. .._..� � � = -.�..��,_.s '� i....:.'_r...s ..u:�5.,.. �;...'..�Trir�.v..:.s �-z�1�.,1.a('Yw�...�-.:-5�;*_'°::� . .. � ..�,� .. . .: -i..v�vw..et,L.�:��'.lu..d_..��'�%S:L_...ilt..w�.wu::u.,...... ..._.......�G�_'....s ��iR1�av.v..�� i� ._.v..:.�u. w-uS�.�..�.....Jmucr, ...1n. .,..aJ.r.- ...ic.wi..-�.u..._a.v_�vu�.v_1"J...._.�... d�.r J �f� �.�Y � 2� 100iyear�floodplain that might ze�lt ia e2 v�►tion�ofn theil00ny�ar flood l.evel. 3. Policy 3.2.4 requiree the dedication of all undeveloped land within the 100 year €loodplain �lus aufgiaier�t apen land for greenw�he purp�see specifically ider�ified for �eareation in th�e Plan. eastern portion af tax lot 600 vaithin the 100 year floodp].ain of Fanno Creek is identifted as fu�ure greenway on the Comprehensive Plan'e Parks, GrQenways, and Open Spaae Map. 4. Policy 3.4.2 requires the prateation a€ fish and vsildlife habitat along etream corridore by maintaining riparian vegetation, requiring exosion aontrol measur$e, and by retaining standing trees and natural vegetation to th� extent possible. 5. Policy 3.5.3 requires the dedication of sufficient land within anc� adjacent to the 100 year flaodplain of Fanno Creek anc� the Tualatin River ae greenway as a condition of developraent approval on properties containir�g floodplain area. A tranefer of reeidential building oppartunity from the floodplain area to the buildable area of the site is offered ae compeneation for the dedication. 6. Policgr 4.�.1 providea that all d�v�elopmi t�leth�ae�iT�'gtate rand P1a�nning 1�frea shall comply with ap� regional water quality etandardso �. Policy 7.1.2 provides the City wi.11 require as a conditiara of develagment approval th�at public water, sewer, and storm drainage �� newlutititiesd(ghone, el�cti ity, aa.to.e TV)dbe�pl c�d u�dergrau�a�l 8. Policy 7.3.1 provides the City will coardinate water services witY► water districts. 9. Po2icy 7.�4 a rec�►xf,��a a�.l nc�w dev�lopment to be c4nnected to an appr.oved sanitary aewer syetem. ' 10. Policy 8.1.1 providee the City will plan �'or a safe anc� efficient street arnd roadway aystem that mee�a current needs and anticip�ated „< future growth and development. 11. Policy 8.1.3 provid�e �h� City will require as a precondicion v€ approval that: . a. Development abute a dediaated strset or has other adequate acaeas; b, Street right-of-way sha11 be dedicated where the street is subatandard in width; c. The d�velaper shall commit to eon�truction of the streets, curb� and aicl�walks to City standax�s within the develops�en�. d. The develop�r ahall particigate in th�e improvement of exiat�ng atreeta, curbs, ancl eidewalka to the extec�t of �he devel�opment's impact�; e. Stree�t tmprovements shal2. be m�de and atreet signs or signala sk►all be provided when the develogment 3.a found to create or intensif�r a traffic hazard. � PAGE 6 � ` STA�'F REPORT - SUB91-OA02 - RENAI3SANCE WOODS II ��: , � � . :, � � ._�,�:.:� - _w.�,,.-.--� _ --a.... --�.� _ � ._ �,..� ,i..,.."M�,.,sw...o._...,:.ta..u.wa.e_.i.b�.,...e.,..ts'�I�.�.�'..o._.�,:5_.�,, ....,..7:..wG..a...�...f�..�.Y"u........_b:.+�.��r_..,�y�...._.�y�,,,.,l::k.. .u.�,`�.��.;..^.'.......§.!�.:3... .y�.�«i._,...�.�.-..._ ._�....._�.,..._�.s.�.�...,....x._....a.._.,�....w.s..:�:;r.:m`v�.ar�axvc�.r� tu � �,:� i: ,`: IV. NPO & AGENCY GOMMENT3 '� 1. The City of Tiqard Engineering Department has reviewed the propo�a�. and affera the following comanents: a. Street,�a - �he applicant ia propoeing to extend S.W. 76th Aeenue south to the property line. This will require s vacation of the existing platt�d right-of-way through the eite. The earlier alignment of S.W. 76t3� Avenue to the noz�th was vacated and th�n relocated for the existfng aubdivisian to the north and this would allow for the logiaal extension. Vacatfon of the existing right-of-way wil]. require a separate hearing and approval by the City Council. Therefore, preliminary plat approval ehould be conditioned upon approval of the right-of- way vacation. , Based on the plana submitteci, the applicant lxas not ehown how the ''r connection of S.6�1. 76th Avenue will be accomplished if the exiatfng �ight-of-way is vacated ar�d approval of the new �lignment is acceptak�le. Ther�,fore, ft sho�ild be required far the appl�.cant to '�+ demonatrate that there is a possible con�ectian, between the two termini of 76th as proposed on the plat. M; b. Sanitary eewer service is available from an exie�inq line north of �;;; the site; s�n S.W. 76th and a line �hat rune e�at of the 7fith line witkiin a �asement. The applicant ie prapo�ing to extend the line on S.W. 76�h and connect al1 of the lota to thie line ar the one that '" rune eaet. The applicant should be required to extend the sanitary �`' sewer to the southern terminus of S.W. 76th Av�nue within the '� propos�d subdivision. c. TYae applicant i� propoeing to direct the �toran drainage to the east sicle of t�h� developm�n� and disaharg� it into an existing drainage way; P'anno Creek. Th�refore it ohould be rec�uired of the appli�ant tn ehow that the �xieting drainage way is adequate and th�at downetream propertiee will nat be significantly impacted. The Unified Sewerage Agency hae �etablfshed and the City has agreed to enPorce, R��olutior� 90-43 Surface Water Management Regulations, �' requiring aonetruction of on-aite water quality facilitiee or fees i;_`±�.� _f tHAi� coa�atruc�ion. Rec;�uiring aurface water quality facilitiea on small sites would result in numeroue �acilitiea th�t ' would become a maintenance burden to the City. Furthermo�8, the appliaant has not propoe�ed any such on-�site water quali.ty facility. _ Regi�onal facilities, funded by faea in-lieu of conetruction of th�se �acilities, would provide the required tzeatment with improved r+eli.ability and lese maintenanae. Therefore a fee in-li�u of their constxuction ehoul�a be acc�esecl. I 2. �'he Ci.ty nf Tigarci Hui.lding Divieion txas r�viewed the gxopoeal and k�as ' commented that a privat� atorm aewer within a private eaaement sYaall lae provided acroes the northern boundasies c�f propo�ed parcels 1 and 2 allowing the atorm drain to cannect to the public storan sewer w3.thin SW' 7�th Av�nue. 3. The x`ualatin Valley Fire and Rescue Dietrict has reviewed the requeat a�nd k►as cotmnented �laat the agplicant•e engineers should coordinmte firs hydrarit locations with the Tigard W'ater Diatrict arad �he Fir� District. �§ STl�P'F REPORT � SU841-0002 � RENAISSANCE WC)ODS II PAGE 7 �� ;`f �� ;�; ,,; j . ,... ,.��';� v. . , ... .�`. ��,. , ,. 1 > .� � �M- ,� � .,, �,� . 1.St.,,� � ,. . . . _ _ � _ t.�"' 3 h r � �i rN ..._—o�r». _—.v.:>..=�.ew_ � ,,._.:.. -�... ... _ ....._ ---s.r,+�—r..: .,+:°-3. . .. _ _ . .,.�.:.a.. _ -s ��".. ' ..._... a.,.r.w:.d aw,..,. .«....»,s'A ^' �E.i:; s .,.k.�! a ,l..lu�i;<, w4.w,� . . .. . � . . " .- . �.x� tb.,e��.nµ � . tX':i:Yl? � � i� .vr...., tJ'.�Za�+e.�:':�.s:kr�vaN "u,*c+s='.x��.+.w:u,we�.,,.:;��++�c x,,ua. '',:.,$s� ��i ' . �� • The Ti s g�rd Wat�r Distric� hae cc� duct f.,�e iron water main neede ��en��d th�t a s of lot 7 in RenaiesanCe 15-foot eaeem�nt ; Woode II.be extended acro�s the aouthe�d 8_inch � 5• The Oregon Division ��ion i developp�e�t will °f �tate Landa � Y$z'de or ��xe o� �'e�ire the r�oaa� ha�s noted that ' or $d material within the b fil1. �f the a jacent wetland • or alteration o£ 50°�°ged i or f�l� areas, the a �ka of the Fanno Creek floodp�n inforptiation ontthe 11 PPliean� need to s in advan�e af construction p�y fOr � etatg r S'�ate L�ndg Af�ice.need for pe�pi�g deadlines. �oval ; � ��Y be obtained fram tg1e sPecific ' 6' �i9�'d School Division of � the �ietriat 23�7 ; p�aPO�e$ develo hag reviewed the �l�entar3, 3chool �ent liee wfthir_ Pr°pO'�al and has nated that � school, • Twal�ity ,7�xnior Hi the attendanae ; additionalh nrPoll ent t ��8e �C gh �chool. and the �eas of Durham �en� i� Projected go T�'g�r� �enior Hi h � 2 S�udenta at Twalit hools: generate the followi q ' The School Y Junior Hi 4 e�ud�nte at Durh exce�ded District notes thatgh� and 1 etudent at � School; ! reviewed aH Af thie achool pac��fe$ Ti�arei High School. � a resuit ca , District �nd aPProved develo �ropOBed develo �e ProjQCt�d to be notes that core �ent� within thoee�e�� and other recently able to coneider f$cilit3.e,� of attgndance �►ay be P°�able elaseroom addi ions.��o18 ar�a�• The provided b�, other o �e insu�'ficient to be dis�rict, including: P�ions Additiox�al ��hao� ca y��, bonndaz 9rade recqnficoneider��ion bg. the pa�ity facili�ie,� Y ad�ustments. o�Q 9uration. reschedul�cl g�hO°1 and other s future bond meaeurea lea��ri ifting, buain �chool $Ghool houeing optiona. g t° °°nst g fiO under-utilized ?. �c�ion oP new gaeilitiee The Metropolitan Area Co review�d the propasal �aunicati�na PVC sch��ule 40 �d had re CO�ission (aable `' c�le use. a-�nc� conduit�e$ted that the develo television) h�� $t all street croes��r in�tail twro �2� �' � �5 has 9 for underg�oand reviewed th� �e4uired along the southern e�t a�d haa reco diacourage goot �r�f�ic �n�o border �ended that �. of the gs�� subdini ion b� The �i ��"��s to the eou�h. 4ard Parka �� h� nnrth and Recseation Por�ion of property boundar BO�d has commented that t�e �ite �ho�ld be and eouth throu P�thwa � aonstruc�e� gh t�e dedicated � a�onq 10, A letter at the t,ip1e Q f greenway waa rec�ived developpent. � I PrO��Y i�wnediatel f'�°� Phillip aad Sa�,�.� ��- . tall fe�1�o ;;� ��talled t� �€ "�� aub ject �ite `"nrletens,�n abuttin along the eouthe�n ' °�er� of tY�e g their bounda�e�tl�g that � aix �1. Pxoperty ag well aa aero�a the aou�h end f e foot �E. GT8 and �he S W 7 6t�eed lo�a P r o p o s a l and have fe�ed� T iqar� Public Avenue. 12. nQ COmmenta Or Works crew have reviewec3 No otlaer co ob j ection o the �°��tg have been received. V• EVALUATION �F T��T A` ��liance wi.th Communit lo Develo ent .Code. Pro propo�al to add the $s ��Y is conei�tent wit�lanned Develo d�onstrated the � P�ent overlay zone �equ�st ,ia �'Y the �ol�a��'roval cxiteria fx�r tO the ComEpun,it �onsiet�nt with 9 gi�dings which a zone char�ge Y nevelop�pent Code aP�licable Com�preheneiye P1an �h$t the � Chap�e,� 18.32 prc�c�durea for t�liciea. STAF'F REFQRT - SUF�91..0002 ' - �N�Z�� review � AI�10E WOODS II PAGL g � ;° + ; , ' ; ; � , , �x , ,: F � � 1 � ., �: . :� F� 1� :�:� �rry�..�,� _ . — --., „m.. ....�.. .-<. �. __ _ . .,_,...,:::,...,.. ,,,a�u-._...,. ...�!'.._,..S..,L.�-::. ..,�._..�- ...<,,.��.i:. � ..t...� ,.:,.�:-,...�.....�3., .:�.'�..,..5........v:S:.�....c .t..'�:�w..-.w.1,...:�..a �.. _.,..G ...�.,_il�r.�._.c....v................�f.u_......��sa:��s.�iu... ,....us'G��4.._..............� � �f a quasi-judicial land uQe and develapment actian have been • followed in the review of the application. 2. �i�e proposed eubdivi�ion is coneistent with the use etandarde of the R-4.5 and R-7 �oning d3.s�ricts because the lots are f.nt�nded to b� . used far single family detached dwelling units. The lote are consi�te�.� with the average 1at width r�quireaaent of 50 feet applicable to both zones. The average aize of the lote is grea'ter th�n the 7,500 equare feet minimum lot aize of th� R-4.5 zone, although eome lots are s�nallezi�han the R-4.5 zone'e mini.mum eize as is permitted by the plann�xd developan�nt overlay zone. No transfe� of density has been requested from the floodpZain are� to be ; dedicated. � A1.]. �xog�eed lots ehould be able to be built upon in conformance with se�back and maximum si�te coverac�� etandarde o€ the zones without requiring variances. Althouqh tkte Planned D�velopanent owerlay zone would alYow the �pglicant to requeet dif£erent setbacks than required by the underlyinq zonea, no request has been made for different setbacks. Staff, howeve�r, r�commenda that the Planning Commiasion �stabliel� the R-7 eetbacks for all of the area af lot�a T, 8, 9, and 12 rather than having diff�rent setbacks for differ�nt portions of these lots due to the sp13.t underlying zoning of thes� lot�. 3. Chapter 1.�.80 ie satisfied becauae the developmer�t application is beia�g reviewed by the Planning Comm�.seion as required; because the proposxl is conaistent with the apglicable Plan and Comaaunitg Development Code review criteria as required by the Planned �; D�evelopment approval criteria and aa de�cribed in th3.s reporto and becauge care has been taken with r.espect �o the site's natural enviromm�ent. Slightly larger lots are propoeed in ateeper areae on the west side of the eite where there are eignificant numbers of mature t�ees in order that tree removai may be minimized. In ;; addition, the dedication of �the 1.35 acre tract alang the river �a greenway �rill aseure that the �re3 ��lZ re�a�,n �nc�i�tu�bed anc� �ree reanoval in this area will be kept to what ie neceseary for posaible p��h and utility installation. I � 4. �he propca��d subdivic�ion com�lies with the density standarda of ' Cl:�p�a� lo.7L because the 4.0 acre net de�relopab�e area of the eite � (after deducting 0.5 acre for public etreets, 0.0� acr�s for the i private street, and 1.35 acrea for greenway dedication) yields an I oppartunity for 12 dwelling unita on th� 2.07 acre net site under ths R-4�5 and R.7 zoning designatione. Twelv� single family r�sidential lnts are propoeedo The applicant's submittal includea a dgnaity calculation. 5e The buffering and screening matrix contained in Chapter 18.100 daes I not apply to the proposal aince boundaries laetween zone� on the site ' separate areas of detacheri dwelli.ng unite. The Code there£ore does nat authorize the impnaition mf a condition of approval r�quiring a fence between the propoee3 subdivision and the Christensen�e gropert�r to the south. No clear arguement ha� b�en, pr�aented wh�r the prnperty owner on one �i.de of this ba�rder should be required to pay for a fence when �he other property owner is not z��.resi to pay anything aince the fence would �Sr�vide equal ecreening for singl� family reeidenc�s on both sides of the property bounaary. Staff recomm�nda that the Cor�niseion not imgoae a eondition requiring a fence. Nev�rtheleae� staff recoamnende that the applicant consider cone�ructing the requested fence af his own accord in an attempt to mak� �hi,� development coexist we11 with ite neighboxe. A fence � aT1�FP REPORT - SUB91-0002 - REPIAISSANCE WOODS II PAGE 9 y�;, � ;� i� `,) W. .L:�r:.••.J.v...'"_��.�..��,i:wci„a.:��._'-�1hY -ia�. _ ._..— _-w•--'?.. � � — _ _ ___ __ " _ __" _ _ ,._....�:..:,u„7�_.....I.:�., t...,....x,v,:>,..,i�..ut1,.v"'4; .,...,, ,.-�:::sA..�..�.u�._:.:. .•..(;,�..�]1..�_...��:�a�e./._�.,.. a;i..... :; � � ... - .�, c. G.cnucur,�z<_....eutic.sa. ,.�emnux,�a-�. ...,.�.:, r......;w;:.,e.,,..vwst.� .�» ..._a....., x .SY:.,�._..au,...�ny <,u��cr.:: . .. r . ._ . _ �Y cannot be conetruct�d within tlae propoaed public right-of-way of 5W 76th Aver�ue. A fence could be con�tructed just eouth af the end of the right-of-way on �the Christensen's property. 5. The propoeed private street ie conaistent with Chaptsr 18.].Q� beaauae tract A is of an approgriate width (30 feet) for the number nE dwelling un,its ta be served (4) and becauae the plat notes that the tract and etreet will be jointly owned and maintained by the ownere of the propertiee served. No street section has k�een provided for the private etr�et. Cade Section 18.108.070 requiree that a 24 foot wicle paved driviag surface, curba, and a gidewalk be grovidRd for a private street serving more than two dwelling unite. The applicant ahAUld be required to aubmit a privai:e street canstruation plan consist�ent with these require�ents ae psrt of the public improvement plans. The private etreet ehould be signed for no parking on one side. A sign sating that the drive ie private ahould be poete,d at the dri.ve's i,nters�ctian with sW 76th Av�nue. The sign ahall aYso note that maintenance of �he drive is the responsf.bility of the owners. 6. Chapter 18.150 x�quiree that the numb�r of trees over aix inches in diam�ter tY►at are remo�red during the courae of con�tructfon be minimized. The propo�ed development's publia �treeta, utilitiea, and residences will nece�sarily� require the removal of a significant number of �rees. Howev�r, the numb�r nf trees removed ehauld be minimized through careful etudy of the si�e to be accompliehed through phased tree removal. Initial tree removal ahoul.d be limited to the propc�eed public right- of-way areas. Individual lats, potential driveway lacationa, and potential baxilding sitea will tk�en b� esei�r to see. The developer and City staff can then identify which trees will need to be removed to constzuct reaideneea on the lote. The developer ahould be recYuixed to provide the eervicee of a certified arboriet far this analysis. Care should be taken to retain as many mature treea as �oeaible thro�gh caxeful eits planning and care during the �i�te development proc�ss. Minimizing tree removal ehould be a benefit to �he proposed develapment in buth increa�ed property valuee as well a� atmosphere. PYo tree removal or aite grading should be allowed to occur prior to Planning II�ivision revfew and approval of a tree removaJ. permit. 7. The pro�aosed subdivision compliea with Chapter 18.160 becauae: a. Th� propos�d eaabd3.vi�aion compliee with the Comprehensive Plan Map de�ignation density opportunity for the aite and with the �pplicable plan policies, the r�gulations of th� R�4.5 and R-7 zones, and o�her appl�cable regulatione; b. The proposed naime of �he eubdivision, Renaissance Wo�ds Ii, is not duplicative; c. �he proposed �oade will provide for adequate and eafe access to th� eite and adjacent paxcele, assuming that the existing righ�t-of-way through the eite is vacatec� and the applicant�s can demonstrate to the Citp Counci]. thraugh thoee proceedings how the new alignment of �W 76th Aaenue thr�ugh the site can be conn�cted to the sxiating alignment of the developed street to the south. Tha progosed realigruasnt to the south would appear to pravide a better developmerat op�rtur�ity far the STFIFF FiEPOAT - StTB91-0002 - RENAISSANC]L WOODS II PAGE 10 � ..� y' �_ , _. . : � . . - -- - ;, � .� .. , , , „ . , , . . ,,,;� �. F.,:, m:,:��: -� ;�,. ,�.�,aiY;,��+..4..ti��..�.:�2_..._.e.�.-�...,,..w.,. n'� .,.....�.�,L. ^a.a�t�.,..il: ..i...,;!:;,.d"..du,.��.. .Y.�.�:.,: r�,e...u,�.��..al ?�.��:1`rs�s..�d....�.'<,.2 _..�.�,_��i�... .,:,:r.�..:.,,..r...z..�.�.:-_.._...:asat:�.csr e..,_.c,.,._�.n_�.irs.�..a_a..ix.r�.r.aa r�ty�. parcel to th� sau�h, although th� realigndient of the right-�sf- way i.e an issue that muat be decided by the City Council ttirough vacation proceedi�gs. Approval of the greaent ; application mu�t be condi.tioned upon right-of-way vaeation apprava]. prior to recardatian of the final plat. 8. The propoeed eubdivision compliea with Chap�e� 18.164 because: a. The preliminary plat propose� adequate dedication af right-of-way for SW 76th Avenue and the cul de sac to extend to the weet and al�o proposea improvements of theee �tP�ets to ' full Ci�y atandards. b. Tk�e proposed roadway preliminary designs are consietent with City of Tigard gublic roadway standarde. A reserve strip ' shuuld be created at the southera end of SW T6th Avenue� a ba�riaade shall be insta11es1, and a sign should be posted noting that the rcad is 3,ntended to be extended in the futuxe as further development oacurg. c. The praposed lats are conaiatent w�.th Code etandarde for ma�cimucn� lot depth-to-w3.dth ratio� frontag� on public etreets, and other lot dimeneiona]. standards. B. ComAliance With Comnreheneive P�an Policies 1. Ttxe eubdivision is coneiatent with Policy 201.1 becauae notice of the agplication and the publi� hearing em this i.tem wae provided to �the ne3.�:�barhood planning orqanizatinn and to owners of property in the vi�inity of the site. Th� eite �xas been posted with a sign noting that a develapment applicatidn on this sitce is pending. 2. Palici�e 3.2.I, 3.2.4, 3.4.2, �.5.3 and 3.5.4 are satiafied because the preliminary subdiviaion plat places the area of the original parcele that ax@ within the 100 year floodp�,ain of E`anno Cre�k within the tract to be dedicated for gr�enway purposea. �teeervation af th3.s area in its existing s�ate eerves aeveral P1an purposee: permanent prohibition c�f develog�ent wi�thin the floodplai.n; cont�n�a�� riparian +�il.dlife habitat along Fanno Cree�c; and a cant�.nuation of the existing greenway to the north with the �tential for nose�lb�c� €�i�u�e ma�h�aai r7�Vqtn�npn*, gilee path conetruction wae not requir�d as a caz�diti,os o� , aubdivisi.o�n approval for either the R�naissance Wood� I or Gentlewoode aubdivieions to the north of the subject property becauae it was felt that it was not clear on wlxich side of the Fanno Creek floodplain a path should be con�tructed due to the limited � width of the western section of the floodplain to the north. Conatruction of a bicycle/p�deetrian ��th ehould be deferred uatil sueh time aa �he Parks Board and etaff detera►ine a pregerred lccation £or the path within the Fanno Creek floodplain in thie � area, de�pite the Par�es Board�s recommendation that the path be constructed �t this time. A path in thie location would not connect to any o�her path aegmente except the pav�d pathway that extends eastward froar S6� 76th Av�nue on the southern edge of Renaissan�e ,; Woods I. A new path would likely be greatly deteriorated by the �. tim� it r�ceived mu�h use. In addition, it would be a subet�ntial � burd�n upon the eubdiviaion�s devel�per t�o have ta conetruat a gath in addition to dedicatinq the amount c�f land �o be dedicated if the ; �ath w311 not add value to tl�e su}adivieion�s lote if it ie only marqinally useful. STAF'F REPOItT - SUB91-0002 - RENAISSANCL WOOAS YI pA�;g 12 � f , •,� � . ' , . . . - - -- -- s 4� °� r �.�:�..�._._. _..�.:�:�.--��. _---�:�...-�.f:,.._ .---�c_ �� .. � �� ..,.i�>r.....,a��t_�I,��.�,i.�.�..,it�.: S.r.S...:+.: aY;...,,�n_w.:.-»t+e......:.u:�;: ,. . .....;;:�:.�..�.....i?J.,�1...,,,.r,w��...s�5 �[c.tw..;...,,r ...�.:;,::_..�._s.ti�.w,:.��..�.....�.w...i.,wa-K.w...xueucMa��,r»..r...�ux� ��` �°� �� 3. In order to caaply wi�h Policy 4.2.1, a condition is warranted to require the City to d�velop an eroefon contirol plan enauring compliance with �roeion contral s:�!�x�darde for the Tualatin River Basin, as part of the grading p�rmit appliaation. 4. This subdivision proposal compliea with Policy 7.1.2, 7.3.1, and 7.4.4 becauee the appliaant w3.l.l extend public sewer and w,ater � systems to this site and will provide for undterground inatallation I of phone, electrfcity, and cable television lines. All necessary , public utili�ies are available at the �ite's border and cr�n be , extended thr�augh the site. Service providing agencies h�ve not commented tt�at capacity deficiencies exist that would prevent the exte�sion of service to the subdiviaian. I 5. The subdi�rieian proposal compliea with Policy 8.1.b and 8.1.3 ', becauee the proposed improv�men�s to the public str�ets wi�hin the propo��d subdiwisi.on will be developed coneist�nt with City of ' Tigarc� stanelardso It will be n�ceeeary for the City Counc�l to act on a request for vacation of the existiag right-of-way of SW 76th ! Avenue acroes the site before th� plat may be recorded. Yt will be neceesary for a new subdi.vision application to be filed and reviewed Eor these parcels if the right-of-way is not vacated as indicated. VI. CONCLUSION AND RECOMMENDATI�N The Planning Divisian concludee that the propoaed Subdivieian/Planned Develogment ar�d Zane ahange to add the PD overlay is coneietent with City of Tiqard Co�npreheneive Plan and Community Development Code atandard� for these types of `';;. applicatione. Staff recommenda approval of the preliminary plat/conc�ptual plan eubject to the '�'"f' following conditione; UNLLSS OTHERWIS� NOTED, A�,L CONDITIONS 6HALL BE SATISP'IED AND COMPLETION O�' POBLIC IMPROVLMI,NTS P'INY,NCIALLY AS3URED P�IOR T� RECORAING THE �'INAL PLAT WITH WASFiZNGTON COUN'PY. �uTAI+'F CONTACT FOR ALL CONDITIONS OF APFROVAL IS CHRIS D�IVIES OF TF� ENGINELRING DYVISION (639-4171, E3CT.318) UNL��S O'.�HEI2WISE Idt7TLD. 1. The fiaal plat sh�1Z b� �.�ite3 to er�ation of no mor� than twelye {12) lote. All lots shall be fully dimen�ioned on the final plat. Eas�rnente shall be recorded as pronos�d by the preliminarg Alat. All land belaw the 131.5 elevation shall be d�dicated �o ths City of Tig�rd for qreenway �`�' purpoass. 2. Two (2) aets of detailed publ3.c improvement plans and profile construation drawinge ahall be �ubmitted for prel9.minary review to the Engineeri.ng Depaz�icment. Seven (7) eets of approved drawings and one (1) itemiz�c� conetruction coet ea�i.enat�, all prepared by a Profe�asional Enqineer, ahall be submitted for final revisw and approval. NOTE: these plans ar� in addition to any drawi.ngs required by the Building Aiviaion and should only include sheets relev�ant to public improvements. 3. Hui].sling permits will not be iesued and �onatruction of propoaecl public improv�n►�nts ehall not commence until after th� Eng3.neering Department hae reviewed and approved the public imgrovement plana and a street opening permit or conatruction compliance agreemen� has been executed. A 101� percent performance aesurance or letter of commitment, a devel�per- engin�er agreement, the payment of a permit f�e and a eign inetallation/streetlight fee are recjuired. 4. Conatru�tion drawings shall not be approved, constructian of public 3mproy��a�t� �hall n�t beg�.n� artd tla�� hal�. b� n� r��l af ��et�i�ag :�� ' STAFF RLFORT - SiTB91-0002 � RLNAIS3ANCE WOODS rI PAGL ].2 ��ry•'� �``; + ��( �i; �;,; �r— yrT' _ - c '4.,,a 1 e yt 3 � - - ^z ti ,j n^�--7"---i�---. r.� �..,. .. _..... -.... ..m ..,-,� .,.. „� � .� ^ ,�• , .. A . ,. , _,. : .� �. ,i�, u,a i � . . . . : , . ._, .. , y . : .. ... -- . . :... . ,�.. . - .. ,_, i'.;i , „ .. ��,... - , �..- ..:.-�,W;:� � } �, : ..� , � U �,w_,_�._�,a��.�W:;:w..�..�:��.,,.�._u.�,� �Y _ �:z ��u ..,��,.�,��x �. ; �;'` �� i:rees until the City Coun�il hae approved the vaca�icsn of the exieting ric�ht-of-way of 5.W. 76th Avenue within the propcsed subdivi�ion. 5. Full width etreet improvem�nts for the in�ernal etreets; including traf�ic aontrol devices, mailbox clustere, concrete sidewalks, driveway aprons, �urbs, aspfialtic concrete pav�ment, eanitary eewers, etorm drainage, streetlights, and underground utilities shall be inetnlled within the subslivieion. Iaaprovements shall be designed and constructed to local street at�ndarde. 6. A 2� foat wide paved driving surface, curbe, and a sidewalk ahall be psovided for the private street. A private street ec�net�x�tion plan car►sietettt with these requirement� shall be aubraitted as part af the publia improvs�anent plans. 7. A one (1�) foot reserve etrip granted to the "City of Tigard" ahall be �arovid�d at the aouthern terminus of the prriposed S.W. 76th Avenue extension. 8. Driv�wa�r outs �hall not lbe p�srmitted witYain thirty feet of interaecting riqht�of-way line� nor within five feet of praperty lines. 9. Sanitary aawer and etorm drainage detaile shall be proeided as part of the public 3.mprovem�nt plans. Calculations and a topographic map �f the eto�m drainage baein: shall be provided ae a aupplement t�o the publie improvement pZans. Calculatione ahall be baeed on full dev�lopment of the serviceab].e area. The location and capacity of existing, prc�pos�d, and futur+e lineg shall be address�d. 10. The �ppl�.aant ahall demonstsate that etortn draia�age runoff aan b� di�charged into the exieting drainageway without significantly impacting properties downatreaa►. 11. The applicant eha11, prior to recoxding of t2xe plat, pay th� f�e in-lieu af water quality facilities. 3.2. A maintenanc� and access ag:�ee�cn�nt shall be execu�ed ancl racorded on City �t�c��sl �c�a^�r►�a for a�.l, ato�:�,� drain outfalls. The agreement ehall ba referenced on snsl beccsme gart of a�.l apgl.icable pa�cei deeds, The agree�en�t ahall be approved �y the Engineering Department prior to recording. 13. Street cen�erline monumentation shall be provided as follows: a) Centerline Monumentation 1) In accardance with Oregon Reeised Statutes 92.050, � su�section (2), the centerline of all street and roadway �� right�-of�way shall be monumentsd befor� the City acc�pta a street improwement. 2) The following centerline monumente �hal,l be set: � A) All centerline-aenterline intersectian points. B) A1�. cul-de-sac center pointe. C� �Curve point�, beginnirig and snding pointe (�C�e I and PT'e). �� 3TP�FF REPORT - 3UB'�1-0002 - RENAIS3APICE W()OAS IZ PAGE: 13 a� � t"-: "T ts 'F ' i .'4 T� � T"',�""`-n+- -d1r 1 �.7 t �, � ir� �'.r A 5 t - �,'� x o 1 r -' t. . .. ., . , .. , . _,. . . . _ _ ..,�,� ,,, ,�=-� � : , �,�.:. ---; ' ,��.,:`��.,..,::�,..... : ._� �.,_,�.�,�:a_�.,�.w._�'�....,._�w �� .v.;_:�<� �..,.., _, ...:�_;�� ..�::�,�.,_..,,.�,,. ,s..�.�:,.,_�.��.r..�, .,..�, _,__a.��_.,.w_ . ....;?�_.._....� �...< ., ,�_, _,__ .w- . � �': ��:; b) Monbunent Boxea Required ' 1) Monument lsox�s ao�foraaing ta City etandards will be ' required arounel all centerline intersection gaints and cul-de-sac center points. 2) The tops of all monua�ent boxee ehall ba set to finished pavement grade. 14. A grading plan shall be submi�tecl ehowing the existing and proposed contoura. In addition, the appl�cant shall include a typf.cal fini�hed floor elevatian for each lot. Th�.s shall include elevations at 4 differen� cornera of the floor plan which are tied to the top of curb eleva�ions, ar� shown in the public improvement plane. 16, An eroaion control plan eha31 be provided as g�rt of the public improvement drawinga. The plan ehall conform to "Eroaion Control Plans - Technical G�aid�nce Handbook, November 1989." 16. The apQ�.icant ahall make an appaintment for � pre-conatruction meeting with the City of Tigard Engineering Departmant after approval of the plans but prior to atarting any work on the site. The applicant, applican�'s engineer and contractor shall be required to attend �hie meeting prior to r�c�iving the approved plans/permita. 17. The applicant ahall submit with the public improvement plans a proposal.. that demonetratea a logical conneotion between the two proposed terminus' of S.W. 76th Avenue which meets lacal etreet etandards and lsuilding eet back require�nente for all exieti.ng etructures. �. � 18. P�rivate storm drains should b� provid�d for lote 1 and 2. A jain� acc�ss allC� fllii5.Y3ii.t'sit8iaa`:c ayi,^c�CU,�� ::C:2.�.ea �h� r�nnrr7pei �o�' 2�� D��VH,t� l.it!Cr]CA9 C�81riB. STAl�'F CoNTACTs Brad Roast, Buildf.ng Division (639-4171). 19. Any tree reraoval or grading on this property must be approved by �he Flanning Divi.sion through approval af a tr�� removal permit and agproval of the qrading plan. Trees over six inchee� in diameter Bhall be r�moved onlg a� neceeaary to C6ri��Y11�� t�eet�, utili�ies, and residencesa Tree removal permits will be reeceesar� ior two e�ayees p�cf.vate etreet area preparation arac� l.ot preparatinn. The applicant shall provide for an axborie� to revi�w �ne plar�� gradiz3 a.-�� tr�e grotec�ionm `�h� � arbori.et or the Planning Division may preecribe psotective measurea for trees to be retained on the aite. Area� no�t covered by etructures or imparvious surfaces shall be revegetated as soon as possible after completion of qrading. A copy of the tree removal permit and approved grading plan shall be avail�ble on-site during all tree remoeal and grading activities. STAFF CONTACT: �7erry Offer, Planning Division (639- 4171). 20, Minime�un building setbacks on lots 1 through 6 ahall be as follows: front yard - 20 feet corner yard -15 feet garage - 20 feet side yaxd -5 feet rear yard - 15 feet Setb�acks fnr lots 7 through 12 ahall b� the same, exaept th�t a minimum 1� , foat frant yaxd e�thack and 10 foot eide yard aetback will be required. , Front and corner yard setbaoks shall �pply to lot frontages abuttinq the p�roposed private e�reet. �TAFF CONTACTe �erry Offer, Planninq Division (6�9-4171). � STAFF R13PORT - SUB91-0002 - RIRNAISSAPIICE WOODS II PAG$ 14 � 4 ��,: �„<.,,. a�;;:`, t�, �, : �, , �• � .._�_w,�_ .,...�.,..,,... ,.�.m,- ,,.-.,,- .. �;>�...�.� .,�� ..,,,� � - � .,. ___ .,. . •,m — =,...y.._..:-. ' . '�. - .. . ""rv�5��=a'AK.'�=K+�+_^ — .�,�. e..:. . .. " _ sR. ,... � 1 '.11 --..:� ...:. � .... .., - � �I�i �_..:a.a�,�.v..._,..��.;3 �,..�.....�..�.....W.�w�».. ._..._�.,v.st�.S..,s..�.:..�'�.�ko.�.uiSJL....s,.aa�:., ., wr.w,.4-w....,�!_�,�..,�.s..._.. wu.��..,.,�..�..,.,a�5.�.,f.,..._.�......_,.,.:u�.�.r•�,..a.�..�._,.r._ ,..�.._,.�:.....x....,.,,��,��...,..�. wy Y �' �i� 21. The �rivate street ehall be aigned for no parking on one aide. A eign ' noting that the drive is private ehall be poetsd at the drive's "', inter�e�tiors with 3W 76th Avanue. The eign shall alao note that maintenance of ths driv� ia the reaponeibility of the ownereo STAFF CONTP,C�': Jerry Offer, Planning Divieion (639-4171). SUBDIVY3ION AgPROVAL SHALL SE VALID A1�Y IF' TFI� FINAL PLAT IS RECORDED WITHIN �� IGHTEEN MON't'H3 OF TYiE I�FFECTIVE ,UATE OF' TIiIB DLCISION. Q `� -/9 � � PREP BY: rry r DAT� �--� �, ti nior Planner ��. __ . .. , « i STRf fi � , � ' B.W. l3E�yr • \ '' ��. o v?t' ; O�� 9 • W. KENTON R• N ' F °• , �.. ; �. . . � � .• L � � • �/�r�• ,�. 2 ��r' 1� ... � � � � _ � ' �� . �.. . � : � z � N : i � ST. � '� RO ai ui . • � 3 W KA1BL .3 � -- c / � I � � :�' - � -- 3 - .- x vi r- � i-- '��T;ttE SL r' � � �� `� > S URCHILL . � . �� e' WY. � �� _ � . m � � ' � P TYI � Q = LN. � gpNQ S7 r S . � � • a �. CO . � •� � � .�r QUFiHAM • �• /e e �y� �d .• q� y ��¢ ,..... _ _ _ . . � / . _ ��F� { '1' �;. S" 'fl 1,F ,.'.T4 �� ,. . . , '. ,.�t� . .. , .. , . .._ � ._ � „� _r- � ..�.. . . . . ,I �,._�i � �! !�'� A�� __ _. ,.�:.,r��,,u,.��,,,�._:��___._.�__...��..,.�.,.._....�___.. �_._��.._.__._ . .____._. �..�,�o. ......... .....�.,_. V..., ,u�.�._,..��_, �--� f:E�'T.A ..:�..IL11:,....,}�..L:t..,i 'r .�cuv.w. .....,.......r.. ' . Y- � ^ � . /`-. .. �`��. ;i RENAISSAI�ICE WQ�L�� N�• � � °' January 14, 19�31 A PLANN�D DEVELOPMENT ' � PROJECT OVERVxEW >� �"� LOCAT�ON: . . �' d 'acent to the subdivision of � ` The prfl�ect is ]:oc a t e d S o u t h e r l y o f a n d a � � Renaissanee WeQds �`� t6 0 0San dh 7 0 0 M a P Z�W1"�-�CA and�containse4100 comprised of Tax Lots lat to further aid �? A�res. A viczni�tv map is shown on ttae preliminary p _ �� in tY�� loca�i.on. , �;� � �� COMPREHENSZVE PLAN.ANA �ONIPiG DESIGNATIONS: s� . The sub.iect site is designated far ��is�da.videduinto�turo�density's, tax �� Ct�m�reh�nsive Plan. The proi�ct sit � �� lbt 60Q is zoned R-7 medium den�ity which provides for a minimum 5,000 nd tax lot 7Q0 i� zaned R-4.5 which provid�s for � tf square faQt lots a �� ,SUO �quare fa�t 1ots. - } E:CIS�YNG CONDITIONS: _ The site slape� from East ta West'towarcl� the £lood plain of Fanno Cr�ek. The �sloF�� ran�e from 12.S�o ir� P�a�i�flt�n�tihe�sitenisfcompxised to 4% i.n the easterly portion. The ve�_ i 1�a� yy�,� �f hrLSl'1 and a thicket of spindly Ash and A1dAr tre°s • Y-.,_�.,r; � As shown an th� preliminaxy plat at�pro::imately 1.�5 acr�s are situated � in the floed plaim o£ Fann� Cre�k. S.W. 76th Ave. as i� now exi�ts is � shown to be vacated �s was dc�ne in the Renai�sance Woads- and Gentle �� s�3�divisions to the Narth. C ublic and � Sanitary sewAr, Potabl: wat�r, Storm dr�ina�� and variou.. P , private utilities �� avayZ��le t�a sea•v� th� �ite. � � DEVELOP�lEN'� PROPOSAL: �� The pra��o�al i� to vut�-di�:i�: 4.��C� acr�- intn 1? �in�le famil•� dEtached t�� uil�ia�� site� and dedicat� ac�cr��::iu�at�ly 1 .?5 acre� shewn a� Tra�t "B" �;� 41 for Greenwa�� t� the Ci��✓ cf Ti•_src�. �� ., y - ��i. ;�,3.�. i� pY'OpoS�d tO b�' vuCSt�d �'� T!-i� �f:.�.t�.n� :i��Z* c�f o:a: �i �.:�t. ¢ : �. , �.' y i ., u the az•ea tY�at is ne::t to the f loed k� and r°l�c:a..e�1 a� Y��wn. a_1„win� plain Co �e mcr� effioiencl:r utili�ed• The future exten�i�n of the �� propesed x•oa�d can be curvv� P� ther�vidingnfo�aa�betternutilization of ;� �xi�ting S•W. 76th Av�. ther_ y P � � t�� adjaPsnt l�nd. {.�� anitary se��rer, P�table wa�er, St�rm drainage, public and privat� ��'. ;�tila.ti�s �ail1 be �onstructe� to serve the site as shown and for u uxe �� eav p�gci�P. 3°_ 1[!'�cV' �? 3I?�7?�3�'1�, �4� � � � r;��`E F �' �4, _ �P t a. ;} ,r,-.^"�^- :� .-i ;.� ..'� .� ��,�§ , . " 1 i �:. , . � - .'.':'. � . . . .•: n, ,� s�. ,.�>� ....�'1,� , ,... . . ... .... .... . ._ .. , .,_.�. _ —. _ s ro n.•`-. � t „ '� � � ,� � ..�.---�:�. ,,- ., _.� ,_.� , �::M .� :. .�:�:.�::��... _.�,w�,��..�.w_,..�:�.<...��.�,��r_�:mx:.A� ._��.,.>�.... �.._��N� .. „o,n�..��.�..�� .�..,�....�.,��,....,�„4,v,�..,�,., u.,w..,,_ .._... _.._.�..__.::_.._, _ , � - , s . � �� 't� Th� Pr:ivate dr�.ve. shown as Tra�t "�." wi11 be owrned, op�rated and !I maintain�el a�� an equal and unciivided int�rest in lots 9 thr�ugh 12 and shail ib�e sub3e�t to a blanket easement over, und�r and across for � sanitary sewers, pa�able water .,upply, storm drainage, public and ' private ut�.lities. DEN�ITX CI�LCIILATIONu: Total Gross Acrea►ge______,�__ 4.QO acr�s Areas to b� subtracted £rom the gross ac.reag�: ;�' � - � F1ood �pl.ain_,��.�__��_--------------- _ 1 .3� ac�es � ___-___�--�--------- i Street� ar�a S.W. 76th Ave.--_--,�--,�______�------------- O.SO acre� ` Private drive area_____�__�„__ - _ .OS acres � ,� ------------------------ Net Aereag� �._______�__-------- ------- --------------- '�.07 acre� _. �, �s, DENS.ITY _'I Net sq�xar-e faatagE = 2.07 ac�es x 43560 = 9Q,169.20 sq<ft. 90�169.20 / 7500 .sq.ft. psr lot = 12.02 lots. NO DENSITY `TRANSFER IS RECIUEST�t3. r' �. r �. ,: �'x; ,,. �; �:: �x �;�� ;; . � '� �- - �': _ f' � . a � �r.��. � .. i � . , , _-.. . . .. �t . . � � . �.�. .. ., , ' __ __ _ __ __ .}s� .,. ,� .,.,. t ��. pH .F„�n t� �, � i e .7 ,� . ' � � ,� ; ' � , &. � �,� ,� F� � '�. ` a. �^ ' ' . . . , . . . ' .. , . �. . � ' � �• �� _ �.` ,. � �.. . i.�s-r�s.:rti . . .� � • � � � � � � �. . � � �. � � . i �� . � e • • � - � � � �� 1�/T � � �� ■�� " _I� � � �� ..■.- . .. � .. _ - � - �_ �. �� ` ��,� .� . • �ir �... ...- � '� illlllt _ 1��' '�!I �� 11�11�1► �►:�II�1l�� : - � �� =��_ � � 1t�11�-11� � � . ` � � � t1��/f� � :1��` � � ; _ , : � „ .� . . - �,� � � 111111111l1 �� _ � : ��iR�ll�i '` �� _ � �� - ��.�;:-��=� _ =:�:1.�,.•�=;w.��....�. .. _.� -.,r � .�,�;�.:�;.�...__._ ,..�_��,. i. * ...� -_w�...t��, :�_�_,.... .�. . .._._�_:�:.. _....r.:��.,.,... .:>.,,...,. : ,.�.M.,�. :�r.,__. �',w..!, � .._ ,_.� . __,..,._,.,...,z., �_�..... ,�._r�..�..��w„�_.__ ��.�ar...,,.�..,_t.,,��..r , „ .. r., ° � �, REGEIVED PLpNNING �A� �1 1991 February 26, 1991 Planning Cammission City Hall/Planning Department Ci�y of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Testimony @ proposed develagment/zone change Renaissa�ce Woods II This letter is in response to a call fo� public comment on the proposed plan for development and rezoning of' tax lots (T/L) 600 and 700 - the "Renaissance Woods II" project. I strongly urge the Planning Commission to reje�t this proposal. The FIR�T issue with which I am concerned i� the proposal for rezoning a sectic�n of T/L 700 from R-4 to R-�'7. The d�veloper I of the "Renaissance Woods ZI" (RWII) project could easily have obtained records of the property zoning as well as the flood �lain aa�d wetlands delineation at the time he purc�ased the property ancl I suspeat he/she was aware of tho:�e factors at time of purchase. Therefore, he/she should have calculated the •� Ll , a +. +.ti. �- �;,,,o ya+tl:or ±�h?r► gxrnc'�tPC3 i�he 'lOS5 DY c�evelv�au.i.E .i.uiiu a� �uc,.�. Vlllla�i� I� Tigard Pl�nning Commission to aompromise the pre-determined, well-considexed property zones that have been previously assigned �to those tax lots. Th� property zoning for T/L 700 was originally assigned to maintain a low density of housing on the property west af the straight line (undevelop�d) northern extension of 76th Avenue from Durham Road. This is in keeping with the zona.ng of adjacent properti�� to tk�e �irec� �QU�� of T/L 700 (whas� owners have no intention of developing in tl�e near or clistant future) . I Lots south of T/L 600 will also hav� limited development capabilities due to the floodplain boundaries an�l therefare wi11 not like7.y be densely developed either. �herefore, allawing R-7 dev�lopment in this area o� 76th Avenue is : incorrsister►t with both �he existi.ng and future character o� tr�e neighborhood. }",1 � ;� i`� f ,,,....-r.. . -. -..,.. __..r.-..-... rT.ir-.... -�-*-n .s?t ' J q '_ .-�--� i.+-.,_+-;r ..r? �t-.:. . ,..-,. . . ' ... �' . � +�-r;=.. . . _ � � ,. . ..... . ..... _ �f ._.. . .. _ _ _ _ — � .^� �---,._.-. --,, --Y �...:�, :�.-�-�.n. . . ,�--��-,---y..l-- �� -'.,.., ....- _.�_:"".!.....r.1...,i:�.��W_�._,.t._.��':�.�SI.:U_i..1...%:,........,,..._..�,�.�.-.uv7.._.�.t_�.:,.w-...,,v.,.;�>�_.......�.,..tti�i:w-k..L�.�.�_P,_..��.�r��,:�5�:x..�va.-xi�r._.a:m.�n.,_ .v-m..�., .a.,.?..., _,..u..�.,_.,f,._.>..,..c..clY1a.J_ _...;...�.,,....��_...t_._�.,..�...-5. ,.-� -,�..,�,u_ • � �'• �'� Tigard planning �ommis�idn February 26, 1�91 Page 2 A 5ECOND major factor of concern is the reloaation, of 76th Avenue - which was a�tually init�.ated during the Renaissance Woods I develc�pment (still ongoing) of which we w�re not nc�ti�ied until the plans had been approved. [This brings up an � issue about the inadequacy of current notification requirements regarding planning �ecisions - it is my b�elief that all residents within �2 mile of the development shou�.d be notified of prc�pos�d development plans - particularly those i whi�h change the locatir�n of major roads or involve wetland or drainage impacts, or propose zoning changes. ] ' RWII's plan proposes that 76th Avenue swing even farther east fram the "straigh� line northern (undeveloped) extension of 76th Avenue from Durham Road" so tha� the d�veloper might maximiz� his development capacity. This pian creates a num}aer � of problems: 1) Tf the awners of T/L 200 (and potentially the owners of T/L 10) choose at same time to develop their � properties, they would then bear .a double burden. The first i would be the loss of an additional .2 acres of land to roa�d � development. Both owners have already farfeited .2 acres to the existing path of 76th Avenue. �n adcii.iion, �.� i� understood tY�at at the time of developmen�, �he owners of those � two southern properties would be sol�ly xesponsibTe far road � construction, inst�.ad af shara.ng the cost with own�rs of '�J pro�ertX across 76th Av�nue as i�k is currently located. I submit that if �he relocation of 76th �Avenue is approved �' f�i �h;� nrnno�ed development proiect that the developer be �" required to forfeit .2 acres each of develapable land to the � property own�rs of T/L 200 and T/L 10 who would be adversely �$ affected by the relocation of the road. 2) The abrupt stubbinr� off of 76th Avenue in a location facing the residenae of the property owner to the south of RWII poses a potential hazard from motori.sts driving of£ th� road and a potential nuisance from people wander�.ng onto their property assuming that there i.s a aity right-of-way where 76th Avenua would be continued to the south. � The THIRD major and important cc�ncern, is that the proposal for deve�opment of RWTI does not take into consideration - or even ''' mention - the fairly substantial drainage to Fanno Creek which runs east to west through the middle of the property. At berr bushe� which have present, the drainage is covered in y overshadowed any wetland vegeta�a.on which might be present - but the d�ainage path is quite obvious �nd remains wet all year M i' lonc�. I have observed ax�d photagrapl�ed plan�s characteristia �°�� of wetl�nds in both �he RWIT, cu�rently tandevel�ped lan�d, and �;+ �'� in the RWT Z«nd wY�ich is currently under intense development. �� a:� ��; �.t F� . . . _.. . . , .. , y . . .. . .. . . , ` ' _^V �� . IPri+�', ^'T"t Ir,n,,:�'7"""'*i." ` ' t 1 t } , � 4h.'� "c_i ._ . .. :a..�-. ._ .. �—�Na.'�."i;y ." .a..�l�ie.."�.�� •�a — __ _—_ 1 1 t � . 4i �. � � : r " � �� ' i.. � � i � �� q � �i � � � �� .�. � a,� i i � � 4. ' e: ` +: r . �' � 'L 1 � ?? � �.. �� s.. � s i k r� Y . . . A :. . '. ', i. ..l . t.� ; • � ) ' � 'T i, ,A � �_ . : t '� � � � J � � r� 'f _ ,is,sw� ,..w.k�,.�,u.i"ilu�'" s-�Rk�..a'is»d..:�r.,.u:s...s� �:,:.�w W.r,�....�.t�,w:" u...+..r ,..,;.e�.��."'.:Irw'i.iuL �° s � ,ww "� w,.�,TM?+ i � �'�+ t-� ` '� , �`",z.�y:�... _�'J� ?�'t:F::'.:w. _.:.�."'t",,.k,�L..,,w..�u ^"'�.:wC,`3::x4--�`.w...'S.:�hSYL!. x t „ ..: ,7 . . . . . . . .. "t"�s.tz::.w�.+�r�a.�qesa,m;a=e,ric ,._,.,: r; � � ��A .. . � . . . .. , '� � � , s'°a�„ �.�,b s . �� ; ''. , ,.; �, �;: i _ � � Tigard .Planning Gommis�ion -�;} Fe��iiar�r 2�� 1,9`91� } pa e ':3 , ;�; '� . g �� .'.� , F,�� I s�bmit that the developer has not considered the potential '�. .� and. exist;ing i,mgac'ts an wetlands wha.ck� the p�oposed and pr�sent ` ; . devel;opri�i�i�t wi1,Y hav� a�� has a histary of past deve.lopment' s;` practi�e' �hieh shows l�:ttle respect for the unique environment .--�� in��he;ar��. � � ., � Thank� oti��o�r � � s� y' your �onsideration of this testimony. I. regret �hat x will not be` able to at�end �.he public hearing on March :", 4�h, �.991.: � s:.n�erely. hope that �he plaran�.ng commission will "� satis�y the fa�.th �T k�ave ir► tri�e lanct use l.annira �c p g process and in th,� 1•a;nd use`p�.anning laws o£ Oxegon in �equssting that this ,;',. I� devel'opmen� plari be adjusted ta abate the �o�eseeable �.m�acts �! which- z have zsutl,i�ed in this letter. • �� s� � . �� Sincerely, � �-,, .�,:11 � C.�R- ��'�`'`�-�...�„� � Amy tton � 1.a735 SW 76th Avenue ' Tigard, Qregon 97224 � Ilj i � t . 4 i i, ��. , �-r y (�. 4-w." 'qM 4 .,,,, � .",r_nr;'Sr^^�.--�.,r-�s-��...��*^"�rt�r+; §�r--:� - — -- ... , , �, . `,',. .. . .. �� __ . . ._ _ _. �,�� ._. . �:.�. Ku�...� ....,..::. ' �'�.., :. . -�. . . ._��.ur--_�;t-:s,.�y��:s��;..ts:.:r�s:...�...�::.�.,�....�...J.�:�.<,�;,_ �.;..:.�:.�_�..x,._.��x:� --_ -. ,__�__._,.�.. M �,, _, w _. . ..,�.�,:,a ,.,.... 3�,�� r3itila}>tii3:sis:�k3tii:iazs�;�,t,r�rtrtp;sx»tzro�o,�.>aa:Ra,..s.w<,.,i,r»v,,,i,�,�.• yS .� i �� ',I :;i - �. ?i t i . � � � �� _ � � � �� o SE r � �:. � , � { . �,^�^'�rr �r 4�r.fi'_"�-' _� . � �-c -a� :s pk ��. � .,� � �� ! � �' �- �� +�'i � v. . , . � .�., . . : . ._ e, .� +� .a , . . �x .4� ,_� .�, .. . .� .. _. . .� _ �a _ � �.,'' r.. . �_._Sin�.=':_.iss,_�,�._. . ,,.�._5.is.— ..�sw..=_�ot�.—sarti+� —�x.'w.mrara:. ,._ . , t °� e. .� ��'��l� L +s.a�: �...._�eS.k�.......s�.. ..�_..,xn.,,...,...s., ...,.,...,a �»..�,,,.....�.._e_�__._..�_...._..'_._ f s7�:�cu.°..,.._�..1>.:;:..... � �'� ._..a... .�i:,�_.,_...,u.,��.� �:s��..�,..i,a��-es..,��...a�w-_s..,�� ,«.��.v s „..:. .. .... _�. ... ..4_..,,._ ..,_,.�...., ,... .._ I � � �� / �� w E� t�l .�1� �MORANDUM CITY OF TIGARD, OREGOId � T0: City of Tigard Planning Comnnissioners C� FROM: Jer Offer, Acting Senior Plann�r DATE: Fe}�ruaxy 2 5, 19 91 SUBJECT: Appeal of SDR 90-0022/Vari�n�� T,AIt 90-Q033 {Lin�oln Eight) �On January 25, 1991, the Planning Divi�zon approved subject �c� > certain canditic�n� t�e Site Development Review application for � clevelopmerat of the Lincoin Eight office building. �linmar Company, � owners of the Washington Sguare shopping centexa have appealed the deaision to the Pl�nning Coaar�nission. The appeal is appa�ently based an �he City of Tigard ancl Washington C�unty's acceptance of tl�e t�anspo�tation analysis by Lincoln Eight Partners and the i decision's ab��nce of a condition of appxoval requiring the developers of L�incoln Eight to participate in an �rea-wide tran�portation st�xdy and a commitment to assist in paying for s �o�d�a�v a.amurovements that m�ay b� fo�and necessary by the study. � Winmar has submitted a letter and a traffi� anaiysis grepared r�y � Ri�telson and �s�ociates v�hich detail� 6ilinmar's disagree�ent with the applicant's transportation analysi�' methadology, findings, � rnnr 1»�i Qt��; az�d xeaommen�ded gnitigation measures. � �� Commaunity Development Code ��ian �.8.32�320.A. states that an x;;� appeal of a deci��.on made by the Director shall b� a de novo <� , .� a.__ heara,ng anc� t2�er��ore tne entire s�bjecz b�c �:ns ��7.L�.C.CSL.1Vil �s �YG�'� ,,� far review by th� Planning Commission. For this reason, the entire ;:� i,,. record for this a�plic�tion is prov,ided for the Commission's „�� review. Attached are the appeal materi�ls submitted by Winmar, a ;r copy of �he Director's decisiorr, the original applic�tion ;� , matexials, letters of eomment, and writt�n communications amongst �4 T� the applicant and the City anc� Washington County. ��f ' �� ' The appeal material� do not specify which Community Development �� ode o� Comp�cettensive Plan approval criterio� is n�t satisfied by � the development application. Staff believes that the appellants � are alleg�.ng non-aompliance with Plan Policy 8.1.1. That Poli�y states: The City shall plan for a safe and efficient stree�t and � roadway system th�t meets current needs �nd anticipated � �uture growth and dev�lopment. � Staff i$ zrot pe��u�d�d la�r tf�e apg�llarat'� �.p�s�al �ubm�ttal and � traffic analysi� by Rittelson and Associates that an error w�s made �� , � �� u �� , ''.(C, .. ,_ .. , ._ ., ,1 r x� �F ,y'. � t� .. � P_y ... C� . _ _ _ V'�.c-.1� — - ,�.��„�. � � _j u.,,___.,,..��w.a�...��_��...�.....,.�-z«z..a':.1:.....:�:........�._._.�..�«,...«r.'��:5�,'.z::v�-ae.u.a-��,.,��,,.�._,�w,.er.,�.....:.,.�u..�S^:L;.t�:_M...�.L�.,',_s.S,..._"�..,,..�s....�...t.�,�.�.,,�.:"<:c.....�,fL::...��.1..:.w�:,;��ctss..iz.+s'�-.�aaw:v::�w�„� .w.._.�.�_..._..__,.._. .........+.. � .v��., . ,. ,?", . ' w t'1 � � �� f.' �; Y1s=.: in the Director's d+�c3.sion's find�.ngs with rec�ard to this Policy (paq�� 2Q and 21 of t�e decisi.on report) . We do not find that a . dir�ct r�la�ionship exist� between the pot�nt.ial traf f ic impacts of the proposed development ar�d the need for an area-wid� traffic ' ; stud�y and improvemen�s that may b� found r�ecessary by �uch a� study. Staf f continue� tc� ��a�nnend that th� prospective �ieveloper participate in such a studgr for purposes of improving their dev�lopment throuqh .i.unproving the roadways tha� serve the area but ; we do not �lieve the City should require this participation as a condition of.. develo�ment a�p�xoval. Further, staff doe� not find ` �hat part.icipation cou�.d be r�quir�d at this time with�ut the � ;`; Sta�e, �QUa��y, �n� Gi�y �r citie� affected D�avinq determined a scope of work of an area-wide traffic stueiy or an estimate of the �otal cost and d�.stributa.on of the cost of such a study. � ' Since rto isaues have been raised with regast3 to the decision's '' findings re'].ati�re t�o other approv�l criteria, staff ��com�ends that "' the P�.anning Commission not modify these findings. ;��:. ' RLCdMMENDATIOt1 :,�.: �,; �f: Staff recommends that the Plmnning Commi�csion deny the appeal of '; S3.te Dev�lopment Revi�wr SDR 90-00�2 and Variam�:� 90-0033. No , ` m�atter whether th� Commissi.on appxaves or denies �i�� app�al, s�aff '�� recommends tha� the �omms.ssion order the prevailing party to " prepare the �inal order on this matter for the Commissa.on's '` augro�v�1 at �h� I��ch 1�; 1991 Plannia�a ��x�mi��3.on aneeta.�g anci �c�r ,; that pa�ty te� assinme �11 responsibility for def�ndinq the decision ' on an� subsequ�nt appealse T'h� final order should be xeviewed by � th� staff �nd the City Attcsrney's �ffice Pr�.or to submittal to the �' Planninq Commis�sion. ;;;; ;;;;; ;;, :':;�; ��n s;'� '�,:� �`i �� si . �,� ,� � t�:�i i "_""�,.+t �"^` I 6 y,;;4 t .r"�'t T" F p r .:�ri r c-r -vr _.a � ; ��._r -��--e �.a� . . .. .. .. . .,. . . . . . . .. , . . . ��!� . ._.. . . . . _- -- — _ - �..._-�--��.--,,.:.��. ��` _ . �, ,,, , ,»x.�..�li.,,...��:�,...�.,.,x.:x::,��r.�..�:�:Ww..�.m.��j.. u,��.....�,�.�_.__.,.. __ . __...__ _.�... Q;,e.a...:�._.�•.yf.�..,.:c�i..,:%::�.......�,xw�-��:.,i.:�..,:.�.�-.°.�:,+�.wLu...:..w.'.Y.:pzdS...J<;�w�-u��..,...n.w::r.,�s�m�,r:....M.e r.:. _ .,..!�:,�. . ��`� �� `� EXHIBITS 1. Si.te Map 2. Appeal �i.ling form submitted February 2, 1991. �' 3. January 31, 1991 letter to Randy Kyte of Winmar Co. , from ;; Daniel Seeman, Kittelsnn a�nd Associates. 4. �'ebruary 4, 1991 letter to Jerry Offer, City of Tigard Planning Divisian, from Randy Ryte of the Winmar Co. 5. Notice of Decision dated January 25, 1991. 6. November 24, 1990 letter of comment from Trudy Rnowlese 7. November 26, 199A let�er of aomment from CPO #4-M Steering Coimnitt�e. 8. January 16, 1991 letter from Scott Ring, �lashington Gounty Transgortation Planner. 9. January 4, 1991 memorandwaa to Scott King from Doug Norval, Washington County Traffic Analyst. e �! !f A[B A-ed.!-e�z. � 10. I3or�emi>er 2�,,� ��u 1��.�i �c� 5�� Rin�g fr4Yn �TI�P �A�sociated Txansportation Engine�L�ing and Planning) whi.ch grovi.sles a suppleme�� to the applicant's Txansportati�n Analvsis. 11. �pplicat9.�aa mat�rials and s�atement submitted by Lincoln Eight L.imxteci Partnsrship. 12, �r�a,�pait�timn �nalys�s fo� Lincoln Center by ATEP dated Sep�ember, 1999. 13. January 14, 1991 letter from Ann Creswell, Trammell Crow Company, to Jerr�r O�fer. 14. November 21, Y990 memorandum and site plan detail from Bart Mills of Ingram Mills Architects to gei�th Liden, City of Tigarei Plannir�g Divi�ion. 15. Site plan, tyQS.cal floor nlan, �levation J��..�i,r�gs, parking ', garage e�.evation. ' � 4 4 k � d br/JOeRxhibit � r �.m, .,s.�r-t�-i-� . , ,. . , , "�"";.'- ..�" s '�t. ^a» � -�-ti i -�' '�p r^ ,y :` n .-:' .. _ ' ,�., �.: .... . . ._ .. . .. . _. ._ . .. . ...�{� .;^r.,°. f:... .... . . ... . .. _ __ .1.y1 _- ��J . -....� .�..:.-,_.: ;_ -�� w�� , � ��...� ��,.� ��.w:u�. � � � : ; .w____ ._._._._.-- _ _ .: lNGTON � ; - ��-- —— — �� (; s.w y _ _aoRO�RS_ I - � > _ - - � - - ll ' a ':►�'E � -- _ � . � — � , I � 1 � CRES��INT GRO!/E SW �EHMANN � � ` � ��_ —— _ =CEMETERY---�— I � II ~ � . �� _ _ _ —_ _ _ � � ;: `�`i�___ hr _ .� .w . � - _oRn� �-- _. I � �) _ + � It - �� 1 '' — - - - - � 1 � � � s.w. �' . � � Loc�+.s T --,- - - ^ � a Q ai .S I T� � a � --w �2� MAP ELEAF ST � >. . u v �; � , y�• « (� � � V � � � � ,� � ��. ____ --_ � `__; � �.,� : `� �� o �� , Y /\ 0 w \�� /'�� \ a \\��\1 � J \\ � �� rn ` �—�~� � `\ ..�'• •�` .... �.Wl. �h1A0Y l.N. � . � � I > . � - `` a . � 8LV0�,_ �� • r � / �� G . � m � � �'' '. ; Q 9� o s p,sr+ .�-•..o � � � � 3 �.�: •--• '�� .. - N �� Q �� ;" b tiY ''� � 01 '�i �� ..�. .�w -.:�:n., �.� ;._:�. --, _�, �-=u -�. .. �• ` � , ' � � ^ ��,�n �� DECISION EtPPEAL FILING F4RM 3E e4 t$ 9r i�. The City uf 7iyar•d supports the citizen' s ric�ht tu �� partiuip�►te in local gr�ver•n�ent. Tigqrd's Land Use C�.f.��F TI�i4RD {`} Code therefore sets out s ecific re uirements fur �,� filing appeals ��n certain land use decisions. ` O�E�� The Pulluwing form has been developed to assist you in �.� filing an appeal uf a land use decisiari in pruper '� furm. To determine what �iling fees will be required t or• to answer any questions y��u have rec�arding thr� �' appea'1 pru�cess, please contact the Planning Division � or th►e City Rec��rc��r ai: 639—R171. 1. APPLICATION BEIIVG i1PPFALED: SDR 90-0022 � � VariancP `JAR 90-0033 � ; X 2. HOW D4 YOU QUALZFY AS A PARTY: Adjacent Property � Owner to west, Winmar Pacif�c, Inc. �, � 3. SPECIFIC GROUNDS FOR APpEAL OR REVTEW: The traffic study performed by Asso- � ciated Transp�ortation Errgineering & Pianning dated September 1990 and as � � amended in a letter to Washington County dated November 29, 1990 is inade- '� ; quate to give the approving agency a full understanding of the traffic impacts � �� of the proposed office development. The methodology applied in the analysis �� .�, ;;.� does no� aa��uu�rly add�ESS the project's impacts on adjacent propert�es a!��+ ;,� ,t,,- . surrounding transportation sy�tems. The app1icant has not b�en required to °:�;; � = provide adequate mitigation of traffic impacts. Please see a further discus- w� . ,� ;t sion in the attached Kittelson letter to Winmar Company, Inc. u`;� �:t ;::-� ;:� .;;,>. ;`�� 4. SCHEDULED DATE DEGZSION IS 70 BE FZNAL: February 4, 1991 ��,., ,,., f''�a � 5. DATE IUOTICE OF FrNAL .DECI AS � EN: �anuary 25, 1991 � . �;%� �� . _"'-- �, 6. SIGNATURE(S): J. R d yt ice esident �� t�inma Company, Inc. ^ #y,� �,.u, 54',, j(-k��•�E�•K��?F�-x-�#M�9(-ik#•)(-?F�•x-)FX-x-�•x-�-x-N-��(k-x-�E-M�•�-N-��-k�•�•x-1(-)!-1(-lE°1E•)E-N�E-M-�-�-�3E•�•M-YE-Kat-)(-�EM-K-N-k-M-�•�-k-�jE-��E-N-M-�M-� r.t�: FOR OFFYCE USE ONLY: Receivzd By:��-Q C ,�_ � A ate:� Ti.me: 3U �� Approved As To Fnrm Sy: C. (.��G�l.�-l.-Q,�-� Date: � 7ime:3:;�� , Denied As To Form By: Date: Timp: �`;�f. iE�l-)Ek�t-k-)k�f-�aHHHFk-)t K-1E�HFN-kiS•�t-)F-�•�(-K-M�3E3EK-K-K-x-)!-IEx-k�(-k-K-�-)E�M-�•X-1(-Yf)HF-N-N#x-K-�E�Ht�I-��1f-x-?Fk��(-x-M-��f-K-N�•IE�HF•� ;� t;i;� lw/4846A �.,� � 13125 SW Hall Blvd.,P.O.Box 23397,Tigard,Oregon 97223 (503)639-4171 ,,� �'� ,� -..__. _____.u'�{s+x ,a+i.�;� . . . . .. .. .,�,. ��':..i.=K.„ �L 3�-_--_-i�av+r+�'.._-vsv-.a�us�a .�m....1xU., t�"u�J1-.t•.a . -.:,s.a...:,.............,_..,«._. . .. ........_...__........._...., . � � r. .i1�.�-:ua.:.s.�. ..:............_'_._.. ......�,... �..r1 tA"'}.,.....�..�. r. .�..t�...;:.,.+rl....e. � � • 1 1• I � ' . ' ,' � .� �<. �� .. • � K�`�T�L�ON & A��OCIATE�, lP��o Y� � TRANSPORTATION PLAWN�NG/TRAF�IC ENGINEERING � 512 SW.BROADWAY•PORTLAND,OREGON 97205•(503)228-5230•FAX(F�3)273•a159 �,� � �SiA` �� rl�E i'�r�� January 31, 1991 ��;� �� Project No.: 474.00 �� f �� :� 1Vir. Randy Kyte �� ; Winmaz Company, Inc. �� 700 Fifth Avenue '� Suite 2600 Gateway Tower �� k ;' Seattle Washington 98104-5026 � ormed or tlse Ezpansion vf � 5,��; Review of Transportation Impact A�alysis Perf f � Lincoln Center � ,„ �� Dear Mr. Kyte: �� t : Kittelson & Associates, Ync. has been reta��d by ��m�. �mpany, Inc. to conduct a traffic E� anal sis of the proposed 175,000 sguarc foot expansion of VVashingto�of office spaceg In �� ` Y � Genter and�ossible development of a maximum of 125,000 s9uare fe� �:. prep�ration for this analysis, it was necessaTY to review �19�for the Lin o1n�E ght office� �� . .....�: ��,,.a�, .�,ac r.r��leted in Septemb�r, (;�� in the area. H u�•l� ,��.., .._ n S uare. 'd"hus, this study v�vas ::�I building direc�y ��ss Gae�nburg Road from�'�ashuiga 9 �t� �;:� of Ti ard aaqd was reviewed as a part of the analysis. , obtained from the City � `; t-�� :x Cons�z�sus regarding the analYsis approaeh fc>a�the Washingt°n Square traff'x� study was �,,A_ Washington County and ODOT staff at the �� reached in a meedng with City of Tig�rd, it was agreed that �� inception of th� project. Consistent with other tcaffic studies of this type, (,,^ conditions: ��' the study should document the following �t� �; k'. 1) Existing Condidons �;�: 2) Future�ackground Condidons without the project y 3) Future Background Condidons with the project �; % As a starting point, it was necessary to review the Lincoln Center Eight traffic analysis, � conducted in 5eptember 1990 by Associated Transportadon Engineers and Planners (ATEP)• , o ratie�ns of the Gr�enburg Road system could be gleaned i; It was �xpected that the existing pe from this report. In ac3�d��ion, since the back�'aund�'mentto Lancoln�e�ntei E gh�alhWason Square analysis included onDy one In-Process �evelop � ___� .--t„�.. -.. �:,�:-��,�_..:�..s�,:x.�._�,��:..�.:.,�-�...,;:�,�, -_�_ .�,._... __._�...._uv_._w�.��...�.r_:�.,,..�...��.��,:��:..�.a _,�v�,��u.��.,�,,,�,.�._..�._._.�..,w�..�wy.. . ..,..� ... ._. .... .. ' . ;•'• �.`,� "�� Mr. Randy Kyte January 31, 1990 Page 2 further assumed that the ATEP studp would have a complete report of the future traiFfic conditions on Cmeenburg Road without the Washington Square project. Since City, County and State trans�e�rtation staffs had reviewed and approved the ATEF report, it was assumed by this consultant that i�s contents cauld bc taken at face value. During the analysis process, Kittelson 8b Associates compared the findings and conclusions in the ATEg're�e�poat and discovered that they w�re significandy different than those reached in our independent analysis. Tl�is lead us to carefully examine the methodology and assumptions th�t were used in the ATEP analysis. We found the following cliscrepancies and/or apparen2 inadequacies with the AT�� report: + 1'eak Hour Condit�ons: The study identi��d that the most critical time period for op�r�dons on the adjacent street system occurs during the p.m. peak hour (4t30-5:30 p.m.). Thus, �t was determined that the analysis wauld consider only the p.m. geak hour impacts of the Lincoln Eight deve�opment. An office development such as Lincoln Eight has substantial a.m. pealc hour traf�ic. Sinc�e turning movements during this peak may require entirely dif�erent lane requir�ments than iehhat of the p.m. peak hour, an a,m. peak hour ar�alysis should have be�n performed. The rsubsequent analysis condueted by Kittelson � Associates for the a.yn. peak hour r�v��d t�at �e �u�eare ��k��?� ?a�, � peak traffic impac�s were actually less tha�n that of the p.m. pealc hour. Thus, � ! the absence of an a.m. peak analysis had no substantive effect on the findings � and conclusions of the analysis. i • Trip Generation: The methad of estimating the trip generation of the proposed � Lincoln Eigl�t bunlding was erraneous. Rather than using the standard procedure outlined in the Insdtute of Tiaf�iic Engineers (ITE)Trin Generation � Manual, the ATEP analysis involved detexmining a trip generadon rate per square foot of office space by manually coundng the trips i��to and out of every driveway of the Liu�coln office cnmplex and divicling this total by the total number o�gross square f�et of affice space in these buildings. This method may h�ve been more valid if: 1) The counts had not been condacted during the wreek of I.abor laay. � � ! : , �, � . � , L_rn.iMt1� .. ^'L�'��S,eid..+�.� .�_.. �.��_..e.. .._._.._� �.�._.� �. .�^YFiiL'^:Ap...._ � _ __ _ _ ____—_ __ ___ __�______...L.��L.`abfE�IDRM'�fll�le'YrYIT ..._�+„v _.,...uv..u. ayC'U�L�+�'Lc.. �••-.+S�iL�.+.vwnnu.u��..�u..s« � i_L.0....S.t�� . . � . . . .-...�.�....�.. ............._.. .. _.._ ��.�a.wc::� .�..�.. � . . ♦ 1:L.L.YY�vJ:1�V.s.x.rtuv�ucn->utc..um+sw..........�.... ..._�..e„�...�y.._._. ' . ' C. .� � } 1VIr. Randy Kyt� January 31, 1990 Page 3 2) The Lincoln Center ha�d b�en•fully occupied. , Beeause of these facto•rs, the AT�F analysis reported that the Lincoln Cent�r i� currendy generating approximately 25 per�ent less p.m. peak hour trips than ' independent driveway counts conducted by Kittelsan & Associates indicated (conducted on a typfcal weekday: Thursday, September 10, 1990). These aze consistent vyith estimates obtained using TTE procedures. The �1TEP analysis then used the t�ip generation rate per square foot of office space to determine the estimated trips for the proposed Lincoln Eight. While this methai was erroneous, it surprisingly had little substandve effect on the findings and conslusions of tlhe analysis. However, in the Washington Square analysis to be concluded in February 1991, the more ap�rogriate ITE rates will bc used. - • Level of Servaee Analysis: �� In det�n�nining traffic impacts and�equired mitigatians, several discrepancies were dicovered in the leve�of service calculadons performed in the ATEP analysis. Sorne of these are discussed below: Greenburg Int�rchange - The existing Gneenburg interchange with I-�i�i�way ii i is a diamond interchange with a singie controuer run�3ing aj�' at an 80-seco�d cycle durirag the p.m. peak hou�r. In the ATEP analysis, the northbonr►d ramp intersection was analyzed using a 110-second cycle and the southbound ramp intersecdon was analyzed using an 89- , second cycle. 5ince the two signals at the anterchange ramps are cor,trolled by a singl� controller, the use of two different cycle lengths is incorrect. The conclusi4n reached, fram the analysis was that an additi�na.l s�uthtx�eu�d lane on �nl�urg�oad would be necessary. Our analysis revealed that, wYth appropriate signal timing modi�c�dons, the Greenburg Road interchange would operate accept�bly without adding lanes on the overpass. Our analysis further indicated that the addirional southb�und larie on the overpass would be benefi�ial to overall capacity in the asea� aa�d would extend the effective cap�.city of the interchang� to aic��mn�odate futu� deNelopment. � '-i r '�i ,t F �:,� .� - .., � ,.:, . — � ...., � ��.--T,•• ,..m.... ....�r� ..:.-. __r-:......--'-,.—.--,.,..�,_._............. ,� . ,.. � . , . --; . ..., , . �, , s.: .. .�_ . t>, . ,.—.�x . '—' '—'_- . .. ..— . . -—— .. _ . � . . aQ �_.�:.Y.�,«�� -_ :� _ - __-�,.�.::,x.a. :� �v�..a�.-_._�._g _ :....t.,��,�_..-•..�,,:n,.�.�.:.�.:<:,��..�...__�._.�. ___,.�.�.�.aL��,�:_, sw�:::�x F..:<.-r,_.�,..._,,...�..._:_,�u.,M1...�___.._ .. ��..��..�.:w.__..___ _- - � - . �'' } � . : �,; � � t' _ � Mr. Randy I�yte January 31, 1990 Page 4 Our prelirninary analysis indicates etie need for an additional improvement that was not reported in the ATEP study. This improvement responds to th�high p.m. peak hour volume of right x tuming tra.ffic frorn the Highway z17 southbound off ramp �nto G�eenburg Road. The required mirigation would re�uire addition of secand southbound lane on Greenburg Road between the southbound off-ramp intersection and Cascade Aeenue. W� believe that the ATEP report woztld have reached thc same conclusion if thc analysis had been performed using consistent �ssumptians and methods as described above. GreenburglNlaplele�tf Intersection - The HCM level of service analysis procedure was incornectly performed for the intersecdon. The result of the existing analysis, as presente�i in the ATEF report, indicat�d a level of service (LOS) "F" during the p.m. peak hour at this intersection. This Using fi�ld measuxed signal dmings our analysis showed that the inteisecaon is cuaently operating �r �.n acceptable LOS "D". �or these rasons, the conclusions and requireci mitigadons inc�uded in the A�'EP report are m different than those reached in our analysis. Those differences �an be summarized, as: • A� additional southbound lane on the Greenburg overp�ass is not nec�ssary to � accommodate exisdng or future traffic (with Lincoln Bight). � �. • Retiming of the coordinated intexchange signal system would innprove exisdng � and futur� levels of service to acceptable standards � • An addirional southU+DUnd lane on Greenburg Road between the ss�uthbound 1 raznp intersecdon and Cascade Avenue is nec�ssary to maintain acceptable � service l��+els. � � Th� Greenburg/Ma�leleaf intersecdon is currendy operating at an acceptable � . � LOS "D" during the p.m. peak hour. i i W� believe that it is critical that the City, County a�d State agencies be aware of these j inconsistencies, to ensure th�t future develo�ment in the area is pmvided adequate street ' � caga�ity. "r"` .. , . - "'"_ .., ,... .� . ... .. ._ ,. '� .. t°_Y .... �. � .,. . ..,. .. __ _ __ -.3 ta�_ '— �.(, �_.,.:U.:i...:._..U....1...::�:f::' �._...:u.l�.e:�...J::�.r.u'x.:r.:_.-:_..s�.un...�,i .�..,,... ... ... ............... ..c..;:� ��...Y...Lv::.�.1:J.u..;ca��:r:v..-av+<v:u.wm.+wr.s..�.,...,. . . . . ... ... � ' . .� s ; .J -� � � �.�� ..,� Mr. Itandy Kyte January �1, 1990 Page 5 I hope this letter ad�quately addresses our�cQncerns,regarding the A►TEP report. If you have and quesdons or comments that I may be able to answer, please don't h�sitate to call. � �; � Sincerely, � � � � t.. Daniel A. eeman # Associate �� ,� ; cc: Dick Waelk, ATEP , � �: g� (�z �� .;� �� ;� :,, �� Y1'} 7'� ,� �{ .� ' �,F I;� kx �� . 4 �F F� ��k �y _. -,�_ _ .� ��,.- ,==;r,.—��,:...�-��_ - , , ..........�..........,..W..�..n..�i.�xuvraer m�xn.ur.+n�....aw+......:....vxs...e...a..2�..�..::.-.w........._:.._........�..:....«�.,.....-�..�«m::enauai..�..:--.un.+fc�.S�.._S._.tL".�..�w�..r�ca»wu.w..,.nv:.u�ww=^uxa.�....,..�...��. _. . _...._:.,..._:.....„......«n..�...,....�......._ �_..�. .,......��-�....+�.-+•.u.wr ♦ i: i � . .' . . y � h� 1 1:� ��:: Mr.Jerry Offer February 4, 1991 page two � The County stated that it sho�ld be in the interest of all parties to "participate in an area- ; witde tra£fic ma:*�agemenY study" and "in an appropriate level of mitigation of the identified traffic probltms"as a result of these studies. Winmar is requesting that the City of Tigard act upon this reCOmmendat'xon and require 1) Lincoln Cenker participation in the studies, 2) Lincol� Genter participation in the recommended mitigation resulting fram the studies and 3) p�rticip�tior� by al4 other applicants that have an impact on the Washington Square j transpartation system. � S�mply making participation a recommendation of design review approval will not lead to the desired result. Utilizing some form of an agreement to join in future improvement districts, � at some propartionate share, would assure the� viabilaty of this type of program. f � Winmar ys in the process of assembling an application for design review which includes some ; expansion of the existing Washingtor. Square shopping centar. As we lxave expressed in the ; pa�t,vve remain concerned about the growing t�affic congestion around Washington Square and � st�nd ready to participate in the above described programs. We believe that due to the 4, multiplc`j�risdictions affecting the FiJashington Square area, �hat the State, Cou,nty and City ; should partienpate in this effort. �, s h We look forward to implementing a long-term traffic improveznent strategy, which is in t e � b�st interest of all concerned. ,J; Sancerely, � ;; WINMAR �U , INC � s; ; is J. Ran y te a; �� Vice Pr ade G JRK:nm �; � c: Dan Seeman F; Jack Reardon f� Seott King Douglas Norval Thomas Schv✓ab r 't; , , 't , ,;, , i �; ',� � : ��. �� T f� �,�'�.�� .. } ...�7 r �.:r e.�s'P'^t x .,'y "�:� r . . `y .. . •,r- � c�, —-- "'r"��.. �` „ . . , `�� . �, t _. „ _ .4. .'-,i , , ��,' ;,J t_ , . �.. . �. , . . V_ i x i�ua . s i � :. =_.��.:�.=_�� :3.•m.��..�=:�. _.:�.• :�.,^ ,��.�F-�t� a� ' _��,�.� �..�,��,_�:.��.��...� . - ` .____.._._- --- ;w.,....�,,..,�.u.,.....�,..._..�..........�._._....._..,.._....�..,.,.�.�,_�„��.,,�_:�s�.,�..�:_:.,.�.:��.�,�,.,.v,d�,�.,K,k,��._.._..u._. __....e.._....�..�....y..._ i � . t T� Mi... .'�.,�-,�. +�,:; ,,,,t`.� � ,� �. �� AFFIDAVIT OF MAILI23G STA'TL OF OREGON � County c�f Washington ) se• . Ci.ty af Tigazd ) � I,�� t,�'��d�. _ ___ o being first duly sworn/affii^m, on oath ' depose �nd says (Please �rrint) �hat I am a i/l �~ Q „��51�� for Tk�e City of Tigarcl, Oregon. � That I aerned NOTICE OF PUBLIC HEARING FOR: �That I served IdOTICS OF DECZSION FOR: ✓Gi�y of Tigard Planning Director � Tigard Planning Commission T�igard Hearings O£ficer Tigard Ciky Counci2 A copy (Public Hearing NoticefNotice of neciaion) of which ig attached (Plarked Exhibit "A") was mailed ta each named radna a� the addreas ahown on the attached li.st mar�sed exhibit "S" on �khe '��5''�" day of c_l o�.VLt.�etX�l_____ 19�, sai:d notice NOTICI: OF DECISION as h eto attached, was posted on a appropriate bulletin board on the ��"�`�day of �4W1 , 19�_; and deposit�d in the United Statee Mail on the ' �' day of L , 19,.�_, pnstage prepaid. ' �� •��par�st��Notic Pos�ed (For Decia3.on Onlv1. , I , � I �,��'}; '• '�t. : Subscri2yed ai2�3 �worn/affirm to me on trie � day of �� 1,:.9;,.�;q,�{»• J '� , ,; � � �'' , ' N ARY PUBLIC OF OREGON� G 9 My Comm�safon Expiree: a . P on delivered to POST FFICE r� � i9b�cr3,bed and swo�n/affir[� tb me on che G'1� day af �G-�c,�J � _� � ,. ` '. � 4 � � PIGTARY PUEiLIC OF ORECON My Con�aissior� Lxpirea: s'r�' S� - .�Z�aj?�'�'IBAVti elci�t . �- . � � � I ; . � � � �� . I ... : .z'�.i.`_�im=�licn.=_"�+mitm=."w.n ��= —q. "-=t=�"�3d'aaswrwr`�:_. "a`iF' � - ,rw:::.,�,. .>�w.._..__._. _.... .... ....,ss...':.�,ib.v:. �._.r.ca... u:u...�....-.................. ....�...,,.< �rrs.r_u.a�. �. ..�.. ..,_.....�.a._�L.a.......w.: n..a._t...... . ':�//:i�F.k. . :.n�.�...,.,...�....«..w......_._.. . ._......_a.�.. � 1 �1• • � •� � � �.�� .� � CITY �OF TTGARD D10TICE OI� DECISION � SITE DEVELOPMENT RE�'YEW SDR 90-0022 g pp�RIANCE VAEt 90-0033 {� LINCOLN VIII PARTNERS �:� Site Uevelopment Review request by Lincoln VIII Partners to � 1 A _ office � APPLXCAT3AN: ( ) are foot, aeven story �� allow conatructinn of an approximately 14d,000 squ a Variance to the 45 foot �� buildin.g and a three-�evel parking atructure; (2) � height limit �ar buildinc�s in the C--P zone is requested to allow the proposed ,� office building to be 92 feet tall; a�ce`wi�th from 8.5 fe t to 8 fee�e and to � reduc� the required compact parking BP acea to be provided to be � allow up to 35 percent af the required parking �p � compact spacea whereaa the ComraunB'�comgactA sp CeB odeZONINGs C-P�Commercial �, percent of requirsd egaces to b P Prof�seional). LOC�FITI�N: Southeast cornex of SW Greenburg Road and SW I,ocuat �� Street (WCTM 1S1 35AB, Tax Lot 100). � ' � DECISZON: Notice is hareby qiven �hat the Planning Director's designee for �he � City of Tigard ha dinPs a dDconclusions on which the decision is,b eed are notec� 'j conditions. The fin g �� below: � i A. FINDINGS OF FACT }� �� 1, Background t� was annexed to the Ci.ty of Tigard ia April, �� The subjeet progerty �� 3g87, In May, 1987 the Tigard City Counci.l appraved rezonirxg of the �,v� '._ � _._ .,_.. / ff•�� Commeraia]. yoning �nnexed ar�a from 'Was�i.ngzon �o��i�Y � ,•,--- •`�- �- ) �� deaignation to �he City's �-�' (Commercial Professianal) zone. The A �ubject par�el was already developed with the Linco3.n Savings �� bui.lding and a surf�ce parking lot. Th� subject parael. is locai�ed 'r� in the northweat corner �f what ie known as the Lincoln Gentero ( � �, � If The �ity has re�riewed numeroua other land uae arad de�elopmen F� app].i.cations for the Lincoln Center development, but none that have �;;.:�,. dealt directly with the subject parc�l exQeQt for a recent Minor Land � � Partition application, MLF 90-0022, which approved dividing the � subject parcel, tax lot 1000, into threg parcela containing 44,856, �`�� 67,283, and 74,759 square feet. That application was approved on �;k�r; +�;�.. � * : Nov�er 2, 2990. Thia partition has yet to b� recozded. � �r A Site Development Rsview application wa� approved fpr construction �� of the 12-atory Lf.ncoln Towe.r office build3.ng in Jnne, 15E�7 (SDR 87- � ,� Of3/V 87-07) fn the southeastern aorner of the Lincoln Center. The u approval incl�uded a variance to the maxi.mum building height standard �,' for the zone. In June, 1988e the City of Tigard H�arings Officer fF� approved a Condi�ional U�se permit request to allovr the construction o€ a x�oftc�� hel.iport on top of the Lincnln Tower affxce building. �sfi Pa e 1 ��. NOT�CE O�' DECISIC,N-SDR 90-0022/VAR 90-0033 LINCOLYJ �TII g �� ;� � �l .�� ,� . �- �; .� -�...^*"",...�f"�, , ..,.,. 1C' �- .:�. 1 t . e , a . .. , ��.. � ,., 7 �.r,, i �. :5'i .. . - .. . .R ... . �. 1. r .t✓,i . ,I . � ._ .. . , .�... ....,.. _.. ..... '��t j — r{.a�an �;. ,w�a:. ..,e.w.�. v.. ar.. w,`.�.w�f��::w ...._=.vm�wrl�.. .a...�i¢u� - �:,..,.. .:._..umuwr...�u.....,�...,.«.�,��.._ .............�....:. ..:a�4n�,�..+.....,..,...,... � ' � _..__..........,........._.._.x,>,n.e��w�:wS`...�.4.�a....u.�'�:�.Jl.u,1e:+::i,.�'u�.11'S U.wtc�i..�k-.r.ra.�Y�cCtS.4�.f �� .wl �� ,( . �._. ,�� . .. In May, 198g, the City Council approved a Campreheneive Plan Amendment and Zone Change request (CPA 89-05/ZC 89-05) rezoni.ng the �ite of the parking garage that was constructed along with the Lincoln V office building. The parking garage and Lincoln V are locat�d in the northeastern corner of the Lincoln Center complex. Construation of Lincoln V and the parking structure was approved through Site Develo�ment R�view SDR 89-12 and Variance V 89-17 in � June, 1989. That approval allowed aonstruction of a 121,000 square foot, 7-atory office building and a 2-story parking structu�re. Also appraved were a variance to the 45 foot m�uc.i.mum building height requirement in the C-P zone and variances to rednce the parking epace , , width requirement from the standard 9 feet to 8 feet and to allaw 45 percent of all parking spaces ta be dasignated as �ompact spaces rather than the permitted maximum 25 percent corapact space allowance. ` The subject parcel, along with thg remainder of the Lincoln Center development, war� included within the boundaries of a propoeed urban renewal district through an amenctsr�ent to the Comprehensive glan policy document (CPA 90-0001) and development of an urban renewal plan known as the Presid�nt's Parkway plan. The Compreheneive Plan amendment and urban renewal pTan were approved by the City Council in March, 1990. In May, 1490, �he tax inexement finance me�h�d of funding public improvements assaciated with the urban renewal plan was rejected b�r Tigard votera. In rssponse to this action, the City - Council on S+eptember 10, 1990 approved CP.A 90-0006 r�versing the earl3.er amendments to the Plan Policy Documento In addition, the I` COLYTdC�I.�. X'@A��1@� 't�l� PSE]�,'I.C1B�t � g��'�c,I�v ��an �p�iACZa7 rl n_ ' r_�... 2. Vicini�ty Information prOU@L"t�AB i`t0 �h$ E'��gt�; [�aai� s�nc3 at3�ath nf ithg ai�hioni- �narrc7 w_n ,i�-.. rM....., also zoned C-P. Prope.rties to the sast and aouth are aleo part of �he Lincoln Center complex. x,incoln C�nter containa a numAer of office and restaurant bui].ding�. Property to the north acrose Loeuet street has recently receined 5ite Development Revi�w �pproe,? f�r �:rr; '- conatruction of a bank building. Propertie� to the west acros� Greenburg Road are zoned C-G and are developed with the Washing�on Square shopping center. 3. Site Information and Proposal Desars.ption Tax lo� 1000 ie a�ne of seven �axcels that make up t�he Lincoln Center development. xhe sut�ject parcel aontains the two story Lincoln Savinge bua.lding, surface parking £nr approxima��ly 150 cars, and por�ions o� main �aadwaye into the development. Lincoln Center is preaer�tly d�velog�ed with eix o£fice buildings and two multi-level parking atructuree. The Lincoln Center developc�ent also �oratains a numbE� of surfaae parking lots and priv�te roadways. The total area of the Lincoln Cent�er complex is 22.�. acres. The tatal gross leasable square footage of i:he six exist3.ng office buildings is 710,377 square �eet.. The existing parking lots provide parking for 2,990 au�omobiles. NbTICE OF DF.CTSION-SDR 90-�022/VAR 9Q-0033 LINCO�N VITI Page 2 i :;;i ";:;? �`ti ��,.':i ;�z;; �., � 4 .. .,, , , ,_... ,-: _ _ ::: � . ,s, r.c�^. .. 1. r'.A 21� ,I i�.�.� � �.a,: r. ` .`... ,� y.�., r1*•T •.-i-)::1� .l, �"H� m.»..�. 5.:�_.e.+°w..u�..,.,•--.v..+..v..,^="sra.,xa. ..'�.v,., r4....."'�eae.....+.._ _ :a.., _-��.—,�� , �°�'^'"5.�1"f'�..*" -� ...:.r_.,............�.._,a_35.�'..,_:::«.....�i.::.:;_z<'uu�:.:..,.w....V.....,.... _..__... ..__.._.....�. . _.......__.�.__.. . __._._._... ...�. �},�� F.ft ' ' � , �6 � � ?) �� ,. � , �7 The earlier Minor La�nd Partition approval (MLP 9�-0022) affecting the ;� �� subject parcel approved division of the Ta�s Lot 10U0 inta e�eet K� parcels containing 44,856 square feet (Parcel 1); 67,283 squ R•`� are feet Parcel 3). The proposed boundary �;� (Parcel 2); and 74,759 squ ( t between Parcel 1 and Parcel � would cut through tlae sinr�le s�ory �:g western wing of the Lincoln Savings Building. ParceZ 1 would also �;� { The existing parking lot on Loauat �;;� contairn a amall parking area. ��J Street is total�y included within Parcel 2. This partition a lication was approved subject to certain conditions includt these �� PP creatfon of reciprocal accese and parking easements amange 4� � parcele and a dealaratiAn by the property ownera that would indemnify � �+-.4 the City againgt legal actiama arising from the proposed proPertY F;�j line between parcels 1 and 3 cutting through the sinqle story wing `� of the Lincoln Savinge Building. ;`F �'� �;� The current Site Development Review appliaation proposes conatruction of an agpxoxisnately 140,000 ss�uare foot, seven�story, 92 foot tall �.;, �i �'� offi�e building on proposed Paroel 1 to be areatec� from the prior t<< part3.tion agpliaation. The aingle atory western wing of the Lincoln �`, f�: Saving� Building would be demolished and the two buildings wou3d be * conn�cted. Th� Lineoln Savings building woulcfl include 57,350 square �z� feet after the madi.fication. The ga t°�a��ng a proposed parking �� entranc� would be oriented to the north 4' etructure ta be built axs Parcel 2. The application includee a �� 'Variance �equeat to allow the propoaed new affice building to b� 92 �� eet tall whe�eae the Community D�-"�lopment Code al.lovas a maximum I� 5 ,�2�.�, �o�„�� nf �S �o__�t (code Section 18.64.050.A.4) - �9 PLiltEti.say +y^�� f� 3�� The proposed thace�e-level parking structure, including parking for 514 cars would front on Locuat Street. One l�svel ot the structure would �� r,• k�� *�slo�a g�ade• The propa�ed parking ��ructure wnuld �ep1�ceaa�l��1Q S� parking space surface lot resul,t�.ng in a net increaa�e c� ��.- �- :�;`d stall.s. The parking st�ucture is to have e�ne entrance directly from k� Locust Street and two entrance� off of the private acceas road off 1,� lieation alao r�quest a variance to allow � .rf T.nr_g@t Street. The app �,,. 4 ro,�mgnt E� I�i a reduc�iQn in the Code's compact parking apace vri.ciL.. re.�»�.- e� I frc�m 8.5 feet (Code Sect�.on 18.106.02A.A) to permit S foot wide rL;� spacee. In addition, a va�iance ia considered ta allow 35 percent t;� I, r-,. �,at � of all parking spaces to be designated as compact spaces rather than ��5 'I �;� ' .�h� p�y-�pit�QC� maximum 25 percent compact apace allowance (Co e �.;� � r�;,� Section 18.106.040.A.1). �':� ' a licant's submittal states that the offic� l�uilding's design ytk I The pp ie intended ta harmonize w�.�h the buildi.ng styles and calors of the �'� surrounding Lincoln cent�r buildings. L3.k�wise, th� p�oposed Parkin� �� garage is to be a conarete and brick structure simiY.ar to the �Q exiating parking garaqeg adjacent to the Zincoln Tower ancl Zincoln �� V buildings. The develaper at�.tes �ha� oonstruction o£ th� �rop�a�d �,, mid-rise buiJ.ding is anticipated to begin in M�rch, lggl witl� �,`� aompletion expected by November, 1991. �'" �'� �s� Pae3 E� �� IdOTTCE OF DECI�ION-539R 90-�022/VAR 9�-0033 LINCOLI3 VI7CI g � �:, � e , � ', . . . _ _ - t �. ...m, . ... :; . .. . _ . �.,.,,.,.. , � ...,. � �,.>�+ _� . ._ s ' r , �A=� 'i'ccF . .. , _ _ _ ',uc.� _ _'� � � .1.....r�.r_.:e::^.a._.a.s...�:�r,..,..0,�.,•w..,...,.:.ar�,� _.M.=...,_,....._.4_,.....s:�.,..�:_..:.,L.3n��',�L.,......�t,..�.,�.._.._._.__._..�..,_.�:.:.�:.-,�-�:, . _........�...�,�.,�.,._�:x.-.Y:.,t..�,��_.�,�__,. ..x�;�.�. . .� � . .. �. . . . , . _ . . . , �. . � � �� . � . . � �:..�^�"'� '�;+r,�,tr"{J� . . � 4. AgenCy ar�d 'I�PO Comments The Ertg3neering Department ha� reviewed the proposal. and offers the folloWing comments: � .' a. Storm �Iat�r i) The seven atory office etructure will be construated �ver an area that coneists mai.nly of parlsing space� and sid�walke; �herefore the 1. ` increase in atorm drainage in this axea wi.11 be neqligible. The three gtory narl�ing structure will be cona�ructed over an existing parking lot '� area; therefare thie also ehauld not increac�� the s�oz�a drainage in thi� area. The storm d�ainage is propos�zi to be collected in the exieting � systAm+ The impact, if any, ehould ba evaluated to ineure that the increased storan drainage � d�iaGharge wil�. not impact the properties �� downat�eamn. The entire clra3,nage basin for this etnrm drainaqe �yetem ethould be evaluat�d to inaure that, wi�ii ' ultimate dev�lopment, the exieting etorm drainage system will provide adequate capaa�ty. ii� The Unified Sewerage Agency has eatablished and ��ae viv;{ ?±�� ac�reed tc� enfo�ce (Reso3.ution No. 90-43) Surface Wa��r Ma�agement I�egulationa requiring the canetxaction of on--site water quality facilities or feea in lieu of their Const�action. P.s��rinc� surface water r� quality facilities on small eites �vu�d reault fn numerous facilities �hat would beco�ne a maintanance buraien to the City. Furthea�aore, tti� ap�?+Eant has not proposed any such facilities arad th�re are no n��z��? dep�e�sf�r�e or other areae af this aite ttaat are particulaxly suitable far water quality ± gacilities. R�gional facil3tiea, funded by '' fees in 3.ieu of construction of these � facilitfes, woul.d gzovide the required trea�m�nt wi.th i�proved z�eli.abiiity and lesg m�intenance. Consaquently � iEee-in-l:ieu of j the conatruction of on-site water quali�y fa�3�lities should be �eseseed. b. Sanitary Sewer� � Tt appears that adequate sanitary eewer facil.itiea � exist to provide service to the s�ven story office ,�`� streacture� ,,.� s NQ'�ICE OF D�C�SIQN-SISR 90-OQ22/VAR 90-0Q33 LINCULN VYZa Page 4 r:� ,;' ,� `' ---,---• ,-�,. -- - -.� =,.��-3;� ;.� �.: .,. •--s -•--,�. � _ y..---,- :,:.�_ ..� -� l.�c�_-,ttu,._....»,3n.�;:;.�L.�s:,r«�,a.'.vv:es2.t.�..,t;i.:=«.�,...i..:xY.,m7fii_,_d��..:��_.,�ar.....�saux...rmr..rz...::tv...u,._......,.v`u:fi..J.�..a._i��,�.�.,,.1....�+'�.:..w`'"�,`�.,..Fa:w;"..,"°J.�.L�J:.��.+xa�..._v..�a�1.u.,�....,:,..:-._. ��....,�kw -,�.-.w.........._.:. } __....«.. . . _�__..._..�..-...._4 ' , .� ' .- ,a _ �``� ��..� :; c. Streets/Txaffic ;; �.) Acc�ss to the sit� is providecl by S.W. G�cp�nburg Road (a Wa�hington County road) and S.t�. Locuat � Street (a City of Ti.gard roadj. Th� submitted 1 �i�e pl�°i for i,ir��aln �ight and the parki.ng structure (3 s'tory� ahows two acceeses onto S.W. � Locust Stree�; one of whic2Y is a shaxed access; � plus the S.W. Greenburg Ro�:d intersec�ion �,rith the ' private drive (Maplaleaf Drive), i ! s.W. Locust street fe a major collector etreet. � The intersection of Locuet/Greenburg atrests ia � ' aurrently uMder conetruction to signalizs the E intersection and to channelize S.W. I,�cust Stree�t. Y The improvemente are echeduled to be completed by ; the end of February 1991. Th� current channeliza�ion plan� call for separate righ�/].aft turn lanes weetbound on S.W. Locust and one eastbound lane with plans for 100 feet of storage for ttse �urn lanea. Th� acaegses to S.W. i,oeust Street £rom the �arking garage are approximately 250 feet apaxt from �centerline to centerline. The acaess pointa are also appxoximately 185 feet and 435 feet from centerline ta centQrline of S.i�. Greenburr� Road. Based on the •findings £rom wasningcon �ouniy, i� ie r�commencied that the storag� capa�ity be increased to 2U0 feet £or �he turn lanes. Therefore, th� appl�.cant should be required to work with the Engineering Departm�ent to lacate the aaceas points for the parking 6�iu�9":uP� a`� $n� fii�8i ��1I�i3$�2j�otY� �iCi3.i1'G. S.W. Greenburg Road provides accesa to the aite froa� �reenburg onta Locuet and the private drivee Ae par� of the im�rovements being comp7.eted on the Locust/Greenburg fntersecti.on, the left tusn lanes for botta �ccees poiats are being improved as far as channelizatian markings but with �no additional atorage capacity. ii) The traffic study submitted esti.�ates the vehicle tr�.ps generated by the additions to this sit� to be appro�tia�ately 995 trips per day. The study recommende the following: A) Canetruction of a new entrance to the Lincoln Center develo�ment at Mapleleaf Drive with three exit lane� and a straight etacking area. r AII�T'ICE OF DECISION-SDR 90-0022/VAR 90-0033 LSNCOLNd VIII Pa�ge 5 � ... . .�IYin"I�'�r ,^Y. S.� . ,,...; � . _ . ...�,tt�. Y . "`..�3 , �. .i,_. � , _.,n.. � ... . ..,� y..� . � .. ,.i �}, 1 .Y P' ir-it^ t :�aLN:*�•- �"�;".L+s�s1��--. _�,� : �.,�—>. _--��..�-V�<. ,., .�.,...:_ :.,, �->,�, __ _ t ' f�' , ` , , � , ` ,, ,u�..�;��.�,��.�� ,.,., ;: , � .�°�y" �.�.�.�.�:.,�^+=.w•�� -��.�s�.�.s.. � .;, ..a�..:w�a.La r�.��x..z�a��w��,�_u.,......�...� �. �� # .. ,. —�-_-W..�w,,.o........�.. _ 7�,a , _ . �...__.,.�.:..ia, s�`� . - . ��:� � � � � � . � x,, .�� . . . `,fs . � , � . . . , ,!y , � � � . .�_ � . � � . � . � � � � B} The d�velo�xrient work with Tri�Met �o add a . bus etop internally to the site along ' Mapleleaf Drive, ' �) The develo P s,' pment im lemen� a car-vanpool " service fnr the eite. Th� se�vice ,would '`: match .interested em lo ee � P wit Y h � � � � the � others in ��i ° development for joint riderehip. , D1 The develo i ` prn�nt designate co�venient parking , areas for car ana� vanpcol participants. ; z� ,� t^ Af�er exteneive review, Wa�hington County hae determined tha� tlae traffic impacts to Greenburg } Roa� aan he accep�ted if the pr�op�eed imp�ovamen�� ,�;• are made to �he Ma�s2�l�af �nt��nce road. F �{ Additional etriping changeg will also be reguired on �he Locust street aApr�ach to Greenburg Road. We a�cept and eupport the Cownty•s analyai�. ` r: There wi7.1 a�.eo be an inarease i.n traffi� to the �� east o� the si.te on Loaust Street; however, x` tra�fic volumes on Y,ocuat are.e�cpected to xemain well within the traffic capacity of the recently �' improved street. :z: i, `,, k s.iij waehington Gounty has establiehed �nd the City has � �greed to enforce (R�solution No. 90-65j Traffic ,? Imgact Feea. �he puacpoee of the fee is to enaure ' ' that n�w development contributes to extra-capaeity � trans , . portation improvemeate needeci to accompnodate � �i a+�i��a�i yra�tic genesated by such development. � The applicant eha11 be required to pay th�:+ £ee. ,,; r ^` Based on the following informatian the ESTTMA�ED � '' TRAFFIC fiMPACT. F�8 �or th18 d@velOOt7�e�� u►nr�lra w.�� } � 1) U�e ae defined by aQplicant: 140,000 square i`� foot General Office , ' 2) Land tTse Cat�gory: Of�i,ce , �' �) Rate per Tri�: $124.U0 ,' 4) ITE Cate9o�' = 7].2 � � 5) Weekday a�rerage trip rate: 12.40 p�r 1,000 ; gross sguare feet i ;� ; 6) TTF � 12.40 X 140 X $124.UU = $215,264.00 fi _� _ . . . - . � -. - � . � 7) NO�E; The apglicant has inc�icated in the ,;°� pre7:tminary plans thafi .�t ig their intention , ' '� Nb�ICE� OF AECISION-SDR 90�Ot�22/V19;R 90�0033 LINCtjLN VTII � ' Page 6 '-., � f� � as� � �. �,.�:� � � , ._ ... ... , , ,. . . ., . . . `. _ ,_. �, _., _ . _ —.._-..., —� . -�, , .._.._ ,.... __ __... : "",w�.��.�,�,.,�:.........�...�__....�W.,�;,..�,..;w,.�.,�.�_.:.v..:+K:.�,.�....K:�,�:w.�W.,��,,,�:�:.��..�=�x�:� ,�:,��.,�-.�-�,. .__,.......�_,.,.u.....�.�,�_,�_:_. _ .� ._ ,. ...:�„V.:__-___ .:: -... _�.,; � . • � .. , w � .>�� .; �to remave an existing one story building. Therefore the aforementioned TIF would be adjueted to refle�� this change i.n use; there would be a reduction based on size and uae. �;' y; PLEASE NOTE TIi�S YS ONLY AN ESTIMATL �F THE •,� PI20POSED TIF FEE, TFiE ACTOAL k'EE WILY, BE CALCUY,2'�TED AT T�I�fE OF BUILDING PERMIT APPLICATION. The actual TIF will be based on the actual builz�ing area shown in the FINAL AF�PROVED DESZGN ` and the trip r�te in �ffec� at the t5.me af �' building permit applicatior�. �z;: Waehington County'a Department of Land Use and Tranapoxtation has reviewed the propa�al and has offered the following comments: � SW Greenburg Road ia a Caunty minor arter�al and ie icientified in the Washington County Transpartation Plan ae par� of the Coun�ywide Raad Syatem. It is the palicy of Washington County ��{ to retain jurisdiction of countywide roade, and to ensure that th�se Eacilities maintain their function of maving large vmlumes of traffia. �`! Gounty �nalysi� of the Lincoln Eight proposal indicates tha� � '; SW Greenburg Ro�d can operate at an accegtable level-of service i;f the recommended i.mprovements are instal�ec�. The analysis al�o makea c].ear t�at tra��ia on s� �reenburg xoad i� i�ea�i.�iy a point where the level of �ervice w�ll be unacceptable. : Although this project does not yet "crush" the system, th� � ' County vaould lilse to point out that traffic growth in the Greenburg Road area i.s of serious public concerrs, and a�ould E';` DE O]L G�'O�I��3�f1 '��[l L�`1C �LV�Lt�'.� rt'+Wi32i8 vi a�'.�5.=a.b' a+°c�s E:£3Ltllt� sta€f is aware of the potential £or fux�her intense d�velopmen� y by other property owner� in thie area. This potential tuture ��, . developiment p�.us the conti.nasd expansion of the i.incoln Center �y`' eite leads the Connty to believe that it i� in the b�st `�' interests of both ti�e private and �ut�il3.c e��to�o �c Ya�-t±c;p�te �� in an area-wide traffic managem�nt study. � �� Washington County recommends that the I.incoln Center property ownerg participate with other major intsresta, both public and ��n private, along SW areenburg Road in an area-wi�le s�udy of ��; � future traffic demands, problems, and necessary imrpxavements. These parties �houtd then gartici�a�e at an appropr;-a*� level ` to mitigate the identiffed tra�fic problem�o The C�unty feels � i� ie in th� bee� ].oag term interest Q!E Li,ncoln Center and other progerty owners in this a�ea to participate in an effort �� suah as this. Washing�on County �tands ready to paxtiaipate �_ �. in euch a process and devote ita reeources as necessary and � " capable. � ,� ; NO�TCE OF UECTSION-SDR 90-0A22:/VAR 90-0033 LINCOLN VIII Page 7 f � �: { � 6 � -�-n m �• r,r .. .. f °n x t .3 -; .; �� , ,` �,. ,' M:. t E ) � . . . { , .,r. ,..4. �rs ,. { . .. _, .�'. . 5 , ,. , , . .',� e.'i.�� , .. 4 .. �,i ,. ... . � v`,- ,...�ri[' _ ---�.'I �.�...'=v'iai .=-Yiaf.. Is�.1� .�� _ " . . . ,.. ��... .� . � ' v�:G.-��-+Yh`..�.u.� .-��-�..4r,u....:.�:.�....ri �'3-..axva'r;w.-.,.,,w..»...... ... ... ..__.........+..,,,. - .....�._._... . ._._.._.-• _-_., ' :tlt.kC:k'3::ti...._.r«:tLtN.Xo_.«.tu,.........�..�.'�-_waur.�.��v.v=.:n.^..7rnxtur»4w=m:..a...,.�......_,....,.�,..,..�... �m.nfsut....r •. ' , . 1 y . .. � �� Waehingtan �ounty reco�ur►ends that the following be conditi.ons attached to xppro�val of the current proposal: a, Prior to final app�`oval/issuance of a building pF=r�►it: 1, Construct the ne�a �iapleleaf Drive entrance to include three �xit la-nes (twn left �u�n lanes and one through/r�gh�. lane) anci a straight stacking a�e�. Provide a2.1 signal design, tuning and lane �triping revi.siona at Greenb�rg Road and Mapleleaf Drive �n�ceseary to accommodate this impro�rement. Z, Provide 200 feet Qt t oa h to Greenburc� Road��uBt ' Street westbound app ' These improvements (withir► the SW Greenburg Road right-oE-w�y) shall be �onstxuatea in accordanae with the requirement af the Washington County Oniforra Raad Improvement De�ign Standarda. ' b, Prior tn occupancy: • _ The road improvem�r►ts required by condition �1.1 ;, and 2. shall be complete and aceepted by the �car�n�y. �` ; ,..... r„;Q... d tla� pro sa1 and f '' The City of Tigard Builc�ing s7ivisi.vis F•aa � '" � roval relative to of#era the following recomm�nded eonditions of app construction act�.vities on the site: a, tdo atorage of materiala ahall be allowed on public stree�s• Junis p�.�.�� a�� G��gt�ction debris shall be screened £rmm view �£ public streets. � , b, No construction ahall be allowed to take plae� laetwe�n the houre of 9:00 PP�I throvgh 7:00 AM on Mondays through , F��daye. On Saturciays, no work shall be allowed fxoa� ; 9:OU PM through 8 s 00 `Ai�, on a��iu°Y s, �� `�°�� shall be allowed �rom 9:00 PM through 9:00 l�M. �. All conetruction materials shall be stored on site. d, �, ��tecc�.ve fence and canopy shall be rsquired to be inetalled pri.or to the start of conatruction as specified in Vi�C Chapter �4. The protective fence ahall be located along SW Greenburg Road, SW Mapleleaf Street, SW Locuet Street, ansl in �reas around the propoaed b�xilding and parking structure wher� tl�� public will have acce�g. e, Prior to i�auanc� of th�e Building Permit, the owner will ` be required to sh�w how parkin� will be prov9.ded fo� , `; construction workers and areas for conatruction equiPment # Page 8 '�, � NOTTC:� O�F D�CIuION�SDR 90-pb22/VAR 90-OQ33 LINCOI.NI VIII `_ i ,;{ ,� ".:k . ' � � . � 2 �� t ��' , i �...�... ..._ .e�+.v ..rT r^ . --•^^r,^^—*.`k '."�.^"'^t^":'r"_�?", . . )�R.�. . . . � .�. r 3 'n"°r'1J',.. . �. . . . �� . . . . ., _ . . . . . .. _ - — ,�.1.�� _ --�. r.--:....��-,::.--��_-=3 .�.-.:.��- - - - — r: . .. ,�. -,�� . �:-� �� s<,y,'L.... .5w.,�tt..:.�v-x..sr��s.�,�..:e,.v�.�..W,___:.__".._ ....,..__..,_.,.....--"--:,..,..._..,...,�. . . �� s;usme:,.m�o.uw.-m�wm:�:'�-.....�.w- .:,..,.......s�..v.,:.u.�-v?w-J:.:.;.>;t::�w.w..G:J:.,:....Yt,.._�':.t�:�:.:wnvaaec:..�„ . � � � ' •. ` � '- �,.f) �' 'i4w' i 7 � ; i: .., . �+'t:'� kR i I and rnaterials delivery. Public streeta will not be - , allowed to ba uaed for this purpoae. icles shal� not be a►llowed to block �ity � g, Conet.ruction veh l,e, concrete � streetg while waiting to make deliveries (� _ trucka, ��G,�, Construction vehi:cles should only bg � k allowed to acceea the �ite from SW Locust Street off of � S4t Greenburg Road. Divisi.on has reviewed tche proPo�al and haB ' The Oregon State HighwaY �o �ed davelo'pn►ent would add to tra£fic ;; noted aoncerne that th T1P ghway Division doea not find that the problems in the area. ��Zly addre�aes the cumulative effects of ; , a p p l i c a n t's traf£ic study t h e �o t e n tial i.mpacts of other thie development as well ag ��,e parcels in the area. The H igthat deveTop�le or redevelop is tlawed in asswning � �; Division haB noted that the traf21 G Wiil be constructed ao°�►• �1�►ile �� th� number of lanee on Highway ect at thfs tiYaee the Highway Diviaion has identified a need for additional lanea on this ia not an approved► funded proj Highway�217, also doea not xecommend hway Division state� that th� agu�� m to �ffs�t the p�oP�s�d � The Hig ` �uff�.cient i.mpxovem�nte to the roadway . Y Note: These cocaments roads. ( � development's effects on oth�r eX�g�in9�e to the applicant's initial , were zeaeived by telephane in reapo anal ais. No €urther comments were received Erom �e pite ( traffic Y lementa1 traffic ana�yeis r��°a aff). respon�e i�o the supP nwaeroue ca11s zo �he �ssiti�3 QDOT commentar fram Cit e roposal and rhood Planniag �rganization #S, has reviewed tih � a�ding the Ne3.gtlbo ect as hae noted that th� ��'a e�have hnog ob3 ctionsn�o the P�o7 pxaject. 5everal mecnb 1 Severa� membera expreased wnii.� ��_`_�=� ��7ect strong 1►• prO1'OBed' and traff�c ��s��s concerns �►bout parking ► Ca��nity p�ann�ing Organization CPO 4M h�s Washington County �o�ente: � gubnaitted �he followinq i �►. ��p 4�i contenda that the app�ica�ion ie incomPlete. �hs traffic ana1yei.s i� ��C�the additionaltoffi e8riuilding that would be generated by would not affect the surrounding areae The ar�� to th� nortY►east and eoutheaat istionai the iCPO believesd t� heavily in►pacted. In addi �a1Zr and additi.onal traffic impa�ts at Greenbur9��lock• � Pacific Highway would add �o the exiating 9 4 oye�ahelmfngly rejected the � �, Tigard C.ity voters last May ,,cent �o�e. Pa� °f Pr�sident'e Fa,rkway Plan by a 70 pe"' sition was related to the Prajected influx m� that apP° er area. There£ore, CPO 4M is more traffic in the �etzof the requested varia�ice for a ogpoaed to the qranting sed to an additional ':�f height inar�ase and we are opPo' `:i Page 9 z NOTICE O�' D�'CZ��O�-��R 90-00Z2i�� 9Q"O(?33 LZNCOLN VIYI � �� ! $ z ; ,.:a'S , , R...-ro=�-x�^,.�.,—; •,,T•-+ -�-„�?.r ] k �� :.. . . .., ...��i,.. , -� ...��..��4n. ...� Tf !L-�ia±.�.. ..rc.c_-`=:- ____.__...=�.itX....._ .alis_�IR,.__' __ =..w.�oi.-^ti_' " ..a�,:-��- _ _. _ __..,M. ._ _ .__ -- .,Ua....a:.;s,#.va.a�2s_�,._._�...-�.-,�u.cn.,i.,.u.o-e,_:�.:.�...._v...,.�3.,.i.).._�1:.:va>r.�.�n.xn.x..,s:.,�.::.t::1au;�i:ruwuaauaxrY:l.t_:�,�:Z'.i::xx�._,.,.:W.ua':,ZL31.::''��:�'t�� .r... ...�..._ ... .,-., :, hatv-ilar.+•�uYe-.eektiis �-. �......_.:_� . ... , V: • .• ...• Y�n��! � � �a H��i ��: building and garage being approved until the traffic " system is corrected. - c� If the application ia to be approved, the CPO suggests the foll.owing recommendations ta better faci.litate not only the lieeability oF the,surrounding rssi.dentiaZ area, but to alsa facilitate thage who are using the existing buildinga in the centero (i) The three giant sequoi� trees within the s�.te shou].d not be removed or harmed in order to construct the proposed building or othsr improvemen�s. The �PO reeo►mmends that an arborist �'� f � be eroployed to work iri concert with the contractor ', at any time when there is disrup�ion to the ground in the vicini�ty of any of th��e giant gequoiae. `;: (ii) The pseaent quali�y of natural I.ight onta �he site to the south and west would be greatly diminished ! by a multf-ato�y build3.nq of 5 or mose atories ehaciing the existing less high structures. We X recormnend that the office building and parking ; atructure be r8vexsed in location. Thz.e could "' allow tor some addi.tf.onal excel7.ent landsaaping ��;, and aestheticallg oriented art work and walking i";. area incorporatea inzo zhe parkis�g ezrtz�rture. (iiiD If the parkinq lot is �o remai,n adjacent to Loc�x�t Street, the CE+o reco�nends that the design element ` be eimilar to the existing garage on Locust and aot� kS� ,oisiiitc i.�i.ie� �ne f�aPac�e� oFi �$� O�� S'�reet aide of th�s �site. The �ak Street garage ia mc�et �` unattraetive and quite an eyesore to thos�: who live adjacent to the complex. AdditionalZ�, there �_' should be a wider pede�trian meridian between Locuet and the garage to diatance the s�ruature from the acti.vity of the street and sid�walk. We request that the garage be limfS�ed tca one or two ].evels �o meet the neede of a 45 foot high building fa�ility busin�se population. (iv) The CPO recomnnenda that th� City of Tigard Com�rreheneive Plan bu�ldfrng he3.ght limita�ion ef 45 feet be applied to thia development. Doubling thfs building �ize to aecommodate the �pplicant�s ref�rence of hard,shi.p i�s na� takinq into � � conside��tion th� ha�t�ehip the office wil]. place upon the City and the r�sidential area's traffic probl�ms. i:;;;; T�e City has aloo r�ceivec� several letters from �esidential property ,,', owners in the are�. Suggestions in thoae letters includee 1) that. NQ`TTGE OF DECISION-SDR 9U-0022/VAR 90-0033 LINCOLN VIII Page 10 R � �, :,;:_ f � � � � � � � ' � �s .J ' �� . ;-. . � � _ y i . . �`_. ..,.,.�. .. ._. .r- :5.ie. .�.�w=:��iy,.—_ �a��,� :..:>. a;,�:b:.r;d:�.: .. . ��:.::.`.:,...y,4h:::_:'�:. er:u,�....:�W._,.._.,..�. _.. .. . ..___._�....�...............,,..................... - . .. ' ' ��'�'� `.�.�� 1 a E _. a �raffic eignal be installe� at the interaection of Hall Boulevard ;� and SW Oak Street; and 2) tk�at SW Locust Street become a dead end �' atreet when entsred from Hall Bou�lzvard terminating at SW 90th � Street. All of the letters recei.ved were opposed to approval of the � development and the lettera generally raised the same concerns as the 4'� comments o� Comme�nity Planning Organization 4M. i The Metzqer Water District, PGE, and GTE, and the Tualatin Valley � �'ire and Reacue District have reviewed the proposal and have issued no comments or objections. No other comments have be�n received. g, i�NALYSTS Site Develovment Review � Section 18.120.180 of the Tigard Community Development Code containa � , th� Plann in D irec�o r or desi gnee ma y approve, approve � s�andard� whereby 9 i with aaodifications, or deny a Site Development Review rec�ue�t. The pxaposal for cc�nstruction of the seven-stc�ry office buildingo three- , lev�l parking structure, �nd modifications to th� exis�ing Lincoln Savings �� Building conforms with Community Development Cade C-P (Commercial �� a �rofessional) zon3.ng district atandards for setbacks, lot coverage, l� (maximum site coveraqe of 85 percent allowed; maximum coverage of the three �' invoLved parcela of 82 percent), and minimum eite landacaping (minimum 15 �� percent Bite landscaping requirecl; minimum site laadscaping provided on the three paxcels wou�c� be 5�8 pez�e�i�i• � �a�a�� =f „�P� �`'��G1n tynicallg � �� ? occupy office buildings are permitted �ses in the C-P zon�. Parking structurea or surface parking lats aeeociat�d with a peranitted or appxoved �� conditional use are also permitted. A variance ta the C-P zone"s maximum E,� he�ght building limit of 45 feet is requ�sted to allc�w t�e proposed office �:�� building to be 92 feet tall. The proposed squaze tootage �i �n� �ui��i='a5 �� could be built on the eite within the canfinea af the divaensional standards i;,:� of the C-P zQne, although euch a building would need to be ahorter and ;;;� cover a greater portion of the site. The height variance request is ,r:`s �,,� addresaed aeparately below. �;� Th� pr��sa1 ��ai��id wi�h o�her applicable Community Deve7.o�tnent Cc�d� <iF� atandards fo� landscaping (etreet trees, parking area trees), accese, s,f ,;k=; f.nternal circulation, and parl�ing lot ancl site lighting. Modifiaatione t� z,� r�;�: the site plan are necessary to remove or redeaign an entrarace to the �,� gaX3cing ramp from SW Locust Street in order to improve traffic f�ow near �';:� the intersection and becauae the entrance as preaently shown on the plan '�r� is not consi.st�nt with Cade viaion clearance recjuirementa. �,� �k Modifications to the aite plan are also neceesary to i.mprove pedestrian �� ciraulatf.on and to provide incentivee far aar pool and bi.cycle corarr►uters. !.,'� l:� The�e modification� are necessary in order to diecourage single-passenger s.� vehicular traffic generated by the proposed development and reduc�e its � 3.mpact upon nearby streets. �� ;� a� k� NOTICE OF AECIS�A�i-SDA 90-tD022/VP►R 9U-0033 LINGOLN VIII Page 11 � R � .I ��',;`;� � � ; z r r � � . . .. . � r ,jy � , ... �� ,•. �.,., U � : �.>: ,r�. , . x, . , �.., _ ,. , . , _ - -- �.=—.:.:. :.. �.:�.�..._�. �=��.::..�.-�� __ . ._._—�.�� ,,:.:, �:_::.,�. ,�_.., _ _ _ _...__.__.__.__� , . . . � �. � � � a � ' � 564 total spacea �� Although appropriate numbers of zotal. parkin space�P axka.n � a�� re ired; 614 spacea providedy and designated hax�dica• ed P 9 P � � ro aed, modificationa to the site plan to �.� (? required; S provided) are p 1� arkin apace �;�. provide detaila on bicycle rack Qarking and hax�dicapped P 9 €_'� lo�a�ions must be made to bring the proposal tnto conforman�e �i�togC��dB �ju parking requirements. Further d�.��ue�Q�,on, related tc� th� P p ��•� th Code and Gompretteneive Plan standards is included k�elow. conformance wi i:-{ A varianae has been requ e�ted to allow the width of the p�oposed compact �;� parking spaceg to be 8 f�� ralnea�d�i.ti nh�the ite plan pro ia 8hf°ro35 �� s acea. �� for compact parking p percent of the total parking apaces to be compact sPacea whereas the Community Deve1�pm�nt Code allows a maxi.mum of 25 p ercent of required �� spaces to be compact spaces. Prev3.ous develo�ment approwals for various ��, portions of �he Lincoln Center development allowed a maxi.mum of 40 pezaent �� of the required gpaces to b� �OUld afgect the curren� situati no because � previaus d�velogment approvale wo j it involves redevelopment of the �,incoln Savings Buil.cling and the surfaae parking area. In order to allow the aompact +�o standard apace ra�cent��af �he aite plan callg far► a variance is considered to all.oW �cent max3.a►un► the parking spaces to be c.ompact ap�ces rather than the 25 pe apecified by the Code. Those variancea are also discussed further below. Variance Buildinq Heieiht Limit �ge prepos�ed office buildi.ng would be 92 feet tall to the top of the paXapet. The maximum buildi►_!g heig�it�d wi hout�re ir n�na va��r.bjf=ei¢ Exceptiona to this atandard are pe 4u g certain criteria are satisfied. Section 18.98.Q20 of the Community Development �od� (Buildingconditionscwill�exis�1 1) the build ngesgflaox 7� foo� i� �he following � the p��Y°O� axea doeg not excsed 1.5 times the area of the �i�e% j �tructure doe� not abut a residential zoning distric�; and 3) all building sett�acks from property lines equal at Ieaat one-half the building'gtheiCity ad�i�:.:%��i �uy�3y;�y ;i2�y;�t beyo�?d ?5 ��t ha� al.so be�n allowed by in eorae casea through approval of variances. The prop�sal satisfies two of thea�u�a�� 140 gQ00 esquare pfeet aandrthe �he proposed building's floor ar reduced floor area of the Lincoln Savings building will be approximately 57,350 equare feet. Tlxe total site area ie 197,350 sqnare feet. The total bnilding gross floor area on: the aite therefore would not be more than 1.5 �imes the site area. Therefare, t�ori r�p°88�te does not �abut pr p�r�� £loor ar�a ratio etandard. Zn additi , zoned fox gesidential use. Properties to the weat are zoned C-G and propertie� to the north, east, and weat are all zoned C� 8ed Sbuild�'angg height exception cra.terion is also satisfie�t �ine pan�therefore all however, would abut the site s western proPe Y building aetbacks from property linee would not be a� least one half the bullding's heigk►t• Since the prolaosal does not comply with the standarda for a building heigdar.d has tther for�el��nb�ec3 S ted, a variance to the k�uilding height stan NOTICE OF DECTSION-S�Ft 90-0022/VAI2 90-OQ33 LYNCOLN VIII Fage 12 �'3 s''f � E < ,, .._ �.,, t '. .. - ,. .. . �. � � .. . .. .. , .._ . ,�.,.. �. �_--�_��::..�-��-..,�...,�; ._�--;s,.°-��._.-�...� ---.�:,_. ,, .:._ , ___-...�,.��._.___._ . _.._�.-� __�..._.___�.._ ._s..�a-�»�„a.w,1:��r�..� .w-i�u i_..�..��.-�...�...x��:�r;� _�..., ....:�....._..�.: �.�t.�_ �..1�.�__ _ . , . . ' �.,i.� �p� Section 18.134.050 of the Code contains the following criteria for approval o� a variance to a Gode requirement: �, The proPoBed varianas will �ot be materially detr�iciea of the purposea of this �od�; be .in confli��t W�-th li iesoanci etandarels; Comprehenaive Plan; to any other applicdble po and to othe� properties in the same zoning diatrict or vicinity� 2, There are apecial circumstanaes that exia� wlaich a�e peculS.ar to the lot eize or ahape. toPo9raphy, ar other circumstan�i��Le to cother applicant has not control and which are not app prope�ties in the same zonin� distriot. 3, The uee propoeect will be the same aa permitted under this Code and City standarcia will be maintained to the greatest extent that is reasonably possible, while permitting some economic uae of the land. g, Exiating physical and natural eyatema. Su��ks Will not be adve aely traffic, drainage, dramatic land forcns ar p affected any more than wou2d occur if the develo�nent were located a$ apecified in the Code. 5, The h��dship is nat self-impoeed and the variance requested is the ! , min�.mun► variance uahich would eliminate the hardship. _ The primary intent of the Code'g a�s�'ace�betwe n buildingak particulaxly are to provid� adequste light an P when diffexent zoning districts are involved. In the present situation, � buildings on parael� abuttincy tax lat 1000 are setback a mini�►u�► exi.ating �,,,ith existing buildings and _f �� feet from the p�QPQged building, potential bui.lding si.tes on parcela that are �i�� o �S�ed�bu ld ng n �eThis complex being at least 10tJ feet fram the p P� Separation ehould provide adequate apace and light between buildings in t�xia �se�a �d �hus thes� purpas�s of �txe Code and the Comprehensf�ae Plan would not be controverted if the requ��e� `=�°-";��ce ie approved. �,,.;,' cial circuYaatance which affecta the requeat is the impertinence of The spe u ee of this �tandard. the maxicr►um hei5ht standard wi�h respect to the p ri� As aoted above, the apparent intent of the building height limitation to provid� a separa�fon between tall buil�rie�istanceebetweenn the�Eroposed buildings is not pertin�nt becauee °f cially residence� to the north and building and nei.ghboring buildings, espe east, and the ex;s��nee o�f other t�a bui ding would be app�ximatelyB4Q0 Th� closest residence to the groFo feet to the northeaet. �he Lifle°ln Tower and �.incose arate helaite of�iche are as tall or tall�r than the propoaed building p propoeed buflding from the majority of the neaxby*'es3.dent3.al area so that the building cannot be characterized as a via___ �.ntrusion upon that n�ighborhoad. NpTICS OP' DECT3ION-SDR �30-0022/VAR 90-0033 LINCOLN VIIT �age 13 c- : �; �4 r '., � _... -r , � ' :a { -.. . , ... ..,.,., , ,.� � . �,. „ , ».-.,,-�-� r-^° ..-.,...-... ...:. r .. t._._ ...,:....�:.. .-, . .. , . „-; -, .e �.,,.�' . -.::., .. . ' _..., -f. _ ..,..-. _ .,.,,�.,,u-. _ __, . v . _ _ � __ ,... . ;. _ --��. . 4 . . . �:�� '� ��:� The proposed general office usage of the building ie permitted in the C-P zone and wc�uld not be affected by the requeated buildfng height variance. No effecta upon natural or physical systems are foreaeen if the height variance is ap�roved. No a�idi.tional impaot upon the etorm drainage eystem ia foreseen Qince the variance would add only additional building h�ight and not an increase in the aite's impervious surf�ces. Although additional development in thie area will add traffic to already busy streets, the rec�uested variance wou].d nat result in an iner�ase in traffic beyond what atherwise wotxld result from development of a conforming 45 fpot tall office � buiZding that would have a larger building footg�xint. Such a building could be built on thi� site without variances and with the eame pot��ntial tra�fic fmpacts but with �neaible negative effects to,.,.the neighborhood and etreet�cap� becauee such a building would necessarily leave much less area for landsc�ping than th� current proposal daeg. Because auch a shorter, utare maesi.ve building cauld be built on the site witk�out the need for a variance, th�re would not appear �to be a potential hardship to the si:te�s developers if the requested variance wae not granted. Inst�ad, the hardsh�.p would be upan the neighbors, passer�-by, and th� city as a who�.e ' if strict conformanee with the height s�andard �esiilted in a development with lase landscaping and open area and therefore a less-pleasing streetscape and micro-envfronment. Variance-Comx�act Parkinq Space Width and ComWact/Stand�rd Parkinq Spa�e Ratio The rerjussted reduc�ion i.n compact parking space width from 8.5 feet to 8 fee� as well ae the adjustment to the compact/standard parking epaae ra�3.o are reasonable with respect to this type af use where most vehicles that are park�d c�n the si�e arQ there throughout the day ae oppos�d to a r�tail ox civic use situation where there rnrould typically be many users of the sam� parking sgac� tkiroughou� the day. Thc� Community Development Code � parking requiremente are intended to apply �to all parking lot situations although �taff has fxequently found �hat the charaateristice of tlae ueg of � a par..ticuZar parking lot situation are often �uch that strict compliance ; with the Cc�sie requirements may xeaulit in over-design of the lot writh �' reapect to the needs of the uses �erved by the lot. � In a r�t�il or aivic use eituati.on, parking epar,es need to be larger to � accommociate the v�rying usera af the epace who may be dealing vaith babies, � packages or other objects which require that doors be wid� open and (or) additional maneuverinq room. Theae eituatioaas are a lot lees 13.kely in an o�fic� park�n� loL- situa�i�� due to the different type of parking space � user. If a vieitor or panployee requir�e the ad3itional ar�a for � maneuvering they can move to an�ther area of the parking structur� to find i a �pace next to an aisle, walkway, or other open parki.ng space. Likewime, i the drivsr raill seek out a longer parking epace elaewhere to accnmmodate i a car that will not fit into a compact space in order to pro�ect ��ic�ir uwn � car. I£ tlae inconvenience becomee too great, it is assumerl that the driver � will either tal�e their busineas elaewhere or make arrangement� w�th the � development's manager for �he necessary parking spa�e. The inconvenience � may therefore be a li.miting factor in the attractivemeas of the development � to tenants sn that they take their tenancy elsewhere. Therefore, the NO'TICE OF DECISION•�SDR 90-0022/VAR 90-0033 LINCOLN VIII Page 14 � � " _ _ _ � .. _.-�' . -^.^iva.. _. .,.-..'=4ia"1..u3'P'�'-:.°4 � � �Y� �� applican�s• request is moet likely tn cause an inconvenience to their own in�eresta �ather to any public interest. The public in�ereat wi�h regard to parking space width is to make sure that th� �educed width doee not become too inconvenient to potential users that they choose to inatead park on publie atreets or other priva�e s�reeta in order to have usable parking epaces. This would be highly unlikely in the present situatian because the coverag� and proximity �o the office ' buildings offered by the parking �tructure would tex�d to more than compensate for a�y inconvenisnce cauaed by ar�aller apace� than may be available on the street or in other private parking lots. I�dditionally, the applicants point out that the narrower parking space size requegted was permitted outright by Was�ington County for the earlier development� in the Lincoln Center development and wae also permitted as a variance to City standarda through other cievelopment apprcavals. The requested variance would allow cAntinuation of the establish�d design pattern for the devels�pment. The applicanta have no� encountered difficulties or compl�ints with regard to parking sgace wid�hs witk► the existing parking lota. The naXrower spaces allow a net decrease in a3.te cnverage and a commensurate increase in landscaped area which provides a public visual benefit and decrea�ed surface runof£. Staff finds that for �hese reasons the xequested variance will be b�neficial to ths development s�heme for the Lincoln Center without i� cr�a:t�.ng a�lverse impacts to public intereats, to physical or natural systema such a� public roadways or drainageways, or to the interests of adjacent proper�y owners. The amoun� ot variance from �he standard is reasonable with respect to what has previauely been permitted fQr the entire denelopnnent as well ae with respect to wt►at o�her jurisdiction� have £ound to be adequate. The reduction in size may also have a pubiic b�n�fit in that it wrould decrease the amount of eite coverage that raould be necessary if the same number of pasking spaces were cons�ructed in strict aomplianes with Code requiremente. �� C. FINDYNGS 3�ND CONCLUSIONS The applicable criteria in this case are Tig�ard Comraunity Dev�lopment Code Chaptera 18.64, 18.98, 18.100, 18.102, 18.106, 18.108, 18.3.14, 18.120, 18.1�4; and 18.164 (Sdurce: Site Development �eview Appraval Standards - Code� Section 18.120.180); and Comprehensive Plan Policies 2.1.1, 4.2.1, 5.1.1, 7.1.2, 7.4.4, 7.5.�., 7.5.2, 7.6.1, 8e1.1, 8.1.2, 8.1.3, 8.2.2, 9.1.1 and 9�1.3. The Planninq Division gres�nts the following findinge rel.ative to the propoaal'e corsisicency with �he applicable standarda of the Community Development Code and Comprehensive Plan: 1. �hapter 18.64 (C-P Zone) is satisfi�d because the prop�sa3 canf�xen� with use and apglicable 3imensional requirements of tk�e C-g zone with �he exception of the 45 foot maximuca building height standard. �::, NOTICE OF DECISION-SDR 90-0022/VAR 90-0033 LINCOLN VIII Pac�e 15 Fz';: � j 5 �.-'f t .' _. . �.. , ___ ,.,::;uw.. .t4..z��....._....,�:;.w��:L,t.�.1.��.::,.:.v....�,..��.s.:..��aw..rx•::..n.«.�...,._.:.�,. ..`..:�.....�..u,..s,....�-.��,�:,i..:wf._. ��;ti;,.�......,xn�a:.....�:.,r <.......�.„.. . ,,..:........._...._ .. ...._............. . ...._... .. .. . .. . . . . �.., � �;�1 Further discussian related to the standard is contained in point the discussion related to Section 18.134 (Variance) below. 2. Chapter 18.98 (Building Height Lf.mitatian: Exception�) is not applicable because the proposed building dogs not comply with aIl af #.he applicable standards for a buil.ding height exceptian. In addition, the propoaecl 92 foot tall building exceeds the max.i.rnum : height that is allawed if the criteria for buflding height exception are eatisfied. Building height is therefor�, diacusaed under the Chapter 18.134 (Variance) below. 3. Chapt�r 18.100 (Landscaping) is e�atiefied becauae the proposed landecaping plan provides adequate numbers, locations, and sizes of required etreet trees and at leaet 15 percent o£ the site will be landacaped aa reqair�d for the C-P zoning di.etrict. For� the most part, exis�ing atreet treea and other treea on tYxe site excep� �i�t�in the parking area are to remai�. This includee reterxtion o£ the three large sequoia trees just south of the Lincoln Savf�ngs buildi.ng. In addi��inn, the interior of the site will be appropriately landecaped with a combination with deciduous tree�, lawn, and ornamental landscaping to create an attractive landacape. Na special buffering or acreening of thie site from adjacent parcels acroea SW Locust Street that are within the same C-P zoning district ae the subject ai�te is requfred by the Code buffering atandards. Likewiae, no bu#fering ar sareening uf the proposed development from C-� zoned parcels acroea Greer�urg Road ie required. Nevertheleas, staff gharea the concern raised by CPO 4M that �he parking garaga be attractively ecreened from viewa from the street by additiona7. landscaping, berma. or ara additional astback from sidewalks. Additionally, the appearance csf �efl� �arx�i�y yQiQya c��ld r+3aihlv �i� imgroved through decorative treatment of the w�ll openings or other modifications to tlxe building design. Like the CPO, Planning staff also ff.nds the design of th� existing garag� along Locus� far �.- preferable to the design of the Oak Street garage. At a mini�►um, the 4;' landscaping plan will need �o be revised to provide medium height (6� 10 foat) ever-green plantings �along t�e parking garage's north eide to provi�ie patt�al �creenimg �f t2a� int�rior parki.ng area from view from Locuat Street in order to be oonsiatent with Coamnunity Deqelopment Code Section 18.100.110.A.1. 4. Chapter 18.102 (Visual Clearanc� Areasj is not full.y �atisfied beaauae inad�quate wis3on would be provi.ded at the intersection of the driveway from the parkinq ramp to SW Locust S�reet. The vision clearance atandard r�quizes a trianqular clear visi.on area be pro�rided at all intersection� so that vehiclea enterinq a public street can be sesn and drivers of the vehicles can adequately see the �oad arad sid�Wa�.k (Code Section 18.102.020). The proposed parking garage wauld be setback only �ive feet fram the sidewalk along S�7 Locust Stree� and therefore autc�s leaving the raaap would often be partially acroea the sidewalk befare the driver would have clear vision i.n both directions. In addition, this proposed driv�way would NOTICF OF DE�TSIOY�-SDR 90-0022/VAR 90-0033 LINCOLN VIII Page 16 �;��Y.,:,.:, �.��_e��'..: )(+:;"i �, 4 j � i ':�I . . . . . . . . - ... .. .. .. . . .�__.._...._ ....._._._..» ........�..�. ...-.....�., a ....�....:._ . ._��...::� r . .,,�.�.:.� -.2t�..:.,:... .r.,..:�.- n"� �__. _�,;;:,,__.. ;�...� . :-.�.6.,. ....,_ ,.�. ,_ ..1:�>...��>�u.�.W......,.,s,,d.�...,....,��v � .,.�,.,,._ u�,�.z.._W�:��.�„r,W..�...,.��,.W.�..�_., .__ ____. _...,_._._ _. __._._�.��... . .. . . . . ��,� �� be onTy 150 feet east of trie Locust/Greenburg intersection and thus traffic �xiting the ramp may conflict with traffic turning right onto Lacust from Greenburg and with left turm traf£ic stacked in the required 200 foot left turn reservoir on wea�bcaund Locus� Street. Thie dri.veway will therefore need to be eli.minated or moved eastward raith redesign to the ramp atructure in. order to bring th� driveway in�o conformance with the Code requirements. Another option would be setting the gara�ge further back from the aidewalk in order to � improve botlx clear vision and the streetscape along Lo�cuet Street. � Adec�uate vision clearance is provided fo� at al.l other public road u intersec�ion� and interaeation� of private roadways with public streets. A�though not a violation of Community Development Code requirements because th� interaection is interrral to the eite and involves only private roadways, staff is concerned tlaat the� ramps to the parking ram that are parallel t�o the private acceas road from SW Lo�ust � S�reet will pose site distance and clear vision difficulties. Staff urges the applicant ta fully Gon�ider vehiculaY and pedeatrian s�fety at this internal int�rsection. 5o Chapter 18.106 (Off-Street Parking), The proposed parking structure provides an adequate number of off-street parking spa�es for �he potential usea of the new of£ice building, as well as th�e modified Lincoln Savings buiiding. In add�.tion, the entire Lincoln Center ia well provided with parking and reciprocal parking easemente anaongst the parcels guarantee� that inFrequent demanris for parking beyond what is provide� for a particular building can be accopmmodated within other parking lots. The garking plan provides for an adequate number o� handicappeu parking epacea (eight) to eatisfy CoYmnunity Development Code and Oregon Revised Statutes for siesignated handicapped spaces. The aite glan will need to be revised prior to building permit issuance, however, to indicate where the propos�d handicap p�rki.ng spaces are �I to be Iocated on the aits. It is reco�mended that the handicapped ;i parking spacea be located close to the main �ntrance to the baaildi,ng ;i and under cover. I i The site plan indicates an area for biaycle parking in the n�w i parking etructure, but does not indicate the nwaber of bicycle , parking spaces to be provided or the type of bicycl.e rack. Community ' Developmen� Code Section 18.�06.020.P requires that one bicycle parking space in a rack be provided for every fi.fteen automabile parking spaaas. Therefore, a mini.mura of 21 bicycle parking apacea mu�� be provided. °rior to buildiag pe�m?�t issuance, it will be necessary for the appli.cant to provide info�nnati,an on the type ot rack, number of bicycles that can be accomrno�ated, and the exact locatxon of the bicycle Xacks. It is hi.ghly recommended that bicycle parking be prr�vided i.n as coavenient a location to the entrances of tYae builciings as possible while not requiring exaess�ve cliunbing PiOTICE OF DECISION-SDR 90-OQ�2/VAR 90-QQ33 LINCOLN VIII Page 17 i „ . . , . , � ._.__ . ,._ .., ..,,.,..__.,..�..�-.-, �-�,...�,; .__ _... ..,. � -�,; , ... . .r .,, i � � �. _. �. �:��.,..� _. :........_.. ..,.�.�..._.._._ ..,.,._.,........._.._.�,. �..-..:s...� �rw.v:.:.:... ............._.,.. ... ..__....... �:..�.�_�.n. a...»1:4v;....w..�s.z�:u��..�.n:.. ........,«.,.� ....,....,.._...._.... _. ._...""_'.._._ ... .. . . ......._.._..... �_.`�� ,/ movements within the parking garage. it is also recommended that the bicycle racks be placed under eover eo as to protect the bxcycles from the e�aeather and ta provide an advantageous parking loca�fon for btcycliste relative to automobile usere visiting the site. The itransportation analysis submi.tte61 alonc� wi�k► the site plan recommends on page 5 that a car-vanpool service be implemented for the site. City staff strongly supports this re�ommendation; however, staff s�opa short of requi.ring such a program as a condition of development approval because of the difficultp of enforcing such a ; con@ition. In addition, the transportation analys�e recom�ends that � convenient parking areas for cargcsol and vanpool p�rticipants should be implemented. This recommendation of the applican�'s �r�re�portation analysie has not been implemented by the aite plan. Becauae of the traffic congestian that exists in thie axea, £t is imperatf.ve that simple traf�ic reduction measures, euch as thxs, be implem�nted. Therefore, the site plan wiZl need to be modif3.ed prior to building p�ermit iasuanee tca indi.cate at least 20 carpool parking spaces to be provided within clo�e proximity to the m�in entrance to the building. Fur�her, it is requireel that the�� sgac�e be fu11 size atanslard parking spaces sa as to provide a level of conveni.ence for +�he users of th� caxpaole tha� will not be provided to other uaers of the parking atructure because of �he reduced parking size widths praposed. � The progosed variances to the widths of compact parking space� ae well as the varfance to th� maximum compact to atandard parking space ratfo are approved based upon the findings in the ana�lysis section al�ov�. The City af Tigard finda tha� the requeeted varian�ee wi.11 have no bearing upon publ3.c interesta and will a11ow e£Eicient uee �i '�nes es�i�es w��ii Prsaj'��c '�ii �Fai.}i�'ies6 'v'Y° �cia6 ��Yk�.ril� d�lOflsrid ]�oY affiae buildings that would not �xist far �he full range of parking demands the Code requirementa are intended to serve. �' 6. �hapter 18.108 (Acceas) is partially satiafied because t:�e proposed parking atructure and exfsting internal roadwaxs will pxovide adequate vehicul�r dCC@BB to the aite in conformance with Code s�tandarde; however, the aite plan providea much lass than adequate pedee�rian ae��sa esa s�i�ie �i�e. Adequate pecleetrian acces� is neae�sazy in order to promote alternative means of �r�.nsportation to autamobiles so �a to reduce traffic loading in fi:he area. Code Section 18.108.050 requires �hat walkways ext�nd from the gsound floor en�rances at al�. commercial uaea to the atreets which provids rec�uir�d aceess and egresa. The 8ite p3.an providea r�o p�destrian aca�se from �W Greenburg to the prnposed new office builc3ing ax the exieting Linooln Savings builcli�aq. In fact, �the propoaed new office building turne it� back on Gr�enburg Itoad and i� oriented pruparily toward� the n�w par3cing structuze. Prior to bUilding pex�mit iesuan�eo it wi11 be n�cessary that the site p�an be revised to provide efficient, safe �edeatrian walkways from SW Greenburg Road to both the r�ew and the exieting ��i "'i NOTICE OF DkCISIUN-SDR 90�0022/i7AR 90-0033 LINCOLN VIII P�ge 18 €� �fi ��k :� i .��. .. . . . n""c':..�__ _`=�_.d_.=. . . . �–�tiG.°��?'�a"r_"-''�J°iiw".a� --lfx'�.a�i�'a..i�i�.�=+Lie.rii�viLn'in�:�!"wuv. " " � ' _ _ _ __ � ...... .s........... ..._........,. ..�_.'_.._..._.,..._..�_..�:�.:.w.�wxw....,�......_......_._ ...�....................=.w_e:.v=_.c�_::_. ._.:....:J..:S�..::at'..LL.u;rt,:..mm�-:X�*..,�.x��:v.awn�v...ua:w�-a .. . ' . . C. :? �� office buildings on the site. It is highly recommended that a principal entzance to the new building be provided tacing Greenburg Road. : 7. Chapter 18.120 (Site Development Review) is largely satisfied because �he propae�l ig consis�ent with the requir�ements o� the var3.ous Code chaptera and PAan policies as noted within the surrounding paragraphe and as requireri by the Site Development Review approval standarcis : contained in Code Section 18.120.180.A. In addition, �he proposal takes reasonable care to preaerve existing treea, would not be located wi�thin an area of known physical hazards, and would be provided with neceasary public facilitiea. 8. Chapter 18.134 (Varfance) ia satiafied becauae the requeeted variances to allow additional building height, to allow a reduction in the width of eompact parking spaces, arxd ta inarease the ratio of compac� �o etandard parking spaces sati�fy the approval criteria for varianceg to Code �tandards as described in the discussion section above. . 9. CY►apter 18.150 (Tree I2emoeal) is 8atisf�.�d because the apglioan� will be required to o�itain a tree removal �ermit prior to rem�,ving trees in preparation for development. Permits will be grant.ed only ff it ie found neceasary to remove the trees to accommodate etructures, driv�ways, u�ilities orc other groposed i.mprovea�ents. �� The site pkan illu�trates trees w3.thin the development that will be retained. An arborist�� report outli�.a�ing methods of protection of treea to be retained raust be eubmf.tterl priox to the issuance of a eite grading p��nit or tree removal permit. Thi� is especially important wri�h regard to restrictinq activitiea �ha� may affea� the sequoia i�ree in the island w�t�b�, ��g ��i� a��o�e .��;�n`p�s eri;wy:� the Lincaln Center development. Th� site plan indicates that a por�ion of the islaad will be removed and �ha� a new eewer line to serve the proposed building will pasa within 90 feet of the trec�. �«,,. � If the arbcrist has any resexvations regarding �otential harmfu3 effects of the conatruct3.on activities upean this tree, Ar other significant exiating trees, the site plan or praposed construction techniqu�s w�.�,l n�eed to be revised to assure proteetion of the trees, 10. Chapter 18.164 (Street and tDtility 5tandarde) will be eatisfied upoa aubm3.ttal and approval of detailed public i.mprovemen� plans for any rQadwark or u��lity constructiox� within the rights-of-way of SW Locuet Str�et o� 8W Greenburg Road. Preliminary plans far improvem�nts as indicated by the traffic study and as reaosmqen@ed to be modified by the Washington Coun�y and Tigard Engi�xeering Depax�tment aommente are consistent with these stamdards. _ Dedication of right-of-way to 49 £�et froan the centegline of SW Greenburg Road will need to be accomglished prior to buiYding permi.t issuanae. This was also a condition of approval of the pra.ar minor land partition decieion for thia parcel. � ' NOTICE OF DECI3ION-SDR 9U-0022/'VAR 90-0033 LINCOLId YIII Page 19 ;:" i,%y t_-"i �;''s,i`,! 3� � �. „ . . � �. ,_ ' �. , . . ..G< _ v, ,� � _t� ., . , . . .. ., nm, .._ .� . ... . � ._., . _. —� -- , �. . _ : .,� .,� ,; � _-.. _ -_�J...�..�„�.p .__....._.____.__ . :;�,�..�.��ww�.�,��,.�.,..�.._.__._._ �_______ , � � � � � �� :�� Impravement plans for constructian within the 5W Greenburg Road right=of-way muet b� consistent with the Waahington Gounty Uniform Road Improvement Design Standarda and must be reviewed and ap�roved by County staff. The City is responsible for the approval and fasspection of improvements withiz� the SW Lacust Street right-of-way. 11. Plan Policy 2.1.1 is satiefied because I3P0 #8 and CPO �4M as well as affected pwblie service providing �9e��unit ato c�n�ified of this proposal and haere been given an oppo Y l�. Plan Policy 4.2.1 will be eatisfied through the building permit review process whic�► requires that an erosion control plan satisEying non-point sourGe polluti�n control requiremeats for the Tualatin River basin be eubmittecd and approved prfor to building pern►it iesuance. In addition, because the proposed parking structure will contain g�eater than 250 parking epacea, the applicant will need to ; provide groof that an indirect source conatruction permit has been obtained from the Oregon Department of Environmental Quality. �: 13. Plan Policy 5.1.1 is satiefied beca�xse the proposed development ' project would be supportive of growth o£ the local job market. x 14. Plan Policy 7.1.2 is�sa�swg ifacilities are availab eutosserv� the � aani�ary sewer, and ato �'. proposesl projsct and eftla�r are in existence or will be required to � be eonatructed by the applicant to City o£ T�.gard and MetzSer Water 1 District atandard�. The ap�licant w3.13. be required to ahow �hrough analyeie of the s�orae drainage network that any additional runoff from this gite will not �igniflc�ntly impact dowmstream prop�rties. 15. Po13.cy 7.4.4 i� eatiBLieti i�ecatii�e's �.`.= p=��'=°'� ^fF�e:e etructure will, be connected to the publia sanitary sewer system. .� �,;� 16, Policy 7.5.1, 7.5.2, and 7.6.1 have been 3atisfied because the Tigard +� Police Departmen�. and the Tualatin Va11ey Fire and Rescue Diatrict Y►ave been involved in the review of this application and have offered `G: comment� that have been incarperated in this report- l�, Policy 6.1•� ca��s f°� �� proviaion ef a safe and efticient street system that r�eets current needs and the anticipated future q�o�r'�h �cs3 develo�esent. This policy ia satiafied because the publ.ic and prinate raadway ix�Prove�a►�nte tha�.t will be required to b� con�tr�.ated as e�a conditiona af approval of this develapment prapoeal should allow , adjacent and nearby roadways to maintain current levelo of service, although it is clear that the current level oE serviae on Greenburg �toad ie the minimuan acaeptable aervice for thi.s area. The City shares the Cnunty'a vi.ew that additional study of ar�awide traffic 'I demands is needed and that the Lincoln VIII d�velopere should particip�te in the coats of designing and implementing needed traffic improvements. Any traffic studies should be a joint effort of the adjoining property owners, the City, the County and the State Highway ;� . Aivision. Since the scope of the n�eded etudy and the extent nf ' NOTYCE OF DECISION-SAR 90-0022/VAR 90��033 LINCOLN VIII page 2Q i ,s. ,�-:'+? ;'3: �y P� i � �, . ° , , c ' —' � _ _: _ �...��_,.._.r_=�1��:�.�::.�,,..�aw__�.....:,�. _____—�__�_.:.::_...__ �_._�.._ .. �._.,.M� Y. � �._..___. . .. , . , , � �) �,�� needed eapital improvements is not yet determined, it is diffiicult to determine the appropriaice ahare for any given property at thi� time. However, the Lincoln VIIT develogment will be rer�uired to gay s ., a substantial traffi.c impact fee (TIF). The TIF can be utilized by � the City and County to fund costs aesocf.a�ed with eolving the traffi� neede of Greenburg Road and Locust Stxeet. Therefore, it appeare . t� that through the TIF the Lincoln VIII davelopment will provide for a ahare of the needed traffic i.mprovements. The City applauds the r�cognition by the applicant's traffic analysis : that potential traffic impact mitigation measures need not be limited to structural meane. Improved public transit, improved oppartunitiea for pedestrians an� bicyclists, and riae-aharing programs can reduce total traffic in thie area. The conditions of approval of this decisian require modificationa to the si,te plan related to some of theae altexna�ive meseures in order to attempt to redu�� the prgposed developmen�'s potential traffic 3,mpacts. Other programs auch as ; £lex-time work scheciules �ould be ample►nented by the tenants of the Lincoln centex to ehift traffic away from peak tirne�e The City urgee th� develope�a and tenants of Lincoln Cenicer and other nearby traffic generatore to aggressively pursue the�e simple traffic alternative mea�ures in an attempt to reduae traffic in this area. such an effort need not wait.�until aompletion of the ar�a-wide traffic study. ].8. Policy 801.2 ia aatiafied because the Oregon Sta�e Highway Divisi,on. and the Waehington Gounty Departm�nt of Land Ltae anei Transportation have been involved in the revi�w of trax�sportation isauee rela�ed to this applica�ian. 1�. The conditions of approval for thia project will insure that Plar► Policy 8.1.3 ia sati�fied becauaes a. Th� deve5.apmenc 8Di3'�� '��6 pua''iiia: o'�'a.iaa�.:� Sc� rs_c_anh»rn �20�CY 1Ad 5W Locuat Street, and the site plan providea adequate and safe � acc�ss to these stre�ta, contingent upan the modificat3.ona � rec�ired by the cox�ditions attached to approval o� the � applfcation. f r4 p1 � b. Additional p�xblic right-of-way is required to be dedicated as � a conditi�n of approval of thie proposed development to extend �; the right-of-way of Greenburg Road to 49 �eet from it� � centerline along the subjec� parcel'a frontaqe. Ths additional �; right-of-way is neceasary to provide for po�si.D�1s future widening of this raad. No addit�anal �ublic right-of-way is � needed along SW Locus� Street. c. Adequate atreet, curb, and sidewalle improvements exiat on the atr�ets abutting this site to meet current minimum needs, although i.t is clear that significant improvements ta SW Greenburg Road and Highway 217 will lil�ely be nec�s�ary in the i near future. '�he developer will he responsible for aignal madifications and pavement striping modifications at the NOTICE OF DECISION�SDR 90-0022/VAIt 90-0033 LINCOLN VIII Page 21 � �-.- it r �'" � � j "`, r � � L .T- ,� ,� , .,; ' , : .: , ,: ._..;. ,, _..:: ..... .. : .... . ., . _ , � � �_. ,. _ ____._� .s,,.� _u;.._;�.�,u�._,. .�, ,. _�.�w��,_�.._.- ---. _._.��...,.r:�,._�-�.-��w_._��,.�.s_..�:..:___.�_..___.._._.__._ _ - ___ _.._ .�....�. � ,� �� ; Mapleleaf Drive/SW Gresnburg Road intersection and the additional left turn storage ca SW Y,ocust Street as requested ? by Washington County in order to mitigate the impacts of the projeated increase in vehicular traffic resuZting from this � development. The Traffia lmpact Fees generated by the proposed � deve].opment will aid in financing a study of traffic needs and I in aonstrcicting fur�;her improvem�nta. � j d. No additional bus turnouta or sheltere have been recommended i by �he agencies reviewing �he development's potEntial traffic C impacts. Nevertheless, the City urgee th� owners and tenanta I of the Lincoln Center development to wark with Tri-Met to ( improve traneit usage related to tha developates�t. PosaiIole ; improvements could include having buses enter the d�velcapment•s ` roadways in order to improve accessibility to the transit apstem, a bua shelter, employer subsidized bua p�sses, sales o£ bus passes, and improved information on bus service avai.lable on the site. e� Parki.ng spaces for disabled persone will need tQ be provided ae required by City and Stafce standarde. Prior to building permit isauance, a final plax� for the proposed pasking structur� shali be eubmitted for Planning Division review and approval that ehowe 3ocations and dimensions of all designated handicapped parking spaces. Handicapped spaces should be located convenient to entrances to the building. f. The pro�ierty is not affected by the adopted bicycle/pedestrian pl.an for the City. �v. =��;.ar �.�.2 io oa�isaied �sca,=ee }he �rog��Q� e�ev�alopment would be supportfve of City policies to eneourage the expansi.on and use of public transit by locating intenaive uees in close proximity ta existing t�anait ways, and because ae previoualy mentioned in this report, the City wrill requir� that the developer provide preferential parking for carpool and vanpool uaers within the propossd parking etr�ctur�. 21. PoliCies 9.Z.1, and 3.i.3 require t;�e City to encov�rage a �eduction in energy consia�mption by increased opportunf.ti�a for energlr censernation and throuqh enaouragement of develapiment� whieh emphasize such opportunities through ciesign #eatures. 'These policies are satiafied through the requir�d enodiEications to the site plan intended to proraote masa tranait usage, pedestriaxi walkway usage, and carpoo). usage which will encourags eaaergy coneervatian through sound dev�lopment design and construction. A. DECISION The Community Dev�lopment Direator's designee her�by APPROVSS Site Development Review a,pplication SDA 90-0022 and Variance application VAR 9�- NOTICE OF DTCIS�ON-SDR 90-0022/VAR 90-0033 LINCOLN VIII Fage 22 �. �,,,.—�i:. —�,.,_ �xe.rr�'_w.imn:_w...+..:..�r.+aaz.ur.i�..�w-.,.....................�...�,w..�i�+�.w...Y...:a..�..__ .. . �. ..•..�`"::....L"s..;':dL=ixCCLl'LCLterxw.��w,� .. , ...... .......�_,........___ ._.. _......_.. `', . ..�..._.�....��..�,_...:...�.��:k_J' �' '" " .w,.:..«-..:__. .. �:'. '.,, � .�.. '.. . .. � . . . � ,�� :�, OQ33 which will �Zlow the proposed buildi.ng to be no taller than 92 feet, : to allow up to 35 percent of all parking spaces to be compact apaces, anci �' �o allow compact parking spaces to be reduced ia� wid�h to 8 feet. The above described developm�nt approvals ar� sub�ect to the following "; conditions; � THE FOLI,OWIPIG CONDITIOIIdS SSiAx,Z� BE SATISE'I]3D PRIG�R TO THE ISSUANCE OF A SITE WbRR QR GRADING PERMIT. (Staff contact, Chrie Davie�, Engineering `•� Aepartment, 639�4171): �t 1. Sanitary sewer and storm drainage detaila and calculati�ns eha11 be ,� provided as part of the site imprawement plane. Galculatione shall - be based on full development of the serviceable area. The loaation and aagaci;ty of exigting, proposed, and future lines shall be acldresaod. Design� and �alculat3.ons submiitted shall be stamped by a Regieter�d Profesaional Pnginear liceneed to practice in the State :;,;, of oregon. 2. An eroe�on control plan sha]:l be provided ae part af the improvement drawiags. The pla�n ehall conform to "Eroafon Contral P1ana - jj �echnical Guidance Handbook, Novemt�er 1989." ,,.,� `; 3. Prior �o any tree remor�al or gradi.ng, a detailed tree psotecti4n gZan shall be prepared by a qualifi.ed arborist. Tlxe tree groteation pl.an �.; �hall be submitted for Planning Division apprava�.. The plan muet � 1154ii�f�.v ia,+uSii.`3aio a�f� �j!'�'k' Ot t��@.°. �Ca �3° L1°..«m.^..":�'� ^� �A}�iE:'-�� -� recommendatione for methods of protecting r�tained t�ees during . con�tructi:on of the proposecl buildinga ae we11 ae� for the long-term health of theee trees, and a commitment for continuing review of the constr�ct�on activities and txee pnoteetion meaaur�s by the arborist. The tree protection plan ahall include at a minianum all txees deeiqr�ated for retention an the preli�inary landscaping plan �nd ' should �nde��vor to add additional �pature trees as practicabZe. The �`� treee to be eaved shall be protected during conetruetion by fencing , ; or similar means approved by the �rboriet and Plan�►fng Dinision. No site g�cading, clearing ar tree removal ehall occur prior tm _ sa��afa�tion of th�ia conditidn. STAFF CONT�CT: Jerry Ogfer, Planning Divisi.on, (635-4171). THE P'OLLOWING CONDITION3 �FIALL BE SATISF'IED PRIOR TO TH8 ISSUANCL� OF A BUIr,DZNG PTRMIT. (Unlesa noted o�hexrvise, staff con�act ie Chris Daviea, Engfneering Department, 639-4171): 4. A revised site pl�n ehall be aubmi�ted wlxi�ta provi.des for th� following changeas , � � A. Sidewalk connections ehall be �►roeided between the eouthwestern side of thc� building and the public sidewalk an Greenburg Road, ' � between Greenburq Road anc3 the northeastern aide of the _ bu3.ldiing, and along tfl�e ma:in acce�a� road £ro� �reenbarg Ytoad ; to the exi�sting walkway south of the L3.ncoln 3�v3.ngs building. ;, ;� �, NOTICE OF DEGISION-SDR 90-Q027./VAR 3U-0033 LINCOE,N VITI Page 23 � F. : �'1 j-� . . ' �. , ,�t �t'� 1 �zr . . . . . . � . . <<� ;J � � -� .. �: „ . . :. . _ .. � _ — . . ;. . �.. , �. �.��i ,. ��.. 4�t � , �_.' . ��.�..,. . .... "- , . , �.�. �� . . �, . .� _ �..,..�.-—.�...., ;, .�..�:.,,��e.,,�,,.,..�,.:a;�,..:,:�,.��..�..�.�;�,��„�N..:._.:. ,__ . : : ; _. �..�_..�....�.�,��:,��.�_._:�.�M W��;�:.. : -,.�;..w...y,...��w�.�....��___._...__........�W...✓._W�,w.,___ _._�_�.____�..., • .. , , , , ,' � �; r� �� ' B• Aemoval, or relocation and redesign o� �.k�� driveway fxom the 3 parlsing ramp directly to SW Locu�t Str��. If the driveway is �; �; to be relocated, it must be redes.�s.�r��c� to provide adequate � vision clearanee and it must be suf��c:is��•�1.y reiipoved from the Locus�JGreenburg inter�ection so.as to a�ze��.d txatfic conflicts with vehicles on Locuat Street. STF,I°�' �°��tTACT; Jerry Offer, Elanning Division, (639-4171j. � 5. A detailed galan af the parkinq struatur� e�a11 be submitted which provides far th�e Following: A. Locati.ons and dimensions o� no 1�r�� trian 8 deaignat�d ha�:dicapped accesaible parking spaces; ; .� H. Loca�ions of r�o lesa than 20 ful? siz� p�sking spacee (9 foot ; lsy 18 foot) reaerved and signed for car g�saol use only. i C. A warning be�.l, warni;..� light, or ot�c�� co�rning device must be pro�ided where an exit from the propoeeca parking structur� will cre�sa any eidewalk. D. Locat�.�n and rack details for no let��s �?�an 21 �icycle parking spaces. E. Locatioz►a and diptensfons of all parki.a�s� �paces a�d aialeraays. � �° �""�° '-'��n �� :::,.uYai:� �,a�ising epa��e raith dimensions of 8 ¢e�t by 1.5 iEeet may be provfelad. A�.3. cr�p�ct ;�p8cee shall be marked for compact usa only. SpACea ��;z� than req�xired car poo]: epacee, de�ignated handieapped sp�c�s, and camgact gpaces sha11 be no amall�r than 9 feet by `�� eet in aize. STAFF : ��=;�'n��: u'e-s�r}� 'via'er, �1anning Divi�s�.o�a, (639-4171)o 6. A detailed landscapinq plan ahall be submi��:�d including type� and ' aizes of existing and pr�posed landsczping rps,terial and planting � ; lacations including distanaea from build�.saga, sidewal.&sr and roadways. Medium �eight (6-10 foot tall) eer��•r�.�een plantinga shall be provi.ded between the eidewalka and par}�ia�za� �arag� in o�der to break up the a�ge�ra,-,ce of the structure°� large wall openings. Thes� plantings are to �e provided in addi�3.�n to proposed etreet �y treee. STAFF C01�'PACT: Jerry 6ffer, Planni�� .vis�.on, (6�9-4171). X , } '7• Add�tional publi� right-of-way shall be de�da.��t�d to fa�creae� the right-of-way of Gr�exaburg Road �0 49 feet �r+am ite centerline along the eubject parcel's frontage. A one £uo� wide non-acc��a etrip shall be createsl along the property•s Greenbur_z� Road frontage. Proo� of �he dedication and establi�hment of the nm� aacesa strip ehall be pronided to the City of Tigard �ngineering ��par�amen�� CON'.�ACT: 6dashington County Surveyor^e Office. _t,i ,..'jf ,,` �� NOTrCE OF DECISION-SDR 9U-0022/VAff 90-0033 LINCALN VSIT Page 24 .,R < , , 1 - Y ,� .�r+ � � . 4, r r n�t t r �:- 1 rht" Y �1`� e x � .i �. . , i,.�.. ... � .. .i ., , r .. �[ • ,.. . � ,. .,, . .,. .,v... ...,... . ... — ...... . . : � � ,---�--;a.. .,,a.. ,,.—,....--�..... -,...a---.�-�..;,..�,.. —.,.,.--..�..�..�.-� ....�, _ _.,.:,�„�;v ��.,,�. �-�,�:.�,.�..�.�...� � � __.__ _.�.y.,,..�.uwW�,�.._..__ :. ..._._..___._._.._,__�_�,_„�.,,.�.�u..u.- .sn-.�.,...,.:rr�ttu,,,:.,<�..�......._.... � >. � '`� �;�.) i �. The applicanta ahal.l demonatrate that they have legal authorization to conetruct the requfred revisions to the private Mapleleaf Street approact� to Greenburg Road. ( �' 9• The applicants ahall comply wi�h Washington Count re ir �� eubmi� plans, obtain Engineering ID.�vision a y � �enta; � pproval, and obtain a �- faciZity perYpi.t for aonetructi�n nf the following public improvements: A) Canetruct the new Mapleleaf Drive entrance to include three � exit lanes (Twa left turn lanes and ane through/right �urn � ; lane) and a atraight stacking area. Provide all aignal design, timing, and lane striping revisions at Greenburg Road and �'`' Mapleleaf Drive neceesary to aecommodate this improveinent. B) Provide 200 fe�t of two l.ane etorage on th� Locust ��reet �r westbound approach to Greenburg Road, Theae imprnvements (within S.W. Greenburg Itoad right-of-way) shall be constructed in accordance with the requirements of the Washing�on Gounty Unitornt Roasi Improvement Design 5tandards. CONT'ACT: Scott King, Washinc�ton Caunty Departmen�. of Land Use and Transportati�n, (684-4632). _. � � Y0. A joint uae and pnaintenance agxeement shall be e�zecuted and recorded � na City etandard fo,r_�s £or Ai L ��p�,p; �,+i,�Ewa�a. ine agreeipent shall � ; be refer�nced on and b�come part of all applicable pareel deeda. T h e agre�ment shall be approved by the Engineexing D�partment prior to � �� record3.ng�. �� >, � il. The applicant shall demoa�s�r�tA ± � �� h..t �torm ��a�tnage runo�f can be �� diecharged into the exia�ing drainag�waya wf�hout �ignificantly I� i.mpacting prop�rtiee downetream. �!� �' 12• Priar to ieauance of the Building permit, the ovmer will be required y� to e�how how parking will be provided for construction workers and t'� areas for c:Q�,st_r,��,�Q� �..�i � f;� Y• �E�� ic� �n�reriais deiivery. Pub�ic � atreets will not be allowed to be ueed for thie purpose. �'� c�, �� 13. TY►e applicant shall aubmit to the �i�y of Ti.gard Engineering �� Department two sets of plans, of auffi�i�nt scale, which detail the � existing and pro �� posQd (final approved eite plan) sit� condi��,or�� vith �� Pa��l�r attentioa being paicl to th� imperviou� area. In adelition k� calculationa shall also be aubmitted �vhich determine the aspount of �� impe�vioue surfa�ce •+ area before and aft � + e� development. r � 14. The applicant shala submit to the Cf.ty of T3.gard Engineer.ing }� Departmen°� one eet of approved bui].ding plane �jfloor plans only) for � the exie�ing structure which is to be removed and for the preposed sewen stQry structure. Calculations shall alao be prmv.i.ded ae �o the tot�l aquare footage of eaah building. In addition, for the e�riating NO':.'ICE OF DECISTON-SDR 40-OA22/VAR �0-0033 LYNCOI,N VIII Page 25 � n�� ;, , � `: , � ,,. ,�--�<, , .�� .. , ;;s .::,.� . -,..-,._ .,.,�..�. .�.,.w:,�,� ,._ �LL _ __ . .��. ,�: =��_ _ __ ..k_�.,,_ ,. :�::.,�.r _.�:��. , .,.._.. .�,,._��.��::�...._�_�_�w� s>;,,.,�..,.._.�_..e._�.__._ __.. _ .._ _ _.._.._.�..�._._._..�._-- _____.___ � :) ��) buflding, the applicant ahall submit a statement which detail itg existing uae. 15. T2�e applicant shall demonstrate that sufficient parking, for the e�cisting businee�es and visitor�, is available during the c�ns�sta��ion �£ th� �?�ra��si ci�velApmen�e 16. The appla:cant ehall provid� e�idence that an Ynclirect Source Permit fo:r the parking arsa has been obtained from the �regon Department of ` Enr�iranmental Quality. STAFF CONTACT: Jerry Offer, Planning Division (63�-4X71). & ��. DLTRING 1'HE CON�TRUCTION OF THE PROPOSED OY�'FICE BUILDING AND PARKING FACILITY, TI� FOIsLOWING CONDITIONS SHALL BE S�iTISk'IED. (Staff contact, Coy Humphrey, Code Enforcement Officer, 639-4171): �,�;r 17. No etorage of matgrials ahall be allowed on public streets. Junk piles and conetruction debxis ehall be screened from view of public �°: etreet�. 18. �io conatruction shall be allowed to take place betwreen the houre of 9:00 PM through 7:00 AM on Mondays through Fridays. On Saturda�s, no work ehall be allowed from �e00 PM through 8:00 AM. On Sundays, i� no work shall be allowed from 9:00 PA� through 9:00 AM. 19. All construction materiale ehall be stared on aite. 20. A pro�e�ctive fenc� and canopy shall be requir�ed �o be ineta3.led prior � + to the start of construation as apecified in �JBC Chapter 44v The protectiv� f�nce ahall be located along SW Gr�enburg Road, SW � I Mapleleaf Street, SW �o�u�si� ��?�t� AT1(� ;i�'1� ��oM� �.x�.,�n.�.+.^v a�°.iSb° Yiaynvoc� kauildi�g and park.ing etructure whers the public will hav� acceas. �<� �'. 21. Conatruction vehfcles shall not be allawed �n bloak City etreet� �'.�:��, "'� while waiting �o make deliveries (i.e. concrete tshxcks, etc.). �; Can�tructian vehiclea �hould onlp be allowed to access the site from �'�'� SW Greenburg Road and SW Locu�t Stree� west nf SW 93rd Avenue onlye ,�`. Construetion �ra€fic aha11 not use Oale Street to access the site. ��' Cor�struction traffic shall r�ot use Locust Street eaet o� 93�d Avanu� ��' to acaess the site. No vehiclea which ar� r�lat�d to the �,il cpnetructiox► of ths subject improvements (including vehicles belonging to emg].oyee�, subcontractora, material deliverera, etc.) �� ahall b� allowed to park an SW Oak 5treet, SW Locuet Street, or SW ��;; 93rd Avenue. THE FOLLOWING CONDITZON� SHl'�LL BE SATISF'IED S�RIOR TQ TH8 ISS�'ANCS OF AIJ �CUPANCY PERMIT OR A SP�TI a�'ACTORY MONETAltSt gERFORMANCY; ASSURANCE SHALL BE PGSTEL G*JP.�.RNTEEING THEIFt COMPLETxON WITHIN A SIX MOIdTH PERIOD. (IInl�sa s ' not�ed otherwiae, ataff contact is Vi Goodwin, Permi� Coordinator, 639m 4171). � ': NOTICE QF DECTSION-SDR 90-0022/VAR 90-0033 LINCOLN VIIT Page 26 � - .. ._ ._ .� ._� �� .. . _ 5 '�Y". .. (• -tr� rx �..�? t _ .. -, _ _ - � - ��. _�, ;;.r—�-=.�._-�s.:�: _....:_,-n;�, _ , �..,,,�,_>_ __�.... ,� � .,:�:.a...� . ._.�. _,v._ .,_.��._._. _ _ _. _._�_. ._.._�:: �_<.�.�._W .w..._.__. ___ __ . _ _ ...__...�.....___.�_ _ ,. � � (- [� �"}�� 2. All landscaping materiale and othex proposed site improvements shall � be installesl or financially assured prior to the occupancg of any �� ; structures. �� ,. 23. A eign pern�it shall be ob�ain�d p�ior to the erection of any sign. �� Sign location and size must be in comp•liance with Chapter 18.114 of '� `` F� the Community Development Code. STAFF CONTACT: Ron Pomeroy, �� Planning Division, (639-4171) . � 24. The improvements to S.W. Greenburg Road, S.FT. Locust, and the i Mapleleaf Arive entrance shall be approved and accepted by Washington County and �he City of Tignrdo 'i . �� THIS APPROVAi, IS VALID IF EXERCISED WITHIN EIGiiTEEN MONTHS OF TE� FINAL � f DECISSON DF.�E NOTED BLLOW. D. PROCEDURE 1. Natic�: N�tice was published in the newspaper, poat�d at City Hall and mailed to: X The applicant and ownere X Owrbers of record within the required di�tance X The affected Neigkiborhood Planning Organization X Affected government agencies � 2. F3.nal_ Decision: THS DECISIqN SHALL B$ FzNAL ON Februarv 4, 1991 � iJi3LESS At3 APPEAL IS FILED. �{ l� 3. Antaeal: Any partY �o t�e d�ciai.on may appeal this decieion in �( accordance with Se�tion 1.8.32.290(A) and Section 18.32.37A of the ;� Conanaunity De^velQpment Code which provides that a wri�ten appsal must � , be filed with th� City Recorder withi.n 10 days after no�ice i� given 4� , and sent. App�al fee schedu2e and forms are available at Tigard City �� ' Hall, 13125 SW HaZl Blvd., Tigard, nregon. �k �'�' The deadline for filing of an agpe�l is 3:30 poma. Februarv 4, 1991. �',�� k,: F.,� � � i r7�a�e call Citg of Tig�rd {x� 4. Ouestioas: Z� ou ttac� estior.e }� Planning Department, City of Tigard Ci�y fiall, 13125 SW Hall Blvd., �;.��. �� Tigard, Oregon. ��:� �y� {'C � �s/�� >> ,:� �: �,R pr,� P P D Offer TE i,;x� c:;y dciate Planner +,� �� S �;..�, j �:;�# APPROVED �Y: Keith Liden DATE � �� Senior Planner :�, NOTTCE �F DSCISION-SDR 90-0022/VAR 90-0033 LINCOLN i�':L3I Page 27 r� �� ', 4'� :� �� .. �. . . _ _- --- ------ _._._.._....____-__ -.. -�,�, ,., _�....,_ _ ---_ _ _ .., ._ ,r _,,..,. ... . ... ... .. ......... ......W-.�... ,. . � .,':::.�y vv:..:.k4 ."-I . -:�,.': _; ..p.��.�.....� , • � iP9G�CN � � (- ,.� � o► �•-- —— � `..� `� sw. � BoROES� 1 � 1 _ _t � Q ��. � - _ - -- - __--- � ;4 ►RE � ,' � f� ; �- — � �f GROVE SW LEHMANN �� t � I CRES�ENT �� L � � � 1�' =CEMETERY=—_ — _ � _ � o �� 1 � �� ' II _. _ —:: _ '"' � ORAL ' ' �__ _ � _ — � r I �� ~ i � il �- �� _ _ _ _. - 3 (�. _ 1 ` � ' N ' � S.W. N . 1 l �1 �o�`_'`S T — I o a �.i .� - ------' � t z Q ._.- -- - " — ��` p ^' V : ^�'�� 2� MAP ELEAF ST ,_� �°, Q° � v � � �:s � � ��,� ��. � � � _ : -_ ; _\'� , �� ; `� _ �� J \��\� i �� a �� \ \ \ � �� J � ` �; ��\ 1 � � �` / �� \\ �� , 4; ��r � � .�. f � u+ j S,W. SHADY L,�N. � 4 � .� o� • . � .., B�V0. �(j� . � � �� y� W �9�,, ��, a �' l � y� \ N A�H. .�.. � ,r cy�� — v •J @ �. Y . � � � ��.�, o� � � ,.:. , : , .- , . �A�,_,�,� _ _ _ _ �_K�,,�.Y.�� _ * � 11 � ,i'\ 1S135F►B-00900 ..................:.. IS135AB-02002 .._...........e_....._ SEIYU INTQ2NATIONAL CC�2F'. �� P�E V LIHI� BY: CROW P�OR'1'I.AND MANAGEMENT PAR'�F�SITYP ]P��TN�SHIP 10260 SW GREENBURG RD SUITE 750 10260 SFr cR�rtBVxc atn TIGAF2n� OR 972�3 ��D OR 97204 1S135AB-Ol�U�3 ..................... IS135A8-01004 .._.................. CFLOW--SPIERI3R-HOSFORA �65 C�W�S-H #88 SY TRAMZSSLL CRni�l OQ 10300 S61 GRBBNBQR� RD �200 P O BOSC 5396 POQTZAND OR 97223 pp� OYt 97228 15135AB-03400 ..................... 151358A-00100 .............e....... LINO�I.4t f�AITER PHASH N F�G$ LAND OR$ LTD . " LIHITBLI PAR7NSRSHIP Bz 6�IINHAR PAEIFIE��INC 10�00 SW GREENBtYF�G RD �2Q0 PO BOZ 2'1545 � � ��,� aa 97223 SBA�TLS WA 98111 ' isi��sx-ooloa .................o.�. IS126A�044f1A .......e........o.... FRIIZGB LAND ORE LTD 2ARTIN, ROBEI�T GLAF2E 9585 SW WASSINGTUN SQ RD � H p0 80% 23635 ?u� � �� T�G� OR 97223 PO�°rLA1�D OR 97283 ' 1�126D�04506 .......e............. 1�126D�-04'700 ......_.............. DRINKI�RD� LILLYAN SSAFIR.ST OORP 9520 SW COY2�l.L 892 SLf�OND A�IS ppgxLAND mR 9?�'23 . . SSATTL$ WA 98106 1S126DC-047(�1 ..................... � � 2S]26DF04800 ..............e...... S�IFIRST BANIC MZLL�R.� BRIICS H AND 1�1 SW I��IN STREST. 16 FLOOR ' ?lLTHESOIQ, ROBER°r ? ANiD pp� �DR 97204 II�10ER• DIANE R 9495 S6i IACIIST pp� OIt 97223 �'' 1S].a6DFID480J1 ....e................. � 1S126D�04900 ..................... 2SZLLEIt, BRIICE 8 . BOGIIMZL• RICE�lItD W � HAT�SON� ROBERT T BAI�CER� JllHES B , BAICER, DIANE R 9445 S'fi I�OC��T ST 9495 SW LOCOST ST POR�ND OR 97223 �?�o�R� �n o�.'.23 � 1S126DC-05000 ................v.... IS126DCr�D5100 ......o..e......s.... MAURER, G D IAO.S� FiARRY AND BEVERL% A 2517 QIIESEC 9365 SW 7,UCUST ST �g OR 97401 7l'IGARD �'1A 97223 LINOOLN EIGH'� LTD. PARTNEEtSHIP I, ANN �CRESWELY. � lUL7V JW �iKC,GLVtSI/�t l� tZl3 .SU11G 3V11 TYGARD� OR 97223 MARILYN HARTZELL 102$5 SW 70TH AVE TIGAE2D, � 97223 �, --,_... .._ _. -.�. , .. �- :,�a::..y�.�.�� ti.,. • '!►; ` �... .� , ' • �.� ...� ��-k��`,` , �: .., . � � �3 ; �_.� . � "�� ..�:_�� k . �� ' November 24, 199Q �� . �t �� To the Tigarr� City Cotiincil �° K� As a reszdent of thc Metzger community for the last fourteen 4� years, I am definitely opposed to the application by Trammel Crow �� to bui].ci an additional seven story office building and three �,; story parking gara�e on S. W. Locust and S. W. Greenburg Road. ;� � I thou�ht since the residents of Tigard voted dow�n Presidents ' Parkway in May this issue would bP dropped, bUt I sePn if hasn' t, x What does a community have to do to stop thi_s developer? The community as a whole stated its opinion by saying TdO. Why can' t the City ot Ti$ard back the community by saying NO tr�o, instead � of putting a da�$er. in their back and approving this development. � The Metzger community car�not handle the a�ditional tratfic flow � into its backyard that thi� �aill create. The roads, SW Greenburg, �� SW Hall B1vd, Highw�y 217 cannot sustain this congestion. The �� residents on the north side of Hall on SW Oak, SW Locust, SW Pine {� have s�en a dramatic increase oi tra:ri ic i�o,;, cars c.hich make �t 1} very unsafe for our children to play in their own yards. Everyone x tries to take a shortcut into these office buildings and it makes � it so dangerous for everyone, I travel on SW Oak to take the � neighborhoo�, chzldren to Fowler Junior High School and can' t even g�et onto Hall Blvd without waiting f or the on sloughed of 30 to � 50 cars turnin$ from Hall Slvd to Oak to $et to Lincoln Towers. �� ., It i:; ri.diculou�, Wha-t w�ill happen with the increase of these ff additional car5? I demanc9. before you approve this development you {� r;e conduct your own traffic study and see for yourself what n mess ;_ it is. I, a1so, demand that you consider a traffic li�rht to be s� - put in on Fial�. Blvd and SW Oak so the tra�ffic can flow better. It tn is getting more dangerous by the day to travel into our ;} , communit . I know the cit is uttin a traffic li ht on SW ?;� Y Y P S � x. Locust and Greenburg and �os�ibly putting a bank on the corner �� :;t too, I don' t see how �;hESe addit ions wi 11 help the traff ic �g coxi$estion either. When v�ill th� city o� Tigard see that t�ii� is �� enou h develo ment for on� comrnunit to endure. ''; S P Y ::� }:� Another reason I c9.on' t want to see this developm�nt hapPen is ?'- because I can�zot comprehend the need to this additional office �' space. I know it is an ic�eal location far development but why 3� , z can t it go soinewhere else. Fretty sooi� not �ne will want tr� shc�p ;� , � -�- �� t ab t et there j� �� a�,shin tcn S u�re be...ause the won be le o � � Y � ;� through a17. the confusion of the o�fice workers �e�ttin� to work. �{ As it is now, I �ion' t zven 51zop at Wa�hin�ton Square because I �{ rlon' t like hassling traf�ic. I go somew�iere else. Please take � these opinions into con�icleration and vote NO for this ad�iitional � developrnent. f� On another issue, I do not want to see the citv o� Tig�rd approve � , the land u5� application requested Uy Dr. L�avis to be approved. I � - � _�:__. . ___ ��,�� ,�-, : ,, ,.,- , F._=�;i.,.u....,w..+_.:.i.JM..e..C<.i�C.tCC«:!`-.".L"-Sw'...W._�LtF..h.iv�W>:v:vw:t.,�....« � '�. . . -' Y .. ' . ` " , - i ._..._..-....�.__..-�re...++oeac^u•.^er_:..^t5a:...'.�"tr u....-81,°ut; ��.�.. � .�: i M, u -"��'� � � 1 t \ X .� • �",.�~4) . . r, �f � � �, .� want to see the wa_tlands preserved, Washington County needs somP open spac�s for ts residents to enjoy, We are bein�; bomharded by developxnent everywhere w�e look. We need open spaces to �o for a walk to, td see wildlife and to en�oy the solitude of nature. The TITUMEWOOb Gir1 Scouts are �oing �i:o honared by rec�iving a first place award on their fine efforts to clean up Faxino Creek, I think the city of Tigard owe it to thes� girls an.d citizenv td preservE the wetlands instead of letting it be developed. I feeJ. all thei�- effor-�s wi11 l�zave been wasted iS we don' t do this for them, Thes� g�irls are aur �uture. We ne�d them to know that their will be something left for them that is not endangered of being taken �way, It is almost to the point tahere land is an endangered ' specie like the sp�tted owl and the salmon. in our rivers. Let' � � pres�rve something now which is needEC9. and valued. Don:' t let our girls ax�d citizens down. SAVE Z'HE WETLANDS AND DON' T APPROVE THIS LAND USE DECISION IN FAVOR C1F DR. DAVIS. Sincerely, � /.._��L" ,'"°'- 7 ��C.ir��C;�1_.✓ u s. 'Y'�:u�ij� iC�owles � � 10430 SW 82nd MetzgPr, Or�gan 97223 � . {; !s` �� . q�: � �, �� S,� '. ,� � i �';� 'a j � S� ��. �� . � � �st ; �:t � 1 r, { i � � �l ,':� i �'a,* �,� , ��_ j .,. .�,. .. . , .._ , .. . �._ �., ,. _. . - — — -----� — -. ` �" 1;�` , m f�r,-^�.fir"*-t'^� -,.wx:^„.s ,! .n ,P i 1„-,. �...��_ _ __-� - ...,«,�.�..4�.�:.��„�;,.�„�...�...�...��...._._.� ,' � : ` , • _.._. .� _.�e.��:.�.._�,�-.�..�::,�. :;: � . , �: ._..__ ._._,._. ...,.�...�..._ __.._.._ ___._�. __ --._.__...�,.�,,.�,��,.�...,.�,..�.�_ �.�� ..,_ � ,�t; ' ��,r-•�. �� , � ; �,, :� ��;� 4-?� & Steering Comm. } Pat ��JhYtxrrc�, Chai.� John Blomg�en, Vice�Chair November 26 , 19 9 0 Tigard �lanning Dept. City of Tigard � 13125 S.W. Hall B1vd�: , Tigard� Oregon 97223 R� Site Development Review cas� tile #90-0022 Varience #90-�1�033 In response to your request for comment regarding SDR 90-0022 1 and Vaxienee request 90-0033 as pxopased by the Lincoln Eight Limited k�ar�ne�ship/Trammell Crow Developm�nt Company, as the ` Conimunity Partieiaption Organization in the Metzger area of Washi��gtbn Cou��y at our Nov�mber 21, 1990 monthly meeting, CPO 4r4 �reviewed and diseussed the application. It is our posit�:�that the apgliaation is incomplet�. There is a repor� that cl�ims traf�ic analysis. F3owever, the re�aort is i:naccurate in that �.t claims traf�ic that would be generated by this additional affice building would not aftect the surrounding area. The area to �he nor�h, east and sou�heast is residen�tial ;' and woulc� be ri�a�ri:iy impactea. - ?'h� traffic study in fac� does not analyae existing impact� nor projected txa�fic impacts on surrounding �esident,ial streets. The traffic impact to Gre�nburg and �o Hall B1vd. .:.nQt to men�ion �aeific Hwy (99) wa�uld be adding to existing qridlacko �,�' . ��` This community has a�dy been heavily impacted by �,�''il commuter through-traffic traveling f�om and to the Lincoln `'� Center. Granta:ng a varience from th� e�xisting City of Tigard �'. 'I Comprehensive Plan designation on commerical building height ;r:� limitation of 45 feet to � requestecl 90 fo�t height and a11nw- �;� ing an-:addtional paxl�ing Iot for 614 more vehicl.es is not �� '�, in keePing with the City'� effort� for a livable community. t, . �". Tigard City vaters just last May overwhelmingly rejected ' e Part of tY�at ca osition the Px�esic3ent s P��kway by a 70� �vot . pp ° r lems with which a s t o t h e r o 'e c t�s i i n f l u x of more tra ffic ob . w P a P �� the cit� and surroundin g areas r�ould have been faced. � J There�are, CPO 4hi is opposed to the granting of a v�ri�nce for a height increase and we a�e opposed to an additional ,,� building dnd garaqe being approved until the traffic system is corr�ected. ,�j �� :,;j , NOV 2 61990 _;� � CI°CY QF TtCAhiD , �;� PLANNIN� DFP�1'� ;� �, . . <:� , �_� _ � E; �£ ,��r.r+.�i...�.—.-.a.�«.,.�"..a...:_a�..w.�.��..1. _.�ev.,.... ......w._.,,.��.,,...�.c.�i,:.W.,,.�.e_...,.r...:Y„_.�'u,•�..,.:e..._�,.MV��'�;?�...,...,.1�wu.,.,L�.<..m:�,:ES�.�_.._.�.i..�uu�.u.,.._<a.��s..,,,...a__.ik�.,J�� c.,..ww..._.e.....�. �tl.'_"...4�::�, Nyr �. . � .< irµvN . ,.s..C:�a�,.;. . � ' � '��'.: � �t �r + ��3 �� r • �. ' �, � �� TI�ARD PLANNING COMMISSION �� i1 JANUARY 21, 1991 - 7:30 PM � �� TIG2IRD CIVIC GENTER - TOh�N HAI,L x 13125 SW HALI, BLVD., TIGARD, OREGOId ��% �,� ,� ' 1. CAE.L TQ ORDER � ' ��'' 2. ROI.L CALL � �=� ; . 3. APPROVS 3dINi3TES �s� k:;� 4. PLANNING COMFSIS�ION COMMUFIICATIONS �� ;' :, �. PUBLIC HEARING �t ; �� -OOU VARIANCE VAR 90-QO11 WAVERLY CONST. '� 5.1 3UBDYVYSION �uUB 90 7 � � GRANDVIi3W (NPO �6) A request fnr Subdivieion approval ta allow diviaion �� ° of a 2.4 acre parcel into 10 lots between 7,500 and 10,400 aquare feet in �, ; size. Also requsated is a Variance to allow less that 25 feet af ,public �� street frontage on two progoeed flag lots. �ONE: R-4.5 (Resident3.al, 4.5 { unitslacrey LOC�TIBN: �;a�� sic�e of SW 97th 5�reet and approxi.mately 400 �� eet south of SW McDenald Street (WCTM 2S1 11BA, taac lots 100, 106, and 4` ' �� 1�7) �'� �� 5.2 Si1�B�D�VISION SiTS 90-0013 VARIANCE VAR 90-0037 I,�'UTT/DE FIAFiS (� #f� �� A request for Subdivision apprr�v�l to di�id� are approxitiaately 2.(�5 acre �k site inta eeven parcels between approximately �,554 and 12,025 sqe�are fee� �� ' in s ize. A l s o r e e s t e d i s a V a r i a n c e t o C o d� 5 e c t i o n 1�.1 6 4.0 3 0 (g) (1) �'.i� � {�::s to allow a 65 foo�c centerline-to-centerline separation of intersecting t.o: streets vrhereaa ths Code requirea a minimum centerline separation of 300 ;j feet when it is necessary tha� intersecting streeta fornu stac�g�red ?<�`;� int�rsectione. ZON1�: R-4,5 (Reaidential, �.5 unite/acre)LOCATaON: 14110 �``� ,a};u SW 97th Avenue (WCTM 2S1 11HA, icayc lots 101, 105, & ill) ��} i � I 5.3 SUBDiVISYON SUB 90-0015 BIIRGE/ROTH (NPO �3) A request far Subdivieion , pzelim3.nary plat apgroval to divide an approxinaately 13.7 acre aite into { �# ', 47 lots between approximately 7,800 and 15,100 squar� feet in size. A �� `I Vari�nee ig recqu��t�� to allow a segment of a propoaed local �treet to � ;�? I have a gradien� of 14 �aerc�nt whereas the Communfty Development Code ,� ! ,�:; J pe�,its � araxf,mum grade of 1� pereent. Also requested ia Sensitive Lands , �'°:� review approval to allow road construction amd residential development on � ��. �lopes in excess of 2.�'i percent. ZONE: R-4.5 (Residential, 4.5 tF� unit9/acz��e) LOCATIQN: West of SW 132nd Anenue, north af Benchview '-{,� ' Eetatee, east of SW 135th Aw�n�me (WCTM 2S1 4, tax lot 600) �;� : �� b.4 LANDSCAPIN� AND SCREENING � , Rev�sion af Chapter 18.100 of the Gommur�ity DevPlopment Code �'� (Flease brina hansl-outs fxom 1/8/91 Planrninca Commissipn �ne��inc�j [� �.� 6. OT�BR SUSINESS �'� �,;:� � 7. ADJOURNMENT i;� �� ' , t� t., � ��,: �;: �.� _ _ ..:. " ' .':� !�..i� 1:.�'.�R � ...�, � . .1... _U�:�.u:. .�.�c:v.c� iu .:+:C. �yY, . ' :;'vS'v c��_.:..::y - � ..:r..v.:. .c�.:.e.�m�..a .W'.:vn:.t'x:. . ..�,.<,.,.p. ,�..!..>J'. tls..lA-,� .S.d.7 �'- ......,.. .• . _ ,:�_..�_..r v. .,.., .�,..�..,_.L �...e..,a,...�.+�j" \.. � r i �- TI�ARD PLANNING CONMI" REGULAR ME�TING - �ANUARYS210N'991 1. Vice president Fyre called the meeting to order at 7:30 PM. The meeting was held at Tigard Civic Center - '�QWN HALL - 13125 SW Hall Boulevard, Tigard, Oregon� 2. ROLL CALL: Present: Vice Pres�dent Fyre; Commiss3on�rs Barber, � Castile, Fessl�r, and Moore. Absent: Com�nissioners Boone, Moen and Saporta. Staff: Senior Planner Keith Liden; Senior Planner Ron Bunch; Planning Co�mission Secretary Elien �ox. 3. APPROVAL OF M�NUTES Gomnissioner Moore moved and Conpnissioner Fessler se�onded to approve *�e minutes as �orrected. Motion carried unanimously by Commissioners �(��SGPtt. 4. PLANN:ING CONMTSSION COMMUN'ICATYON � o Senior Pl�nner Keith Liden advis�d that postponement of Mount�in Ridge �`�� and Mountain Point hearir�gs was comm�anicated to interested citiz�ns. ,� 5. PU�LIC HE/4RINGS 5.1 SUBDIVISION SUB 90-0007 VARIANCE YAR 90-OA11 WAYERLY CONST./GRANDVIEW (NPO �6) A request for Subdivision appror�al to allaw division of a 2.4 acre parcel into 10 lots between 7,500 and 10,400 square feet in size. Also requested is a Variance to a11aw less than 25 ,,�,; feet of publ�c street frontage on two proposed fla�g lots. ZONE: R 4.5 (Residential , 4.5 untits/acre) LOCATION: East, side of SW 97th Street and ap�raxima�ely 400 feet south of SW McDonald Street iWCTkI 2S1 1TBA, tax lots 1a0, 106, and 107) S�n3nr Pianner Liden advised that Con�nnission would be reviewing the Fina1 Owder fdr �his i�em and the next item, and making modifications if necessary. �:.� APPLI�CANT°S PRESENTATION a Aase Otto, 14200 SW 97th, said Tom �urton of Waver1y Construction had ` not arrived to discuss °�Il@ GOI�d'It'10►lS. o Commissioner Fyre s�ggested holding the item over until later �n the meetin� when Mr�, B�rrton could be present. �:. PLANNING COMMISSION MINUT�S - JIINUARY 21 , 3991 PAGE 1 ;. ;,: ;:;. � �, ,��, .�..._ .., . j v. ..,.-..- ..,.._ ..,...>., ^r'r.^ . , , ; .,. ,. M � ,(: � � .E � . - . . -n .rq^,�g;T—,-.�y—..c.. � . . . .. � .., . , .�.:. ,.., .._�� .,.._+�.�-.-.w....��. ....,� .�.,.�:. . .. ..�. . .. � . .. .... . �. T � , __ . �.�_.� _ , ._ . _ _ .. .` .. w� ...,.�.... ....�..:;�; ., ....>__,i...._z ,� .�w.:.l w ,_�:: :;s� .� ..��.._. . _, ....�,.. �,...... ..�.ti.,. .�_ _._... .... .-..,.,-..,,,...._:�.. �:�..��.�.� � . ,. .<..:,._t .__o..:� � ._:.,_.,. . �� , ,. ; , E� �,- . � s,� 5.2 �U�D�VISION �U� 90-00T3 YARIAMCE VAR 90-0037 L�1UTT/DE HAAS CNRO �� I #�6) A request for Srabdivision approval to divide an approximately 2�05 �� acre site in�o s��►�en pa�rcels between a�pproximately 8,5�4 and T2,025 �� ` � square feet in size. AYso requ�s��ed is a Y�r3ance to Code Section �{� 18.164.030 {a�) (1 ) to a�low a 65 foot c�nterline-to-centerline �5fi �� sep:aratfion of intersecting streets whereas tihe �ode requires a minimum �� ` � • centerline se �r��ian nf 300 feet when it is necess�r that intersectin � streets form staggered intersections, (WCTM 251 11BA,ytax lots 101 , 105� �� & 111 ) �'� 1'� ' APPLICANT''S PR�SENTATIAtd fi'� r� ;� o Mar°lin De Haas, 9.450 SW Commerce Circle, Wilsnnail�e, spoke r�presenting �;� the property owners. He advised he had been unable ta discuss with f'� �' � staff his questions concerning the propo�ed c�nditions prior to this ��. �� hearing. He itemi�ed the conditions which needed clarification as � foiiows: � �,� %; �item (1 ) He discussed the condi�ion requiring that the LYD be paid in �:F full ; he requested the condition be deletedo Senior Planner ,, suggest�d changing the wording to "Provi;,ions of the LID �5 ; shall be satisfied." i;� ; i� ' Item (4) H� commented that common driveways were not anticipated, and �:; ' he requested the item be deleted. '� �,� Item (7) Sidewalk impravem@nts wer� discussed, with Senior Planner q� ; � � advising this was a standard condition. �� ,� � Item f12) He did not understand ruhy item is listed and asked that it be �� deleted. After discussion, it was decid�d that the first S� ssntence of the condition would be kept and the rest would be � de1 eted. �`� Item (13) There �vas discussion pertaining to driveway aprons, with �� Seninr Planner explaining the design for the driveway aprons r� should be provided. Mr. De Haas said he could accept this f�� condition. � ;_ �;; Item (15) The �ounty traff9c zmpact fee was clarified. '{ �� Item i16) tdaintenance access agreement was discussed. Senior Planner r'tf explained this pwovid�s access for the Ctty to s��rm drains. �`m l,:� It�m (17) Senior Planner ex lained this item ertains ta the Tualatin � P p �� River Basin Water Quality Program. ;� Item f18) Mr. De Haas questio�e� �he requirement of providing a �0-foot �� . wide paved �^oad which Senior Planner said 3s intended to �� provide access to the manholes for cleaning by sewer crews. t,� ,. � �� f PLANPfING COt�!iISSION MINUTES - JRNl1ARY 21 , 1991 PAGE 2 ,� � ';. 4 �' � ��:.,�.,.==a„�,_--�. _ � � � ' y -4?��:.� L r..({t�i�iG :... . ' :��Is�-V. a,.J.._�.,. � �.��a�r d . _,., .1.A.�n..�, r.w6.n.s'. �.ts�.�. . ' ii..hc�_ ..e.. w...s� c.�4;.. . .Y..�...? a �ur�au r „�._..-. ..4,u..�"..1... v. . .Y..._ .s�..w..,., d.-�r.5Y7 � � � �r:. ;�� ', Further discussion follow�d regarding whether sica�� can add �� c�ments which hav� �lready been agreed to. It was decided tha�t applican�t and ° staff would discuss items and reach an agreement; and if an agreement is w�. reached, Comnissioner Fyre would sign the �'in�l Order. * Commissioner Fessler moved and Commisstioner Castile seconded to accept Final Order 91-04 PC with the conditfions listed, with the understanding th�t applicant and staff will meet and reach an agreem�nt on �he conditions, and further to giv� Commissioner �'yre the authority to sign �he Finay Order. o Applicant �or Item 5.1 agreed to a similar arrangement with staff. * Corm�i�sioner Castile moved and Commissioner seconded to accept Final Order 91-03 PC witN the conditio�ns listed, w�th the understanding that applicant will meet with s�aff and they wi11 r�ach an agreement regarding the cor�ditions, and further to g�ve Commissioner Fyre the auth�rity to sign the Final Order. 5.3 SUBQIVISION SUB 90-0015 BURGE/ROTH (NPO #3) A request for subdiv�s�on Pre7iminary plat approval to divide an approximately 13.7 acre site into 47 lats between approximately 7,800 and 15,100 squ�re feet in size. A Variance is requested to allow a segment of a propos�d local stree� to have a gradient of 14 percent whereas the Community Development Cade Permits a maximum grade of 12 percent. Also requested is Sensitive Lands review approval to �a11ow road construction and residential development on �lopes in excess of 25 percento ZONE: R-4.5 ` fResidential , 4.5 units/acre) LOCATION: West of SW 132nd Avenue, north '" ` � of Benchview Estates, ea�t of SW 135th Avenue (WCTM 2S1 4, �ax lot 600� Senior Planner Liden descrfbed the Subdivision, explaining there were two phases p�anned. He discussed the Varianc� request and conditions f�r approval. H� advised that the Engineering Department proposecl a Change in the language for C�ndition 18, which he read as follows: The storm and sanitary sewer system shall be designed to mi�imize the location �f manhoies o�tside the public rights-of-way. The �": final sewer system design �s subject to approval by the City Engine�r. The Cit� Engineer may require dedication of easem�nts and construction of access roads where necessary ta provide city access for maintenance uf the public s�wer 3irae, In reviewing the adequacy of the sewer system design, City �ngineer shall give �consideration to the minimization of future maintenance cros�e �m the Ci ty. He said st�ff recomme�ded approva1 of the request subject to the condi�ions of approval. Commission�r Fyre advised he had been doing business with Tim Roth, the applicant, and would not participa�e in the decision. �Y 1' �`'" PLA►NNING CONq�IISSTON MI�IUTES - J14NUARY 21 , 1991 PAGE 3 � _ 9. ,. ,_. ....n ._. � . , , , ,• .�� ; ,; ,�, � ..... . � _. ... . , , r , �, . .; . , _ � .. �� ' . . � , . . .. .. .. _..._. ."T.'".� . � �.�s,,;�^ . �..._._ .ss . .� -�;,��:�,�,,, _ �.- -,�-�::i _ ,. _ _.._.._.. _.. ..._ : . , l�, u_,.��` ,�;,:.�. .s., �.,,N....>��..,,.....,..�__._.......__.___..��..,.,..�.....�,,....,�., _ _.,.�_ ., __ , �.�.. .. d u� d w..,.�.._,w, ,.,».w�w�.�....�N .....�_.�,,,w. _.,.....,��...r�o..w,.�.,.., +" �� ' �� a �, �'' APP'LI�ANT'''S PRESENTA`fION 0 Greg West;on c�ented on the street l�y�ut and circulation pa�t�ern it �? pr4vides. He discussed the staff report which recanmended a temporary turnaround be provided .at the end of streets A and B. Concerning �he ; � proposed condi':tions, he suggested changing item 6, which dea�s with I requ3rements for half-street improvem�re'ts �n 132nd. He proposed � �. amending language to state that work wi11 be done a5 part of Phase II of ` the development. Regarding dr�veway a�prons, he sugges�ed giving flexi�ility to build�rs to des�gn aprons at the appropriate time, since � dri�eway aprons and sidewaiks typically are not installed until after ; cons�Cruc�ion has begun. He expressed concern about the conditions the � '; ` �ngineering Departm�nt is requirirog with regards to the 10-foot access � ; paved ro�d and th� l�-foot easemen�s with no fe�ces. Se�nior Planner � advised t�ere wQre some issues to be worked out ru�th the Engineering � `'; Department. N1r� Weston re.quested c�arification regarding item 20 which � deals with finished floor eleva�tion. �' � ` o Co�nmi ssi oner Fyr�e a�dv�ised the i ssues rai sed di d not i�a11 under Pl anni ng ,E ; Commission author°ity. Senior Rlan�ner advised there were some issues to � be worked out with the Engin�ering Department. �_ + � ; � o Beverl�+ Froude, NP0 #3, 12200 SW Bull Mountain Road, Tigard, exp�^essed ,�: concern regarding Item 3 de�ling with school issues. She said the ,� . schdol distr�ict reported that schaol c�pacity wiil b� exeeeded as a � r �. res�lt of this subdivision. She also discu�ssed transportation � cor�cern�. She suggested having new subdivision we�idents pay their fair � sh�re o� future street �mprovements. �; ` PUBLIC "TESTIMONY , fi 1: " a Nancy Smith, 12630 SW Walnut Street in Tigard, stat�d she i� a member of � ` NPO #3, She voiced her concer°n abaut building new subdivisions without � ' proper consideration of traffic and school issue�. She recom�nended that � the C3ty give more consideration to the traff3c problems and safety n concerns brought abaut by higher density. She said sh@ planned to bring �� I� up these issues with the City C�uncil also. l� j ,`� o Bob Ludlum, 140b5 SW Fern Street in Tigard, spoke as a proponent of the s� ' subdivision. He said he was p�eased to see another road which would � , ' e�nn�e� w9�n fi�� p��pew�y, wi�i cfi fi s �u�ac�nt �a �i�e sub�i�i si or�. Seni or � Planner l.iden clarified for him concerning tt�e location of a future road. �� o LaY�11e He1m, 13280 SW Walnut in Tig�rd� provi�ed the Commiss�a�ners with .� maps show��g her property (lot 2Q0) in relation to the proposed � subdivision (Exlribit B). She discusse� the potential for future �� development of her praperty,.whic(n she said depended o� her obtaining �� rear access easement and zom ng of 4.5/acre, �,� � r,,. �� , �� ` PLANNING CONiMISSION MINUTES - JANUAitY 21 , �991 PAGE 4 �� `' i� � � � � �� + � t ^ . ' , . _.._�..� _.__ , ., ,, ` � _...,. . �. ,, < .,.-w.,.. �-�-,,._. �- ,�-�.�..��.�,»r r , � �...:..- M � �k.—. r , ., ��•^*".r,x..,._...�.....R..rnnt++,.—sp+-...,. .,.. ...., ... -!. �._. . , — _ —� — —_ - "_ .. . . ,.; , :. , . .,. ._ . ..... ....:.: . o�..:r_,. . , - , ..� . :°.,:'r.•.::.,`_y ...�:.,,. .:.: ... __. _ . _:.�.:,_ �-;w ��e _. ........_.._, ..yR:_ i...__ ____ _ __ _ ____ _ _ ...� .s�: y...� .. �.d,N ,�.;�� .��.v CI' .. �Y(�' � APPLIC/1Ni"'S REBUI"TAL � o Greg Weston addressed the traffic issues ralsed and suggested that the public �an best affect the ariorities for �raffie safety by voicing concerns to the Coun�y. He discussed Mrs. Helm's property, stating he did not bel�e�e there was safe access from the south. He suggested access from Walnut was the best ch�ic�. o There was discussion �oncerning use of a prrorrate road and the need tQ minimize cuts into the hillside. �PUBLdC HEARIPIG C�.OSED m Commissioner N9oore commented he was also concerned about �he school � crowding. Ne said he did not ob3ect to the subd9vision and approv�d of the change concerning half-street improvements for Phase II. o Gonmissioner �essler discussed the participation in an LID by the � residents of the subdivisions and original area residents. She sought clarification concerning the pwivately maintained sewer and storm dr°a�in system. o �ommissioner Castile stated he did not hade any reservations about approving the subdivision. o Commissioner Barber discuss�d the traffic impac� f�es with regard to road improvements. She said she would have no problem approving the /�`a subdi vi si on. �� o Gommissioner Fyre spoke about the Comprehensive P1an rvith regard to the � density �nd growth Tigard was experiencing. He sa�d the taxe� which would be rece�ided as subdivisions are compteted would provide revenues for schools, but it was not known whether these funds would be suff3cient. o Comnissioroer Fessler co�nented that it had been difficult to coordinate � � wi�h the Schaol D�strict a�d City Council to meet to address concerns about crawding. ;� * Comnissioner Barber moved �nd Commissianer Moore seconded to approve SUB �' 90-0015, SLR 90-0014, ared YAR 90-0039 sub�ect to conditions in the staff � r�p�rt w�th �he fo1lo��u�g t�� mo�ificatians: E1D conditiora #�6 �fter � �h� f9r�t sentence, add "as part �af Fhase II," and (2) cor�dition #18 �� should be written up as modified and discussed by the applicant and the ;;� representative af the En ine g eri n D� aa^tmen t 9 p on Janu�r 18 199 ._ 1. �°� Motion was passed by majority of Commissioners p�esent� with �� Commissioner Fyre abstaining. ' � �� Me�ting Recessed - 9:00 PM � Meeting R�canven�d - 9e15 PM � � � /' PLANNING CONINIISSIQN MINUTES - J ANUARY 21 , 1991 PA�E 5 � ' �. l �� ' �: � � _.F. ,. _ _. . ..._.. _.. .. ._ ;'I - . ... - - . .... . , , � 4: � � . . .. ,; , . .� .. � . .. ... , . . . _.. .. .. ._... . ...,..,�....� '__ - _— . ... �..� �+. 1 �. .., :. �:- � �:��: :: _ �� . , .._ � ,.: . , . ,,,,.. . 4 i:y','v:.�� . J _---.�: —._._--,._.�....�,�...._�� .-,�w : �. _-.., , -. _ � :�.,�.:. ; , .:..�. . .._._, .._ . . .... . ..,..�. .. ...,,. . . __ . ..�... ..�.,.,, _.... , . . ..... ., ,..,... . ..,�:u ,. ...,,,. , ;� . .ui. .. ,:..�_, _ .�_:, � ::...... .. . ... � t �,�,, \ �� ! 5.4 LANDSCAPING AND SCREENING Revision of Chapt�r 18�100 of the Community ��` Develapment Code � Senior Planner Ron Bunch distribu�ed copies of the staff comnents, which dealt with variance procedures and the means for objectively evaluating alternative detailed landscaping and screening plans. He pointed out the difference between considering buffers in quantitative terms as � opposed to qualitative t�rms. Ne discussed front yard landscaping s�andards and suggested clarifying Sanguage char�ges and additions. o Commission��r �astile comnented on the staff ca�nments pertaining to front yard 1 andscaping, stating he agreed each home owner should be allowed to determine their own design. ! o There was discussion af non-con�orming uses and landscaping requirements � for parking lots. Commissioner Castile noted there was a need ta kee� � parking lot shrubs low for safety considerations. � �� issioner Fessler seconded to accep� �� Commissioner Barber moved and Comm �h� changes as written by Planning staff including the staff �� recommendations presented at this meeting. h i' Motion carried by unanimous vote of Commissioner°s present. � 6. OTNER Bl1SINE�S � r Senior Planner Liden discussed the schedule of upcoming meetings, with � the next Planning Commission mee�ting scheduled for March 4a There was '�, discussion about setting up a joint me�ting with City Council , which � would pcssibly be held Feb. 19t h. � �C�mmissioner Fyre requested Senior Planner to forward a letter of � appreci�tinn to Commissioner Peterson, who resigned rece�tly. � �,omnissioner Fyre suggested that p`ianning staff present infarma�ion to � I Planning Cammission pertaining to the new 10-foot woad for �ewer � , maintenance and nther new conditions regarding subdivisions. There was �I discussion about ways to address the continuing problems of school � overcrowding as it is connected to new building and higher densities. �• o Senior Planner Liden said h� would contact the City Administrat�r and � Co�nunity Deve1upment Director about the school issue. Commissioner � ' Fessler volunteered �o act as a liaison to the School Board. � rS o Commissioner Castile commented on the number of reversals of Planning � Commission decisions by Council. There was discussion concerning the � , items called up for appeal . Commission Barber suggested there are benefits to having the second level of appeal . The City Council Meeting RECAP w�s discussed as being a good source of information about the C�uncil decisions. `+��` PLANNING COMMISSYON MINUTES - JANURRY 21 , 1991 P�GE 6 . , ; .. _ _ .. . � �,y„�,, •-�'"-„-, F...,,.•�t^' ,...�. ,,-;.. .—..�_..,.. ,..._., ,.....-.... � 'rE . ; ' . „ .,-�, . c . � ,, . -. ,. �, ,;.r rc . -_-.. .. . � n � ,...f .._ ' � __ — ' . ..�': ,. s . . . ..:: . + ..-. ::� � .,t:... .. .... ��.: . ....; ��....:.� �. :l. .�.._.—...�--,.�.....--,,..� —,:,W._-��„�..:.- �,.s,.a., �, i..d:':ie....el...�F i.r:..��w:.�..�:.._..a;.................. ........�....._ _.....�. .....,........,,u�..,.,......,....-..,«_„�..�.�.-...�:...,......�,.,."....:.�.....�...�,«., ........,..�.......rW... .,.,��........,...«...n...�..t...e.�....w.....�.........�......,._...,.._,_ . i � f C� . ; : C��- ; o Commissioners requested demographi�,�nf�rmation from �taff re�garding � inventory of remaining �aca�n� ��arcefis, �umber af subdivisions that hav�e ; � came t�n Tine, number of muitiple family units r��maining to c�me on line, a�nd the funds available fo� sc�ools. Commissfioner Fyre suggested a �, presentat3on on how the tax base is developed. There was discussion about whetk�er the City or Schoo� District can impose a tax for ca�p3ta1 impr�Yemerets such as for bu�lding � sChool. �' �IDJOURNMENT - 10:05 PM �. �a �; ��=�..�{�� , s: Ellen P. Fo�c, �ecretary A'TTEST: .� .� Mi t �n Fyre, Vi es1 nt , �' �. �� '"r.' � �;I � i i i � � 1 . � � ' � PLANNING COMMISSION MINUTES - JANdIARY 21 , 1991 PAGE 7 ,. ��.� »r,`N-, r _ .q. .� tq' r �-��.. � �., � ."" r , . � ,r . . .t .. _ . .. , _ ,_ 1. , ,.�r , , ._ �. _ _ — �� §� �� t � 7803 �� P.O.BOX 370 PHOt�E(5033 684-0360 ��C� _ __ - .___,._.—._-_- ?� BEAVERTOiv,�REG013 97075 � '�fta�s��ri��a�l�&�ca��dler��b��e�i��d�a�€sa�ssi�o�- Legai ��ce Ad�e��e��¢�� i � 1 t : P I�.a�tla�T4g�i��a��aes-�`i�wn I�iai1=, � �= k:,� �3123 �� i��3ive�:,Ti�ar��'��o�'Ps�b�i�`:€��aat�ae� �; fi � u, e= ��1��he�tt� �all be c�sdtactted ��'-..'" � � Tea�sheee�o��ce t�s€aiYt€2riy'S aatviQed.°1C� p '' � in as.�tazdance�ath e�:rules€�f ci�a�ster 18e3�ca�t�s��"��icip�t ,� Ci�y of T`i9arr�A I� �,; � ��, aica�e o��i�avia ��'�a�au��ma� �_ � �s�f�he,�I��iies��tat��€e�s�c►n,�ail�are� �� x �33 � � °� ��se�a�ssue ag� o��letcer p�clua��as� ,�d�ai�use� � . � iig�rd� Or 9722��t��it�� s��i�g� the ergierian.faa��e C�r�a�n�a�it�1��e�t£�de�.r �,� �� i�ea�siv��t w��r a�:ni�t� � �ga�c'�u�"� � ��a�a�8h�t csi�ion. er f�a�i�cie��s�y'be�btaaa�e��ra�t�s� f� p ' g�I�ivisios�ac 13125 S�' I��1wd.,�ig�,��n�a 97223,orli!� " �f�9-4i°F�. �. �� . , �. �� AFf IDf��l� �F V��I�P.�l�i+& S �D3i � A��l?�'�IEL P vi�N7C�l3 = ��'�� REt�O�, a ss. � �'�� .,��a S��.t'�-(�J12�PaFt�AP3��1�94�-�� p9JA6�Y a��ASH�&Vta�C��1, � A+i�F�� „ �� Koe:hler �3 a�u��P `�evel�ree,�tfgubdidig�o�n ap�gova�ta.�tv�de�� . � Judi�h — ��pre�x�a�,ate�y 25.�-acre pa��l anto ?� lc�is g��ag��ag.�t�ree�: s ��iea� first dvi� suvorn, d�pose anei say thafi € �m ihe f,�v�rtisi�g ��yy��i€taatei�7,JOd��nd 35,�?�n�te�eet ii�saze.t�,tsm��yaL�� 'srect�r, ar has pr9ncipal clerE�, �€4h�--�.��Times ��nsimve�€�sr��w�ov�Em��wfor xat�ia�e�p2,��eet0$ �.� a newspap��r o� g�necai cirr_ui �ion a defin�d in �€�> 1�3.0�� s�itS�}?s�v�ec�O�eSt�taC�ltY�ita S ste�t?s�ars��e�r�Y..��Ye�ti�st�:is.. �i and ��3.��0; ��a��as�oed a��r� ier �n� ��ra�aace��aova�s t�fi��ode staiadards: 3 e�r�d��st�c en�muaa_ r afore��is� co�s�o8y�nd s8ate; #tea�Rh� ��s�itis��t agiin�r C�ll�t�r sYt�ts'�YtDi�'i 8 35�?f�Ot��d'au�t0-8�(�ftMd& �' 'Z�rd �� T"' �"'T�,;��nr, NleetirQ SIIiEaZ�i6Si�F!r�1B8s��'aE1e�ss#E1�s'�)��c�`rd�iarB�CS a�i�1F��sld4. a prasat�a� ea�y o�e�hi�h is he�eta� �ntaex��, v�eas pasb�ist��d in th� only�f aill treantar Coflieetog�►�i�oC�l'�s9re��s�$r��I�1ve��r��; �i G�ie suceessiv� and sia�es e��s�3: �tree��s n��m�y�` �� ra�ir� asscae o4 �aid newsps�s�rfnr— � einads.�aipl�ofcu,�-d�s��tsd�tetos�gtz�ss�f� '4)� �, �osasccsstiwe in�he�olto�+isag ass��s: ��s�Ic�l si�t�$-tvSys fi�11��0�4��#;�c��}�'• ;t� f �a�de��tinc��olte�t�sl�ets��t��xi��t€vf�2�fo�1�°la as�d a� �: de Januar}r 10, �9�1 ��ca�stre�ts'fr�ana a��ri�auat�o��'o t�'1.��'a.��P�: 1Z�-:5 �'D��, �� (r.e�i��cees�l,4.�a�nitsiacs�e,��a�r��e��P�ae��R-'7(ResadenEaat,�- ,; s u�eatsfaere��r�'T��T,�t caf Yhe sase�t��a ter�aa�us��S.�f:�32ns$ 8'. � c�ven��a��aoath of S.�'.�aall� �€�€��€�.�, 12514,tax�o� �; — `,q / C�` '!,✓� 14�D�d 2SI g,4�,t�x 8cst 124dD): _ � � � , �.�. ,�-:� ` � O�th day of January 1�91 � Subsc�ita��d �rad sr�orea 4o befas� rn�2h�� ,� � �3�'7`-�� f�fi��. i o#ar�f �sabiic fio� Or�gora - Y�L3°i��' �° � ` CLP�3�t�ICB'��• � �o,�Ccs:�aeaaass�on �x�a��es: �,e,��. �, l�3 1� �y G�B£a�iSSE��,��b,9 �� . � ;� � , 1 ....�_�.,�,�� :_4�. :.. _ _ �,.. . _ . , � . . �. � ., � _ .._..r.,...,�_ �� . ,� .�.�._..�. � � , . , - - - - - � �, . g: '� ��,�� ;-, , ' .' , , �� ;. �"�i��s��a�tha�'ssll��i�g iaz�c��`��o�ment� p�av�is�u��2�.��r� � ��,.�)��t.��uet�rr�e�a��w�Pt,�!��azt��aasa�sn grr�li�ieie;ar� ; ; �1s�e#tp,p�e�ua1'�`�r'�7g�1�it,t�t�c�.��+,sgbd��iai��; ��'��ria�r�es t��; � Cc�a�aene�xut�y.��w�io,�r�ent��sf�;t0,at�s�tra�lte�vir:a��t�rt�f�'�me��s��; �1i�4�'#�tsxeia�nd$�3�pubin�str��wrh�%�s�i��tl�,i'4uier�t�rt�trr�t�s ar� + �YF��9�;b��t�t��treet'��r�s�4 f�et�s ris�ihm�.11y Y�S�t�i�'��{;�`�,��£i��W1t�L`'t��,8�0E r,Y��i$�46�:W'�Y 3N�i�h'E��•�Q,�'C�'g�S � �nc��rn��r ��;d�ca�leek+a�'st��t:a�1�p�xcet��,i��ier�s 12. � t� p�tc��it►�n�itau�t�graqle is�t+e stanc'�rd,�n�l�)sidewalks��t�e�id�c�� lo��tr��;��s��v�s>�n bo�tt si�es�of Ia��s�qs ace��a�r�:;; � ��3�,�;�.5��sg+��1. �:unic�aos��&C�'�,�'��►�;�Tc��i�a�'�ull" i �i��arad��a d:�'��1V..��1sz:��na��ai�d'��+'��i�C�a��re�Y � � �� (�k! 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ADDRES&, AND YNGZUDE YOUR ZIP CODE ��' _ �; -----===._s=aaa=m_x=m==aa.=a�a==a�==aa=;sa==rs�=aaaaas�aaasaas�=oa��esa=oas:s�=�=�_==��n�=: ` . PROPON�NT (P'ar the propoeal) OPE�ONLNT (Against the propasal) r, = a =�sa �a_aa�amseameassxsm=aa�-==sxx=ac� soa�s�s=s==s�as=x��s��=�_a=�o�xmc>o==a�so==� � , aPririt �t�/�iddi��es%�tiiap �;'Affiliat"ico� `- �r3nt Na�n�a/Addlseee/�ip,& Affi1.-iat�c�r�`> E . : � � ; � s , � ;_ �: �� a� �� t�� ;� +;x � � ; �� , �� ! � i 4'. _r ' . .� . . tl� , i � i � � � � t �. �. �.., - .. .-. .. -..:,-... �.. �� .... .. -...r..:..� ....._,. ..,. 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Th� Tigard Planninq Commieaion hae reviewed the above application at publ.ic hearings on January 8 and 22, 1991 . The Cottuaniseion ha� based its decision on the facta, findinge, anel conclueinne noted below. l�i. FACT3 1. General Information - CASE: Sexbd�vieion SUB 90 0007, Variance VAYt 90-O�D7.1, c 1 eous MIS 90-0020 Mi.s el an REgU1�STs 1) Preliminary plat review of a pr�oposal to subdivid� three s�xcela totalin 2.4 ��ree into 10 lots ran�ing in eize from P J 7500 to 10,400 aquare feet,. 2) A Varianee is requested to allow two of the proposed lut� to have lesa than the xecluired 25 fe�t public atreet frontage for lots created through the subdivieian proc�se (Comnnunity Dev�lopment Code Section 18.164.060.�). 3� A Variance ie also requested ta allow a local atxeet intex�sec��ion affeet of approxi.mately 65 feet along a coll�ctor �'C�fE:CiG Ylii`1��B�L3 �:vC[uuu�i5.zy BC`vaiv�itu@I3�`. �C+f�8 `.�'@�:�sivia i°v.iv-�e.a�.,�av.�r etatea that in no caae ah�l.l th� etaggering of street int�rsectione along collector etre��e create offaete of l�se than 30Q fe�t. , 4) Lot Line Adjustment appraval 3.s neceasary to allow a 15 by 145 foot etrip in the north�asterzn corner of the subject property to poeeibly be add�d to on� of the ad�acent parcels. COMPREHENSIVE PLAN DESIGNATION: Low Density Ytesidential � ZONItdG DESTGNATIONs Y2-4.5 (Residential, 4.5 unita/acre) � APPLICANT: Waverly Conetruction 31835 SW Count,ry View Drive � Wilsonville, OR 97070 AGLNT: Burton Engineering 3 302 `Tigard Plaza � Tigard, OR 97223 OW�IER: Aaee B. Otto 14200 Si„1 97th Avenue Tigard, Oregon 97224 LOCATION: 97224 SW 97th Avenue. East eide of SW 97th Aaenue, approxi.mazely 40A feet eouth of SW McDonald Street (WCTM 281 11BA, Taac Lot�, 100, 106, 107). 2. Backaround Informat3.an FINAL ORDLR - ATTO - SU� 90-0007 PAGE 1 ... ��->�., .k . R..�.��„ .�m�.,.,,^.-,r-�._>_...�m.�._._,_._.�.,.rt,��_.,��..,,�..,rti.�-,-..,,...,,w...m,.�,.,.,,_.,.�...^..,�,.�-.,.._.,.�,... , .,,.,._�.,..T.,�.�..._,_r.��.�.�r .,�.....�,. �_.��...�._,a_,,._ _ �_. � _ �_. .. . , � ��, On Nfovember 6, 1980, the Tigard Planning Commisaion xeviewed a subdivision propoeal to divide the parcels into ten lots. The �roposed �ubdivision lote would have recei.ved accese from a new �aet/west street on the northern edge of the parcel, a new segnnent of SW Mountain View Lane along the property's southern edge, and one parcel having direct accesa to SW 97th Avenue. The propo�al was approved by the Commiseion, but the plat was nsvear recozded with Washington County. That approval has expired. � On �'uly 10, 1990, �che P].anning Commission re�v3.ewed a proposal to divide the subj�ct parcels into nine lots; eix lots receiving access from a propoaed f north/south private road and thr�e lota fxom a north/�outh public road f along the eastern edge of the property. A new aection of SW Mountain View Lane was proposed to connec� theee two roada tn SW 97th Avenue. No variancee were involved in this application. The� Commiasion continued the hearing on this pro�osal in order to allow thg applicant and ataff to reconsid�x the subdivi�ion's design after hearing testimony on the proposal £rona the applirant, owner, and neighbors. Th� current proposal by the applicant ia in resr�onae to tYne continuance. No other land use or development applicatione regarding these paraels have been reviewed by ttxe Ci�y. 3. Vicinftv Infor�ation The subject parcels are surrounded by other propertiea deaignated Low Deneity Residential by the Comprehensive Plan. Properties to th� north, ea�t, soutri and northwest are zoned R-4.5 and are developed with a comb3.nation of recent �ingle family rQSidential development to the north.west and older, large-lot eingle family residences ta the r�orth, eauth, anci east. SNT Mountain View Lane dead ends approximately 145 feet emgt of the soutneaBZ�rn cc�FseL of'tY�e �ubj�ct prog°='t��e_ 4, Site Tnfnrraation and Pro»osal Descrintfois The aubject site coneists of three tax ].ots comprising approxit�ately 2.4 acrea. A single family reaidence is Zocated on Tax Lot 100, approxi.mately 140 feet from SW 97th Avenue. Two outbuildinge are also located on the subject parcels. The parcels contain a eombina�ion of og�en grass covered areas �long with landscaping trees and several large fir treee. 2he properties slope to the northeast. �Phe applicant propos�s to subdivide the eite into ten lots as illuatrated on �he attached prel.iminary plat. The existing lhouae is intended to be retained. A Variance is requested to allow two of the proposed lots, lote 2 and 5, �o have less than the required 25 feet of publi.c atreet €rontage for lots areated through the subdivision review proceea (�ommunity D�velopment Cede Section 18.164.060.B). Zn addition, Lot Line Adjuetment approval is n�ceesary to allo�a a 15 by 145 foat strip in the far northeast@rn corner of the subject property to pnssibly be addee3 to on� of the adjaceant parcele. Staff has added thia approval rec,�ueat to this agplication although the appliGant•s preliminary plat and applicatipn do not address the need for the adjuatment or show this strip of land as part of �h� subject property. A Varianc� i� alao requested to allow a lacaZ street i.ntereec�ion offe�i: af agproximate5.y 65 feet aZong a coll�ector street wher�aa Coa�tunity Develo}�on�nt Code Section 18.154.030.G atates that in no aaee ahall the etaggering of str�et intersectfons along collector streets create offsets of l�se than 300 feete The propoeed location of SW Rhonda Street along the properties northern boundary is offset approximately b5 feet sauth of the location of SW Elroae Street on the oppoaite side of SW 97th Avenue. � FINAL ORDER - (yTTO - SUB 90-0007 PAGE 2 i � , —..�-.�.�--.� .--�.�._ .._ - - '� .,i..0 z�..CuY,.......a._v..,.....u tt..s s,a,z._y :, _J- �... .. - . . . �v.a�t...f_c.i._. . x. y...� ... ,. .. . �_u5:.`�'«..� �. , .. , a.d.,i..�:i�::.x_3-�'-....�w:�,':.,.�..c.a.._.�.-�..�.�...�v�z ::. ��_i..a.,..La.,N,..... ..u=.t..c.1�.. ...,:_.,�,.w.r..�:rl:.+x�.v,r,;_v.�.,3.<._„- --_.t 1,.f._i�, �...�...vD....x<S'.:�._..�...�.:.. Y.' 1 � } S� �T.J 1�� A The �subdivi�ion would be pro�ided with public street access by two pub S�� streets �o be derreloped on the southern and northern boundar3.es of the site. The applicant p�opoees dedicating 35 feet of right-of-way on the �,M ,„ eoutll �3.de� of the property for an �pproxiinately 350 foo� segment of SW f Monntain View Lane. An approximately 145 foot long gap would exiat between ��'' thfs eection of SW Moun�ain View Lane and the existing section of the �� street to the east. The applicant proposea conetructing two-thirda street �;, X improvements on Mountai�n View Lane con�siating of a 26-foot wide road �� ` �urE�ce with a s�andard 6-fnah con�rete cu�b and a 5 foot aidewalk 4n the jr� narthern side of this street. The preliminary p la t in d ica t e s a 25-foot �� wide right-of-way dedication i� intended f�r SW Rhonda Caurt on the property's north side. The eubm�.ttal shaws a typ3:ca1 local street section �� + for SW Rhonda Court with two-thirds atreet improveaa�nte although it is �ot elear how thie would be constru�ted on the aubject property without �� additional right-of-way de�iica�ion. The typical str�et section� submitted with the prel3.minary plat, as well ae the pZat ite�lf, ditional feet of � additional ]:6 feet of right-of-wag dediaation and 8 ad �� pave�nent section ia anticipated to be prov3.ded ttirough development of ttae � adja�ent parcels at some point in the future. � � sanitary eewer service is propoaed to be provided by extensions of the � exi�ting �ani:t�ry sew�r loaatc�d along the east aide of �the project. This �� exieting sanitar� sewer l,i�e was previously constructed through a local improvement die�rict. The p�operty �o� approxiraat8ly n ne ye�rg,future � devel.opment potential o� the property � Stostin dra3.nage ie proposed to be collected by a network of etorm aewere flowing to the east and noxth fo3.lowiaxg �he exis�ting sanitary aewer easement�. '�he storm aewere woulcl outfall inta a draxnageway approxi.mately 150 fest northgaat af the eite. In acldition, paraels aTautting SW 97th � Avenue would be �ervesi by eacisting ato�n sewera in th€� etreet. A &ubdivisi.on prelianinary plat review request for the three para�ls 3 immediately to the north hae been made to div3.de the propertiea into 7 lots (SUB 90-0013). That request algo include� a Variance requeet to allow an offaet �ocal etreet in�eXeectioa with a collector str�eet. 5. Acrencv and NPO Camments � The Engineerine� Division has seviewed the prope�sal and offers the foZlow:Lng comments: a. The aite acc�esaea to S.W. 97th Avenue, a major collector str�et. The q appliaant is proposing two accese points: 1) an extens�.on of S.W. � Mauntain View Y,ane, and 2) a new proposed road, S.W. Rhonda Court. :� The �ec�nd access point, 3.W. Rhonda Court, doea nat aatisfy f� ' Cosimunity Deve].opment Cade Sec�ian 18.164.030.G.1 wtnich re�uires that �� str�ete makiag °T" intersections with callectors have a minimum of ¢ � 300 feet of separatfon. � � , The Enginesring Division ha� ��so be�n re�ea�ec� �Sy cne �i.anning � Department to make comaaents on another propos�d sul�division, � SiJB 90-0013, which is located asljacent to and to the north of this proposed subdivision. The common point of int�rest between the � propoaed subdi.visiona w4uld be the proposed ac�esa road, S.W. Rhonda � � Court, which would provide acce�s to both aubdivieiong from S.W. 97th � Avex�ue. �oth aubdivision applicatcionB require con�ideration of a �� variance to the intereection spacing standard. The applicant for SuB �� '; 90-0013 hae �ubmitted a narrative addressing the approval �riteria a� for a variance ta Communi�y Develcpment Code Section 18.164.030.G.1. � '; �`� The City Cauncil directed the Engineezing Degartmen�� to revie�� .; �,4,, FIPiAL ORDER � OTTO — 5US 90-0007 PAGT 3 ; :; �;��; �� a ; , — — .�;r"?.,',—t—�- Y^'_,�":;�, _ �, ;: .,,. . . ... , .,. .. ,.�- , „ .,�.,._,,,.�;., -, .., . — C ....� ,yr, ., .".`. �.. :.: ,. ... x.: �,. ,� .�. �:_ . {,�. J.. . . ... ,.— ._ — — ' ` —� �-.�.,�.�-5 � � �:.. __ . . � � optiona far future development of the area bounded by McDonald Street, 93rd Avenue, Inez Street, and 97th Avenue. Several conceptual plana (see attachmenta) were prepared by tlae staff. All of the options meet the requirement of 300 feet of separation for "T" intersectiong, and appear to grovide adequate traffic circulation and adequate en�Qrgenay access to the neighbarhooci. Our joint (Plann�.ng and Engineeri.ng) review of these conceptual optiana indicatea that buildable lots aan be developed, in complianca with th� Community D�velcpment Code. If this subdivision is developed prior to redevelopment af the eurraunding area, it will be neceseary f�r the prospective developer to provide a minimum of 34 feet of right-of-way and half atre�t improvementa to include a minimum of 24 feet of atreet surface for SW Rhonda Court. Basecl on any c�f th� street alignm;ents optiona that the staff has reviewed, there waulfl be no additional burden on th�s s�eveloper, and he may b� able tcs recoup a portion of hia inveatment . unde�r tha new Tigard Munfcipal Code, Chapter 13.0�. If this aubdivision is develop�d along with SUB 90-0013 and ', ueing any one of the options proposed by ataff there would be no j • additional burden on either of the applicants. In fact, there may ' be a sav3.ngs to ths applicants if they pur�ue the options ae provided in Chapter 13.08 of the Tiqard Municipal Code. �h�refore, we conclude that a workable street system, with the eactenaion of S.W. Mountain View Lane a� propaeed by the applicant, can be developed for the area tha� would not require any vari.ances. 1a. Sanitary sewer �ervice is avsilable trom an existing 8° line on the �� ast and w�st eidee and portions of th� north and south progerty lines. The existimmg sani.tary sewer lines were constructsd through � local improveraent diatrict in the �arly 1980'e. c. The applicant ia proposing to run th� storm draia�age syatem into the existing creek that ia north of the property. Thia may still be accomplished and is not dependent upon �he atreet/lot lay out. d. The Engfneering Department recomraenda denial of the submitted preliminary plat and propos�d variance to th� Comnnunity Development Code Section 18.164.030.4.G because of the substandaxd street p intersection and the traffia eafety problema th�t it could create. The Building Division has reviewed the proposal and has commented that a plan showing the location of u�ilities for the existing house muat be submitted (i.e., water li.nea, sewer lines, rai.n drains, septic tanks ard dra�nfields). If any of these utilities will croas the proposed new �ropeLty lines, easements will be req��3red6 ??ain draina for the existing hnuse shall discharge to an approved location. In addi�ion, the Building Division has aommented that private storm drain lir�ee music be provided for lots �l through 8. Tigard School District Pio. 23J has noted concerns with its ability to m�intain the curxent level of educational programs and echool facilities a� the resul� of ragid gro�vth throughout the diatrict. The gxojected enrollment from the proposed development is 3 atudents at Templeton Elementary, anci 2 student� at Twalit�r Junior High School. When combined with other proposed development projects, the total projected enrollment 3.ncrease �xceeds th� faca.lities' d�aign capacities. Further, the Distriet cannot guasantee that the new school� which are to apen in 19g2 wi.11 have the deaign capacity tr� eerve all of �heae prapoaed developmenta if the rate � FINAI, �RDER - OTTO - SUB 90-0007 PAGE 4 � ,.� ..-.�.�... ..____._.._._�_. __ _ ._.__-. . __..._, _:..,._...�. ,- ._.._.��,..___..,..._.._ ._ ;_. . . . . _ --�:�...��. _: _ _�_�::�. _.�. ;�. _ti. � „ �, ��...,.�� ,_�, �� : � ��.� .�a4��i.�.i`i �:..v�v.i.,r v ._..n..c _wouhv._ Y4..,tVAI°:,:n � J� / t of grawth increases, Pros�►ective home buyers ahould be adwiaed that ►e etudents may have to be bused te� other schc�oa,� or placed in portable classronme� �he Metropolitan Area Communications Cornpany (cable television) requests that it be contacted by the developer Qrior to constructi.on regarding cable installation. , I NPO #6 has reviewed the proposed subdinision and has recommended denial af the propoaed variance to create two rlag lots with insufficient raad f�ontage becauae the NPO is aonc�rned that the proposed flag lots are inconeiat�nt with the deveYoproeng �attern of the �urrounding neighborhood. ' The Tualatin Valley Fire and Reacue District, Tigard Water Bistrict, PGE, and G�R have reviewed the proposal and have offered na comments or objectiona. - No other comm�nta have been receivsci. B• FINDTNG& AND CONCLUSIONS The applicable criteria in thia case are Tigard Compreheneive Plan policies 2.1,1, 7.1.2, 7.3.1., 7.4.4, 8.1.1, 8.1.3, and 8.4.�. and Community Develop�nent C:ode Cha�terg 18.50, 18.92, 18.134, 18.150, 18.160, 18.162, and 18.164. The Planraing Comrqisaion concludes the propaaal ia consiatent with all agplicable Plan palicies and Cods criteria based upan the �indinge noted below: �` �. Policy 2.1.1 is satisf3.ed becauae Neighborhood Planni�ag Orqanization �6 and surroux�ding property Aavnera were given notice of tha p�xblia h�aring on the subd3viaion propoeal providing them an opgartunity to comment on the pro�,osal. 2. Policies 7.1.2, 7.3.x, and 7.4.4 can be eatiafied because assurance o£ the extension of seraer, water, arad storm drasinage fa�iiities to eerve the deve�.opment will be requir�d prior to approval of the final plat. 5anitary and �tarne �ewers pres�ntly exist on the east�rn Erortian of the property. A water line and atorm eewer are ioaa�ed ` within SW 97th Avenue abutting the property. The apglicant has � indicated that these facilities will be extended �within the �ubdivision in confarmance with Gity standarde. The Engine�ring Diviaiom has indicatec3 that the preliminary glans for providing these utilities appear adequate. De�ailed public improvement plans w.�ll need to be approv�d prior to recarding the plat. 3• Policy 8.1.1 calls £or the provieion af a aafe and efficient etreet eyetem which will acaommndate present and future needs. The prn�cysed atree� plan go� �he �ubdiviaion eatiefies this policy because th� develo�men� would provide for improvement of the existing right-of- way far SW 97th Avenue with aidewalk and streetlights as well ae the min�tmum necessary �nterim pavement widtha aad aseociateei 5.mprovements for the exten�ion of SW Mnuntain View Lane alQng the south aide af the groposed development. The proposed MQUa�tain View Lane extension would improve oppor�nn�ties for redevelopment of the adjacent parcels to the east and sauth without placing an undue burder� on the future clevelopera af those parcela with regard to �ompl�tion of etreet i.mprovements. The propoaed se�uthern atreet would align with 3F1 Mountain View Lane 145 f FITTAL ORDER — OTTp — SUB 90—OQ07 PAGE 5 ..,-_ _._. ; ... .... ,.. ;-�. ,,.,� , ., - r ; ,x.�-�- --- , -,.s�- - u�:_.m+i.—^36H.."-^- "�'eiaiwr�i� "^� =iiwi..=�Srwi.. ._. „ -.� , ., a , ., di � . . . . � .�u.«.-:��!F�.'a�',Jv,.1�w.:�a�. '� . �� .. . � : 7i+....,..,..111SU�w....�.�.Mu:'iu._v..x.:+.x•saua ..a.:6n'ii:S�a k3_L...w�cd.;.';,-vu..v.....:s'�'�k......' . . .. ' . ) ._..e:Ata'F'r'54�i..3_-*.�.u�.s..a'u.,t.. t -"y9i._u.a.-i� . . ' , ` b.wvww.�......m':i.�ui+...+��'u.LLCT.J'MCmi_Wb.i....�.ivaL�6a�y•�•�t.GtYv:1�S � i � Y. i �''"� { ��^ (\� \.-� +`, fee� to the eaet and therefore would further the C.£ty•s goal of prov�ding for a local street connee�ion batween tk�e n�ighborhooci to the east and SW 97th Avenue. A a3.gn hae been poste@ at the wee�kern tescnnin�s of SW Mountain View Lane fox some �,ime noting that tuture e�ctenefon of the street has been conteYqplated by the City of {`'.� � Tiga�rd. >s;:: . Th� preliminazy, plat ie also cor�siet�nt wi�h Policy 8.1.1 wi�h regard to �he loCation of the propc�sed Rhonda Court/SW 97th Avenue iater�ection with respect to the ].ocation c►f SW Elrose Street on the oPPosite side of SW 97th Avex�ue. Community Developnent Code Section `; 1�.164.030.� atatee that in no case ahall the sta intersectione along collectcr streets create off�ete af 1 ss than 300 ; feet. The app�icant requegts a Variance to allnw a lncal atreet ;; intereection offs�t of approxi�ately 65 feet on a collector street �or the pro�sed a�ignment. Sectrion 18,150.120.8 of the Gode contains criteria for approval of a variance �ta a code requir�e�t �hat is beiag reviewed a� par� of a aubdivision application. Criterion 1 There are apecial cireumstancee or consiitions affectirag the pro rt ,� which are umuaual� and pe�uliar to the land as compared to other 1$nda <:� ��imilarly eituated. � a• Pre3.iminary plat configuration for Lautt•e Terraca, Grandview i; mcr�a (Templeton I�atates) and SoZarcrest, (which includee 3W � �lroae Street) were plariaed jointly with owners aaid the City in ��e ��-a981 pesiod ta accommod�te and supp�rt the LZD for 97th Avenue and the 1�eDon�ld 3ewer LID. -The �ropoaed locations of Elroee Street (Sanzen) and ghonda �u� �rg e$t�1�Hhed a�a , a part af the LID pr��ecte (eee �a,�,lit� �� a�-a��it p��s) � a�-�d �re tehe earme as ro y Pg eorsetructed and assees�m�nta 1 vied based i�� 3ewere were Proposed �ligrupent. Ownera wer�e encousageci b nthe Cit 9dto accept eueh confis,rixrations to £acilitate the LTD and th� u�ual asaeaement procedures. ,,; '' �• Lautt filed �n ori inal eame con:fi g Preliminary plat applieation for this m gurat3on on 5%2/81 for a eubdivis3on cn 2.58 acre� in an R-7 z n�roval of an 8_1Q�k ` wexe applied and Lautt acknowledged same an 5/22/81. cTheifinal action s�agf report wae dated 6/26/81. Baeed u � ; approvaS., Lautt proceeded with the final plat board. �B�cause � of the state of the econnmy in 1981, the fina2 plat far this Pxoject. alang with numerous oth�re, were not ti�nely filed, and approval� expired. °<< Criterion 2: `�' The variance is necesaary for the subdivision. proper design or function of the ' a• The eanitary aewere were deaigned and conetxucted to serve th� `, cu��ently proposed lots and e�reet conf.�gurata.on. � b' The PrOPosed Rhonda Qourt, lxa�ion best serve� both the , proposed Lautt�s Terrace and Grandview Subdivisions. :�; �' �• Existing accese easemente through the Lautt tract to individual ��` progerties to the� east fall within the ! location. ProNOeed Rhonda Court ',S F`INAL ORDEIt — UTTO — �UB 90-A007 � PAG75 6 �� ry c� i � T M1 � ��r r i � � r� � � '��''' � , ,t. t-. ,, � t�''.°, .�.,. r .wk '4�- �', , r , ��- .,�,�', , , i ��f ._ . . ... .. ' ..0_ �' _ _-*��..-�r--,-_•' _""r^7'r.-^.m.--,. . . _,�-�� _� _. _._.-�,:_��_� �_� �,,.. � �,.:;: ,. . - �w::.� .,��; ��:..z., .c.>..,n�. ,...-c...��:., �.�.a:xs� ....cr,1n...�a�ba �...n..xa.:,,.. .. .....,,.�s ,�.u.a:rl:r ��t_..N�:, \ �% Criterion 3- The granting of the variance will not b� detrimen�al to the public health, �afety, and welfare, or injurious to the ric��hts of other owners of grogerty. a� The propased Iihonda Caurt lo�atioa� best accommodates rights of the ownerg of Lautt's Torrace and Gxandview Acres in providing rease�nable� and attractive access �o eubdivieion lots. Tt also accommodates prior acceea rights for individual properti�s to �he e�st. b. Since 9?th Avenue fs a through street, both Rhonda Court and Elrose Street will be controlled by stop si,gns. Very little east-west cross tra£fic is amticipated between Rhonda Court and Elrose 3�reet. Criterion 4- • The variance ie neceseary far the preaervation and enjc�yment of a substantial property right becauae af an extraordinary hard�hip which would r�sult trom atrict compliance with the regu].�tions of this title. a. The propoaed etxeet a13.gnments w�re planned and approved jointly bg the City and owner in this area in the x980-1981 period. Development has occurred and property has been assessed based or� these atre�t a3.ignm�nts. The owner has relied u�on this �arl#.er planni�ng and it is not practica� to revise these earlier approvals. SucY� amendnaents would place an extraor-dinary hards��n um� }r!e �g�;�y��. 4. Poliay 8.].,3 require� that adequate right-of-way and street improvemente be provided for etreets abutting or within a proposed devel6pment. These will be provided as r►oted in the conditions of approaal noted in �ection C. of this order. 5• Chapter 18.50 of the Code ia satiafied because the siz�s of i�he � proposed lots are consistent with tlxe 7500 square foot m.inimum lot � size standard of �he R-4.5 zone. P�11 proposed lots should be able ta be bui3.t upon in confo�nance with setback and maximum site � coverage standards of the zone w�ithout requiring variances. �� The proposed Lot Line Adjuatment would allow the passible tranefer �� of a 15 by 145 foot sectfon of existing tax lot 106 ta either of tt,e s� adjacent parcels, tax lota 109 or 1100. Such an adjustment would §� increase aetbacks for exiating atructuree and would increase the eize +� of eithe�c of these other parcels. Either adjustment would allow �� these lots tn remain in conformance with th� minimum lot size and � dimensional requirements ef the R-4,5 zone and would alao be consisten� wi�th th� Lot Lin,e Adjuetment approval criteria (Community � Development Code Seetion 18.162.060). If an agreeraent is not xeached by the applican� �rith either of the adjacent property owners for � �ransfer af thi� strip of land to an adjacen� parael, the strip will need to be included in proposed lot 1. Because of the configuration , of thie strip of land, it is not clear what purpose would be served by attaching the atrip to l.ot l. The atrip would likely be a � maintenance buzden for the owner of lat l. The Commiasion strongly recnmmsnds that tl�ie strip of land be t�an�ferred to an adjaaent parcel rather than being attaehed to lot 1. 6. Chapter 18.�2 is satisfie�d because the proposed denaity is cons3.stent FINAL ORI3ER - OTTO - SiTB 9d-0007 PAGE 7 ' � �_ .. _ . _ _ - - . .... �., _.,,�-�- , -._,- ..�,. ,..�.M., ::=��.��-=-,�.-. _ -�. _ --�. --��...� - _�:-,...-.�;� .�..�� :. with Code requirem�nts. The area of the proposed aubdivieion provides an opportunity for approximately 11 dwelling units if dewe�oFaed to the full density opportunity af the R-4.5 zone. 7. Ck�apter 18.150 requirea that th� number of trees over six inches in diameter that are remoaed durfng the courae of construction be minimizeci. The proposed development•s streets, utilities, and residences will requir� the retuaval of a significant number of trees. However, the number of treee removed ahould and can be min.imized. The Commission wi11� require that trees over aix inches in diameter be removed only to constFUCt ut3.litie�, atreets, and residenc�s. Plane for txee remaval and protection muet •be reviewed by the Planning staff through an application for a tree cutting permit. 8. Chapter 18.1Fi0 ie satisfied because the proposed plat is consiatent w��h the applicable Plan and Cnd� requirementa that relate t� this type of request or variances have been justified. The plat name ia not duplicative �f other recorded plats. 9. Chapter 18.162 ie sa�tisfied becauee the recommended Lot Line Adjustment would be consiatent with the appraval criteria for a Lot Line Adjustmen� ae described in 5 above. 10. Chapter 18.Z64 (Street and Utility Standards) is eatisfied by the pr�li.minary plat submittal. The proposal would adequately provicle etorep drainage and sanitary eewer facilitiea. The typical stre�t sectinn and plan view o£ the proposed etr�et demonstxate compliarace with the atreet design standards of Chapter 18.162. The proposed local street intereection with SW 97th Avenue is nat consistent with. Community Development Code, but a variance haa been justified as =:��°:: �^vJ�^a iia t''.tt'ai6 VP`t�'C•2t. Proposed .lats 2 and 5 do not crantain 25 feet of frontage al.ong a street ae required by Community Develogment Code 18�.164.060.B. The Commission finde that the request satiafies the aubdivision variance approval criteria of �ode Section 18.160.120.8. which also applied to the etreet al.ignment issue diaGU�sed und�r Policy 8.1.Y above. �he Cammission finds the two propos�d flag lots to b� juatified because: a. There are unusual circumstances that exist due to the previously described LID and subdivision approvals whiah appliecl to this property. b. The variance ia neceasary to allow this prQpe�ty and the parcel to the north (I,autt� �o develop a� origi:.ally intended. a. The pxo�oaed design o� the� flag lots will not have an �dverse i impact b�ecau�e adequate vehieular and emergency access will be � provided. f C. DECISION The Plannf.ng Commission approve� SQB 90-0007/VAR 90-�0011/MIB 90�-0020 subject to the fallowing conditions: UNT,ESS OTHERWISE NOTED, ALL CONDYTIONS SF3ALL BE SATISFIED �R FIN'AAii�IALI.Y ASSURED PRIdR T� RECOFtDTNG THE FINAL PLAT WITH WASHIdJGTQ�N COUNTY. STAFF GONTACT: Chris Davies, Engineering Department, fi39-4171. FINAL ORDER - OTT4 -- SUB 90--0007 PAGE 8 3 � _.�..,,.. . , ° � � _.__ ,_. � � —�.--,�: r:�; _ � _�„�,--.�.::. __ _ _ __ , . ��t>;:,:. _.. , � � .. � .�, ._. _r._ _�. . ..� . �..__._. , .��.< .., .,,u._. ._��.�� . ._ ...�_ .._��:..�„._u,�.�.. _.� _,_,�,... s.�.._ . w. �. . ....a.�.. ... ..,� .. .. ...,. _:... �_ ... , ,. , •: _ �E ' ,: � . � �;, 1. The Tigar�iv:Llle FTeights street asseasmente will be eegregated svr�nly amonc� the propoeed 10 lote. The remaining principal of $23,387.47 {T.L. 00100 - ' $7.997.28, T.Y,. 00106 - $8,105.20, and ToY,. 00107 - $7,284.99) shaJ.l be �:,. segrega�ed eo that nine lots shall b� responsible for paying and ass�ssment ° of $2,338.74 and one lot ehall be responsible for paying an assessmen� of i�� 2,338.81. STAFP' CONT�lCT: Wayne Lowrya Finance D�pte, 639-4171. �,`� �`,`,� , 2e Delinquent interes� rslated to the Tigardville Heighte street assessments r;':� in the amount of $22,138.16 ehall be paid within 30 days of recording the ��'�i �ubdiviaion p1at. STAF�' CONTACT: Wayne Lowxy, Finance Dept., 639-4171. j�:3 F�3 3. Prior to issuing building permi�a for any lot, the total outa�anding t'.y aesesement principal and interest fo� the lot whiah containa the �xisting i'� hous� (].ot 5) shall be paid. Following the receipt of this payment, +:� building permite on all other lots shall be issued after the total �` outatanding assesement principal and intereat is paid far the lot on which the b�xilding permit ia sought. STAFF CONTACT: Wayne Lowry, Finance Dept., 639-41'71. 4. Lots 7 RND 9 �hall not be permitted to access directly onto S.W. 97th Avenue. 5, Driveway cuts ehaZl not be pez^c�i�ted within thirty feet of iatersQCting � right�of-way lines nor within five f�e�t aF property linea. 6. A joint use and maintenance agreement aYca11 be executed and reCOrded on � City standard forms for all common drivewayB. The ac�reement shall be � referenced on and become part of all applicable parcel Deeda. The agre�ment shall be appxoved by the Engineering �epartment priar to r�carding. i. in� �ggli��ia� r�iall �a�o�e�La�a �:at s�or:� drainag� runoff caa be � discharged into the exiating drainageways without aignificantly inapacting propertiea downstream. � 8. San�.tary aewer aaid atorm drainage details ahall be provided as part of the � publi.c i.mpgovement plans. Calculations and a topographic map of the storm � sirainage b�sin and �anitary s�wer aervice area ahall be provided ae a � supplement to the public f.mprovement plans. Calculations shall be based on full developm�nt �f the serviceable area. The location and capacity of F existing, praposed, and future 1�ine� shall be addressed. � 9. Standard half-street improvements, including concrete sidewalk, driveway � apran, curb, asphaltic cancre�e pavement, sanitary sewer, storm drainage, s�reetlights, and uad�rground utilities shall be xnatalled along the S.W. � 97th �venue frontage. Improvements shall be designed and constructed to � major colleator street atandard� and ehall conform to the alignment of { existing adjacent impro�vemen�s or to a� alis�nment approved by the � Engineering Department. 10. Two (2) eets of detailed public imgrovement plans and profile construction � drawinge shall be submitted fo� preliminary review ta the Engineering Department. Seven (7) eeta of approved drawings and one (1) i,te►�ized �onmtruction cost estimate, all prepaz�d by a P�ofessional Engine�r, ahall be eubmi.tted �or final review ancd approval (NdTEe thege plans are in acYdition to any drawinge rec;uired b�r the Building Division and should only I include sheeta re].evant to publia improvements. I 11. Building permits will not be i�sued �nd conetruction of proposed public �� improv�mente sha11 not commence unti� after the Engineering Department hae ��eviewed and a�pro�r�d tha public imprcr•*remen-� plana and a street opening pern►it or conatruction compliance agre�cnent has been executed. A 100 � FII3'AL ORDER � OTTO - SU� 90�-0007 PAGE 9 � I � I �x:� I �:p �� _,_�� _�._.. _�. a. .r _. . ..._ . ._ _ �,--� � _ .. - --- — — — = - �...... ..�.,� .z.T _.., . _ .._ _:, p�..}�.r.� :� . , . ,; ,_. _ __ ___ _ ,..��..n......_r ,�,,.�,u��u>..,��. _:� �,.. ..�-� ._. .,_.�,.... ..Uu N.�_. . __.� � �. _ � .., z�� ,. .� ....a_ .. , .. ,, ,_,- , ;!.. . �,. �,.:z>:�.a� �_,.. f is� �.,...�.��.�:,._,,.,w, �, �_..,_ �K. u ' �.. �� '' rformance asaurance or letter of commitmento a developer-engineer �- peraent pe �`� agreement, th� payment o�E � Permit fee anc� a eign inetallation/streetlight fee s�re required. � tY,t�$ 5.W. �:r 12. Additional right-of-way shal,l be deda.cated to the �0130 feet from th� l�� 97�g Avenue frontaqe to i.ncrea�e the xight-of-way ri ht-of-waY `"fi �� centerline. �he descriptian shall �i� t3.ed to the exieting 9 �j,.� �:� centerline. g trom�the Engir�eer nq DeBa tment�n City �n�►►e� Inatructions Y are availabl iY!'� , �:� �:�13. Street centerl3.ne monumentation shall be provided a� foilowe: �` a� Centerline Monumentation �� 1D In accordance �hehCe�exl�ne of�all street and roadway subaectinn (2), acce ta rights-of-way shall be monumented before the City P a str�et improvement. 2� Tha following c�nterZine monumente aha11 be set: p�y All centerline-ceniterline intersection pointa. � � g� All �ul-de-sac center poin�a. �� Curve points, beginning and ending poin,ts (PC's and PT's)• g�� Monurnent Boxes Requi-red l� Monumeat boxes conforming to City standarde will b� required around all centezline intersection points and cul-de-saa center pointso � �) The tope of all monument boxes shall bp set to finished � pavement grade. 14. A gxa�ing plan sha11 b� submitted showing the existing and proposed contoure. In addition, the applicant shall include a typical finished floor el�vation for each lot. This shall include el�f c rb elevationereas shownrin the public i.p�►prov$nen plans ed to the top �fi 15, Two-thirds e�reet improvem�nte, includina ron fi curbe,r asphaltic�concrete t� 'I �luatera, concrete eidewalks, driveway p Y� paveanente s�a1l�Yae provided farn both S gW.� Mountain View Laneuanc�rRtior�da �� ' utili'tie Caurt. Improvements shall be designed amd conatructed to local strea { standarde. erasion cantro3. p�.an shall be provided as par�ontrol Pl ns �Technical 16. An Erosion � drawi,ngs. The plan shall conform to Guidarxce Handbook, November 1989." 17, prior to the iasuance of building pern►ite the Traffic Impact Fee ehall be , paid. 18. A maintenance ancl access gto�mdra n aoutfallseCU Th�aagreemente ah 11 The standard forme for a11 licable parcel deede. � referenced on and heco�oved by the11Engin�ering Department �rior to agreement ahall b� aPP � recording. ;i FINAL ORDER - OTTO - SUS 90-0007 PAGE lQ � a �, i „ ..,: �„ �-._.. ., , � � .�---- �r .�v ., ..,. ,. . �,- �,�--..—rr-c^�---, , ___._,�.,�-; . , � .,. ,? .�,.<. .�. .s � — . ,�._�_ . .__ �_ �:,...__:...,,,_. .��y..,.,,.,.,..._��_. _.�,. x , . . .. , � � r �t 1 r:�.ttJ � 3 }� .-.�y l'I y. ..t k 1 :'F F� �" 4 .., yf k�ia....JYi,::eA..»....-��`.�at ..S ' Y s t r� ! n• i t - ! x.0.,c.r:s�..z%.u..u.,,�e.�._.u.t�y._...�v..-�.� �r': r,� ,,..,.�.^+ �,,,�� uf...a,�.,M..-�,�. �ti.3t......_ti�a.�?�+�-.�....�.di...�:.,,.��......Wlx,�_.u...�.�.w.�.�.....,.. ...,. a�,b,,.,v..-.ye.w.s._,+,L,,,_......�.w t��n'.�...a,w,',w-.�.., .,._ :...-1+ L"`.'4" ro • tit � . � . � �-�� ,Y,.,�� The applicant shall, prior to recordi;�g of plat, pay a fee in-lieu of tt►e 19. ality facility. �oz�struction of an on-site water qu 2A. The stoxm and sanitary sewer systems sha�ll b� designed �emfinal�sewer � `,- location af xnanhole� ou�si.de °f PO�alC�yl �es Ci y E gineer. `I'he City system design is subjeet to app �, Engineer may require dedi�ation of easements and constru�tion of aubliC ta rovide City ac:ce�sf ��e ��w re sy��em des gn, the raads whe�,e n�cessary P sewer l,ines. Tn revi�wing the adequacY future maintenanae �1�� Engineer shall give cansi.deration to minimizing oosts tb the Ci.ty. r,,�itih the shall make an ap�ointment, Pre-Construction meating, ' ant val of the pYans but prior k, 2�.. The appls,c City of Tigard Engineering Department afteli ant, appXicant's engineer and � �, �o staxting any work on the sit�. The app rior to receiving the �I aontraCto�ls�h�s�p � t�Nired to at�end this meeting g approved p the • �� slzowing ` 3�1 ,• 22. The applic�n� shall submit � lot line adjustment surv�� 4� existii►g and prap4sed lot 2ines and legal ��nttions of the paraels for ;� � review and appraval by the En�ineering Dep � V,�,LID IF EXERCISED WITHIN 1�i MONTHS FROM T�iE FYNAL APPROVAL `"` ; THIS DECYSION IS �� DATE. + ;; � of this order< � It is furtner ordered that the applicant be notified of the entry % PASSED: Thi� � daY' nf February, 1991, by the P nni ssion of the City � ti� of Tigard. t �� , r � i re 'dent—�r . � bi to • 'ssio � ?� Tiga d Planni SUB90-07.FF0/kl � �`' PAGE 11 ,' FSNAL ORDER _ p� - SUB 90-OOQ7 z i i -.-.�sr i,' ,, "`"i�Y' �'t"" �'.,._"'-,—r-?-------T"—'., ' - :�.��.,..�,:�zy:.:=�. .�. �.�.�;��:�:.a:� � �.�� , �,F � .� � , a � v . << ��.�w,��..,_.��.�,�x�.,.,.,=.�tv:�� p �� 1 t �' A � x 4 .,,.2,Ns.:_.}.a��..,ni.�....t.�F J.�....fi��..�_"'�__�.....,..xR.�.'�.�..,JF'..v.......,..e........,.....w.u:��.�--e. e ') ._.V.,.Li.�I:,�....J.;., i.w .,.._.-..w:J.u�.....,.c.11: ,....t.....w.,..._n. u,�..�..�u.tu..�...,..�.ti+-,. _ �.r�...Jo.:. �. ,... . ... )'. ` rir_ '�* � CITY OF TIGARD PLAN3QING COMMISSION FINAL OF2DER NO. 91-04 PC r A FINAL ORDER INCLUDING FINDINGS AND C4NC�,USIONS WHICFi APPROVES AN APPLICFTION � i FORS�U 0 0 21)s REQUESTED OBY RONALD AND ANNA LAUTT (D HAAS ANDL SSOC E)�JUSTMENT (MI � The Tigard Planning Commission has reviewed the above application at public g� hearings on January 8 anci22, 1991. The Commission has based its decision un the facts, fi:�dings, and conclusions noted below. A. FACTS 1. General Information � CASE: Subdivisian SUB 90-0013 ' Variance VAIt 90-0037 �I Miscellaneous MIS 90-0021 IZEQUEST5: 1) Subdivision preliminary plat approval to divide an approximately 2.05 acre site into seven parcels ranging between � 8,554 �nd 12,025 square feet in size; 2) a Variance to Community � , Develo pment Code Seation 18.164.030eG.1 ta a11ow a 65 foot center to � cen�er line separation of intersecting s tree t s w h e r e a s t his Code requirement �pecifies a minimum center line separation of 300 ered when it is necessary that intersecting streets form stagg intersections; 3) Lot Line Adjustment approval to result a.n the � : current area of tax lot 111 being split between the proposed subdivision's lot 6 and tax lot 109 to the eaUt. COMPREHENSIVE PLAN DESIGNA'TION - Low Density Residential � ', �� ZONTNG DESIGNATIQN - R-4.5 (RPSidential, 4.5 unitsJ��re) is� Y.� - {., APPLICANT: DeHaas & Associates, Inc. (D4arlin DeHaas) ��;� 9450 SW Commerce Circle, Suite 300 �' Wilsonville, QR 97070 x f OWNERS: Ranald & Anna Lautt � 14110 SW 97th Avenue Tigard, c3R 97224 � LOCATION: 14110 SW 97th Avenue (WCTM 251 11BA, Tax lots �� 101, 105, 111, and possibly 109 for lot line adjustment) ^ E.� �� St� 2. Backaround Information �' On June 26, 1981, the 'I'igard Planning Commission reviewed a subdivision propasal to divide �he subject property into eight lots (S 5-81) . The file for the current application incluzl�s a letter from the applicant°5 engineer noting that the Planning Director at that time 'rzad "vexbally approved" a variance to the local street alignmen� standard. No evidence is found that the Planning Commission formally addressed the street �lignment issue. The proposed subdivision plat was approved by the Commission but the plat was never recorded with Washington County. That approval expirPd in 1982. The current preliminary plat is essentially the same as the earlier proposal except that tax lot 109 to the east which was pro�aosed as part of that subdivision application has FT1�tAL ORDER - LAUT'�/DEHAAS - SUB 9 0-0 013 PAGE 1 i.. _-.,,,,,.,��,-,..,,�. .,, -..,-.- r- � rr, _ � .__—_._._.__........,^.-.,,..�-.�..,. "?"IC^°. .v .Y, .i l, V "_ _. __ =oi�i :�ue�.�..�r:. ... . . . ....3� "..r' ... ._ .. .:+rii ":'-`_+.r++e�d±i«icea;'v�..��J.� _ _ _ .�.. �Y \ 1 f .. � :. . ��• ... ,.' JL Y.uY uf .._5,,.?P �u.S,f.L..�w.E.S+3....��_.W.....1..#ET.�.[RSec c��'�.sara..s.xr.e.r+e.wssn .�,� t: ry .., { .. ..�..i�J r...�.�ud:.J.c.v:'jcf.�Y.) :GSV�.�.� w:.S' }L.t.Llu ` . _� ..� ,a,. � _ . r� r.v..-^+;,. .,. . -•. ��w,.... t ... v r Y t L ILw.._:�..3A.....�..i✓:JiJ:w,,...a..�. S �.\.� ..u�.. .. ::,�u.�?...+...�i"��_lv..wa...'. ....v.....�L...v�cWi._�..�.�+�i-...�ru. ..ed:u.`...aa.� �.u..w.. -�Sr ... . ..� f. �1 ��r r � subsequentl�r ]�een created separatel� (Minoi Land PartitiQr� �ile MLp 19-81) . No other land use s�r development applications regarding � these parcels have been reviewed by the City. 3. Vicinitv Information ;'. � The subject parcels are surrounded by other properties designated '�: '. Low Density Residential by the Comprehensive Plan and which are , zoned lt-4.�. Properties to �he north are developed with a number of ��! single family residences fronting on SW McDonald Street. Praperties ; to the west were recently developed with single family residences �. , within the Solarcrest subdivision. A larg� parcel directly to the east contains one single family residence. This parcel, as well as another parcel to the southeast share a driveway with the subject �axcel. Three properties directly to the south contain one single family residence, but these three parcels, owned by Aase �tto, are currently also under review by the Planning Commission for subdivision into ten lots (SUB 90-0007) . This other subdivision ; proposal is dependent upon a shax�d pub].ia roadway with the subclivision curxently under review. 4. Site Information and Proposal Descrzption The subject site consists of three tax lots romprising approximately 2.0� aeres. A mabile home and several outbuildings are located on Tax Lot 101. The parcels contain a cambination of open grass covered ax�d uncovered recently filled areas alang with a number of large fir trees. Properties slope to the north and the east into a aistinct drainageway roughly oentered along the property's northern border. The applicant proposes to subdivide the sa.te into seven lots as illustrated on the attached preliminary plat. The existing mobile home a.s intended to be removed. 'Phe subdivision ia proposed to be provided with public street access by development of an approxiznately 300 foot Iong cul-de-sac street extending from SW 97th Avenue to a circular turnaround. The street would be lacated along the �outh.ern edge of the property. All lots except for proposed lot 1 would have frontage on this proposed street. It is intended that right-of-way dedica�tion and street improvements for this street would be shared with the proposed subdivisi.on on the Ottn property to the south (SUB 90-0007) . The preliminary plat's typical street section does not indicate how the right-of-way and street improvements would be split between the two �} praposed subdivisions, nor does the applicant's statement provide �� details on how the str�et would be built if thes� subdivisions are �,� not deve].oped concurrently. �3, The applicant has requested a variance to Code Section 18.164.OSO.G.1 which requires a minimum street center line separation of 300 feet for staggered intersections. The proposed new street along the southern edge of the property would Eorm an approximately 65 foot offset from the center line of SW Elrose Street on the other side of SW 97th Avenu�. The Subclivision application (as shown) also would necessitate approval of a lo� line adju:stment between tax lot 111 and tax lot � 109 to the east or else a 105 by 20 foot remnant parce� �aould be � created to the east of proposed lot 6. The suggested lot line �djustment would result in the current area af tax lot 111 (0.9 aare) being split between the proposed subdivision's lot 6 and tax FTNAL ORDER - LAUTT/DEHAAS - SUB 90-0013 PAGE 2 � '�{,:.. .,.,---� -� . ,�,:.:,. �a...._. ---.,e -�_---..�. .�::.. —�..��-�-,.. �:�....�..:== , ��..��_ ._._� v� __.__-,�. �:_-�.�.�_ . u _ � _�:� � :� w�._,..,.,.�eL.a»...5 �� d.+.�._..�}��.. .�.i,.a..,..��.1:. ��.......u.�W .....� �.,- :� ,_..�u...:��.`..._.i.,._�..:..�v ..,....5w:�� ..n.... �:..,..._.�.�a4.....'.a....tt..♦::....:..4'._._:�.J.:k;::.,.�:...._.rfx�...:�.;....,AL2.E)k:!Yr..._......>.t.,U'..uz�s.a.Hnn ... ��, ��" . � I� th�s subdivisian is developed along with SUB 90-0007 and using any one of the options proposed by staff, there would be no additional burden on either af the applicants. In fact, th�re may be a �avinga ta the applicants if they pursue the options as provided in Chapter 13.08 of the Tigard biunicipal � Code. .� Therefore, we conclude 'tha� a workable street system can be ;� developed for the area and that would not require �ny '� varian�es. � b. Sanitary sewer service is available from an existing 8" line on the praperty and surrounds the said property except on the south side. The existing sanitary sewer ].ine was constructed through a locul improvement district in the early 1980's. The applicant has requested a variance tQ the street alignment based on the fact the sanitary sewers were designed and constructed to sprve the currently proposed lot and street con£iguration. Based on staff's review of all options it is clearly evidea�t that, with the options that we have reviewed, the existing sanitary sewer lines would be able to serve more than just the proposed configuration. � c. The applicant is proposing to run the storm drainage system � into the existing creek that runs alang the nort;h property `! lir.e. This may still be accomplished and is not dependent � upon �he street/lot layout. d. The Engineering Department recammends denial of the submitted preliminary plat and proposed variance to the Community �;. Development Gode Sec. 18.164.030.4.G because of the tr;. substandard street intersection and the traffic safety " problems that it would create. �� tG� (4��li;�'; The Building Division has reviewed the proposal and has provided the s�� . following cornments: �� a. The street should be paved prior to issuance of building � permits, or a monetary performance assurance shoulcl be , provided. � i 7� b. Prior to approval for issuance of building permits, silt � barriers shall be installed along a11 curbs abutting private {? , and ublic streets. The barriers shall consist of ha bales or �� ' sil t fences. If the lots have a slope of 5� or less, the �� barrier can be in the form of; excava.ting along the entire �'� street frontage for six inches below the top af the curb, for � , five feet back, and placing six inches of c�ean gravel in the x 1`�� excavation. Where "curb drops" occur, an approved silt barrier ;� shall be installed (i.e, wheel chair ramps, unused driveway f� drops, etc. . .) . c. If the eristing buildings are to be removed, a demolition permit will be required. d. '�'he exis�ing builc�ing which will cross the new property line betwe�n proposed lots 4 and 5 must be removed. The existing building on praposed lot 3 app�ars to be on or near the lot � line between proposeel lots 3 and 4; this buildiz�g wi11 be required to meet the minim�m setbacks or sh�ll be alt�red to satisfy the building code construction standards for the k FIN.'�L, ORAER - LAUZ'T/DEHAAS - SUB 90-0013 PAGE 4 �' � �; � a �� —^--r;�7r� ' . , r .. .,, . , . . ,,. . . ,� „ ..��' . ..., . � .,. , . �� .., _ ,� .�� ...,,,u. _ _ � �� .i i� i jr` �� y �. .,�v�..�—� : ---��.�.--,�,. ,_ .:_�. _ � -v -� .:" ,. � � j � .f_i f��.v ..,. .�i,......... . w.,�., tY..,.r.��_.... L�L.3.J1..,.,..n x.....i,,.Y..Gl�..,.._.v.....et�.. ,�r ..x .,�,� y �. :� 1:7 . iF..�tr_�.{ .' 1 -�_u.. � f.�..,n � �'��..0 _,it..ra. �. .....J.«r,.�'-- - .n ....a.t�A�'r.s��w.-�L.E...N�.w.....ai..,r a. r,......� ..�f.....1 . , �� 1 distance to the prope•rty line. e, Private storm drains shall be provided from proposed lots 1, 2, 3,4 and 7 to the open drainageway to the northeast. Easements shall be provided where the lines will cross other lots. f, The finished grade of the lots shal the vstabil ty of$s�eeper 2:1, or the engineer shall certify � excavationTfor the foundat ionstof the struc ures�l from the .t g, A report from a registered sails engineer should Theereport for the fill material placed on the property. shall ind�T�of t�residentialrstructureity and its suitability for supp The 'Tualatin Valley Fire and Rescue District has commented� t�g lpf hydrants will be required within 500 feet of all p potential building envelopes as measured around the outside �f trie potential building site. The F`ire District al lat ti t inad�aate.CUA de sac bulb radius shown on the greliminary p minimum. radius of 45 feet of driving surface is required. NPO #6 has reviewed the proposed subdivisiesteddless�thand300ef ot of the praposed variance to allow the requ i.ntersection separation on a collector s�.reet. The NPO recommends that the subdivision proposal be redesigned to xeverse the cul de sac street to align with a north-south street coming from the south , as wasrpieviouexhibits prov a a by tre pC ty f Tiyard E gineering NOZ'E. �ee t;he Department. The Tigard Water District, Northwest Natural Gas, PGE, and GTE have reviewed the proposal and have offere�i no comments or objections. No other comments have been received. g, FINDINGS AND CONCLUSIONS "` The applicable criteria in this case are '�igard Comprehensive Plan 4, Policies 2e1.1, 7•1•2, 7•3•1� 7•4•4, 8.1.1, 8.1.3, and 8.4.1 and Community Development Chapters 18.50, 18.92, 1$.108, 18.150, 18.160, 18,162 and ' 18.164. The Planning Cnmrnission can^,lv.des that the proposal is consistent with all of the applicable Plan pvlicies and Code criteria based upon the findings noted pelow: 1, Policy 2.1.1 is satis��xee beca�er e�xe°glven notice ofrghelpublic #6 and surrounding p P Y ortuni•L• to ' hearing on the subdivision proposal providing them an opp Y comznent on the prop�sal. 2, Policies 7.1•2, 7•3•1, and 7.4.4 can be satisfied because assurance of the ex.tension of sewer, water, and storm drainage roval tof sthe serve the development will be required prior to app A final plat. A sanitary sewer presently exists on �he property. water line and sto�'m sewer are located within SW 97tki Avenue abutting the property. The open drainageway o,n the northern portion :r , of the site provides another acceptable location for disposal of '' PAGE 5 << FINAL ORDER - LAUTT/DEHAAS - SUB 90-0013 � r'.' "'� �.',f r}� r� � a . �� -k �� ' v�r rt .: r _; t'� .;+�,t v�..e �s r �_,; 4 � �,� �, r �'�. r� �ul �- 1 3r i . �,..v��.w_.�.-...J�t.' � k..�.�_{ �.,�a.,iv.._.<.�+.�..�uw_.,.�..:Y;�.�.,i�.,�.�,.u.vF.�.��..W.n.�__..�.,Tr_.,..,�w._k»...:,._,... _.�.!n�i.N._..�aaao-_...;tis_....�....�1&.._._—..c.,'s�...WO,.......u�..;.i�...��.,...�.�_Jl......,.�:w�-r ,,,arnSi n:..�,>ai's....� -�''_,..�.<,...,_..ia,..J,& �Y ' ri: r ti � storxn drainage. The applican� has indicat;ed that these facilities � will be extended within the subdivision as illustrated an the [� pr�lizninary p1at. The Engineering Division has indicated that the prelimir�ary plans for providirrg these utilities appear adequate. Detailed public improvement plans woulci need to be developed and approved prior to recording t�ie plat. 3, Polioy 8.1.1 calls for the provision of a safe and efficient street system which will accommodate present and future needs. The '.f� praposed street plan for the subdivision is c4nsistent with this policy because the proposed development wauld provide for completion j; of the street improv�ments �o the existing right-of-way for SW 9'7th ' Avenue, would �rovide an adequate turn araund area for a dead ernd " street (Communi�y Development Co�e Section 18.164.030.E,1 requixes a minimum outside xadius of 42 feet for the street surface of the �'� turn around as shown ratfier than the 45 foo� radius requested by the Fire District) , and would provide the minimum pavement widths and d� associated improvements for the new street on the south side of the :,,; proposed development if this street is developed concurrenk wit reclevelopar►ent of the property to the south. Tf one of these proposed subdivisions i.s developed as proposed prior to development 4 '; of the other, it will be necessary for that subdivision to prAVide f ; a minimum of 34 feet of right-of-way and h�lf street plus (24 feet af pavement) street improvements. The proposed stree� woulc� allow for redevelopment of the adjacent parcels ta the southeast and south without placing an undue burd�n on the future developers of those pa-rcels with regard to the completion of the street improv�ments. „ r Community Development Code Section 18.164.030.G does not allow the stagger:ing of street intersectians alang collector streets create offsets of less than 300 �eet. Thia standard is intended to avoid ;' 34; traffic safety problems due to awkward vehicular turning movements � from the opposing intersections. The applicant requests a Varianae to allow a local street intersection o£fset of approximately 65 feet ` nn a collector stree� Por the proposed alignment. Se.�tior. � '- 18.160.120.B of the Code contains criteria for approvaJ of a variance to a Cade requirement that is being reviswed as p�.�rt of a subdivision application. }: �,,,A,: Criterion 1 �'` There are special circumstances or conditions affecting the pzoperty �' which are unusual and peeuliar to the land as compared to other lands similarly situated. a. Preliminary plat configuratian far Lautt's Terrace, Grandview Acres (Templeton Eskates) and Solarcrest, (which includes SW �lrase Street) were planned jointly with owners and the City in the 1980-1981 period to accommodate and support the LID for �-� 97th Avenue and the McDonald Sewer LID. The prop�sed ' "' locations of Elrase Street (Janzen) and Rhonda Court were established as a par� of the LID projects {see sanitary sewer } as�built plans) anfl are the same as pxoposed by this application. Sewers were constructed and assessments levied Daased upon this same proposed aliynment. Ownexs were encouraged by the City to acaept such aonfigurations to facilitate the LID and the usual assessment procedures. b. Lautt file� an original preliminary plat a�plication £or this , same canfiguration on 5/2/81 fox approvaZ of an 8-lot 3 subdivision on 2.58 acres in an R-7 zone. Staff conditions :,,.:;.y wers applied and Lau�t a�know�Qdged same on 5/22/81. The �:,::;; J FINAL ORAER - LAU'Y'T/DEHAP,S - SUB 90-001� PAGE 6 '`;;s� ?;in;� ::.� ;;; n r; � �5 �;� �� _ ��._�� . 1� �.— .. _ _ __ _ -4 �'4' ��:4 r1.._...�F_,..:,3 ik_.A,�„ �,...�u..._.. .a.,��.nr_.c�ec...,...a,,._:..u. �� _�.:F,-:...:..a.....i_'�i,�nu�w.f:.wi.i::"_r«....a_:x.,_..x..,.w...�..s�-..�.....w...4n�....L�s_.....1�i'!�._.u';.u:i,��Y.lei'�',»."'L�...&...,:,Y;ui,t .,._,.,......<,...?.!.�...u�`�.,.,.v.,...,_..+...'U��.�,�4.,r'_.a�..... �+}' � .�'�t;,?,� '. final action staff report was dated 5/26/81. Based upon this approval, Lautt proceeded with the final plat board. Because of the state of the economy in 1981, the final plat for this project, along with numerous others, were not timely filed, and approvals expired. Criterion 2: The variance is necessary for the proper design or function of the subdivision. , a. The sanitary sewers were designed and constructed to serve the currently �ropos�d lots and street configuration. b. The proposed R�onda Court, location best serves both the proposed Lautt's Terrace and Grandview Subdivisions. �. Existing access easements through the Lautt tract to _ individual properties to the east fa11 within the proposed Rhonda Caurt location. �riterion 3• . The granting of the variance will not be detrimental to the public health, safetyo and welfare, or injurious to tlze rights of other owners of property. a. The propUSed Rhonda Court location best accommoda�es rights of the owners of Lautt's Terrace and Grandview Acres in providing reasonable and attractive access ta subdivision lots. It also w, � accommodates prior acce�s rights for indiviaual properties to the e�st. b. Since 97th Avenue is a through street, both Rhonda Court and Elrose Street will be controlled by stap signs. Very little east-west cross traffic is anti.ca.pated between Rhonda Court and Elrose Street. Criterion 4• The variance is necessary for the preservation and enjoyment af a �t: substantial property right because of an extraordinary hardship °�.,_ which wauld result from strict compliance with the regulations of '.i:`:: �this title. a. The proposed street alignments were planned and approved jointly by the City and owner in this area in the 1980-1981 period. Development has occurred and property has been assessed based on these street alignments. The owner has relied upon this earlier planning and it is not practical to i; revise these earlier app�ovals. Such amendments would place an e�ctraordinary hardshi� upon the applicant. 4. �o�icy 8,1.3 requires that adequate right-of-way and street improvements be provided for streets abutting or within a proposed development. These wi11 be provided as noted in the conditions of approval noted in Section C. of this order. 5. Chapter 1$.50 of the Code is satisfied beaause the sa.zes oE the proposed lots are consistent with the 750Q square foot miniimum lot � size standard of the R-4.5 zane. All proposed lots should be able �� to be built upar, in conformance wi�h setback and maximum site �; Z��.��_,�'A�1 `'� FINAI, ORDER - LAUTT/DEHAAS - SUB 90-0013 PAGE 7 � 'y�.; :;i �� ::'S �}:-::i ;�<:� s .m , ..,��. � : ,;�, r*�r .c'a rn,. . , . ,. ,. .,, . , , � , . ..,� , :�, ,,�,. .... :. �.,.,.,.,.�.�m .tt-xi.�-x�xrfi--r�r4';." � _ s ,., ._ , . .r.c--=.. ^ —��- . . . . �.. .. ..�. `�r ,s.,.. .�:_ ,_ . .�'1;..- .,,,.;.��„, .. . . Y.. w=,,:�.�-� _ . : _----��. . _ __ .. _ --1 , � :, �. �.; < x ; „ .�_�.,,�.. ...,,�.�,.4u�...,.._.�..._..;�.�,.�a<..._..w, .r.,t.».t.Y.,? .,w. �: c :.� t�:.t � �.` T `i �.,_.d... �'�!. � .,�.,,.�._ .+,.,..,,ws.� ,�,...�....,_,r.�vs._.�_..�rW,.x�... ..�..� _�.w.,v.. ��G,.,,..,�. ....a,. .�..r.v...,.ti�Y�i,�.k,.w.-.t-.v...±,.v?.a .,. .�-..'a..�..,..en,u.��a... .,...� .d�..... �. . .. -, � r �5 coverage standards of the zane without requiring variances. It is assum�d that all the existing structures are to be removed. If not, all structures would need to satis£y the R-4.5 zane's setbaak standards. Lot Line Adjustment approval would allow the possible transfer of a 15 by 145 foot section of e�cisting tax lot 106 to either of the adjacen� parcels, tax lats 109 or 1100. Such an adjustment would increase setbacks f�r existing �tructures and wcsuld increase the size of either of these cath�r parcels. Either adjustment would allow these lots to xemair� in aonformance with the minimum lot size and dimensiorxal requirements of the R-4.5 zone and would also be Consis�ent with the Lot Line Adjustment approval criteria (Communi.ty Development Code Section 18.152.060) . If an agreement is not reached by the applicant with either of the adjacent property owners £or transEer of this strip of land te an adjacent parcel, the strip will need to be included in propased lot 6. Because of the configuration of this strip oE land, i� is not clear what purpose would be served by attaching the atrip to proposed lot 6. The strip would lik.ely be a znaintenance burden for the owner of lot 6. The transferred tn an adjacent parcel rather than bei g att ch d o lot 6. (,, Chapter 18.92 is satisfied because the proposed density is consistent with Code requirements� The area of the proposed subdivision provides an opportunity for approximately nine dwelling units if developed to the full oppprtunity of the R-9.5 zone. The applicatian proposes seven lots. 7, Chapter 18.150 requires that the number of trees over six inches in diameter that are removed during the course of COtilities�n and minimized. The prop�sed development's streets, residences will require the removal of a signi£icant number of trees. However, the number of tr�es removed should and can be minimized. The Cammission sha11 require that trees over six inch�s in diameter be removed only to construct utilities, streets, and i residences. Plans for �ree removal a.nd protection xnust be reviewed by th� Planning staff through an application for a tree cutti.ng � permi.t. g. Chapter 18.160 is satisfied because the proposed p1at, with the � exception of the variance nated above, is cansistent with the ; applicable Plan and Code requirements that relate to this type of request. The plak name is not duplicative of other recorded plats. The Commission finds that the proposed alignment of SW Rhonda Court { relative to SW Elrose Street on the opposite side of SW 97th Avenue is an accepta�?e design given the circumstances noted in this order. g. Chapter 18.162 is satis£ied because the recommended Lot Line Adjustment would be comsistent with the approval criteria for a Lot i Line Adjustment as described in 5 al�ove. 10. Chapter 18.164 (Street and Utility Standards) is satisfied by the preliminary plat submittal. The proposed lots meet minimum frontage and dimensional standards as required by this Chapter. Tn addition, the proposal would adequately provicle storm drainage and sanitary sewer facilities. The typical street secta.on and plan view of th� proposed street demonstrate compliance with tYie majarity of the street design standards of Chapter 18.162. ;:'.$ -,; ', FINAL ORDER - LAUTT/D�HAAS - SUB 90-U013 PAGE $ ! � �'; �:; fir;! �.'� � '""" �,. '.� _ - ��., .�p � � ��.�:�.-, �� . _ � ... .....1�..ES. ,a,. ._sc��u..�...�._, ,4.��... .a,....� ..,v- u._,i....,. u. �'r.»a�,k ._� _..,�. _ �.v..i�...n�.�,._ <,�_w,.a...R.",.0�s , . ,v_ _...... �a.,..... ,,., i .!n�c,�'.��L� �E.. �.w�4:r�x�_�W uK..+lu..,u.win.„.. �,�' �f, C. DECISION The Planning Commission approves SUB 90-0013/VAR 90-0037/MIS 90-0021 subject to the followa.ng conditions: UNLESS OTHERWISE NOTED, THE FOLLOWING �ONDITIONS SHALL BE SATISFTED OR FINANCIALLY ASSURED PRIOR TO RECORDIr1G THE FINAt, PLAT WITH WASHINGTON COUNTY. STAFF CONTACT: Chris Davies, Enginaering Department, 639-4171. 1. The Tigardville Aeights street assessments will be segregated evenly among the propased ? lots. The remaining principal of $13,124.80 (T.L. 00101 - $9,9f38.56 and T.L. 00105 - $3,136.�4) shall be segregated so that six lots shall be responsible far paying ar�d assessment of $1,874.97 and one lot shall be responsible for paying an assessment of $1,874.98. STAFE' CONTACT: Wayne Lowry, Finance Dept., 639-4171. 2. Delinquent interest related to the Tigarelville Heights street assessments in the amount of $1,928.58 shall be paid prior to reco�ding the subdivision plat. STF.FF CONTACT: Wayne Lowry, Finance Dept., 639-4171. 3. Yrior to issuing building permits for any Iot, the total outstanding as5essment principal and interest for the 1ot on which the building pQrmit is sought shall be paid. STAFF CUNTACT: Wayne Lowry, Finance Dept. , 639- 4171. 4. Lot 2 shall not be permitted to access directly onta S.W. 97th Avenue. 5. Driveway cuts sha11 not be permitted within thirty feet of intersecting right-of-way lines nor within five feet af property lines. G 6. A joint use and maintenance agreement shall be executed and rPCOrded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement sha11 be approved by the Engineering Departm�nt prior to recording. I 7. The applicant shall demonstrate that storm drainage run�ff can be discharged a.nto the existing drainageways without sigriificantly impacting properties downstream. � 8. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm a.rainage basin and sanitary sewer service a�ea shall be provided as a supplement ta the public improvement plans. Calculations shall be based on £ull development of the servic�able area. TYie location and capacity of exis*ing, proposed, and future lines shall be addressed. 9. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, asphaltic concrete pavement, sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the S.W. 97kh Avenixe frontage. Improvements shall be designed and constructed to m�jor colle�tor street standards and sha11 conform �o the alignznent of existing adjacent improvements or to an alignment approved by the Engineering Department. 10. Two (2) sets of detailed public improvement plans and profile con,struction drawings shall be submitted for preliminary review tn the Engineering Departmen�. Seven (7) sets of approved drawirigs and one (1) itQmizad canstruction cost estimate, all prepared by a Profeasional Engineer, shall be submitted for final review and approval (NOTE: these plans are in 4' addition ta any drawings required by the Building Division and shou�d anly include sheets relevant to public 3mprovements. FT1�1AL ORDER - LAUTT/DEHAAS - SUB 90-0023 PAGE 9 a ... _ � ---__ s� �,�..�. .... �..:.,.:�:�...�,....__ _–,�.,- _ .. , - -. __ . . .. . .K i.�:.�c _ . , . c^ , ,. � ..�....:...n,.».....�>...k.cs...d�.�:1�.__,'.,.�....��..��,�.�a,��.".'.i,.��!�......�� _L.�..�,....:,�?,.._.�...c�..x,�.�..�::...c_.s...,,.w.,.._..;^.�....,.�,�.�fi�..s...".as$;._.:>u�..z,.,�._.....�:;�:a:;.�.:+n+�,.w..y.......a,T.�.�""";."�.�.c:E�!x�..-.f.=..'�'�...�.3'S.w.: - r,�. F � .' �� 1 (t ��I ` ' 11. Building permits will not be is�ued anel canstruction of proposed public improwements shall. na� commenae utatil after the Engirieering Department �ias �' reviewed and approved the public improvement plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or Yetter of commitment, a developer- engineer agreement, the payment of a permi� �ee and a sign installation/streetlight fee are required. 12. Additianal right-of-way shall be dedicated to the Pub�.ic alnng the S.W. 97th Avenue frontage to inorease the right-of-way to 30 feet from the i centerline. Th� description shal.l be tied to �the existing right-af-way centerline. The dedieation document shall be on City forms. InsL•ructions � are available from the Engineering Department. 13. Street centerliaxe monumentation shall be provided as follows: a) Centerline Monumentation 1) Yn aCCnrdance with Aregon Revised Statutes 92.060, subsection (2) , �he cen�erline of all street and raadway rights-of-way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: ;:: A) All centerline°centerline intersection points. 's; B) A11 cul-de-sac center points. + C) Curve points, beginning and ending points (PC's s��;� ;�' and PT's) . i b) Monument Boxes Required :' 1) Monument boxes confarming to Caty standards will b� required around all centerline intersection points and cul-de-sac center points. 2) The tops of aZl monument boxes shall be set to finished pavement grade. �� .�? 14. A grading plan shall be submitted showing the existing and proposed contours. In addition, the applicant sha11 incl,ude a typical finished f14or elevation for each lot. This shall include elevation3 at 4 different corners of the floor plan which are tied to the top of curb elevations, as shown in the public improvement plans. 15. Two-thirds street improvements, including traffic contral devices, mailbax clusters, concrete sidewalks, driveway aprans, curbs, asphaltic concrete ° gavement, sanitaxy sewers, s�orm drainage, streetlights, and underground utilities shall be provided on S.W. Rhonda Court. Improvements shall be < � designed and constructed to local street standards. � 16. ,An erosion control plan sha11 be provided as part of the public improvement drawings. The plan shall conform to "Erosion Cantrol Plans - Technic«1 Guidarice Handbook, November 1989." , 17. Prior to the issuance of buildinc� permits the Tra�fic Impact Fee shall be II ` paifl. ', .,.'� 18. A maxntenance and access agreement shall be executed and recorded on City � , '� standard forms for a17. storm drain outfalls. The agreement shall be , jf FTNAL ORLfER - LAUTT/DEHAAS - SUB 90-OU13 PAGE 10 � � , ; t� r .:,Y. C, f fi y � � � � r {� , ,+ , � ,,�-,. .,:.:>; ,. � �-��r-.- .� . , ,_�_..��..:______w.._�.�....��_� .--�-:�-_ . _, _ _.�_�___— �,_,_...-�,.�,r �,.,..�.�.,. .., , .._ -- .,�..—F - �.._�,.� , _ ,. _ , � , : . �.j,..:,_.w.w...__.us�� ..Y�.,<r��.��:,...�..°..�.«{�...�:.�}..:._s...fC.�r_.�..�...:�,_.,.,�..i;�lx,.,,:�3��.�.�:...11...��`....=,.....!.�.:..�.�i...n...��.i..d...,...,i�,{:�..,":r.,��..�...L'.uL"�.r..�..s..,.!�T;,r a_.,,.,.��.:,�..�`w,.i�........��....::�..v.�i�..t....:'.si+�.�..u:,:u `i;° �. �V+' � '� �'�:; �eferenaed on and b�come part of a11 appliaable parcel deeds. The agreement sha11 b� approved by tre Engineexi,ng Department prior to re�ording. 19. The ap�licant shall, prior to recording of plat, pay a fee in-lieu oE the construction of an on-siCe water quality facilicy. 20. The storm and sanitary sewer systems shall be designed ta aninimize the location of manholes outside of public rights of way. The final sewer - system design is subject to approval by the City Lngineer. The City r Engineer znay require dedica�.ion of easements and construction of access ' raads where necessaxy ta provide City access fox maintenance of the public j s�wer lines. In reviewing the adequacy of the sewer systern design, the City Engineer shall give consideration to minimizung future maintenance i costs to the City. i 21. The a��licant shall make an appointment, Pre-Construction meeting, with the City o£ Tigard Engin�ering Aepartment aftex approval of the plans but prior ta starting any work on che site. The appla.cant, applican4's engineer and contractor shall be required to attend this meeting priar te r �; receiving the approveci plans/pexmits. 22. The applicatxt sha3.1 submit a lot line adjustment survey showing the existing ancl praposed lot lines and legal descriptions of the parcels for y;; review and approval by the Engi.neering Aepartment. �,: `� THIS DECISTON IS V.'ALID IF EXERC�SED GJITHIN 1$ MONTHS FRC7M THE FINAL APPROVAL > ;:: DATE. �'' x' It is further ordexeci that the appZicant be notified of the entry ef this order. PASSED: This � day of Febru�ry, 1992, }7y the Planni ommission of the City of Tigard. ��'.��.�::f �,i n re, Vice President Tig 1 ning Commission �.��;` SUB90-13.PF0/kl ;:;;,; ;, ,; ;i;.:} � �� FINAL ORI7ER - LAU7:"�/DEYi�AS - SUB 90-0013 PAG� 11 ;,;, ;t'; :� '�;::4 �� , . - . {f.___..;._�._._:�.r_,.._.._...r�.._..�._`.....�.<::�.._�_:.�...��u�--. _._,`�_ _�_.�_._. ,_ _ ....__ ..,. __ �:.�.�...�...._.:,..- � _ ,; ,. y'� ...i . �: � L,.+c,.�' .Y.....��-4.uk.4 � Zl �r.�� ... .....t.i� _�.rut�i: ix,e,w_�.. �._..:.�_, A,,.. ....4_,.E . . .... .. ..... ....,... .��._._..».._.. ..... _� i.,......�.� ...�u� .._�.�_.f ._.i ..w..n.:...a+. .. - . �1.. .:..�.u. i..- �.�rs J�- vf., -...... 4..r,��kYk.3l..3.:, vti'1'7�P v1..r" �� ,....� .., .. .. .. �' ��7 CITY OF TIGARD �S.ANNINC3 COMMISSION FINAL O�tDER NO. 91-05 PC A FIPIAL ORDLR INCLUDING FINDINGS AND CONCY�USIONS WHICH APPROVE3 AN APPLYCATIO�? FOR A 3UBDIVTSION (SU� 90-0015), SENSITIVE LANDB REVIEW (SLlt 90-0014), AND VAFtSANCE (VAR 90-0039) REQUE3TED BY J, M. BURGE. The Tigard Planning Commission has reviewed the above appliaation at a public ' hearing on January 21, 1991. The Cammission has based its decision on the facts, ' findinge, and conclusions notecl bel.csw. I. SUI�4IARX OF THE REQUEST CASB: Subd�.vi�ion SUB 90-0015 Sensitive Lands Review SLR 90-0014 Variance VAR 90-0039 �UMMA1tY: The applicant requeats subdiviaian preliminary plat approval �o divide an approximately �3.T acre site into 47 lots ra�ging in size between 8,000 and ?3,3Qf� square faet. A varianc� is requested to allow an approximately 500 �ont long sec�ment of a local street to have a gxadient of approximately 14 percent (plus or �inus one percent) whereas the Tigard Community Aevelopment Code restricts local street gradienta to no greater than 12 percent. The appli�ant aleo �equeets eensitive lands review approval to allow road _ construction and resident3.a1 development on alopea in excess af 25 ��xc�nt. ` A�PLICANT: Tim Roth 123Q0 SW 69th Avenue Tigard, Olt 97223 AGENT: Kampe and d�ssociates (Greg Weatpn) 36�1 SW Carman Dri�ve i,ake Oewego, OR 97035 OWNER: J. M. Burge ` 18975 NE Calkine Lane �'`" Newberg, OR 97132 ''y COMPREHENSIVIE PLAN DESIGNATIdNa Low Density Residenti.al `'� ZONING DESIGNATTON: R-4.5 (R�sidential, 4.5 units/acre) LOCATIONs Weet af SW 132nd Avenue, North csf Benchview Eetates, East of SFt 135th Avenue (6�1CTM 2S1 4, Tax �,ot 600) APPLICABLE LAW: Community Development Code Chapters 18.50, 18.84, 18.92, 18.150, 18.160, 1�.164, and Compreheneive Plan Palicies 2.1.1, 3.1.1, 4.3.1, 7,i.2, 7.3.1, 7�4.4, �,�.]., and 8.1.3 �TAFF R�COMMENDATION; Approval eubject to conditions. II. FINAINGS ABOUT SITE AND SiTI2ROUNDING� A. Site size and �haxler `• FINAL ORDER 91-05 PC - SUB 9A-0015 BURGE - PAG� 1 � - i .r �5�� ,>, ,, x ,,. ,.... . �z ..� .�.,. ._,_; , . „ � �� ;r ��_,� � � •-..:.: ,. . ... ... ,. . , - - �„r _�:.. -. ...� �_..::.�::.�--�.:�. -�.�..�;�� .�,a.:-�.�,�.. �� ; , ,. , , . ,... . ,.r_, �. . . .. . . .... .. ,,.._ . .:. ,..,.. _. ,.. _. . ., .. _ _ . _ . . , . . , . _ �,� � � �� Tax Lot 600 is � largely rectangular parcel containing approximat�ly 13.7 � acres. �he site ie apgroximately 660 fest north-eouth by 963 feet east- ' west. A 225 foot by 192 foot notch is taken out of th� northwestern �;� corner of this rectangle for the parcel containing the Tigard's Water �� ..� District'e water etorage tank on SW 135th Avenue. r.;� h�7� �y �TM� �. S.�.t@ �.00�t1011: y:.,�� z'�:$ The aite is bounded by ].32nd on the eaet and SW 135th Avenue an the weet. 1�:� The site ie a roximatel 700 feet south of �he intersection of Walnut � Stra�t and SWPp32nd Avenue and 1000 feet south of the intersectioa of ('k �;� Walnut an�i 135th Avenue. �i �,'� 1� C. Existina uses and stru�tures: ��," :�� The sit� is pree�ently vacant and showe evidence of having been loqged ;:� sometime in the last 10-15 yearee �,� {;;� D. To�qraphv and drainaae: 'J4� i:�� The eite slopes significantly from a height of appraximately 450 £eet 4'�; adjacent to �he newly conetructed area of SW 135tM Avenue to a low �rJf eleva�ion �f approximately 290 feet in the northeastern aorner of th� �;;� �ite. The applieants have submitted a elope analysi� map that notea that approximately 2.77 acres of this eite cantaina slopes �.n excees of 25 percent grade. B�cause a portion of theee slopes in excess of 25 percent `; w3.11 be oxtilized for roac� clevelopment and residential development, a !` sensitxve lands review is conaidered as part of this subdieision � agplication. � E. Surroundinu land uses: {q � The Bu11 Mountain Summit Estatea eubdiviei�n is currently under ��'�, development to the west. The first phaee will include 120 eingle family " residential lots. Properties to the north of the subje�k site contain a � number of single family residences on lots �uba�antially larger than the i� minimum lot size for the zane. These lot� therePore hav�e potential for ; iedevelopment. A Tigard Water Di�trict water storage tank is located on � a parcel to the northwest of the proposed subdiviaion. Parcela to the � e�et and eouth are large�.y und�veloped and are ewoodedo f ! E. P1an desiqnation and zonin�: � I The site and adjoining properties are designated Low Density Residential � �, nn the Comprehensive Plan Map. Pro ertie� to the north and south ar� zaned R-4.5 (Resident�.al, 4.5 units�acre). Properties to the weat arce � � designated £or medium density residsntial developm�nt by the Compreheneive }� � Plan and are zoned R-7 (PD) (Residential, 7 units per acre planned ,r ' developmen� overlay). Propertiee to the east are witnin 6dashington ; I ' County, are designated by the City'a Compreheneive Plan for Low Denei.ty ,� Resideatial use, arad are zoned with the County's R-7 zoning designation (Residential, minimum lot eize of 7,000 square feet). � G. Provoaed u�e• � � The ��plicant proposes to divide th� sit�e into 47 singl� fd►nily � r�siden�i�l lats �anging in aize from B4OOQ to 13,300 square feet. The � aubdivision propaeal includes the d�vc�lopment of local atreets off of both � 132nd Avenue and SW 135�h Avenue. Because of th� eteep topography, the ` two roads on the sit� are not intended to be connected at this time. The westernmoet road would serve 20 lo�s and wauld terminate in a tempc�rary dead end abutting Tax Lot 500 to the south. This area ia intended to be FINAL ORDER 91-05 PC - SIJB 90-0�15 BURGE - PAGE 2 � t��', ff.� t,�' �-.-.«..�:.-.-.�_,.M....�_. „_ .. _......._,._ ._,...,, .......,,.r. .,. .....�:...... ........-,,...- .:.y-.,..��_..r._..,-., ,._ _ _-_ _ ' -' ___'_ - �_ �-,.�.--..,..--�. --E,....��. �..�:�.. >�.�,...:.:.;_ .G...�- -�:a::�;,�., 3f , +'` �::_�.t,.��.:�.�,_*,� , - ..t,v�w._r.l�.,...,.,.....,._..�,w,..z..»..�,a.�:�t..�.........?'��.�..G._..��w?.r..........:::::r.:<"z.._w_.........i;�;t,._...d,,."..::::...is�..�.�:ux.u�,"..�,._J.�i:-�� k,..rL..e;2�:_..t_,.�...c.�-::y;:s.,..:m-,.:._.,..:s.:;a.LU�....;��.::i.:,.....��v...�::.��,.:!..�.......». '� , t t �',` �� '..;;�..��,��;. the first af two phae�e. The eaeternmost road would serve 27 lote in p�►aee two. This propoaed road would also termin�ice in a temporary dead end aliutting Tax Lat 500. The preliminary �rlat ehowe a possible echeme for road development $nd aonnoctiona on the four parc�ls to the south. The connections would connect the two phaeee o� the eub3ect subdivision. No roa�d conne�tione to the north are propoaeda The appli.cant requeete approval of a variance ta allow a grade of ],4 percent (plue or minue nne percent) for an approximately 500 foot long portion of the easternmoet xoad, road C. Community Development Code Section 18.164.030.M limita local etreet gradae to no greater khan 12 ' p�rcea�t. I� In addition�, becauae road conetruatios and 1ot preparation would include axeas with slopea in exc�es of 25 percent, the applicant requeste seneitive Land.e Review approval of the preliminary grading plan. H. Public eervices and utiliti�s: �Y�e preliminary utility plan propoaes that the �ubdiviaion be served by t�xteaei�ne of water lines from both SW 132nd and SW 135th Avenue. A network ot sanitary and storen sewere is proposed to be canetructed thraugh the site to drain aouthward to existing sanitary and s�aran sewere within the riqht-of-way of SW 132nd Avenus. It ia na�teci that a number of the progo�ed sani�ary and storm eewere are prop�sad to be located in easements along back and side lnt lines. I. Streets and access: The e�f.te hae approximately 660 f�eet of �rontage along sW 132nd Av�nue. 3W 132nd Av��u� has been alassified as a minor collector �treet by the Comprehenaive Plan Transportation Map. The street presently hae approximately 28 fe�t of pavement width with no carbs or sirlewalks. Open ditc;hes are provided along the aides of the road for etorm draia►age. The preliminary eubd�.�aision plat notes a fivs £aot right-of-way dedication ie intended along the site°s eastern �dge. The preliminary p1a� also notes that a h�lf street improvement is intended along this frontage to include widening the pavement to twenty feet from tYse center lin� and inotallation of a five foot wide sidewalk. The eite also hae approxima�ely 250 feet of fgontage alonc� S&V 135th �;,,'; Avenue. SW 135th Avenue is alao claesifi�d a� a minor colleator street by the Comprehensive Plan Traneportation l�ap. �he approved glan for Bull Mountain Summit Eatatea I aubdivieion to the weet required eubstantial ' intprovements to SW 1�Sth Avenue by the developers of that subdi.vision. >r, Required improvem�nts are to iasclude widening and paving 3W 135th Pavenue f�oYn the subdivieion's entrance to it� intersection with �WP�alnu� Street. Th� current subdivieion proposal does not note any further improvements to SW 135th Avenue other than tY�at the preliminary plat would p�ovideel for a differex►t local etreet interaection than the atub that was requi.red as a �ondition s�f the Bu31 Mountain summit Estates develapment. IIT. APPLYCABLE APPItOVAL STANDARDS A. Commus�itv Development Code. : l. Chapter 18.50 containe standarda for the R-4.5 zone. A sing�c�- family det�clxsd reaidential unit ts a permitted use in the zone. I,ots in the zone muat campl� with the fol].owing d�nensional ' r�qu�.rements: ; Minimum lot aiz� 7,500 sc�uare feet ` FINAL �RD�3R 91-05 PC - SUB '90-AOlS BIJI3GL � PAGE 3 f ;::=:3 '';; `S: , '_ > 1z 1,� ti �7 �,.:,-,_:,-�..�. ..-..,«�:-�-.n.».M,..,..,,�.-.--,.,.,,...,._."...-.�._.:..__._._._ .�:..,._...�._, .__�___ �.�-_�..:g.__� - ;�_-,..�__-.� . M :.�.�. 1.. x._t�_{.,'..�a...,.,..�.a,..s>.,..,.v....,.,�' ,., � � ....'_`.. ,5,. ` ' �.:..,. " .,_._..c._,^.�.._,.v...�..,..,_ .r...,�r.s.�,1..,:c�r.�a., ,w�.4._..,.�_.._a�u`�...t.�...satA�.:wr.,a:..,.�.�...n t,.�.i r::� w �.,...x��...,. s.,,c......�.: ...,_.._,,.� .,_ ..��-..,: _.�,w..r.:�.:....,�art�x�,..�_�.._..�.._av_e...... ;" :� c. �` • �,(;..i ��§y �k Average minimum lot width 5Q feet Rront aetback 20 €eet c�arage eetbaak 20 feet 4 ' , Interior lat side setback 5 feet Corner yard petback 15 feet Rear setbaclk 15 feet Maximum building height 30 feet ; 2. Chapter 18.84 contains regulations far the develo�nent of lande wfth ;.4 a slope of 25 percent or greater. The intent of the Sensitive Lands ;R' Re�i�w proceae ie to aseure that land dieturbancea on slopes of 25 � peraent or greater are limited in extent to what is nece�sary f4r k`' the intended uee so ae to limit eoil erogion, ground i.nstabilf.ty, r�' and other possible adverse effecte or hazarde to life or property. ��; The proceas allowe the decieion-making body to require greater technical inforniation ¢or review and app�oval� prior to the isauance of land develo�ment pgrmite. ti;. 3. Chapter 18.92 contafna standarde for deneity� Th� number of dwelling un�.te permitted ie based on the net dev�lopmen�t area, excluding sensitive land areae and land dedi.cated for public roads ��^Y or park�, or for priv�te roadways. To determine �he number of lota, �' divide the net development area by the minimum parcel size permitt�d by the zoning district. 4. Chapter 18.150 requires a p�rmit and contains standarde for removal of tre�e having a trunk 6 inchee or more in diam�ter £our feet above the ground on undeveloped land. A permit for tree zemoval muet ; comply with the following ariteriaa � a. xhe trees are diseasedo preaent a danger to property, or interfere with utility eervice or traffic ea�e�y; b4 The trees have t� be removed to canstruct progosed improvementa or ta otherwise util3.z� the appl.icant•s property in a re�sonable aeanner; �. c. The tr�ea are not n�eded to preeent erosion, instability, or � dra�nage problems; d. Th� trees are no� needed to protect x��ark�y treae aa winclbreaks or ae a deairabYe balance betwe�an ehade and open space; t e. The aeethetic character in the area will not be vi.aually �� ad�rereely affected by the tre� removalg and �� f. New vegetatian planted by the applicant, if any, will regslace � the aesthetic va7.ue of trees to be cut. ;;� B:� 5. Chap�er ].8.160 contains ataad�rde For land divisions. It a�lows t phaeed dsvelopment, provided conetruct�on is initiated withi.n � eiglnteen mon�ha of trie approval anc� conetruction of each phae� doea not exceed a 2 yeara. To be �.pproved, a preliminary plat muat comply with the following cri.teria: a. It must comply with the City�s Compr�heneive Plan and the applicable zoning ordinance and other applicable ordinances and �ec�ulations; b. Th� proposed plat name ie nat duplicative or othervaise satisfies th� provisions of ORS Chapte� 92; P`IIdAL ORDER 91d05 PC - SUB 9�-0015 BURG� - PAGE 4 ,,-_�.<-�;,-«�.w�. ,. ,.. .,_ �'...,-� , �.. � ��.::��_�`� ,��:! ,. . ,.i-� '� � __ , .:-a: _ � �� '' _ _ -:,a.��_�: ._ :� w ».,.�.�.� _ . ,�`.,��..aw�..:�..�.��..�.w�,..`..ww.�u�..�_�� .,,�,W�.�.��w,...�,��,�_...�U_...u.., ��..��. .,� : ..�a:��L z �au�:_.d.�.a.u;.�a.es�r�sn��a�.�........,.�L=,�,_.,i1.:,r°Y.+�3�.r_...�.x".....t,v.�Cx.v�.,,......�..,�c�u�� e 1�' �*fr �' . �;,�; r�+ c. The stre�ts anci roade� are laid ont so as to confa�n to the plate of subdivisions and maps of major partitiont� alreaclx " approved for adjnin�ing propE+rty ae ta width, ge�x�x��. d�rection and in.all.otlser res�ects unlese .the City cieterminee it is in '; thg public interest to madify the street er roacl pattern ... d. Variana+as to Coc�e develo�nent standards may be approved through the eubdivieion review process upon satisfaction of the followii�g variance �riteria: 1. Ther� are special circuun�tances or condlitions affecting the property which are unusual and peculiar ta the land as compared to other lande similarly situat�d; 2� '�he varianpe 3.e necees�ry for the propex design or func��n of the eubdivigion; 3. The granting of the var3ance will not be detrimental t�s the public health, safety, and welfare or injuri,oue ta the rights of other own�re of property; and �, .: 4. The variance is neceesary fnr the preservation and enjoyment of a subatantial property right because Af an �� .;; extraoxdinary� hardship which would resul,t frmm ��rict y� ';? compliance wi�h the regulations of thia title. ` } �. Chapter 18.164 contains standarda for etreeta and utilitiss. t�i f,. a. sec�ion 18.164.03U(A) requires etreste within and adjoining a ; developm�nt to be dedi�ated and �.mproved based an the ' classification of the s�reet. A future impravement guarantee � � ify be acce�ted in lieu of imp�ovemente, amoag other reasons, (1) A partial i.mprovement is not feasible due �o the inability to achieve property (sic) d�sign etandards; or � ' (2) A parti.al improveraent may areate a potential safety �,:;; hazard to motorieta or �pedeatriane ... ` b. Section 18.154.030(E) requixes a local street to havQ a �"�" minimum 50-tovt ri ,;r_,, ght-of-wa�r and 34-foot paved section b�tw�en �,,� curbs and eidewalks. t},`: c. Section 18.164.030(Y�') requiree a reaerve s�rip and barricade :wj;;. at t�xe end of a dedi�cated atreet that can be extendeci o€f� <;.�, s�it�. t,,,� � , , d. Section 18.164.030(J) allows partial. street improvement "where rF �gsential to reasonable develo�xnent when in aonEormity with the ath�r requirements of these regulationa, and when it �aill be gractical to require the imprx�vementi o�E the other half when th� adjoining prapertg [is] developed." �. sec�tion 18.164.030(M) requiree local etree� gradea of 12+k or less. f. See�ian 18.164.06t1 prc�hibits lot d�pth from being mox� than 2} _ tim�s the lot width and requires at least 25 fe�et of frani�age on a etreet. g. Section 18.if4.07U requires eiri�walks adjoi.ning alY local a P'INAL ORDBR 91-05 PC - SU� 90-�015 BLTRGE - PAGE 5 i �' r - �� ... ' �. � � . . ,� fi" �.:I( ff"_'^'�„^'+*„7m.-•- -n" "�'�"'""I �, '^p "i 'dt""' N . ., ,�s.� . .. .. .� . , . .- i !.,i _� .. r ,. . ."�'.,J t ..,`' , �]� i�I.. � �... , ..� .. . —_ -- �.,_— ��:..%.I i ^"'T �._:. . -�.,N. �,-��. ;��.— :.r�. ---t:�. ��.—.��•-��,...��.---, � " .,�aa:,,.,�...._��;.r:�.�,�� ..w�:��,� � � .J_._r.i�#....L.,. ......_..�_....'4�:. .....�.�..t.mn,au...,�.:-��..:va...,wi....:.;'.'...,.t�.n.a%��.hE._ k `"1G:.'W ..1......1;.�..,.0 u�w. �"- �,.,v ....n. �_.�:...+,...0'7'Sii2.�w..tr..v.`kL`>-uFi.^7..W .... ..�..e._ ,s. J Y" �:,:..,.a..�_.._,.,.�"�C_..:.��,1._. ..�' .�. . 1 ,��',�� Y resident�.al etr�eta. h, Section 18.�64.090 requiree eanitary aeurer �er�c►ice. i. Sectian 18.164.100 xequires adequat� px�viaiona for s�orm water runoff and dedication of eas�ements for etorm drainag� facili�ies. B. Applicgbl� Compreheneive Plan Polici.es. 1. Poli�y. 2.1.1 provides the City will aseure citizens will be provi.ded an opgortuni�ty to be involv�d in all phases of the plann3.ng proceea. 2. Policy 3.1.1 state� that the City ah�ll not allow development in areas having aever� development limitations, including slopes of 25 percent or great�er. exce�►t where it can be shown that es�ablished and proven enginee�ing t�chnir�uee will ma3ce the site auitable for the propoeed developm�ntv 2. Pol3�y 4.2.1 provicles that al1 d�velopment within th� Tigard Urban Planning Area ehall comply with appliaable federal, etate and reg:ional water quality standards. , 3. PoT3.c.y 7.1.2 providee the City will require ae a condii�ion of deveLopment appraval that publio water, sewer, and atorm drainage will be px�avided and deeigned to City �tandards and utilities placed und�rground. 4e Policy 7.3.1 p�ovideg the Ci.ty will coordinate water eervice� with water d3.etrictea 5. Poli.cy 7.4.4 requires all new d�velo�xnent to �ie connected t� an appzov�d sanitary sewer syatsm. 6. Policy 8.1.1 grovidee the Ci�y will glan for � saf� and efficient etre�t and roadway sy��kem that meets current nee�ds and anticipated future growth and dev�lopm�nt. 7. Policy 8.1.3 provides the City wi11 require as a preconditioa� of approval that: a. Dev�elopment abute a ciedica�ed street or has other adequate 3CC@99� b. Street right-of-way eha11 b� dedicated where the street is aubatandard in width; c. The deve].op�r ahaZl commit to canstruct�aa of �he streeta, ! curlss anc3 eidewalks to City standards within the developnnent. d. The developer shall participat� in the i�provem�nt of � � exi�ting etree��, curb�, and eidewalke to the extent of the develo�Cnent's impaats; e. �treet imprnvemente ehall be made and etreet eigne ar e�.gnals ahall be provided when the develo�aen°t is found ta create or inteneify a traffic ttazard. 1 � , i �INAL �RDER g1-05 PC - SZJB 90-0015 BURGE - PAGE fr � � � l .::^ ., . r-rrv^ r- � �.^--,:W- ,,-r,7 rr 5r �-m�.e r;s r c t;ii y "�"i's�, h�i�,�'' . , . .. � . . .r' � r . 3:- --- � ""F-t* �� . .... , ,,�, r. . ,..� . . _, . .. -� — ,�:..��<_.:. .._��;__:- .� =�.__�..�r .�.. . _ �.�� .�� _ - �L�a....�-.{.. ..x.�..�. .:'�...{. ...�......�'�..A. _.,.��....i.�._.. . '�..:1.t��..r�. �... .....�...�:...1 .... i..::.an�a.. :.:.-.Ye..r • ._.....bt. ,.,.x.ii. _.u...+....h1^. ..t 3.J� ... .3.. ...A ,.. .........uw ... ....�.�.... �...._ .L.i �� _.. —r I H i �'��' "+ • � • �'.r �� .� 4l t� �, IV. N�O & AGENCY COMMLNTS .� 1. The City of Tiqard Engineering Departm�n� haa reviewed the propo�a3 and ,,� offers the following comments: �� a. Streets � ' i) The eite acceasea ta both S.W. 132ndth�onl an3.W• 135th is €r� Avenue. Phase 1 will access ta 5.W. 135 y, �;h�� a minor collec�or an�1 ie being fully con�tructed along the , subjec� aite's frontage through develoFxnent of another t,� subdiviaion, Bu3.l Mountain Summit Eetatss. �herefore, there currently ie ao public right-of-way �,rovided for the � r,� connectinn b��ween this developmngnt and the existing S.W• �y� 135th Avenue, at lea�lc until thia c�ther subdivision is � : recorded. It should thereFore be a requirement for the � �pprov�d and recorded t nleas�one ofitheifo 1 o i g conditions � are met: � �. g� The final eubdiviaions plat for Bull. Mouatain Snmmit �,y; Estates subdivision ie approveel by the City of Tigard f;� and record�d with Washington County, or � b) The owner o� the praperty, where land ie� requ�red �to ' make this atreet intersectian, dedicate the requi�ed Iand as public right-ofdway to th� City of Tigard. ii) �.W. 132nd is aleo claeaified a� a minor collector and is not fully developed; the agplicant should be required to bring the g.W, 1�2nd improvements up ta City of Tigard�atandards along the frontage o� the proposed d�velo�xnent. ii.i) The applicant hag rc�quested a variance to Community Deve2.opment Code S�ction 18.164.03U.M.1 which states that "Grades ehall not exceed 10 percent on arterial, 12 percent on collect�� streete, or 12 percent on any other stree�lus�or The apglicant requests that a grade of 14 percen�ox�imatel mi.nus 1 p�rc�nt) be allow�d on street "C" for app Y 500 feet. The Engineering Department ha� revieweri the request and f�els that there would be no detrimental effect to ci.ty standards ar our Public Warka maintenanae efforts in allawing the 1� percent grade. The�ce are several reasone why we fe$1 th,is � xequest i� acceptables �� _ th� vari.a�nce requeated appears to be the �i.niccnu¢► �, required to al.leviate the problem � _ there app�ar to be adequate design controls on either I side of the proposed gxade; i.e. sigh� distance, landing �. _ the propoeed etreet, a local street, would have aaaeee � from bath direGtiona, connecte to S.W. 132nd at both ends, if and when the area beaomea fully developed. � Based on the applicant's submittal and informatinn, the i Engineering Department recomrnends approval of this v�ri�mcs ta the Community Davelo�ament Code etandard for local street grade. ' FINAL OYtDLR 91-05 PC - SUB 90-Q015 BURGE - PAGE 7 ....,.._,__ ,r� , ..,. _ . �. . ��. � , . _- ;. � ,,.�. __ ... ;. -� � � °r ,, f � � ;: � . . ��. �� ._ ,. , _ ,� : �rr :., ,,, �:: � � �<� . . .,-� � � � � _:o,=, .;..�.,,. ;�... ; __�.---,.�. ...,�� .a.a- . ::� �,.�., ., �.,.�, .. ,,,_. ,.,�. _,��.,,..��..._ _,.:a.,. ,..,.�� ..., ��N.., ��F...t.��.._�:�wM._.. �,t,�,.�.., . . �..�,:.f...., ,... ti'}'c.., .i...�F_..<s�...� ,a u 5:,�;�td.�a,v i i':',.. . ._:...,.. 6.1. �.�:5�, . ..:aw . -.-' .... . . ... :�.�:.. _ . �� ' , ' ��3 �' �yv� Ft � � ivA The applicant ie proposinq a connection to S.W. 135th, for �_ Phase S, that falla within the Bull Mountain Summit Estatea �� subdivieion. The proposed intereection does nat match witka � what was approved and constructed within the Bull Hountain �� Summit Estates subdivieion. The proposed intersection of "A" ��,;� street/S.W.135th Ave. is d�e nosth of the constructed �� intersection. There doee� not appear to be any reason why the �� interseation could not be ahifted a� propo�gd in this � application. �� v) Street "C°, in Phaee II of the progneed developmen�, � tempnrarily ends at the soe�th edge of the property. Based on � the applicant�s future development acheme for tlas adjacent � property, street "C" will continue sauth prior to heading east , aaith a final connection with S.W. 13�nd Av�nue. The majox concern is that the distance between the temporary end of the atre�t and the cloaest intersection ie approximate�y 600 feet and accese for maintenance and emergency vehiclea could propose problema. It should be recrxired of the applicant to inatall � temporary cul-�de-eac/turnaround at the aouthern �i terminus of etreet "C" until such time ae future deve2ogment providQS for continuation af the atreet. In addition, i� should be required that if the road i.s not e�ct�nc3ed after one ` year froanthe aompletion/acceQt�nce of the public improvemente � of Phase II, the temporary turnaraund ehall b� remaved and a � standard cul-de-s�c bulb b� cone�rueted. b. Sanitary sew�r eervice is available from an exieting line we�t of the eite in S.W. 135th Avenu� (Bull Mountain Sunnmit Lstates eubdivieion) and to the east o£ the eite in S.W. 132nd Avenue. The applicant is proposing to connect all of the lots, except lotis 4 and 5, to the line on S.W. ].32nd Ave, with some limited use of back--lot �ewer lines. It is a r�quir�ment of �he Commun�tty Development Cmde that all aswer lin�s and m�nholee be located wi�hin the public right-af-way ar ;. within 15 foot public �tility easemente. In addition, if eaeements ax� ueed there should be restrictiona to �he individual land ownera that prohibit building upon the easemente, including f�nce construction. c. The app3.iaant is praposing to direct storm drainage to the ea�tern eide of the dev�lopment with diacharge �.nto an exieting pipe which �I crosses S.W. 132nd l�venue. The ade ac of thia culvert crossin 4u Y g under S.W, 132nd ie ur,lzno�an. Therefore, �.t should be required of � the apglicant to ehow that the exieting culvert i� adequate for all propoeed and fut�ar� �evelopments acceasix�g eaid culvert or replace 4'� th� culvert to tlxe size required to handle the propc'sed/future � develapment. I Ths Unified Sewerage Agency ha� establiehed and the City has �greed � , te enforce, Reanlution 90-43 Surface Water Manag�ment Rea�ulations, '� requiring cor►�truction of on-eite water quality facil�ti�s or fees , in-lieu of their conetruction. Baeed on the siz� and 1oca�ion of I thi� develapment, the applicant should be rec�uir�d to install an on- ! eite wat�r quality farility. 2. The Tesalatin Valley Fire and Reeaue District has reviewed the preliminary pla� and has commented that fire hydraat Zocationa ehould be revi�wed �.n coordination with tlae wa�er distrf.ct anel fire d�atrict. The Fire Dis�rict al�o ne��ge that the progosed dead��nde of etreete � and C aha�ld be j proaided w�ith temporary turn-arounde. ; FIPTAL O�tDER 91-05 PC - SUB 90-0015 BTTRGE � PAGE $ i I i s� �� .. � .. . �� , � .' .� ,.. �".� � �'_ ' � ��. , , � . _ � ,. ., , .�,, � , ,.� <, ,.� ..,� � � � � � .�.�; „�.. �.,. � _ .aw. ..:q-� , e . , ..��'si .....,...�:: _,,.....i:.�;. 3 _t..,...:-....._��J�._:. .w.,,�.:1.: ...,,� 1'.. .S�l,,S S.,..},.::'..a��, ,.._.:.a' �ru.,.... . �.,.._..... , .,,...�.w. L,......�..� ....,..�.SP. t..9.t._„r,,....w_L_..,.�,.1 .,......�».._......�.v_..h�. ,..;.,_. .._ ” . , 7�a.�� n^J '.. �.,.. � �` 3. T3gard sahool District 23J hae reviewed ths pro,poeal and hae noted that the proppsed development liea within �h� atteadance areas of Maryt�ooclward Llemen�ary School, Fowler Junior High 5ck►oal, and the Ti,g�r� S�niox High 3chnol. The proposed development ie g?-ojectec� to generate the fo3.lowing additional enrollment at thoee schools: 15 students at Woodward School; 7 etudenta at F'owle�r Jr. High; and 4 eta�den�s at Tiqe�d A3.gh 3ahQC?le The school Dietrict notes that echool capacitiss are proj�cted to be exceeded ' as a r��ult af this proposed development and other rec�mtl� reviewed and I ap�roved develogments within thoee attendance axeas. The Dietrict notee that core facilitiea af the schools are ineufficient to be able to consid�r partal�le classroom additions. Adflitional achool capacity may be provided by other optione under cone�ideration by the achool dietrfct, j incluc�ing: qrade level reconfiguxation, rescheduled school year, lacsund�ry adjuet�pente, double shifting, buaing to uader-uti�.ized facilities, future bond measurea leading to construction of new facilities and other achool houeing �ptians. 4. The Metropolitan Area Communications Commiss3.on (cable televiaion) has reviewed the proposal and had reque�ted that the d�veloper inetall two PVC schedule 40 2-inch ec�nduite at all street craseings for �andergxound cable use. �. 5. �YE►O �3 has provided the followinq comments regarding the proposal: f; a. Adequate eroaian control and slope stabilization measures should be employed. The effecte upon downstream propertiea ehould be caneidered in the reviev� of the storm drainage eystem; b. Adequate turnarounde should be provided on all dead end etreets; c. The Ci.ty and Coun�y staffs ahould utilize �he tranaportation '`' study prepared �or �he Bull Mountain Summit �etatee subdivieion application to evaluate the potential traffic impacts of this subdivieion, especially with regard to the impacts upon the Walnut Street and SW 135th Av�nue ir�terseation. It ia �ugge�ted that the prospective developer nf tl�is eubdivi�ion ahou�c� be required to eontribute ta the cast of road improvements in thia area. d. School bue turnoute ehould be psovided on both SW 132nd and 135th Avenue ad3acent to thie subdiviaion. ' e. Schools ehould be prepareci for the additional children that will �' live in thi� subdi.vieion. f. The NPO ie cancerned �hat th� proposed development plan aould landlock adjac�nt parcels to the south, tax lot 502, and the Helm property to ttxe nnrth, tax lot 200. 6. Nor�hwes� Natural Gas has reported no objec�i.on to the groposal but hae noted that there is a 10 in�h diameter high preseure gae feedez ma3.n along SW 132nd Avenue. Northwest Natural Gas requeata that th� applican��s engineer contact the Gas Cosnpany regarding thi� line when dev�loping the public i.mprovemen� plans. 7. The City of Tigard �uilding Divi.eion, the Washington County D�partment of Land Use an�d Traneportation, E'►GE, G�E, and the Tigard Water Dietrict have reviewed the proposal and have offered no corru�ent� or objea�ians. 8. No other comments have been receiv�d. V. EVALU�P,TION OF REQTJEST fa'�NAL ORDE� 91-65 P� - SUB 90-0015 Bt1gt�� - PAGE 9 �r-�+- ,m., .,,.. ,.-._.� ._ ___ • ,,.-�n. r.m,.� , : , _. .�,-� ,� ._ _ � - -,�._.�., .�-�.;::._,..�..�.� :....;�1-=�.---�;.�_-_-...�."�,�:.,�-,.;�..o �,��,.. .wrtEk,n 4s,�.�.... i�..n.». �..� a aSa..a,�..�....,,, _... ' � .....:....,.r. ..,�o' ,s .��..�.:._i� a..b::=�..,.._.a...�,:ua�.,4.. �.-,.,r,r.... �.�:.�,_ a..�-.;::..,...�. �. _ .M.,i --�n�.�.t,...u�,r.. ....� �.u.>...wv..r�a....._.w•.a.��r. • • �;.i e✓ A. Comvliance with Comaaunitv Develor�ment Code. 1. The proposed aubdivieion complies with the use atandarda af the R- 4.5 zoninq district becauae the lote are intended to be used for einql� family d�tached dwelling unite►. The 8,000 to 13,300 square foot lota are consistent with the minimiun 7,500 �quare foot c�inimum - 3ot eize of the zone and the average lat width requirement of 50 � feet. 2. The propc�sal i� consiatent with the Senaitive Lands requirementa of Ch�ptex 1.8.84, although eubstantial eit� grading 3.� progosed to facilitat� the propoeed development. The grading plan no�ea that retaining wall� will be ut3.liz�d along back Zot lines in order to � promote gxoua�d stability for the individual building lots. Opportuni�ies tcs further l�cni�. grading af the si�e are reatricted becauae of the number of building pade that must be pr�pared due to �he s3.ngle-femily residential nature of the proposed development and th� need to provide limi�ted grade public �treets. Methods for maintaining ela�pe stability ehall also be required �o be submitted as a part of individual building permit applicationa for propc�s�d lota 11 through 29. The �roaion control requirementa that now apply to develo�ment within th� Tualatin River basin will require that an erosion control plan be filed and foll�wed during developmant c�f the site. 3. The propoaed subdivieian compliee with the deneity atandarde of Chapter 18.92 because the 8.24 acre net developable arsa af tkae eite (after deductiona for etreete and excluding origfnal elopee of 25 percent and gxeater) yields an opportunity for 47 dwelling unit� under th� R-4.5 zoning deeignation. Forty-eeven eingle family �esidential lots are propoaed. xhe applicant�s eubmittal includes a deneity calc�lation. 4. Chapter 18.150 requiree that the num�er of �ree� over six inches in diameter that are xemoved during the course of coastruction be sninimized. The propoaed development's publie etreets, ut3.bities, and residences wi11 require the x�maval of a signific�nt number of trees in the aouthern and eastern portion� of the site. However, the niximbe,r of treee removed shall be minimiz�d through caretul etudy of the aite �o be accomplished through phased tree removal. Initial tree removal ahall be limi�Qd to the proposed public right-of-way � areas and public utility easement ar�ae. Indi.viclual lote, potential. � driveway locatione, and gotential building eites will then be easier , �' to eee. The developer �nd City staff can then identify which trees :' wi11 need to be removed to conetruct residences oa the lots. The � dev�l�g�se �F��11 provirie the g�rvi��s of � certifie�l arborf.st €or ' this analys�ie, i.f requeeted by C3,t�r stafg. Care should be taken to � retain as man� matuxe treee as posaibl� through car�ful site � plamning, curved dri�*ewaya aroun�l trees, and care during the aite , d�velopment procees. Minsi.mizing tres remowa' should be a benefit to ' the proposed dev�lopment in both increaeed prope�ty values as well f' ae atmoephere. Ido tree removal or �ite grading may occur prior to ! Planninq Divieion review and approval of a tree removal permi�. 5. Tha propoeed aubdiviaion complie� with Chapter 180160 becauee: a. The proposed aubdivision complies with the Comprehenaiv� Plan Map deeignation den.sity agpartunity for the si.te and with the � applicable plan polieiee, the rsgulations of the R-4.5 zone, ' and other applicable regulations; FYNAL OY2DEYt 9�-05 FC - SUB 90-0015 BtJRGE - P21GE 10 ...-e;t..�=, -==��—_;,._.��_�.�w�.;��..-.� __ _ --::-.:�-�, ;. �: �vS�.>4..3i�.�.4...uL,.�ei:._ �� .I..¢]._..... �.'' . . _ � ..».n,.�_��n ..._. ;y..v+"f.:..� „��.,k. 7v�.w,,.. . . .. .,�......x.1f.s,vl..y�::a .,...s,...,..wL... w,.,.?d�,w.Wu,.�.:�.ES.:� ...�!G: . .L. s ".�..Sr...,L,::...... ._...�.i:.,::.'�'�u.�.r_a...?,.�?v .:j..ur._d.�.,�.,��:�.:'.w....{3t.,'.IZ,:�' �w �� b. The propoeed nam� af the eubdivisian, Hood View Eetates, is not duplicative; c. The propoaed roade will provide for adequate an�l safe access to the site and an opportu�ity ta tie the roade toge�her in +�h� future if the p�rcels �o th� eouth are developed largely se ehowm on the preliminary plat. The applicant has reaponded to concerns expreseed regarding the stub atreet location with a revised preliminary plat that ahifted �he alignment of roael �C appraximately 25 f�et to the east to �liminat� this ; po�ential problem. Thia alignmsnt will provide adequate access for tax lot 502 and will allow for etreet development �oste for extension of this street t� be shared b�tweea the future developere of those parcele. xhe Commiaeion doe� not find tYaat a need exi�ste for g road conn6ction to be provided from the proposeci gubdiv3�ion to the Helm prop�erty (tax lot 200 of 2S1 4AC) to the north. The Helra property ig a long, narrow lot extendix�g from Walnut Street southward to the eubjeat property. The cnly ogtione for providing acceee to the Helm property from th� subject parcel would be from the eaetern ends of propaseci ro�ds A or C. Acc�es frat� �ropoeed road A from �he west wouZd require crossing an ar�a wf.th elopes in exceas o� 25 percent. Acceas from road C wnuld cxosa an area w3th a croa� slope of approximately 15 to 18 percent. Roade in �ither of the areas A' are not advisable becauee o�her acceea aptione fos the Helm ? pascel exiat that utilize exiating acaes� ways and would not t' invalve alopea as significant ae would b� required from the subject property. i i The Helm property al.ready is provi,ded with accasa from Walnut + Street. This drt,veway ms�r be improved to serve additional ? unite although it ia conceded that �hie may be quite exp�na3.ve to serve a limit�d nwnber of addi�ional dwe].linga b�cause of the length of the Helm groperty. In additian, the parcel immediately to the west of the Helm property (tax lot 4000 of 2S1 4HA) haa a newly developed lonc� driv�way along ite boundary with the Helm propert� that mf.ght be �ble to provide acces� to t�xe eouthern �ortion of the FIelm property aa �well as to ita awn addi�fonal development opportur�ities. This would allaw both of these und�rdeveloped parcels to share in the cost o#' impxoving a xoadway. d. The propoeal to develop the eubdivis�on in two phases is con�ietent with the approva�. standards for a phased development because neceaeary public facilities are progcaaed to be conetructetl �,n conjuncticsn with each og �He phases aacl �iecauee no temporary publia facilities will be rec�uired for ei.tlher p�xa��. 6. The proposed eubdivis3.on compli�s w�th Chapter 18.164 because: a. The applicant wi11 d�dicate additional riqht-of-way for and improve the SW 132nd Avenue and 135th Pi,venue frontages of the eite to City atandards. b. The propoeed roadway pre.�iminary deeigne are lmrqely conei�tent with City► of Tigard public road�way etandasde. Proposed etreet C will exceed the maac.i�pupi cul de sac lengtk� etandar� of 400 feet as propoeecl, but thia etreet loq.tcally will be extend�d in the future and cannected with development FINAI, ORDEFt 91�-05 PC - SUB 90-OQ15 BURGE - PAGE 11 , .v ,.M.�. _�,.,.m,�,,..r...__---.. r,`._.'_'_',:''_ �-..,;;-��r� ..;s-�-,� , ,�,,..� _ °ti , ,; , u , . � x ...., � ._' ; ;'.I �.t. ., ._.u_..±� _.s.C_..a.:. .1..._u__;.:_,-�.ws._.._.,�"...Y.........J.:..,,.�w...„._..�,�..:.L.,,.u..__...:u.....,:....._..L�.'�:N �_.,........;.�:,��..........,..�.��w..�u,u.u.:�l:s._.�va....u.xtu�Je.u.4:.:�w�;.�.�u'u �.,, " ,aT:iai..v_Za:�.'.v...Y...,,.;14.;i� :m �.�..�..�..,.u..s.. ,-...... .�...�.�..4.... 3".L�_� � � 9 `� �'� of the propertiea to the eouth as indicateci an the preliminary plat. No variance to the cul de eac length at�ndard is nec�ssary for thie temporary aituation. It is recammended that paved temporary turnaround areae be pxnnided at the eouthern ende of propoeed �streets B and C. A reserve etrip ehmll be dedicat�d to the City at the end o� these etre�ts in arder to control accees to theee gtreetg. Signs notinq tt►at the at�reete are intended to be extended in the future ahould also be post�d at the� �t�de of these streeta. c. In order to restrf.ct access to SW 135th Avenue and SW 132nd Avenue, non-access reasrve stripe ahould be require�l ala�ang the �treat frontag�� of lots alonc� theae �treets. d. The propoeed lote are coneietent w3.th Co3� standarde for maxiunum lot degth-to-width xatio, froratage or► public ��reets, and other 1at dimensional etandards. e. The r�quested variance to a�l�w an approximately 500 foot long atr�tch of proposed road C �outh of lots 26 and 4.3 to Yaave a i. gxaele of a�pproximately 14 percent (plus or minua one percentj is appropriate. The increased grad� ia necessary to allow develogment of the adjacent propoeed lote and no other nptions� exiet for relocation of this road ar an alternative acc�s� withcaut also exceeding the grade standard or requiring excesgive site grading. The requeat ie n�ceeeitated by the eite's eteep ter�ain, a conditian tha� doea not �pply �o the majority of lande for which the road grade standard was i,^.te;�ue� �u a�p��. �trict �ampZ3�ance *�i�h the Code etandard would eitk�er rec�uire the developer to perform exceaeive aite grad�.ng or would requir� the area to remain undevelopable which would cauae an undue hardehip to the develop�r eince thie area of the aite ie Atherwiae considered �o be develapable. Th� c�ranting of the seclueat should not be detriment�l to publia eafety becau�e of the rel.�tively ahort dia�ance that the ro�d would exceed the grade et�netard and because it ig likely that thie street will be extended further into a thrcough atreet; therefore emergency vehicles and road maintenance vehicles, euch as street aweeper�, ahould not have t�so difficult a time climbing the c�rade or having alternativ� ac�ese to ar�as served by the road. The Engineering Department doee nat believe the proposed grade will reeult in e�ight digtance or ather �raffic aafety problems. The criter�.a for approval of a variance to a Code standard are therefore adequately sat�efied. '�I �� B. Comvlianc� With Comvreheneive Plan Polioies ��I 1. T�e e�ubdiv�i�i�Fi �s con�i��ent vrit� P�licy 2.1.1 b�e�use notice of the applicati4n and the public hearing on thie item was �nrovided to the neiqhborhood lannin or aniza��.oa and to own�re of ro rt in P g 9 P Pe Y tha vicinity of �the si.te. The prcaposed site has been poe��d with a sign no�ing that a land use or developsnent application on this site ' was pending. ;; 2. Policy 3.1a1 c�n l�� eatiefied becau�e the Cod� allows deeelopment o� hillaid�s that are eteepeX than 25 percent when sufficient de�siled information i� p�avided which ehows that adverse environmental erosion or elope instability will not result. The appli.aant has �ubmit�ed a general dee�ariptinn of the �i�e; FINAL OkDEIt 91�05 PC - SUB 90-OQ15 BUItGE - pAGg 12 j � �;� , �r `� - . � �_ .�.. �, _�� ,, �� .� _ _�__�� : � 1 � , .. ., r .. . , . , , . %�'. �� . �'z7.� .,,.-, . ^-e-irnw..".._'- =e,.l.ra 3."�rr"-i�ww+l.•-�s�i-==�l.ic`--�ssu-�f- ^lk^. t t;, I .� ,. ..,_ ..a ... ..�;..:...u..�...... . .. .t cr_�,�.H..r... f�.4a..,.5..� JL..a.,.�c. ,. .u.�x�,Z ... 2u..�+.....a w.+.u...., w_.�..r..A.,.�. 1. r _._, .,, :v<x.-. � F X- N . ,� �ws..,.n.,_«s..�v�.t..wN ..,in...,.ul..a�.,...t-.:il....._ .U...y�. i.._,.�._�. .n.,u-'. .�,....,...t_. .�a,._,....n��,U_.r..�.,> ' ' , �i �J':.. however, the apecifi.c techniquee for mitigating any patential probleme related to etesp alopes ha lan hat�etruct ralemeanshwill axcsption of a note ora �he grading p be utilized to sta��flize the bank between the two phaees. The Cc�mmi�eioa doee not anticipate any difficulties provi.ded apprapriate conatruction and exoeinn control meseuree are earployed. Sinc� many isauea regarding slapes are eite apecific, methode for maintenance of elope atability and erosion control �hs�ll be submitted for building permite w�.th P r��tl rt ttenti.on being�paid to grades o er 25 perc�nt. 3, In order to comply with Policy 4.2.1, a condition is warranted to rac�uire the praspective developer to prepare an erosion control plan eneuring campliance with erosion control atandarc tion.the Tual�tin River Yraain as part of the gradfng permit app 4. Thie subd�visi.on propoeal complies with Policy 7.1.2, 7.3.1, �r►d '�,4,� because the applicant wi.11 extend public sewer and water oephone��electricity,nandLCable�televieionnlinesound inetallation 5. The auhdivision propo�a� campliea with Policy 8.1.1 and 8.1.3 becauae the prapoaed improvemente to the public atreete adjoining this site will be ccnsi�tent with City of Tig�rd standa�d� and will be devaloped to the collector stree�t widtha called far by the functianal classification of 5W 132nd a�d 135th Avenues. All i.nt�rnal aubci.ivision streete are proposed to be deeeloped to the 34 foot width required for local street width �nd conetruction plan�► will lae requf.red to be con�i��ei.� �ith ��t:�lie:red ��,ty of 'Tigard � deeign etandarcle. Ths proposed stree,t pattern, along with the possible future etreet pattern on parcele to the so�uth th�.t ie streetrpat ern�for�ingl��fr�►il%tr eidential dd velopment of this hillside. VI. C�NCLiJSIO1vT ANi1 12ECOMMEI3DI�TION The Planning Comm3.eaion concludes that the proposed subdiviafon, with modificationar wil.l pr�mo�e the general welfare of the City and will not be� � develoicentlthat�occ�ursa�ter his d cisi n complie iwith applicablerlocaldata�� P� ;`'. and fgderal lawe. The C�►ission therefore approvea Subdivision proposal SUB 90-0015, Senaitive ;;;; Lande Review SLR 90-0014 and Variance VAR 90-0039 subjec� to the conditions which `` �ollowa UP1I,E,aSg pTgERWISE NOTED, ALL CANDI'.�IONS SHALL B� SA'�ZSFIl3D AND PQHLIC ZMPROVEMENTS gHAI,L g;?, CpMPI,ETLD OR COMPLE'1'ION S�IAI,L BE FII�TANCIALLY ASSURED PRIOR TO RECfaRDIAIG T%E �'IN� p��Chris DavHes�ofN the�Engineering Department�r 63914173.��unless conditiona is otherwise not�d) . 1. Th� preliminary pl�� ehalZ be limited to the cr�ation of 47 lote. All la�e sh�ll be fully dimension�d on the pZat and ehall be conaistent writh R-4.5 zonircg di.strict dim�naional requirements. STAP'F CONTACT: Jerry Off�r, Planning Division, (639�-4171). 2� dravrin� s �hall betasubmi�tedi farn�preliminarya revi w�to �the c8ngineering g FINAL ORDLR 91-05 PC - SUB 90-0015 BURGE - PAGE 13 ':; `; `�� `tr ';;-:; ; . ,; , � �� ,,,_ ,,,..: � ,, . -- , r,. ., . ,._ .. ��,...�...�;,'�-�---, ..�--., ry,,.-. _ _ --_ ,,,�, ,. �. , < �— :�.��,..�.... �..:,..�.��.--�,.:..__,� ,�_ : _ �:. _ _ `Y ^ ,` ��, '�:7: rr..b.w rrw..-,.,.a+-...�.i,..:�.,,,aG.H.,_a..�W.,��.r S,».�.a..,muw��.,...i.,.w_.t.,,..-�..._1W�........w.,�.:,.c.r 1.+�«...��.....:.�:4...'.��''..�:.:.z.,..o{.,'�,....�:''w.z'`a�u_.,J.,_:.��.�..xr.�_^....�.:i'��.�.SC«......_.:.:1::.wu_C'............ _.^�.wv":._....c_„�i.�:z�`$.:.i.�.,..a.,�_,°,i.,.�.�F �....x.�`..F..u�.t.-s. ''':c.. � � . . � . . � . . � . � � . � . . � � � - � � .� ,..v'x� . . , . . � � � � . .. . � �� ;t Departaren�-, seven ('7) s�tu o� aPprovec� dra�vinge and one (1) '3.t�aized` _ �onet�xuGt,io� coet est'3:�pate, �11 ',pre�ared �y a Profeae�iona�. �nqinee�, eliall be e�ubmittecl .for '��na1 review and' appro�►ai. HO�::':tt�eBe plane' are• in : ac��ition to any-d�awinq�. requ�r�tl.by the Building Diviqio� and e�Iiould,only incluile ahee�t�:relenan� to �u3oi�.c 3mprcv�ents, �± �: - , . _ j 3. Buildi��; permi�s will not be� ie'sued and caal�truction' of proposed publia : iqip�dvements shall.not cottmnet�ce until �f�er the Engine�er3ng Dep'artment:hae� revi;ewed and app�oved th� publ3:c imgrov�men� plane and a 'street op�n,inq s : permit or Cons�ructi�r► compliance agree�dent haa been exec�xted. A 100 �s g�eree�t p�rfozinance'- aseur�nce or �etter of �omm,�tment, a developer- - engitie�r agreement, the ps�x+mer�t of a permit fee and a �ign ` , ir��ts�llgti,on/stree�].ight xee are r�quired. � >j , 4. Addit�ona]�; righ�k-o�-way eha11 be dedicated to �he public $long the S,W. ,,�- 132nc1 Avenue fro'ntag� 'to inc�esee the right-of=v�sy to 30 feet from tt►e '� cen�e�li�e. The, dee�ription etnal� be tiec� ta the ex3.ating r3ght-of-way �`� `: centerliine. The dedica�i,on doc�nt p�all.be on Cit� farme. Ir�etru�ti�na� �'. are. a�railable �r'om the Engineeri,ng Department. � � 5. T�e.;agpl�:cant eha12 l�e zequfred to show evidence that �he Bul]: Moun,tsin suermqit,E�tiat�es .subdivieian g�.�#: has been recordecl with Waehington County : ar �'tti�t public right.-o£-way, required to make the aonnection bQ��aeen this >" denelop�qe�i't .and the exieting southern t�rm�nue a� SW 135th Avanue, h�e �' been "dediCa,ted to the City oE Tigard :� 6. Standaxd half-etreet impr.ovements, irs�luding con�rete sidewalk, drivew�y apron, curb, :sepha�.tic concr�te pavement, sanitary aewer, starm d�sinage, ' et�eett�.ighte, and underground uti],ities �hall be installed along the �.W. 132t�d Awenue .f�ontage �.n conjunction with Pha�e .2 of: .the subdiviBfon. '� Zmprovementa ethall be desig�ned and conetructed 'to minor�collector �treet �`. �tandard�.` and ahall conform tca �he ali.gnment of exiating adjacent ` .imp�ovemente o� ta an a13:gnment approved by th� I�ngin�er3:ng Degar�tm�nt. Portiona of the str��t' requixing vertical realignment shall be � reconst�rvtc�ecl to the exter�t necessary tc a�complfsh half-street improveanen�g anci re�tore the pavement o� the xemaini.ng side tn it�e origiaal� �viclth. 7. An ayreement shaa.l bs exe�uted by the applicant, on fo�me provided by the .�: Ci�y, which viraivee tl�e .property ownere° �ights to oppose or remonetrate againet � future loGal improvemen� district formed to improve portiona of � S�W 135th Avenue northward to its intersection with sW Walnut �I� 1 's-o :�.?'. ;;;. k . . .. . � .. . . . . �. . ' . . . , .. `�,�,�.y-��-N^�.,-�, '±`a.....��--*"-t'"-»"',�y.�---'e°��,P., *--:..-� ,?."^"�y-�r-..-ar.,,.-,..,. �'�`�., ^'-.'�Y^. »,� '^,-^aF-^;r al7 _�i` 7"'+ _�_.Jm ..r"W: r^f� .�S -y r` _ s.�;5 _ _ ` _.. _ . _. �.,.�.:`�,. ..... .:..�,... �_L.._�._.:,�..,__�;: _.....,.. .. ..:::�_.,� .,,w_.�... ..L�.,. .. ... . �..._ ..,_ .,_.._�. ...,. _,_... ..,_,:_ _..a.,....�.__.�. �.. .._ _.. ...r___.._.�_.,_ ' � �' '".r � I i ternal streets includin �traffic � 8. Full width etreet improvement� for the in 5 control devices, mailbox clus+�ers, c�ncrete eidewalka, driveway aprone, curba, aephaltic concrete pav�mment, aanitary sewere, atorm drain�ge, 1' streetlighte, and underground utilities eha11 b� ia�t�lled writhin the �� subdivi��.on. Improvemente ahall be deaign.ed and cons�ructed to local ; atreet atandarde. E 9. A one (1�) foot reserve strip granted to the "City oE Tigard" sriall be provided at the s�outhern ter.minue of the propoeed "B" and "C" streets. 10. Zots 3, 4, aa�d 5 shal.l not 1ae perro,itted to 8CCe89 di�ectly onto S.Wa 135th Avenue. Lote 32, 33, 35, 36, and 97 ehall not ba permitted to acceae directly onto S.W 132nd Avenue. A one (1�) foot re�erve strip shall be provided along th� collector street frontagee of these lots. 11. A profile of S.W. 132nd Avanue shall be required, eactending 300 feet either side of the subject aite ehawing tlae existing gsade. 12. Driveway cuts ehall not be permit�ed within thirty feet of intersectisg FINY'aL ORD15R 91-05 PG - SUB 90�0015 BURGL - PAGE 14 � rN� !- �' � : S .. ;�_;. . ________ ., ____ _ � �...r i ,;.� i .;k '� ti � , ... .�. � r:+ ck.f, . � � . ...u.,.....w�:.w.u_.1'...1:.n�...;i�??-....U...ind-:.is. o ti:,�.) ..: .,. ., .. , . .. ,,.. .........,.i.,,.o _,. ...+�....w,,. 2w.[UV.u.i,iL.wv2a�Jlr,sw, r..�.u..��....�.....,�.tYx...W..w.R1.�..,s..w.u.,,..u.�tie.�.�...�i._...u.v��.u..�.�,w.iuv.r�..r_,,,.w..Lvc.c..v�i...w_.,,»urw£�::`a..wo�.l...v-+,.__.r.......-._v...+..,.ss.vL.�.,�.,..""....'L�.,.�.. y F �� r3.ght-of-way lineg nnr within five feet of pzoperty linea. 13. 3anitary sewer and gtorm drainage detail� ehall be grovided ae Qart of tha ptablic improvement plane. Calaulati:one and a topographic map of the etorm dra�,nage baein ehall be provided �►e a eupplement ta the publ�.c itnproveqnent plans, Calculationa ahall be b�;sed on full developnent of the servic�m�le area. The lacation and capacity of �xiating, propoaed, and future lineg ahalY be addre�eed. 14. �t�e: applicant sha11 demonetrate �hat stox�n drainage runoff can be d3�BCharged into the exieting drsinageway to the east without signi�icantly impacting �ropertiee downetream and evaluats the need for additional dra3�n�s�e improveanents along and acrose S.W. 132nd Avenuc�. Theee additional drainage impronemen�ts eh�ll be can�tructed a� part of the improveanente ��aoci�ated with phaee e�ne. 15. The propoe�ed pri.vately operated and maintained aanitary sewer and etorm dsain$ge eye��un p]:an-pr��i7.e details shall be provid�d as part of the gublic improvemen� plans. 16: A maiatenance and aceees agreement shall be exeau�ed and recorded on Cfty standard forme £or all etorm dra:tn outfalls, The aqreement ahall b� re�erenced on and become part af all applicable parcel deeds. The agreement shal,l b�s approved by the Lngineering Department prior to recording. 17. As part of th� public improvement plane�, the appli�ant ehall eubmit conetruction detai�.s reqarding �he on-aite vaater qual.ity facility. 38. Th� etora► and sar�itary sewer eystems shal;l.b�...deai�re�ei_.ta miniraize �he location af manholea ou�side o# public r3.ghte of way. The final aewer ey��em deaign ia aubject to approval by the City Engineer. The City Engineer may require dedication of eseemen�� and construction of aacesa rcads wher� necessary to provide C�.ty accesa far maintenance of the public sewer lines. In reviewinq the adequacy of the eewer eyet�m cdeeign, thQ City �ngineer �hall give coneid�ration to minimizing future maint�en�nce aoete to the City. 19. •Street centerline monumentation eha1l. be provided ae foliows: a) Centerline t�ionumentation ij Tn accordance with Oregon Revised Statutes '�2.060, subsection (2), the centerline af a�l street and �oadway righte-of-way �hall be m�numented before the City aacepte a atree� improvement. 2) The f�sl�m�ving centerline monumente ehall be set: � A) Al]. +centerline-�ente�eliae in�erseation pointe. I ; B) All cul-de-saa center points. � i I � C) Curve points, beginninq and ending points (PC�e I, ratld PT�8). i ` bj Monwaent Boxee Ytequired � 1) Monument boxea con#or�ing to City st�ndarcla arill be requi�red �raund al1 centerline intereection pointe and � cul-d�-sac cente� paints. FIAiAL �ItD�R 91-�5 PC - SUB 90-0015 1BURGE - PAGE 15 : ' , ,_ � , ,,.� � � �r x �._-t�:. -�.�:.=� .. __. � .,,;:,_�„ �. ;�: , <., „ ;;� ' ^� � , � � e'�.�`r".�:�E:.,.. �.h.�.u„_��N'..� � � � � �,,.f,s�..,w�.a__,�.W,_....�, w� i� -^ ..+.e..�..,w.n.LL..s4s...+.,...t.i........,�,�.u`..,.u.>..s....,.+...�..,-�..�.a.u./.,.::'vl.�`. F x�.�Lk...w.�.J..-«..::..�v.c.._.,.._�...�,,......f..,.. '�'� 1rv' w.v.,2.iak,,.�_ � , . ...._.. �......�,.;�:;:.�.i.�..i;;�u� „ e ZY�..� � ' . � �5! � �;;a . . � , il..ms/ J „�i-t r�,:=�� . . ,SY 4 ; . - . . ' .' , ; �) The tope of s1.1 tponupn�nt boxea ehail be �et to �fini�hed ' +,, pave�qent grade. i � 20. A grading plan ahall be s�pi.t�.ed e�owing �h� existing and pro aed F �ontoure. In addi:�ion,- the appli,cant �ha11 include a typiaal £iniehed � floor elevation for each Lot. Tbis ehall include elevat�,one at �. a different corners of the .floor p1�►n whi�h are tfed to the top of curb e],evati,one, Ag ehown ir� the pubYic i�nprovement plane�. 21•, An erbsion een*rol glan eha11 be provided a� part of the public improvement cirawinga. The pl�n ahall con�orm to ^8ro�i�n Con�rol Flans - Technical Guidance Haxyd�iook, 'Noven�er 19�9." ' 22. The a�p�,icant ahal�. make an appcintpnent f�r a pre�canstruation meeting w�th the City of Tigard 8ngineering Departaient after approval of the plans but pricir to etar��ng any work on the gitee The appl3:cant, appii�ant•� � engineer and cnt�tra�tor ehall be required to attend �haLa meeting prior to �°�.Y; receining t;hej,a�sproved plar��/permits. 23. �ny' tree remo�•al or grading on thie proper�y a�uet be approved by the = P1a�ing Di,kiision t�hroug� approval of a tree remonal permit and app�onal �{ of the gxdding p�.an. Txees over aix inehes in diameter ehall be re�poeed ,; i�nly ae �teceasary to construct ptreets, utilitiee, and rmsidencee. Tree ' ; remava]. peitinite will be neceasary� £or two stages: pr3vate etr�et area PYeP��ori aind lot preparat3on, Th� applicant ehall provide for an � arbqriet to review the plana �oac qrading a�.nd tree protectian. The �I� �r`bQr`iet or. t:li� Planning Divieion aaay preacribe protee�ive meaeures fpr � tree� to be retained on the ei�e. Arege not covered by atructures or J[ �:mpeivioutei surf�cee ehall be revegetated as saon se possfb].e after compl�t3,on of gxading. A copy af �he tree recnoval permit amd approvgci ��; q��ding plgn .shall be avaflable �n-aite during all tree remqval �.nd " qrading: activitis�. STAP'F CONTACT: Jerxy Offer, Plannin,g Diviaion (639- �'� 43,71). ";� ,;. � 24• Priar to the isauanc� of buildirig permita for conetruction on. lots 11. �throuqh 29, building perm�.t appl3,cants sh�ll demonstrate that the � propoeed �tructure wi11 be eited and dgsigned ta eneure �f;ructuxal �,r stability. Foundatian plane e�hall be stamgeei by a regietered engineer. Apgro�red �ro�ion �ontrol m�aguree shal� be employed throuc�hout the ' conetru�tion proCese on individua� buildin� lote. STAFF CONTACT: Brad � Roaet, �uilding Divisi�n (639-4171). �� ,;; 25. Minimum builrlir►q setbacks on all pmrcels shall bg �s followe: .:; - front ygrd - 15 fset �� cor�er yard -1,Q fe�t � garage - 20 feet " side yard -5 feet re�r yard - 15 feet a STAE'F CON�ACTa Jer,�y Offer, Planning Diviaion (639-4171y. � t � � � _ FTNAL ORDLR 91-05 $C - SU$ 90-0015 BURGE - PpiGB 16 � '�..� r'.� ._ ' . ' : ,= " `: ;.., , � � L �-`� 4-�. .,. .,�-„ . . . � ...,�%�w-vem4m-rv�°"nh+n�7*+Mi...✓-�--�—,.....,.;. . .�.'., - � . ��j� ' � I - .S. ' � - /� r..,.�...�t..el,.»s.,i,.r.� ,.k....,.x..,�a�'.,.�ir..,�»`,..,.;�,.e�.,��4..:_,......c�..�.�:u...+.��_�.....S.+r��.�.��.....�..i.�„1�;�.:.�.p..,,_._.a..:7��:.�.�_..4.�.....xl.j�s..._,.,,...�+.�-`.�`..�.......+,�,.a...��,.;..�t�w'K�(Y�.;�....,..'1..............�....�.�....w�`..,:,:,�.:...s.i.+"�'u:"'.u.�..... .4, ,��,b....,,..�i.,..�`.S;"w_�.......�.. � , ., � ^ ' , . .� . "�. ;c �i , . . . � , . ��r 4 �� . . ��l S�JBDIYISION APPROVAL SHALT� BS VALI D ONLY IF' �'H$ �'�NAL PLAT I� REGORD$D a/TTH�1C g�Gi�:��Id MdNT�B OF � �1?'FECTTVF DATE �F THIS DLeTSI01!i, It ie fur�her drdered that the applicant be not3,gied of the entr!y af t4tii� orde�. PASS1RDs +�his ;e,� ��y of �. , 193�,, by the P].an�ing Co�maniaeion of th�a : City of �igard., ° _._._.._--�--� M , V3,ce President Tig 'd a in ' Gomruiaeion sUB90�15.PPb/kl i � f F � i � s � t 4 � � � Z i � � ;' �j' 7i ''' +y :{ �'I ,j_ '.Y_e I 3:i '::t :��''�j , r� ;3' i: '� �'��IAL ORLSR 91-05 �C - 3U� 9U�-��.5 BURGE - PAGL 17 � ,...�,.,-.- �t�.,- ,cr,. r,.n:� .-�7'"�' r; r-"5*- ry r 7vM-w- +hr ^-��` �«K" ` �'rvl-mr-- �7 ��1 � t �. �n..� ' t., :i. � .,. .. , c, f'�.... . . _ .,. , r,�. .:h�t t...1 , �C' �S E.� n ,(. � . . �.... .,�.., �.,,.. � � �a . . _ . . . .. __ .�yj�. _ .'��ww._::��r.�� _. .� . -..._..... ___ysi,-.�isa� •� �_�w.awrir��"��».._ ..`'vA+�i'l^ _ _ _. ' �L.. "_ " ' __ _ ' " �n . . 1 . �;! .ivu.. �.s�u Y............. ..« ....� ..�......._�.� . , E� ".., ;:..'� ,_ i,,,�.:.'. ..tti,.,�.::��.:� u n i ...�I. �...�.��nikf�3...ut ,.� ....uu.1C...Gv.,:.�.3. � ....v..�.:J...»: . .,2.:'�t�.�'. ...�.:: .a�.,..... .�' .... ..1�.'.:�.n....L..fe��. .� .P.. .. ... ... . w � �' �-'i AGENDA ITLM 5.3 i: STAFF R�PO1tT x0 THE PLANNINCi COMMISSION MONDAY, JA�ItJARY 21, 1991 - 7:30 PM TIGARD CITY HALL - TOWN HALL ' 13125 SW HAL�T, �LVD. TIIuARD, OR 97223 I. SUMMARY OF THE REQUEST CASE: Subdivi.�ion �UH 90-0015 S�nsitive Landa Yteview SLR 90-0014 Variance �P,R 90-0039 SUMMARY: The app�licant regueete aubdiviaian pr�liminary plat approval to divide an approximatelx 13e7 acre eite into 47 ].ots ranging in eize betwesn 8,000 and 13,300 aquare feet. A variance is requeeted to allow an approximatelg 500 foot long segment of a - local at�eet to have a gradien� of approxi.mately 14 percent (plua or minus one percent) whereae the Ti.gard Community Develcspment Code restricts local street gradients to no greator than 12 percent. The appliaant aleo requesta eensitive lands review approval to allow road conetruction and re�idential development �Y on slopee in excesa of 25 percent. k 1�lPPLIC>ANT: Tim Roth 12300 SW 69th Av�nue Tf.qard, t)R 97223 AG�NT: Karape and Aasociates (�reg Weston) 3681 SW �arman Drive ��1_�.e ��ege, OR p703J r�; OWNERs J. M. Burge 18975 NE Calkins Lane Newberg, OR 97132 COMPREHEN3IVE PLAN DESIGNATInN: Lour Deneity 13esidential ZONTNG �LSIGNI4TION: R-4.5 (Residential, 4.5 units/aare) LOCATION: Weet of SW 132nd Avenue, North of Benchviewr Es�at�s, East of SW 135th Avenue (WCTM 2S1 4, Tax Lot 600) APPLICAB�,� I,AW: Cominuni.ty Development Code Ghaptera 18.50, 18.84, 18.32, 18,150, 18.160, 18.164, ancl Compr�heneive Plan Policies �.1.1, 3.1.1, 4.3.1, 7.1.2, 7.3.1, 7.4.4, 8,1.1, and 8.1.3 STAF'F �tECOMMENDATTAN: Approval subject ta cor►ditiona. HEd1RITiGS OFFICER �- SUB 99-0915 - ROTii PAGE 1 :`p �� ,�.,•..,-,,,,..-, .,.,r ..�-T- �.,� __ .--,..�-,- �,,;,x ...-,,,,�-J . .. , - �,�G,- �r3---�° . . .�,� __�--_::.-�....�...�. . .. .,�,W _ _ >� � � � v�, , � r < ry : , � �� ,y��. � .� 1 �.�W �,. .�,..._,�..�. tid�„_�..��,_.v, ..�_w,, >�..,�4, _.�..�.. .��ti'..y �..Ws.._�_��,��. a,,r.i ,,......u...,.� ,..>u._..___..�.._ u,w„_....Wy..,., .�_�.,... ...��., ,�___.,.w ._.,., .. .. ..w�. . _ , , ;:; , . • �� II. FTNDTNGS ABOUT SITE P,ND SURROUNDINGS A. Siits size and ahan�: Tauc I,ot 600 fs a lar�gely rectangular parcel containi::� approximately 13.7 acres. The site is approximately 660 feet narth-south by 963 feet eas�-weste A 225 foat by 192 foot nQtch is taken out of the northweetern cc�rner of this reatangle for the parcel aontaining the �igard's Water District�s watex atorage �ank on SW 135th Rvenue. B, Site locatiora The aite ie tsounded by 132nd on the eaet and SW 135th Avenue o� the " weet. The site is agproximately 700 feet south of ti�e intersectfon of Walnut Street and SW 132nd Av�nue and 100n feet soath of the intereection of W�lnut and X35th Avenue. C. LxiatinQ uees and structuree: The eite is presently vacant and shows gvidence of having been logged ' ''f sometime in the last 10-15 yeara. `�: D. To�araphv and dr�inaqea �' The site, elopes eignificantly from a height of approximately 450 feet adja�ent to the n�wly constructed area of SW 135th Avenue to a low el.evation of approximately 290 �eet in the northeaetern corner of the eite. Thc� a�plicants have aubmitted a s�.ope arYaly$ie map that notee that approximately 2.77 acres of thie eite contains slopes in exceee of 25 percent grad�. Because a portion of theee slopes in excees of 25 p�rcent will be utilized for road development and reeidential r3evelop�a�nt, a eeneit3.v� lande review is coneidered as part of this aubdivieion appiicatiora. �;, L. Surrounclina land usee: ' The Bull Moun�ain Sut�rnit Eetates aubdivieion i.s currently under developnnent to the west. The firet phase will includ� 120 single family reeidential ].ot�. Progerties to the north of the subjeat sit� contain a number of eingle family residenc+es on lots substantially larger than ths m�.n�3.mum lot size for the zone. Thnae lots ther�fare have Qoten�tial for r�developm�nt. A Tigard Water District water storage tank i.s loc�ted on a parcel to the northwe�at of the proposed subdivisian. Parcela to the east an�l south are larqely undeveloped and ar� wooded. ` F. Plan deeiana�ion and zoninqt: �The site and adjoining propertiee are designated T,ow Density� Reaidential on the Camprehenaive Plan Map. Properties to the north and south are zoned R-4.5 (Residential, 4.5 unite/aexe)v Propertfeg to the vsest are deaignated for medium deneity reeidential cievelnpment by the �,: YIEARINGa QFFICE�t � S�JB 9A-0015 - ROTH PAC� 2 ''`�';`i ,J r 1 � ,:,," � S., < <i� , r� _ 1:�.. . .- - �._ . _ _ _ . -�.,��....�w..�:�,:.._.. ,.�:�.�,:� ...� �_'... >>_�.e..;� ..,.�.. _w..'n_�y .,r.,�;. � , x, w - . a,_vi.:_�. ..,..�!w� .�,r,,.._,� 1 ,...„..c....n_uiZ��..t,; � , . ;.�. .M1 ,... . � � lui Y...,_.r,u.:.. �LSw»,.�.._2��:J�u...,.,,_ac_ ..,,1....... � ....�.. a�.,...n �. k}_a�', .y,.,c?7�.1.w_..�......`_..a . ..�:.::_..';. .. ti � �Y �ompreheneive Plan anci are zoned Rs7 (PD) (Residential, 7 unite per acre planned development averlay). Prr�,p�rties to the east ar� withir� Washinc,�on (:ounty, are designated by the City•s Comprehensive P3.an fos Lo�,r Density Reeidential uee, and are zonad with the County�s R-7 aoning dee�ignation (Reaidential, minimum lot �ize of 7,000 equare feetij, G• Propoaed use: The applic�nt proposes to divide the eite into 4'7 eingle family residential lote ranging in eize from 8,000 to 13,30m aquare feet. The subdivieion propoeal inaludes th� development af l�cal etreets off of hoth 132nd Avenue and SW 135th Avenu�. Bec�use of the steep topography, the two roads on the site ar� not intend�d to be connected at this time. The westernmoet road would serve 20 lote and would termina�te in a temporary d�ad end abutting Tax Lo� 500 �ko the aouth. This area i� i�atended to be the first of two pl�aeea. The easternraoet ro�d would aerve 27 l�ots in phase two. This propos@d road would also terminat� in a �e�P°r�Y dead end abutting Tax Lot 500. The relimina a Pcesible sch�rpe fo� road develo p rY Plat shows pment and connectiona on the four parcels to the south. The connecti�ng would connect the two phases of the eubject subdiviaion. No road conr�ectiona to the nortD� are propoaed. The applicant requeste appraval of a variance to allow a gra�ie of 14 . p�rcent (plus ar minus oa�e percent) for an approximately 500 €oot long po�rtion of th� eseternmoat road, raad C. C�mmunity Development Code 3ec�tion 18.164.Q30.M limita 1oca1 etr�et grades to no greater th�n I2 �, p�rcent. �n addition, because raad �anetruction and lot preparation would include areae with elr�pes in excess of 25 percent, the applicant re Sensitive Lands Revi�w approval of the prel3minar �egt� y grad�ng plan. H• pub.lic aervices and utilities: The preliminary uti].�ty plan propoe�ee that the �ubd�,eieiora be ��rved by ��eienaiane of water linea from bott� SW 132nd and 3G1 135th Avenue. A � `� network of eanitary and storm aew�rs ie propoeesi to be canstructed through the s,ite to drain �aut�hward to existing e�nitary and stoxcn aewere within the right-of-way nf SW 132nd Avenue. It is noted that a nwmber of the propoaed eanitary and etorm aew�rs are proposed to be locateci in easement� along back and side lot lines. , _• Streete and acceea: The site ha� approxirnat�ly 660 feet of frontage along SW 132nc3 Avenue. SW 132nd Avenue has been clas�ified as a minor collector street by the Comprehe�neive plan Transportation Map. The atreet pre��antly ha� ar�proximata"iy� 28 feet of �avement width with no cixrbs ar sidewalke. � Open ditches are provided along the eides of the road f�r atorm ` drainage. The prelia��inary eubdivision plat notea a five foat right-of- c�►aY ciecdication is intended along the eite•s eastern edge. The preliminary plat aleo notes that a hal£ str�e� impravemen� fs intended , &3EARING3 OF°F"�CER �- SU� 90-0015 - ROTH s �',;� PAGE 9 � �3 ,� :3 �� ,,> „r .. rr, „ ,_ � � - °� - s� ,� —,,� = ., ,� v � ; '�� , �, , _ ; „, . • � � �� .. � .. , T�. . � . . . �. ,� t ,, " __ .. ,.. ... ..,'.s.. ' --� . .. ;�-= _ ', � ,,..' ,,.. . .:: ...� : a,...<„ , « 1 ..r e. �. i«.�. _ ..�..<..,, ,.,_.� ...,__ ., a�:. . .,.�.,.� .�_.... ..., ,�, � , .ti..� ,:.e;. v . _ y,�-.� . __.., .,.�� .. , � � . �„ � . _ _ _. .. .. . _ _ .. _ � _... . �a��...._..,:,uu...._.�..�t.:. �''�� .o+ar along this frontage to include w�de;�ing the pavem�nt to tw�nty feet from the center line and installation of a five foot wide aid�walk. � The aite aleo has approximateZy 250 feet of frontage along SW 135th � Ave�au�. 3W 135th Av�nue ie al�o cla�si�fieel ae a minar co�.lectox �trest �iy the Comprehensive Plan Tranaportation Map. The approved p1�n for , Bull Moun�ain Summit Eeta�es I sub�ivision to thr� west required substantial innpravements to .3W 135th Avenue by the d�velopers of that ' aubdivieiora. Itequired improvements are to include widening and paving ' SW 1�5th Avenue from the subdivieion�s entranae to ite interaectian with I SW Walnu� Stxeet. The current subdivieion proPosal doee not note any fuxther improvemente �to SF7 135th Avenue other tha� tlxat the prelfminary plat would pLovided for a different local atreet intersection than �the ' atub that was required aa a condition of �he Bull Mountain Sunu�it Eatates development. III. APPLICPiBLE APPROVPdL STANDARDS Aa Cammunitv Develooment Code. 1.. Chapter 18.50 contains standards for the R-4.5 zone� A single- family d�tached residential unit ie a perm.�tted use i.n the zone. Lote i.n the zone muet camply with �he following dimensional requirements: Minimum lot size 7,500 equaxe feet Average minimum lot width 50 feet Front setback 20 feet �ar�ge setback 20 feet Interior lot side eetback 5 feet ' �arner yard setback 15 feet Rear setback 1� feet Maximum building height 30 feet 2. Chapter 18.84 cor>.t�ins regul�tion� fos th� d�sela�aent of lande wf.th a elope of 25 percent or greater. The intent o¢ the Sensitive Lands Rewi�w proceas ia to assure that land disturbances on elope� of 25 percent or greater are limited in extent to what ie necessary for th� intend�d uee ao a� to li.�mit eoil eroeion, graund inatability, and other possible adverse eff�ct� or hazards to life or property. The procese allows the decieian-maki.ng body �to require greater t�chnical infoxlnation for review and approval pri.or to the iasuance of land developaaent psrmits. 9. Ch�pter 18.92 contains atandards for density. The number of dwel7.ing unite permitted is based on the n�t developaaent area, excluding s�neitiv� land area� �nd land dedicated far public roade ar parks, ar for priva�te roaclways, To determine the a�umber af lots, divide the net develupcaent area by the minimum parcel eize permitted by the zoniag district. 4. Chapt�r 18.150 requires a germit and containe standards for HEARINGS OFFI�L�R - SUS 90-0015 - RQTIi P'AGE 4 �;�:_�.,.�_� � _ _�.�� :_._ _�.,_—: _ _ �.,�, t�:'�.�....._„ w. ',_.:�5��' y. ,.�...e..,,.�.._,....�...r.a�"k' ,✓�_.....,�..:. .,...,,.�_-._.._�,..,��i.,....�._._,.,.,.�: :'.w?f.._�...f,�v.,,a�.'.�'�...3. s ...�.._ � . ,? .� W.�..._ � ' �.w.. .,ru..i. .NS..,.c..., �._.��».0 . ,..,,i._,-. .,fc�i�,:...:n..L...,.,u.�:.u:_'W ....,._'i�', .._ .l::,.. . .�..�::.wd..:.:_".'�1::. r �� $� Y �:; removal of tre�e having a trunk 6 inchea or more in diaraeter �'our feet above the ground on unde�eloped land. A permit for tr�a �� removal must comply with the following criteria: ` a. Th� tree� are dieeaeed, present a danger to pro�erty, or interfere with utility eervice or traffia eafety; �I b. The trees have to be remoned to conetruct proposed improvemeate or to otherwiee utilize the applicant�s p�raperty in a rea�onab�.� manner; c. The treeg are n�t needed ta prevent eroe3.on, in�tabi.lity, or drainage prablem�; de Tlse treea axe not needed to protect nearby tx�eee� as windbregk� or ae a desirabl.e ba�ance between ehade and open spaae= " e. The a�sthetic ahar�cter ix► the area will not be visually advereely affected by the tree xemoval; and :r;i"s ',>,s f. New vegetatinn plan�ed by the applicant, if any, will �`` replace the aea�hetic v�lue of tree� to be cut. -�;+ 5e Chap�er 1�.160 contains standarde for land slivieions. It allows �' �'+' ph�s�sai dev�alo�cnent, provided aonstruction is initia�ed within '.�` eighteen months o� the ag�proval and aonatruation of each phase doea not exaeed a 2 yeare. Tcs be approved, a preliminary plat must coraply with the fo].lowing cri�eri�: � a. It must comply vai.th the City�e Compreheneive Plan and the applieablg zoning ordinance and other applicabl.e ordinances i '� arad regulations; �;?!¢ b. The prapoeed plat nam� ia not duplicative or otherwise 'Y;; sat3.stiee the provieions of OR3 Chapter 92; c. The atreete and roads axe laid out so ae to conforat to the gla�s of �ubdivisions and mape of major partitio�n� already ` approved for adjoining property �e to width, general �' direation and in all othex reapecta unlese the City determines it is in the public intereat to modify the street o� road pattern ... d. Vari�nce� to Code development stand�rds nnay be �pproved through the subdivision review proC�as upon e�ti�faction o¢ the Eallowing variaz�ce criteria: 1. The�e are apec3al ciraumatances or aonditione affecting �he prs�perty wt�i.ch are unusual and peculiar to the land ae comparecl to other lands �imflarly aituated� .'�� YiEEARING3 QF'FICER - SUH 90-0015 - RO`�'H PAGF 5 :'i ;, �,� �c£'� t1 ti� i� � �,j� . � . . . .. . . �: 3; �:� :., .:. . .. .. .. .�. :.; . . . ` w ?;,�i _._�.�..�.._.....v.4......J.. - _...w....:v__:.._....uwti:..__�.,..._..-l'..,_._.��.-._+.,.�._.....�.u._..�.._._...._....N.�..�_.��....�s....�...........:�_.......1...�:..;�._......__�..._.��._..�_......:.:.:.:_._s.._...:��:_.....�..�.�.��.._.._..'.' .2 },.aw,.,�.,..'...�1u�.u��.1..1. .�� { � 0 1 ( �:rl S!.f • ' 1 �A4 � 2. The vari�nae fe nece�eary for �he proper design or function of t�he aubdivieion= 3. The granting of the vgriance will not be cletrimental to the public health, safety, and welfare or injurious to the righta of other owners of property; and 4. The variance is neceesary for the pr�servation and enjoyYaent of a subetantial property right because of an extraordinary hardship which would reeult from strict compliance with the regula+tiona of thie titl�. 6. �hapter 18.164 containa standarde for streete and utilities. a. 3ection 18.164.Q�30(A) requires streets within and adjoininq a development tc be d�d�.cated and improned based on the clas�ification of the �treet. A future improvement guarantee may be accepted in lieu of improveYaents, among o�her rea�ons� if: `�;j (1) I� partial improve�ent i.e not fese3.ble due to th� inability ta achieve property (sic) design �tandarde; �;',� ar {2) A partial imprAVement may create a potentia3. safety hazard to motorists or pede�triane ... b. Section 18.164.030(Ey require� a local streetc to laave a mi.nimum 50-foot right-of-way and 34-foot paved eection '�' hetween curbe and eidewal�s. + c� Section 18.164.030qF) requires s reserve strip and barric�a� at th� en� oiE a dedicated etreet that can be eutended off-gite. u d. Section 18.16�4.030(J) allows partial atreet itaprov�ment "where eseen�ial ta reasanable development when in ; confarmity with the other requireaa�n�e of theee regulations, and when it will be practical to requ3re the improvement af �he other half when the adjoining property [is] develope�d." e. Section 18.164.030(M) requirea la�al street grades of 12�k ox '�eee. f. Section 18.164.060 prohibita lot depth from being more than 2� t3.me� the lo� wicdth and xequiree at least 25 feet af frontage on a etreet. g. Section 18.164.070 reqeairee sidewalka ad�o3,ning al� loaal resiaiential etr�ete. HEAttING3 Ol�'F3GER - SUE� '90-0015 - ROTH PAGB 6 �_,�.�.�w .�:�.�..a.�,=�.:—�,�. —:,�._�.,= . _ , 4 : w �� s fi u�«.u.,,-.�t:..a_.,..., i.�N.�, ._......w--i.,..,1...�.A.�}.�.w..- �' ...�r.:,.�...i..,.,...z.„�.w4u'n,«..,,�.��......w�e..��..;:...3�..,�U.�Wm....us.1..._,}.... _,_,�c�.s�.:�.....w,,..c.,��v,u��....,,....,w w.ia�w.::.�fd_ro��..,... _.�..l.r....._-�_..,k_'1.�..,., _.�.(' .c��..�3,.. �� ..=awis.uf. H. �� ):' � I.;�E h. Section 18.164.090 requirea eanitary �eWex aervice. i. Saction 18.164.100 requir�s adequate proviaiona for �toran water runo€f and dediaation of eaeem�rnte tor storm drainage ; facili�ies. ; B. Api�liC81�].e Co�ap�ehenaive P].an Policiee. `t' 1, Pali�y 2.1.1 prav�dee the City will aseure citizens will be pravided an opportunity to be involved in all phases af the planning proceag. 2. Pa13.cy 3.1.1 �atgtes that the City ehall not allow developaent in areae having severe developmer►t limitaticns, inciuding slopes of �5 percent or greater. exaept where it ean be shown that ,;;,`; established and proven engineerinq te�hnique� will make the eite ; suitable tor the �roposed developn►ent. � 2. Policy 4.2.� provi.d�s that all development within the Tigard Urban P:aanrs�.ng Area ehall compl�r with appliaable federal, state and regional water quality star�dards. ' `s 3. Policy 7.1.2 providea the City vaill requirs as a canditfon of derrelopment approval tbsat public water, eewes, and �torm dreainage �` wiYl be prov:tded anci deaigned to City atandards and ut3.liti.es plaeed underground. 4. Policy 7.3,1 providee the City will caordinate w�ter services with �aater districte. 5. Policy 7.4.4 requires all new deve�.opment to b� connect�d to aY� a�roved eanitary sewer eystem. 6. Policy 8.1.1 prowidee the City will plan for a saf� arid efficient street �na� ro�dw�y s�etem �h�� aeet� ccxrrent neecl� and anticig�at�d future growth and development. 7. P�li.cy 8.1.3 providea the City will require ae a preaondition of approval that: � a. DevelApnnent abute a dedicatsd etreet or hae other adequate accesa; b. Str�et right-of-way ahal]. be dedicated where �he atreet is eubstandard in w�tdth; c� The developer ehall commit to conatruction of th@ streete, curbs and sidewalles to City stanc�arde within th� developanent. d. The d�evelop�r sha�l participa�ke in the improvemgnt of H14ARINGS OFFIC�R - S�JB 90-QU15 - It0'SH PAGE 7 •--y:.-.,^..r^*^r^-.-,^..-.-'�„'�t'�^.,^"^^^-'a-„`"`K r- -S^ 'f"�' -.-rr,r � �y:.: -,.�^,r7-.-r^"';:`-TT— -".�"T; _'" Y � ,7'^„'�'t?�RR�X";"''�'.�`. .. ,n�;:�'.. ., r:� ... ._. . ,. �, �i� �,. .��1:-,u J 7 z s,.._ . �_, .. _ .. _ ,.yu.::i� _ _ j�m..:::..Se: :�.r. ..., .. .._ ..- .. . ." " _ "— _ _ _� _ _ _ " _ _ _ _ -�' 'r 1 �a�+ •....�r.w.�...u.� .au...ue..�rb... .�[t......r._ .V..r_u..�.d.. .....�-..��.t�..��ci..�._.a+ .�....._uail� �'. . '::�� 1 ! ��' .�ti.....w....r..,..:.:�.wY�...._�r".l..�i...�.��..d . �.0 3 .'r r i� � 's f 1 k ��" t lh„�L:�.va�.........� �;4}....c........J....:r�i_...�..0 4.. .,._.........e....4�..:�L,.��.�.>.. ....... ..+..si<..,�YI....,...+.— . ' � �x exis�ing streetg, curba, and eidewalks to the exterit of tche d�velopment�e impactas e. 3tzeet improvemente eh,all b� made and atregt signs ar si.gnal� shall b� provided when the development is found to create or inteneify a �raffic hazard. IV. NPO & AGENCY COMM�NT3 ' 1. The City of Tigard 8ngineeriag Department has reviewed the propQeal and offere the follc�wing commgnta: a. streets i) The eite acc�aees to both S.W. 132nd Ave. and S.W. 135th Avenue. Phase 1 will �acess to �.W. 135th only; S.W. 135th ;,,, ie a minor colleator and is beinq fully constructed alang t:�: the Bubject aite'� �rontage through development of another �,:, eubdivieion, Bull Mountain Summit Estates. Th�refore, there currently is no public rright-of-way pro�vided for the �onnection b8tween thi.s develapment and the existing S.W. 135th Avenue, at least until this oth�r eubdivision ig `� recorded. �t ahould ther�fs�re be a requirement for the current propoeal that the final subdiviaion glat should no� be approved and rec�arded unleas one �af the following ��':' conditions are met: } a� The final aubdivions plat for Bu�l Mountain 3ummit Eetatee aubdivieion is approved by th� Ci.tg of Ti.gard and rQCOr�ded with Washington County, or b) ThQ ownes of the property, where land ia rec;uired tc make this street intgreection, dedicate th�s required �,z,�� ,� public ric�k��-of-way to the City of �ic�ard. §Y��: ii) S.W. 132nd ia also clasaifie licgnt should beerequirecl to not fully developed; th� app to Cit of Tigard bring the S.W. 132nd imprc�vementa up Y star►darda along th� frontage o£ the proposed development. �.i9.) The �pplicant hae� requested a variance to Com�uunity Development Code Secicion 18.164.030.M.1 which etates that "Gra.dea shall not exceed 10 percent on arteria other�etreet on coll�etor etreete, or 12 �ercent on any ...n. The applicsnt requee�s that a grade of 14 percent �plue or minu� 1 parcent) be allawed or► etxeet "C" for approximatce�.y 500 feet. r i The Engineering D�p$rtment has reviewed the reqeaest and feela that there would be nQ detrimental effect to city standar�s or our F�ubli� Warke maint�n�noe etfoxts in i' PACL 8 ' �; HEARING3 OFP'T�ER - SUB 90-OQ15 - ROTH ;::?;';i ;,: �s4 .�;5'i;r,4 pS �a �e i! � �� -.,-.,.,-r,.-�^—^'er^_^""' ^`�."""".._"� y�c .,'Int^^' .y' �„" i t iZ� . t . ,... . , .� rli�fis Fr, . ._ S' ... . ,. .. , . � „� . ..� _ � �, � r.. .'P . .., �. .. . �.,, ._ _ � — �._ ---�,_;,._ . . :;.;.� v:W .�,,�. �:�._ �._.:: _ z , + ,�.�,�.. .�,�...¢__�w___... .,,:: ��._��...1.w�.w.�. �..��.��.��.��_...��.�:;,;�....��,�,.�,tz,,,a.__..��,�s,�.�..a_.��:,�.�,�..,�,,._,�u�.=...r��_.�.._.�_,��_�_..,. _��,��,.�3_�R.��:��,�,,._ � ,. ,„ . � �'� �llowing the 14 percent grade. There are eeveral rea�sons � why we feel thia rec�aeet is aacepkable: - the variance requ�sted a�pears to be the minimuau required to alleviate �he prablem - there appear to be adequate design contral� on either side of the propaeed grade; i.e. sight distance, landing - th� propaeed street, a local e�reet, would have acceas #rorn both dir�eetions, connecta to S.w. 132nd �t both ende, if and �vhen the area becomea fully develnped. , Baeed on the applicant�e �ubmittal and information, the Engine�ering Depar�ment recommende approval af this variance to the Community Development Cade �tandaxd for lo�al etreet grade. � iv) Thg appl.icant is propoaing a canneation to 3eW. 135th, for r.; Phaae I, �that falla w�.thin the Bull Mountain Summit Eetates subdivision. The propo��d in��rsectidn doee not match i with what was approved and conetruc�ed within tlx� auZl Mountain Summit E�tatea Subdivieion. The proposed ''' interaection of "A" etree�/S.W.135th Ave. is due north of the conatructed interaection. There does no� app�ar to be any reaeon rahy the intersection could not be �hifted as proposed in this appliaation. v) Str�et "C", in Phase II �f the proposed developnent, temporarily ends at �he sc�uth edge of the propex-ty. Based on the applicant•e future development acheme for the adjacent property, stxeet "C" will conitinue south prior t4 �-, heading east with a final connection wi�h S.W. 132nd � Avenu�. The major concern is that the di�tance between the teqaporary end �f the street and the closest in�eraection is approximately 600 feet and access for maintenance ancl emergency vehicles could propoas problerns. It ehou�d be required of the applicant to inetall a tea►porar� cul-de- eac/turnaround at the eo�thern terminue of etreet "C" until euch t�€me aa future develoExnent providea for cor�ti.nuation Af the street. Yn additian, it ehou].d be requir�d that if the road is not e�etended aft�r one year from the I� completion/acceptance of the public impravements of Phase li I3, the temporary turnaround �hall be removed and a ' etandard cul-d�-eac bulb be aonatruated. b. Sanita.ry eewe� seraice is avai.lable f�om an exietfng Iine weat of the sit,e in S.W. 335th Avenue (Bu7.l I�ountain Sumroi� Estatea s�abdivision) and to the east of the site in S.W. 132nd Avenueo The applic��xt is proposing to connect all of the lots, except lots HLRRRINGS QE'1�I6CSR - SUB 90-0015 - R�'t`8 PAGE 9 ;;-;>;,; � � �r � ,`; r��i : .,. .......��,_,3r1 ..., L.,._,.[ , , ... ��s.,.. _ .,i . �-,1 A.. �, i.. � .. .,_. _. _.. . .... ? .,.. .., . ... > ;!?., ...,.,,, ,....__.}1,.i. iti ., . ..e... _., r.�,..._..... . ,. _, ... �� . �'"y 4 and 5, to the line on S.W. 132nd Ave, with eome limited use of back-lot eew�r linee. It i.e a requirement o£ the Cammunity Develo�aent Code that all e4 sewer linea and manholes be located within the publia right-of-way ,..,� or within 15 foat pub].ic utility eaeements. In addition, if ;�� ese�m�nts are used there ehauld be r�st�ictiane to the i.ndividual �p land owners that prohibit buildinq upon the eaeementB, including �� £e�nce conetruction. �� K c. The applicant fe proposing to direct atorm d��inage to �he eaWhich side of th� development with diacharge into an exiating gipe crosaes S.W. 132nd Avenue. The adequacy of this culvert croseing under S.W. 132nd ia unknourn. There�or�, f.t �hou�,d be required of ; the applicant tc sl�ow that the exietinq Gulvert is adequact for a11 proposed and futur� developments accessing said culvert or replace tkae culvert to the size required ta handle the proposed/future devel�pment. The Unified Sew�zage �igency hae established and the City has `� agr�aed to enforce, Resolution 90-43 Surface Wa�er Management � r. Regulations, requi.ring construction of an-aite water quality q gaciliti�s or feea in-lie�a of thsir construction. Bae��d on the , size and loca�ion of thie development, the applioant ahould be ' r�quir�d to install an on�site water quality faciiitg. � �. The �uaiat3.n tlalley E'ire and Rescue District has reviewed the � preliminary plat and has commented that fire �ydrant locations shauld ;� be reviewecl in coordination with the water district and fire district. ;� t The Fire District also notes that the propoeed dead-ends of streets B �3 and C should b� provided with temporary tuxn-arounds. ;� 3. Tigard School Dietrict 23J has reviewed the proposal and hae noted that � tY�e proposed development lies within the attandance areaa of Mary Woodward Eleme�tary School, Fo�aler Junior Hiyh Scho�l, and the Tigard I Senior High School. The proposed development ie projected to generate � the follawing adslitional enxollment at those echools: 15 atudents at Woodward Scho�l; 7 students at Fowler Jro Hiqhp and 4 etudenta at Tigard � '� i� High School. The School District notes �hat schonl capa�ities are �� I, projected to be exceeded aa a r�sult of thie proposed development and ;� , other recently revigwed and approved dev�lopmen�a within tho�e ��i j attendance arc�as. The District notes that care faailities of the � schoole are inaufficient to be a�le to conaider portable clas�roorn � addi�iona. Additiona7. school capacity may be provided by other options �� under coneideration by the school district, including: grade level � reconfiguration, reecheduled echool year, boundary adjustmea�s, douY�le ahifting, bu�ing to und�r-utilized facili�ies, future band measures lesding to construc*.•ion of new facilities and oth�r school housi.nc� optione. � Q,. The Metxopoli�an Area Cammunications Commi�sior� (cable t�levision) has revs.ew�d the proposal and had requested tlnat th� d�velo�er inetall twa HEARINGS OFP'ICSR - SUB 90-0015 - ROTFY P14.GE 10 � ' �k E�'� �': ;�� . � r T -; a _.�..T, .:,.. _ _ _ -- ;; , _ --_��_.._��,-ri-.._.-,,,,�.........-.-T- ,... .�::._ ,�� . . _� _�..�._r.�.��,�..� .��: .._ - v:_ ..__.�� . � , . � 4 � '�� r .�: m :. x I��, a �r ,, r � .r t� � e: 4 i,v,.tt�....._...,..�� t �.inL+___,�..._s�.�._'_��..,e_.«...._.r�«...u:1._i..i�.�..z.,..c,w,w:,.�r.xv..._,...�.�r��..,.....�u.,._.�...,..cs...:..x...:_.u,c.....u._.u..�,..F'��........,a_.u.4�' W�.:S....a.u,.��u,i...t..aa,.i....,rr��..i,..�!..:,...u�..,."_' �. ��: � ._..�w.. N _......u_,�..,...,,,.., �.,..,`;._:iS c • �� PVC eck�edule a0 2-in�ch conduite at all etreet craesings for underground csble use. 5. NPO #3 haet p�ovided the follow3:ng c�en�s rega�rding the gropo�al: a. Adequate eroaion con�rbl and alope s�abiliza�ion measures should be employed. The effect� upan downatream properti�s ethould b� considerred in the review of the atorm drainage sy�tem; ; � b. Adequate tuxnaroundc� should be provided on all demd end streete� c. The Ciby and Counby etaffs shcruld utili�e the transportation etudy prepar�d for the Bull M�untain 3ummit Estatea subdivi�sion app].ica�ion to evaluate the potential tra€fic impacts of this aubdivieioa, e�pecially with regard to the impacta upon the Walnut Street and 3W 135th Avenue intere�oction. It ie guggeeted that the � groepective develop�r of this subd�.vision should be rec�xired to �ontribute �o the co�at of road imprsanem�nts in thie area. � : d. School bus turnouts ehould be provided on bath SW 132nd and ;�<_: 135th Avenue adjacent to this subelivision. {: . �. Schools ehould b� prepared for the addi.tional �hildren that ��j will lf.ve in thie subdivision. �� f. The NPA is concerned that the propoeed development plan could landlock adjacent parcels ta the eouth, tax lot 502, and the H�lm propezty to the north, tax lot 200. f. Northwe�at Natura�. Gas has reported no objection tA the propoeal but has noted that there is a �.0 ir�ch diameter high preasure gas feed�r maia� � along� EW 132nd �venue. Northwest Natural Gas iequests that the ; a�aplicart's engineer cantact the Gas Company regarding this line wk�en deeeloping the public improvement plans. k 7. Th� City of Tigard Building Division, the Washington Gounty Departqaent oE I�anc� Ue+a and �ransportation, PG�, GT�, and the Tigarri Water Dietrict have reviewed the propoeal and have offered r�o comcnen�s or objectipne. -; S. N+� otk�er comment� hav� been received. �: ; V. EVALUATION OF RLQLTEST 1�. ComulL�.anCe with Communitv Development Cqde. ' �e The p�oposed subc�ivieion compliea with the use standa�de of the R-4.5 zoning cli,��rict Dasaauae the lota are in�ended to me uaed far � e3�ngle faraily detached dwelling unite. The 8,000 te la,�00 sq{uare _� ;- � H�ARZ�IGS OFFI�I:it - SUB 90-(A015 - ROTH PI�G�3 Y1 :J 5 .?;�; ;�` � � i � �, �s � , � ,' �...-.. _�._...._.-.-..-,z...�.,,,-_ �---�-r-�--� r-� -� � , -� n r ,_ �:=7r; ""'i;.�r., � ..,.., .. _�ha j ,o..., � . .. f . �. n .'c�a!J'� ,E, �.�.? , � '� . . ., . R, _. ... .... �.A _ �,.,..,�� .,n�_.:,5 , .� �,...� _-_ ,. _ __ .. ,�.:.�;_ _ -,_ �,-�:.;�.�� _':..c.t..�...e..�,�.6...�,..� �..l,�..�..,'....,_l,_.�............ y..,.�.�.,,..,.t..._t.��..L.. ....�_4.,,��.�.y.wv.�_i_�c..�.r,_..,.z.�.z....._�,.....�.t..,�_.w�..,,_o_...�..._.:i- _r._....,...�_�?..!_...._.�.., :_ ..w..:.; .._.�....�!._c�».r....__, c....�.�� %L__._, � 4` � �oot �.ots are cone3.s�ent wicn �fie minimum 7,500 aquare foot minimuan lot eiz� of the zone and the av�r�ge lo� width requirement af 50 �eet. `( 4� 2. The propoaal ie con�istent with the sen�itive Lands requirements �� of Chapter 18.84, although aubstantial eite gradfng is propoe�d �.�� to facilitate the propoaed development. The grading plan notes that retaf.nin walla will be u�ilized alon back lot lines in ��. 4 g �� order to promote ground etak�ility for the individual building �� lote. Apportunities to further limit grading nf the site are #:` restricted becauae of the number of bui.lding pads that muet be prepareai due to the eingle-�amily reaidentfal nature of the propo�ed d�veAbgment and the need to provide limited grade public etreets. It ie rscommencled that methode for maintaininq elope atability also bs required to be submitted as a part of individual , building permit applications for proposed late 11 through 29. ' The erosion control requiremente that now apply to development ' w3.thin the Tualatin River baein will �equire that an eroaion control plan be filed and follow�d during development of the �ite. 3. The proposed Bubdivision compliee with th� sleneity et�ndarde of Chap�er 18.92 because the 8.24 acre net developable area of the eite (after deduc�3.one for etreets and �xcluding original alopea af 25 percent and greate�) �►iel�� an appcsrtunity for 47 dwelling iSn�.�3 Y3�i�B� �ix6 FF-�.� �vFiFiflg ��6'i�iu�ic�in. ivc�'y'-6�'voi3 aingle family rasidential lota are proposed. The �pp9.�.cant•s submittal includea a deneity calculata.nn. � 4. �iisp�e�� i8.i�� re�q�ir�s ��i�� a�m ��e� �� trees over s3.x inchee � in diamete� that are rempved durir�g the cours� ot conatruction be � minimize�e Ths proposed development°s publ3.c etreets, utilitiea, �' and residences will require the removal of a significant number ' of trees in the southern and eastern po�tior�e of th� gite. However, ��e nrxmber of trees rem�ved shor�ld be minimized �hrough oareful stu�iy o£ the site to be accomplisk�ed through pha�ed tree � , removaY. Initial tree removal ahall be limited to the proposed public r3.ght-af-wax areae and publ�Lc utility easement ar�ae. � Individual lots, potential. drivew�y locati�one, a�nd poten��al � bufldi�g �i.tee will then be easier to see. The developer and City �� staff can then identify which tr�es will. need to be removed to � con��ruct residences on the lota. Th� deweloper ahall �zovide the �� ervices of a certified arborist for thie analyeis, if r�quested , ��► ��t� staf£. Care sho�bd be tak�n to retain ae many mature trees as poasible through caxeful site planning, curved clz�iveways , arou�� trees, and car,e during the site development procesa. Minianiz�.ng tree re�►oval shauld be a benefit ta the propc�eed development in both increased property vai�zea gs well as � atmoephere. No tree ze�aval or aite grading may occur p�ior to �lanning Divi�ion review an�d apgroval of a txee removal permit. �� HEARINCS OFFICEFt - SUB 90-00�.5 - ROTH PAG� 12 � '! �� I �� II � � 4 , . . �� l �.,�u.�._,6..W..�.w:...a.v.�,�.A,gi_�.�,.�..,....,__,...,.�1._....y�...e.�......_.»..,.�..:...i.u.u.._._,.;.L...u_iw,W..��wt,... ,..w.4,..3.�.�..s.-...�..y.��,...�'..�.,W�_i-�..e.�}i�...�...:a.'.�a.,.�,.�..u'�;"..:...d,e�,.`"...u'A!._i=:..L.1..�.-w..i�it....,.�.a�".r:,..'''„_.��^'.��....a' . � r. , � t?� .,i�'. �y - � 5. The prope�sed subdiviaion compliee wi�h Gh�pter 18.160 becauee: a. The propased eubdivision complies with the Comprehensive Plan Map deeignation density oppor�unity for the site ar►d ' �ith the applicable plan policfes, the regula�ions of the R-4.5 zcne, and o�ther applicable regulations; b. The propce�cl name of the aubdiviaion, Hood View E�tates, is not duplica�iv�; c. The proposed roade will provid� for adequat� ax�d safe aecees to the site and an opportunity to tie �he roada ' together in �he fute�re i� the parcele to the aouth are , developed l�rgely as ehown an the pre�iminazy plat. Staf� i agreee with the concern expreesed by NPO #3 in re�pon�e to , ;�{ an earlier plat submitted by th� applicant with regard to II the lacation of the s�ub end of propaeed ro�d C leaving tax la�t 502 possiY�l� landlocDoed. Staff notified the applicant � � of tk�is cancern �rior �o the iaeuance of this report. The Y° applicant has reeponded �vith a re�ieed preliminary plat �„F � that �hifted the alignment of road C approximately 2a feet ° to the sast to elim�nate ttaie potential proble�. This �; aliga�ment will provide a�iequate accee� for tax lot 502 and �'�;� would allow for street developanen� coata for extension of ' thie etreet to be shared between the future dev�lopers of ��;f: thoee parcels. Staff does as�t find that a need exiata for � soad conneation to be provid�d from the propoeed �ubdi�ieior� to �he He1m property (tax lot 20p of 2S� 4AC) to the north. The �elm property is a long, narrow lot extending from Walnut Street southward ta the su}��ect property. The only options for provi:dinq acceee to the Helm property from the grsbject parcel woul@ D�e from the eaetern ende of progos�d roade R �'�' or C. Accesa from proposed road A from the wee� would require croe�ing an area with alopes in excesa of 25 p�erc�nt. Acceae from road C would cross an area with a croea elope of approximately 15 to 18 percent. Roade in `' either of the areas are not advisable becauee other accees -il; optiona for the HIe1m parcel exi�t that uti].ize exieting accese ways and w�uld not irsvolve slopes as significant a� - woubd be required f�om ths subjec� property. The iielm propertx already ie provided with ac�ese fram Walnut 3treet. Thi.� siriv�wa�r may be ianproved to eerve additior�al • unita although it is concecied that thi� may be quite expeneive to aerve a limited nwro�Yaer of aciditional dwellings bocaua� of the lenc�th o� the �ielm praperty. In addit�on, the parcel immediately to the weat of the Ii�lm prop�3:ty (�ax lot 400� erg 2,1 4BD) has a newlx cleveloped lang � �lriveway a►l.onq its b�undary with tt►� H�La praperty that ' might, be able ta provicie acceas to tk�e sauth�ra� por�icsn o� f th� He1m p�eb�,er�y as wa].l ae �a its own additional � � ,,;,� ,� HEARiNGS Ol[�'F'I�"�R - SiJ'B 90-0015 - ROTH PAGE 13 i � ;; 3 , �;I � ;�.; . ;. . . ,...,..,�u.�._.w....�..w._r�..F.W'.��..._..,,....�.e`d�r�.e�._�.._.._,�_..�,..s5.....,�'t.».,....,,....�....�..,.w.,.�._,..�.��.�4.y...,�.......,4 1 u�.....�.��....3�...L,�;_�..,.c_,u.�..�.��'��,....�...1._.+.rs7,;.,...,r�....�,.,.t'<��.�..,,,,.e.¢=..:u.�s„,...,,.y.,..��i._t..�..xr..._.._.!l._....._.z�.::.:71�:��'�s kr �� d�velop�aent oppa�tunitise. This woul.d allow both o� these und�rdeveloped parcel� ta ehare in t2ae cost af i.mproving � roadway. ; da The propoe�l �o develop the subdivision in two ghases ia consistent wi.th tk�e approval atandards for a phaged development because necee�ary gubli,c faciii�ies are proposed to be construe�ed in conjwnctian with each of the phasee and beaause no temporary public faei.lities will be required for either phase. 6. The propoaed subdivision com�liea with� Chapter �.8.164 b�caua�: a. The applic�ant will d�dicate additional riqht-of-way far and improve th�e SW 132nd Avenue and 135th Avenrx� frQntaqee of _ ' th� site to City standarcle. ;;� ;�`: b. The proposed roadway preliaainary deeigne are larqely ,,;`"; consietent witk� Ci.ty af �igard puD�li� roadway standarde. Proposed etreets B and C will exceed the maximum cul de sa� length standard of 400 teet ae proposed, but these atzeete �` loe�icaA.ly wi11 be extended ir� th� future and connected with development of the pxopertiea to the south as indicated on the preliminary pl�t. No variaace to the cul de saa lens�th '��' �tandard is nece�sary for thi� temparary situatian. :�:< ��: s�$ff recommends that paved tempo�ary turnaround areas b� rec,�uired at the eouth�rn ends of propaeed gtreets & and C. t"; A r�serve etrip ehall be dedicated to the C3.ty at the end of thesa atxeets in order to co�trol accesa to theee 'f�. etreets. Signe notiag that the atseets are in�ended to be extended in the future should also be posted at the ends of thess stseets. ��f �. In order to restrict access to SW 135th Avenue and Sf� 132nd Avenue, non-access reserve strips shauld be �required along <'? the stre�t £rontages of lot� along these streets. ':�: �` d. The propoaod lota are coneiatent with Code atandards for ``' maacimum lot depth-to-width ratio� fr4ntag� on public I'5..: streete, and o�her lot dimensional etandard�. e. The requeeted variance to allow an appraximately 500 foot long atretch of propased road C sc►ta�h of lote 26 and 43 to have a grade of approximately 14 percent (plue or minus one peraent) ie� appropriate. The increased grade is n�ceseary ta allow development of the adja�ent proposed lote and na r! ather opt�iana �xiet for relo�ation of this ro�d or an alternative acce�s Fri�hout aleo exce@ding the grade standard or requiring excessive sit� gr�ding. The rec�u�st 3a necessita�ed by the site�e steep terrai�a, a cera�,it�.sax� that d�ee not agsply to the majoxitg of lands far which the I� `''' HLAR:INGS Q�'�'ICER - $UB 90-0015 - ROTFI PAGE 14 � i i }i � ��{ . . . . . . . }"i-r. -�-+^,^,;^^^r�--•-"---,..-.r-.—+'r ,i-'.-,+., , ^;'...��.^nF� ...mm.! r17-r�,.-�?^rr,^;-°i�e"Y^,1.'7`'"?,�'_"-.m_-.^' S ..r;,."^,�s^r� r„ ,,... � �.,v,._�. Sf"., ,�.... _.._�'��:;.,^—^..'_�.'.'..^'.^.";"'s'�.. .:.� ::,..,..�.„ i. .. . -.... . .n.. ^"(r, '^� � � � .._..,. .._ .._-�,..5--�.�., �..s� _ ..x.{ 3... . 7 � {` N�r y y��. 4 � :� .V�` a..0 �� t t�t .v'.=..u.t�a....�i��.._3.......J,...v�'.',r�..a.�.au.u..�..+.�...+.:...........i.......,.,i,.•;�o;e�._w`�...^Sf _,,..p La....a�,.�._,_.._....,:,J.�...... ii.�.::._ t.,.....�u...t:: ,.f.!.e.v_.al�.,...,4,..„.,o,..,tw::�.,,.,...�..... u........�u...yw°�._... _l:a:,ik, ...e�.a i::..��._.. ht`rW.. i n� � j �j 's`r:'. ro�� grade etan�3ard was intended to apply. 5trict com�liar�ce �nrith th� Code et�ndard would either require the developer to p�arform exce�eive eite grading or would require the area to remain undevelopable which wou].d cauee an urtdue hardehip to �he deveLoper e�ince thie area of the eite ie �therwise coneiderred to b� developable. The granting o� the request ehould not be det,rimental to puk�7lic safety becaupe of the �elatively short dietance that the :_ ; road would exceed the grade atand�xd and because it ie 3.ikely �hat tlhis atreet will ba extended further into a through atreet; therefore emergeacy vehiclee aa�d road maintenanc� vehiclee, euch se street ew�eperes, should not have too di.fficult a time climbing the grade or having alternatiive accese to areas s�rved by tMe road. The Engineering Depaxtment does not believe the propoeed grad� will reault in aight diatance or other traff3;c safety problems. The criteria fos approval of a variance to a Code standard are therefore adequately eatiafied. 8. Comx�liance With Comvxehensive Plan Policies '�': „r;f;?, 1. The subdivision ie consisteret with Policy 2.1.1 beaause notice of ;:, the application and the public hearing on thia item was provide3 to the neighborhood planning arganization ancY to owners of groperty in �he E�ic�.n3Lty of the eite. The propoaed aite has baen '' � posted with a sign noting that a land use or d�velopa�ent application on thie site wae pending. 2. Policy 3.1.1 can be satisfied because the Gode a7Llows development of hillsidea that ��e steep�r than �5 per�ent whea aufficient detailed information is provid�d which ahowa that adverae environm�ntal erosion ar alope instability will not result. The applicant Y,as eubmitted a general desaription of the aize; �': ` howev�r, the apecific teohnique� for mitigating any potential probl�ms related to ste�� alcpes have not been described with the excep�ion of a note on the grading plan �hat structural meana will be utilized to stabili�e the bank between the two phases. �taff does not anticipate any dif€icultiea providesl appropriate conatxuction and eroaion control a�easures are �rnployeda since many issues r�qardi�ng �lopes are gite specific, it is recomanended that methods fox mai�.�enance of slnpe etability ancl ercaion aontro]. be swbmitt�d for approval in conjunct3.an with the public improvemen� plane and building permite with p,articular attenti�n being paid to gradee aver 25 percent. 3. In order to comply �vith Policy 4.201, a condition ig warranted to requ,ire the prospective develo�r to pr�pare �n erosi�n �ontxol plaax eneuring co�mplianee with eroafon control eta�ndarda for the R°�aalati�u River k�aein a� part of �ch� grading permit applicatfon. �'; .ri I3�ARINGS OP'FICER — SUB 90-0015 — lt(?TH PAGS 15 � ?;:iy Gi t.;.F;Y;{ . Y *_.� . . �... 4 1�� !� . . � . . . , � � . . � .. .. , ... .. .. .. . � .. . . . _�..:. �--..�.__.�;,:.,:� � —�..�. � —��,.A..�.�. : ,; „ , �� sN�,.��..� �� .�.. �-�� 7 , . ��, �,w..a� ..,,_�.�:�..� � ,.,�,�.:;:�,. __._a:�. �.�..w�.0 �� W� u.�_�.....� ,.��.LL...;��.._z.z...�a ��: � �_... ,.. �__s,�.._...,�......�,,,��..��z,,�,,,��..,,�.:,�w�,. ,.,�._,� �.c � �� 4..�.a��.`;: ;A<, � �° �J, .;: 4L. This s�bdiv�.e�.on propoa�l, ��m�li�� with Policy 7.1.2, 7.3.1, and 7.4.4 be�ause the applicant will extend publi.G eewer and water ayetems �o this eite �,aad will provide for undergrQUnd inatallation of phone, eleotricity, and cable telavision lin�s. 5. The eubdiviaion proposal conaplies with Policy 8.1.1 and 8.1.3 becauee �he propcseed improvemente to the public streeta adjoining thia �ite will, be consistent with City af Tigard stanciarcda an,d will b�a developed to the collectox street widths called fc�r by �he fu�Wtional classificatinn o€ SW 132z�d and 135th Avemues. All internal sulbdivigion atreets ar� proposed to be developed tn the ' 34 foot width required for local etreet width and conatructfan . plans will be required to be conefst�nt writh established Ciicy of Tigard deeign etandard�. The praposed etreet pattern, alang with the poesible future etxeet patt�rn a�i parcels to �the south that is illuetrated on the prel�minary plat, will provide a logical and eafe e�reet pattern for eix�gle-family residen�ial development of this hillef,de. ��'': �:,:; ` VI. �OIdCLUSION AND RECOMMEI7�ATION r,:: The Pianninq Divieion conc].udes that the propoaed e�ubclivision, with enodifica�iong, will promote the general welfare of th�a Ci�y and will not be � e�gra�f�.e�gi�l�r d�s�kr9.u�enicai. nor injuxi�ua to eurrounding l�nd uees, provided that �'` develap�ent that oceurs after this deciaion complie� with applicable local s�ate and federal l�ws. Staff reCOmmende approval of Subdivie.ion propo�al Si1B 5�-0015, Sensitiv� Lande Review 3LR 90-0014 aad Variance VAR 90-00�9 eub ject to �he re�cca�arnended coraditions which follow: UDtL�S� OTHERWISE NOTED, ALL CONDITIONS $HALL �� sa�mr�Fr�;D � g�Jg�,,�� I�p��p�NTS SF�ALL BE COMPLE'�CED OR COMPLETION SHALL BE FINANCIALLY ASSURED PRIC►R °t'O 1tECOi3DING �^° THE FINAL FLAT WITH WASHINGTON COUNTY. (Staff contact for all recammended cAnditiona is Chris Davies of tbe Engineering Department, 639-4171, unleas a�therwiee noted). 1. The preliminary plat ahall be limitec� to the creation of 47 lots. Al1 lots eha11 be fully dimenaioned on the plat and ehall be conaistent with R-4.5 zoning diatrict dimenaional requirementa. sTAFF CONTACT: Je�ry Offer, Planning Division, (639-4171). 2• Two (2) seta o� detai].ed public impravement plana and profile construction drawings shall be submitted for preliminary review to the Fngineer�ng Department. Seven (7) sats o£ approved drawings �nd nne (1) itemized conetruction coat estimate, all prepared by a Prof�saional '; Engfne@r, ah�all be submitteci for final xeview and approva3. NOTE: �hese '' pl�ns ara in sddition to any drawringe required by the BuildinglDivieian s �nd ahould onl� 3.n�lude shee�� ,��,�y�nt to �+ublic imprc�vements. � p H$ARINGS OP'F'ICEdt - SUB �8-0015 - RO'1'H PAGE 16 ..�,;,�„—,�� -.�....-�.�:..�.. �,... :'''l , �: , ��;:.,.�. , ,«+--�....t.... ;:<:.,r,.,v��W '��-G�. ....w,. .,�, .a �_.�.:.. .,....w.... 1......,._. �n.w.�.z.. i.... ysS.....�� ....�....... „r.....,,.. dt .._,.,�._� . :; , ,� .�uo...__��...m. t:... ..�..,..,.5,<_i.__, .,,_,,,» . ._.,z... ', (: 1 1 • �x) 3. Suilding permits will not be iesued �nd construction nf proposad public i�grrrsve�ente �ha�l not conun►ence until aft�r the Lnql.n�erin� D�p$��ent has review�d and approved the public improvement� P1 Sabeen �xecuted� � opening pern►it ox con�truction cnmpliana� agreement ha �,, A lOQ percent perfornnanae seeurance or letter of commitment, a �$ developer-engineer� agreement, the payment of a pernait fee aa�d a aign r ine�allation/s�reetlight f�e are required. '� �;� �;� 4. Additional righ�-of-way ehall be dedicated to the public along the S.W. �� 132nd Avenue frontage to increase the right-of-way to 30 feet from the �� c�nterline. The deacription shall be ti�d to the existing riqht-af-way `k centerline. The cledication documen� ehall be on City ga�s• E Inatructione are available from th�s Engineering Department. 5. Th� applicant ahall be required to ehow evidence that the Sull Mountain gummi.t Eatates subdiviaion plat has been r�eorded with Washington County , ar that public �ight-of-way, required to ma3re the connection betw�en thfa dev�logment and the exieting eouthern terminue cf SW 135th Avenue, hae been dedicated to the City of Tigard 6. �tandard half-atreet i.mprov�m�nts, includiag concr�t� gidewal3r, driveway � apron, curb, asphaltic concrete pavement, sanitary sewer, storm d�ainage, atreetlig'ht�, and v.:�derground utilftie� �hall be installed along the �.W. 132nd Avenue frontage. Improvementa shall be designed and con�tructed to minor callec�or atreet atandards �nd ehall �onfox�an to the alignment of exieting adjacent improvemen�e ox to ara aii9rna►ent approved by �he Engineering Department. Portions of the stree� requiring v�rtical realignment ahall be xeconstructed to the �xtent ne�esaary to acco�c►plieh half�street fulprovementa and r�store the pavement of the remaining eide to its original width. �. An agreement ahall be ex�cuted Y�y the app].icant, or� farac►e provi.8ed b�y� the �ity, which waivea the progerty owners' righta to oppo .. � f,�t,_r� �.oc�i improvement district formed to remonsz�� aymiiao�. � �� improve partions of SW 135th Avenue northward to i.ta intersection with ' SW Walnut Street. 'I g, P'ull width street icnprovements for the internal atreets including � �, traffic contral devices, mailbox c�.usters, concrete sidewalk�, driveway � , aprons, curbs, asphalti„c concrete pavement, eanitary �ewers, s�orm � ,' drainage, atreetlighte, and underground utilities aha l l be installed i within the eubdivision. Improvemente shall be deeigned and cons�sucted to l.ocal street atandarde. 9, A one (1') faot reserve strip granted �o the "City of Tigard" ahall be i provided at the aouthern t�rminua of the proposed "8" and "G" etreets. , �g, i�ots 3� 4� and 5 �hab�. not be �ermitted to access direatly onto S.W. 135th Avenue. Lote 32, 33, 35, 36, and �'� eh�ill n�t be pe�nitted to accesa d3.rectly anto S.W 132nd Avenu�. A arae (1') foot ree�rve �trip ahall be prov3.ded along the �collector stree� fr�ntages of �h�s� lotg, HEARINGS OFFICER - 5UB 3�-0015 - ROTH �� 17 r; l . , � xr ° ,?.-• ; �� --.,.^^--'..'�'"_',. .. ._ .� � .: ... , � � � � _c—,...�.,..r--,...---�-�..__ _.�-�-r,"—..^^-�—''"'"......... .,,,. ,:�, a. .. .:. .... .::.. ... ,.._, ,.:. .��i � .--�.::.:.�_:..��.. ♦. _ .. . `�sy°.,".:.. . __. L,;_;3 —T,� y,=,.-. �R; t ..�s,�.�.t.,z�.....13k�u� � . +.,z. .,........�....._�._w��.r....m,..:n ��,i,�........�}�..5..�'_:{.v.�....�...:u-��v.�..ct.._?..:i."..�..c.w.�....+ .,..�......c..�.._.i�..!'::i....,..!s'....,._t::v,.,._�...`�'i.�.�t,;::».w,!7._..:..:.'t�.w�.a.'X� „�V` �.. ' ..:. .::. : ,t , .. , �.,....,.Ln.�.Y:�;�w....t....w ... -, ..�_..�:...,..�..... _ .._ .:, .. ......:,..,.�.:.,v......1.,.w. . .. :r� �'` Z�,. A profil,e o� 3.W. ].32nd Avenue ehall be required, extending 300 feet either eide of the subje�t �i�e showing thg existing grade. 12. Driveway cuts shall not be permftted within thirty feet of intersecting � right�of-way l,inea nor within five feet of property linee. 13. S�nitary sewer a�d storm drainage detafle ehall be provided as part of the public improvement plans. Calculations and a topographic �nap of tYne storm drainaqe basin ehall bs provided ae a eupplement tu th� public iraprovement plane. Calculations shall be baeed on fu].1 developauent of the serviceable srer�. The lacation and capaaity nf existing, proposed, and future lines shall be addreesed. 14. The agplicant ahall demanatrate �ha� etomn drainag� runoff aan be d3:e�ch�rged into the existing drainageway to the east without signif�.cantly i�mpao��ng propertigs downatream and evalv.ate the neeci for additional drain�ge improaemente along and acroes S.W. 132ad Av�nue. Theae additional drainage improveme+nte shall be constructed ae p�rt of �he imp�ovements associsted with phase one. � 15. The proposed privately oper�ted and maintained ganitary sewer and st�rm dXainage ey�teia pian-pro£i.le detaa.le shall be provided as part of the public improvement plane. 16e A anain�kenance and acce�s agreement shall be executed ar�d recorded on Ci�y atandard forma for �11 etoran drain out�'alla. The agr�ement shall be referenced on and becssme part of all applicatsle parc�l cieeds. The agreement ehal]. b� approved byr the Engi�aeering D�partment prior to recording. 17. As paxt oE the public improvement pl.ane, the app].icant ghall eubmit �on�truction details regarding �h� an�-aite water quality fa,cility. �.._� a,.e.� ¢�� thg g��,��y eewer syst�mm, �.8. �'or puAiic e�s�ua�i•r;.s �.An� a,:� �a�a�...... the applicant shal.l provide the fo�.lowing: a) plan and profiles b) a 10 foot .wide paved road� or an acceptable alternative c) an easement that, ae a minimum, prohibits the building of � any kind including the installation of fencee within the il e�aement area. The �aeement ahall be referenaed on and , become part c�f all appZica�le parcel Aeeda. The �asr�ment ', staall be appravecl by the Lngineering Degar�ment pxia� to recordi.ng. � 19. Street centerl3n� monumentation shall be pr�ovic3ed a� follows: I � a) Centerline Montx�mentatian � 1) In acccrdance with Oregon R�vised 3tatutea 92.Of0, � iiLARINGS Oi�P'IC�R - SUB 90-0015 - RO`t'H p�$ �� - ` n�...,..__._..�_.--_--n-...M.�.-�w.--�, � ,�. r c�:;°*^-- ,.�; �elnfev1�7!m `:,�a.±n�a+es.�=c�.,—�--,mmo.v'_.=1.°,.:. �.-.., ...:=,.i�.rwi. .�_-n .,, . , �.� .. . .. : ... .��. ,.'. ��',:. '�, . _ : . `, :.,. ,,.... �� .... �A subeectS.on (2y, the centerline of all street and roadway rights-of-raay ehall ae monumented b�fore the City accepte a etreet improvement. � 2) The following centerline monuments ethall be set: A) A�11 centerline-centerline intersection points. B) �11 cul-de-eac cent�r pointe. C) Curve points, beginning and ending points (PC�s ax�d PT•s). b) Monument Boxee Requirecl 1) Monument boxee confarnning to City standarde will be i; required around all centerline intersection poin�s and aul-de-eac center points. 2) The tope of all monument bnxes slxall be set to fini�hed gav�mment grade. 20. A gra3ing plan shall be submitted �taowing the �xisting and graposed contanrs. In addition, the applicant ehall include � typical finished floor elevation for each lot. Thie ahall, include elevations at 4 differen� corraers of th� floor pl�n whicYx are tied to the top of curb el�vation�, as shown in the public i�mprovemsnt plans. 21. An eroeion control plan shall be provided as part of the p�xblic improve�nea�t drarainge. The plan shall conform �o "Eraeion Con�rol Pl�ns I - Technical Guidance Handbook, November 1989." 22. The applicant shall make an apgsointaaent for a pre-coraetruGtion meeting with the City of Tigard Engineering Departm�nt after approval of the p3ane but prior to etarting any work on the eite. The applicant, applicant�s engineer and c:a�ntractor ehall be required to att�nd this meetinq pri.or to receiaing the approved plane/permi�e. 23. Any tres remowal or g�ading an this property muat be approved by the Planning Division through approval of a �r�e remaval permit and approval of the grading plan. Trees over si.x inches in diameter shall be removed only as nec�esary to construct atree�s, utilitiee, and residence�. Tree removal permita will be necessary for two atagees prinate atxeet area preparat�on and lot pre�axati.on. �he applicant ahall g�ovide for arn arborist to review the plans for grading and �r�� protec�ion. The , ar�aorie� or �he Planning Division may pre�cribe pro�ec�ive measures for j trees to b� re�ained on the ��teo Areas r.ot e�wered by etructusces o� ' impervious eurfa�es �hall be revegetated as eoon ae possi.ble af�er � cotnpleicion of grading. A copy of the tree xemoval permit and approved `' grading plan ghall be available on-si�e during a�l tree removal and HEARINGS OF'FICER - SiJB 80-0015 - ROTH PY�GE 19 -��.,.--..�. —.d. _.. ;• -;: r, �,� . . � �� 4 .kk YtI'fNt.�lz,: � � rrt ' i I+;.kx '"d,.y"�.�.YJ..�"��.uifi.t�r�..w�,..;:..._....:.�,.,-.--s�k,.-u..u.asa.uc.u�.,......-........— I � � ,� i .}� �r.�u....�.r/tl,,�,.a,�..��.�._,ri�.'-�1.,`'uA......!4v.,:u.e�.,..�w,5,...cn...�:-+,.,..�-br.. ,.o 'r� �� L rt .,,._ r.�..,u.�:ia.r.,w.....r..v�.:s - .. .w...�N�..:!�.�..:...ts .u_.. _ww...._V..n .... ..1 � +�� . � �y . .':4+, � g radinq activitiee. 3TAFP' COt7'xAC�= Jerry Offer, Plannfng Diviaion �, (639-4171). Prior ta the i�suance cf bu3lcling pernsite for conetruction an ]�ptg �1 �. ; 24� builtling permit applicants eYk�sll demonetrate that the ' through: 29► ed to erieure atrt�ctural , � propo��d atruature caill. be eited and dee a � regietered enginee�• =, . . atabiZ.ity• FQUndation plans aha�1L be stamp!e� Y � Approved erosion ,cant� indivi.du 1 b�ildinq lots pl S AI''P'��ACTz� �r a conetructi.on procees on � ' Roaet, Bui�ding Divi.aion (639-4171). � ' 2�. Min�caum building setb�cke on all parcele� shall be as follows: ��,'.,v tront yard - 15 feet corner yard =�0 fe�� gax�9e - 20 feet �z s�,de yard -5 feet � ' sear yard - �.5 feet ��,�gg CpN�pCTa Jerry Offer, Planning Divieion (639-4171). SUSDIV ZStON APPRO\1AL St�AZZ �I� VAIoYD ONLY TP' TH� FtNAL PLAT I� RFCQRDLD WITEiZN EIaHT1�BN MO��FYS OB THE EF�'LCTIVE DATE OF THIS DECI�ION. � ��9 / �. � ATE • p D�B ; J Offer ciste Plannex .�/�� ' �� ' i. , DA E APPROVLD �Y; Keith I,icl�� 3enior Plann�r nm/J�t 3iIB9015.ho ( ;; l !?i i:l ;',..,7 . .. . . ��' PA�� 20 ' HEARINGa OP'P'ICEEt - 3UB 90-0015 - ROTI� �`S �� ,,, ; � , � �� , , � , � .�� .�_. _ _ . , , ,. �. ,.-:, ,... . , _ . , ,.,;. � ,-„. .-; ,; ,, -rr,- . .. �. „ ..,: . ..� F.. - ,'.. � ,. ::.r. , � �:.: ,. :e..� � ,. .. M--',;y--�^'^^'k-"^7.„—".."'T'",T .,.�. _��.:�rt-- .,. .�� . . -:�,.. �+�' -.' ._ . ,.� > , . �,_ . .1 . _. _ _ ,�.�,.,,.�w:_ -�;� =�:�, .. =,a.�.=_�..:��.• ��—�-�_. , ....��..�,.�,.w.�..w,M..�._u�..._�..,�....u.w..M._.w.....,�...,,:��..�.-.�..w.- _..._.��,�.�,.�,; ..�. w r�._..��i..�!....._�_w.�.�.�..,�.t.u<.s,....�„_.,,�:.;x:��.�.��.u--^�,,�3�,W,��,�,..:.d�,�r:��.:..,,�.�,w:�.z�,��.��,:...�,.:, � • __ WI � >1 Q� . �..� � � t. s II � M 3 . vi S ��'F p .f � � C s , N M N a w WAY 3 � • � ,o � . � . 5•�' i� t(�R gENCHVIEW �� ' �YI. 3 � W _ W � � f: _.��`+_ � S,yV.MOUINTAIN R�DGf C� � � d � • o . d PINE VI£W 4 S.M�ALPINE • ,� VIEW .. . � � ; , .r � � o7f ' • �Y�. ., ��. . ..� .. t� �.. . . . .. _ . .. � �. . � . h. _ ... ,. .., . r.,. _ — _ ... j:� �> (�i 1 � a..z.,.:�. ;.�...._��_. ._„'?. _.__._�..'�'_h. .�-i-siK"�i.lr.<.-'—�wi. _°?W.MrNS�s�i,.._..:FiRY.ia}.,'i5z . _ r3iiv7:rif41MOi's.. .'it,515i�F,^r' . J '•,rh 15Y v „ . � i,`::•. '::�.ti } ::i'.."y . Y . � � . � . �.. NPO �3 MII�TUTES December 5, 1990 Y• Meeicing called to ord�er at 7:�II p,�, 2' p��EN�= Porter, Bishop, Froude, Hansen, Mortensen �� E%CUSED: Root , Smi�h �` Z.;�, R� VI�ITQRS: Members from NPO �7 and C�O ,��48, Lavelle Helm (` � �r; .� �,, ^S 3� The nninutes of October 3, 1990 were a - #!�� ir'x;; pproved. �.�. 4• The ma.nutes of November 7, 1990 were a �� pproved. !�� '�. 5• Discussion held on Triad, 'Tigard Retail Center sign, Texaco ,, sign, and Mountain Pointe. �� :�: �. NOT�: Mountain Pointe - There will be revised information }� provi�ed at our January 1991 meeting. 4�" �� 6• S�L�+►R ACCESS ORDINAddCE �' " un�nimously• _ ' The following motion passed �,� . _ ts <:� ,;,:� m NPO #3 qoes on record of supporting �he general solar �� ordinance while not having a ehance to revir�w in d�tail. . '�' k� Nf3TE; Additional comment� wi11 be made at our January 19g1 �� meeting and submitted to City Council. ��i ;;E �1- SUBDIVISION - SUB 90-Q015 - �[T�GE: ;'� � A mo�ion was made to a 7 pprove the Burge subdivision �ubject to � the bui,lders adequately addressing the following concerns: ' The m�thod of drainage, its direction and flow, and the � possible effect on downstream properties. Adequate erosion control be developeel for this extreme steep sloped ;� development. This terrain requires adequate stability. ;;� Schools should be adequately prepared for the additional � children. Fire Department should have turn-arounds at aIl 4t _� dead ends, concerns expressed about the possibility of this j� development resulting in other parcels beinc� landlocked, in }�` particular, the property to the south was ment�oned and also, ?� Lavelle Helm, Tax Lot 200, to the north< A major. concerrt was �y , �y expressed about the impact of traffi� to the road system in � th�s area. A suqgestion was made that th� trafgic study � prepared by Seiyu regardingr 135th/Walnut Stx�e e t i n t e r s e c t ion b e u t i l i z e d in evaluating pot�r,ir;at t�aigic �� P�rti�.u�ar concern was 13�th problems. � intersections with Walnu� S�reet. lltn�a,s Suge�ested that Burge !;� - be required to paf ti�ipat�/contrik�ute to any road improvements a� to the ex�ent that th�.s dlevelopment will impact that area. �j Because o� the great amount of traffic in this area, bus � turnouts for the children need to be adequately addressed �� I �� their safety: for ;� _ �� ;fi ;s �``.� ; � � , . � � _ t,, , � - -- .• -- -- _ _ ,.,- . f.�s � ,. -. �� «,- . ... -=��.�...u,;�.�.,�.--_,�. _ �4:,.�..� ...�.__. `.;, . u.x;1..:4i..ta,.w.....:::.xu.w...CC._....:.u�.a�...�_::��.:��.��7L.��-..1f��.:.•b..uuxsu�s....3.�-u++-ivw.zw+nrrc�.+.e:T1.:tis�v.�tt�..:Jxv:tn2��u�:�a:Ja�L'i...�".:..,...:hu:.5.�..•r..':ayv+ux.�:uwvxv_uaw....a..ur.....o..v...�v..:,e.wvarwsw..n�mnua+�zm'�.Y��'a�l.i�u..�.�.t:...E'W�A'RPk:AS:SlN�Et_..w..3II1S ',�k '. " n i� � r ' �, �� . . �, �' ' , � f�.;;�;; ' Motion passed unanimously. ¢ , ; �; a 8. NPd #7 stated a major concern of traffic impact on � of �:� 3.�5`th Avenue = �p to �challs 1Ferry Raad - noting that present `�; ; �raffic is causing rdad dete.rioration. Th� estion was '� ' Qu E;� , r�ised fln what dama�ge an increase of �rafFic will cause. 5�� ' �}� 9. OTFI�R B[TSIN,ES$: �� ' • A �not�.on was �ade tha� a11 NPO #3 I a�embers with terms �:, expiri�ng on December �1, 299U be xeappoi�ted fo� four �`�! I� ;' y��rs. T�is is necessary for the NPO to �funetion as a � ; legally constitut�d body. � ;� ' Motian carried unanimousiy. � ; �� ! • A motion was made that Lavelle Helm be appointed to the i� ; �,. NPO ,�3 �ommittee. � �� M,��ion ��rried unanimausly. < <k � ° - - �; • An elect�en will be held at the January 1991 NPO #3 �� ; meeting fo� the position o� E�airman fo� NPO #3. �� . � . 10. Me��inq adjaurned at 9:03 p.m. � , fi4 1� - � ,�3 �;S �;,,j-. �',�,.;r_' r� �� Nancy Smith �� I` I3P0 #3 Secretary � E � � � , ; ,� � �� .:� ;� �� : �� ` ,�:.,,. .. ' � � ,; . �, . � i': :t ��, , . , _ :.::�.. ,. . .... .;., . ;::,:;.�,;�. . ......:�:.`::i.ral�-a..ia .,„;;;+ ..0r:iL*�.a:c.��..,�.. _ _.�..r--:_� ... -s- _ _ �,-'��.Ls.u..,F�,v';._....... umavrrw,x�+i...a� r.i�a..s`Li.�axJ� .3�'xvs� y��.acwc'seevmc.�av.v.nmr. ��•,.•• v .a �� a��mryc.:,. > W �� 'Y„�..ui, t.r..v.�._..�.r�''w.�..rJ.-....��?.'L,s�.F.,..l.....,_.u...r..,,enwi...i..:?.,C'J.Ld4:,iL+.ix.--,• ,_.�� .. :.: ,�., .,,...'.: ' , . ur.nS..i�a...�....,�a y.i,.w. . . I �E�� r Sy�/. - _1 � 6t � '.. • ��'�� i SLJBDI�/"ISI�N APPLYCATII�N <, HOOD VI�W�STATES � ; Rs � ; t. Th�:a lication rtquests approval�f the prelimiaary plan for th�proposed"Hood �� p • � deve�opment is located bet�a►een S.W. 132nd and ; View Est�►tes"subdivisioa Ttuis p Po�ed � 7�0 fcctsoutih uf VNalnut Street iu Tigard. � ; S.W�135t`�Ave�►u�s,apprnoum�►�lY ' o s�b`ect roperiy cbnt�iins a u�ta1�f 13.7 B�res o�l�nd a�.d is locax�d on�au east- �;� � � p �s R-4.5 which permits a minim.um lot ' facing hillside. '1'he�aning of the subject p�opertY � � - � � _ � �r size of 7,500�square feet Howc�r�r,b�cau`se 2.77 acres of the site is situateti upon slqp�s in e�cccess o�?.;5 p�erc+ent �ra��e, the ma�dmum ciensity of d�velopment pernaitted by S�ction � 18.9"L o��he Gomm�tnity Development Code is significantly l�ss than would otherwise be � rmAtted. Th� �ppl�+cant proposes to divide this site into a total �f 471ots� These lots ,� ; Pe_ � : uare feet to�maximum of 1�,100 sqaare feeL No � range in Si�ee from a minimum of�,20Q sq elo ment C,�de are req�ested as a part c�f � vaciances to�th�g�rc�visions of the Community De� P th�s application. � is bi��ctcd b th�e band of steep slopes on th�site,th� � geca►use the subject property' Y proposed dce�lopm�ent is divi�ed i�to upper and low�r sections. The upger scction is � a�cess�d yia$.W,13Sth Avenue from the"Bu111Vlountai�Estat�s�'S 3�d A�venue eStreet is ro sed to be accessed from S.W. 1 � s�ction:c�f the deeelopm�ent p po • stubs are provid�d to�e south boundary of the site so that an eventual connection can be ,€ made be'tween'th�upp�r and lowe�levels when adjoining properties are developed. A slope analysis and density calculations justifyin�the proposed density of develop- ment are attached to this ap�ali�ation. � � ;I, �: ;; � � � :E . ��. . - �:, � : 11/13/90 ` � ,; a. - � - .� ..- . � .. . . . . . ... ... . . � � . � ,- � . . . �n .:, -. ,, ' , . . � . , � ,. � �- :<. . ..._ . .. .. , ,, . , ,�.-.�r;--�-�-;� , , ., ,�: „ ti :�: � .. �-,. s � - � ... .. .:. . , , �. : . . ::,, .,. � . � - - ,v,..., . . _ �,.. .._._ .,. _ _ � -^•�-�;-r.-'-'^��:, �.�.:' ' ��,�,�.._��.�_v:_.�-,.��-.� .�..�..�.,.�_.W...u...�_:. �....�-..�..,.��r,�:r�w<,,.�_.��. ......u._ �...�_. ,_,..�.�__�-,�, .��=,Y�=a,�.��......�,�.,�.�,.,�.a�_.. ��. �._..�W�. ._ �..�___...�,_�� ...- �:._ I;� . . u, . __- 9 S 1 .. '.�J �� Y { W � t �. N� ; '; 3 . . . � .. . . ... S �T�' . . v � . , c • N . . M '. N " � I' M1kY ; g:N• . . � - � g �CHVIEW �� . 5`•M` 3 � . � r 2 . ";_ QIl ;��t i � RIO�CI � s�r-a+ouNrai� ��; ' re i - • A PINE VI�M� _ < - '�, _ _ S,ML A�.PINE , , $, VIEYy r _ _ ` 4 , , . ., '; �, � _ � .�, ---� . . �.. � ; *,. �� f , � ,,,.}...-,.wna x, �a w+�r� �.tw.+w�`..+rww�+�w+'.....wur�s.rsmVLA.�.�. `:ta�C.....:.LWLrc .`1.1�..._w:vGC.....+�:::�.J'...,�G==',�.SA'k'kl...n..eL�:�:+rLLetW::y1YG'.fiJSa.�sma.nurenwmw.w�wm. �-� .b�`18Y3n�fa'h9C'3!�S�S.'3Lhk.Y....t+L��L".Trl}!�lY.=.�..:"J:.`. ...,.-�..., i..In� . 1r'�, �o... H� �._. . � . . ' . , . . . . .. � . ... , �� . �� .-�� '�.J� .�" � � ', '.,.,. �.�.� w�� ' `� �� i� �isY� � ��r . � as�� 1r�� . �� . �....��` - : �. : _ � � . ' I ' bA� �` �, � � I. � � � � � � � � � � �� ' � ; � / : � t � � � � � , � � ` � " '' �, � �� ' • `� w �. � �'� �� \ � �♦ � r�•• ' � `, ,. �"� � �� i . �+ � �• \ �•'i•'� ' �� ` t ' / ` � 1 t �� •t� ; �� ,� ` � �, -` `. �r,�. � e • 1 � ` "� � � •• �� ..� �,a,,, �� . � .�� . � �f �' .. . �. .:� . . ` .. � « • �� .. • � • ' - . . � � -j� . �0, j�• .,�� . .:. "��.� r' �° �'�" 'y�,n/�� ;�. � . � � � O `j !.� �'�� _ �� , i� e► i r • � �'� � • � �� - ``� ' � � � � • ,�b�� ,� • �y � ,s;_ ,.r� '�� • � '�`. �'�v � ...._ �� s � �+ �� ,' ' �` '� • ' --s . � :; .• . •� � � '; . ° • • . • • �+ " ! ` • �°"�� \,..:. �0� i� • ., . � , � �i ��,r,;s �:�j.a�� ` _ �� . �[ � �., . 'i q '' . .. .. ' � � � . 1 . �, � �. • � �� •. �� • e . , ,� ' ,o ,r • • • w '� •s r � � sj � • •., t.` • + � � • ^'�' "�"`" � f • � ' �� • ` '�i' '��. __ ..s.- '� s i• •�r� � � �� • � �� • � . � i � • � • r„� �,,,.� .,�: 3�[ I ` • N• �� • � �O ,�"� 's O• �G • ��• a►s • �„�"�-� � • � � � ` ` ••��I� `_ �� • ��.r.=' � �� , _ � •.. � , ,• . . ,�; .t. .,. �, � : � • • ; _3s- �''�' .... .• . • \,,. .�.�' • � + ��s=r!� � � � .� . �� . _^+ • �• ,� r •�...•.° . . . • • • q � �S` � . ,�� "�, .. . • •� • �• . , � '�.�. '��.. ' -� / � .. �,�` . , . ''-�� s•� � .y,� , ' �,�,,,. r�'�' : �. /r � � . �°-.,,,,. - — , � � � a � , ,, . �; :, � ,s t�; �. �f . �t . � ,: � � � � ; � � .: , ,� ; � � � .r. n w;.�, .� 1 � �.� .� .� ,W;,,.� .....Fn ;;�».�. wr.+7,y...,�%...,—'�9 a^"^ .�,-,�,+„+��-x-,. � � '�tt-"*-r�,r�r ��"?" ��..� . ,�,,, �,.<;�_..��'" '' ` ,„y_ �.:t, t,� __ _ _; _ ��. w , . �,�:w.�..��.>5�..w..,�..�:;,�s�.�.��:,:�:�.,�....,w..:�; : � K__,�r1:,��..,.w�.:.,�,��..�..s�..,..��r _._ �.�,d.�.:.,.;:_„_�.�.��h..,��_......�..,.,�...�.....�.�wv.,...w.�,.�.�..�..�..�,�:,�..�,,o,.,..��,..�.,.m..�<��.,�,�.:�, .,, • .. �� ', 2i � REQUF..ST FOR VARIA�iCE 4�'� HOUd�e'W F_.StBtCS � I ��!: r, A request for a wariance is being rcqaested for the followiag item in the Community �4�' Development Code of the City of 7figard: �_ • � i` 1$.264.030 STREEIS �� ;; M. Grades and�urves - d'€ 1. Grades:shall not exc�ed i0 per cent on arterials, 12 per cenf on collector �` ' _ �t c�c t s,o�r 1 2 per�enE on any o t her streek . .. t� It �s r ;uested that a �� ; �q grade of 14 per ceut (plus or mi,nus 1 per cent) t� allowed fc-�� appr�aximately 500 fe�t on Stt�eet"C",a local street,shQwa on Sheet 2 of 3 of the greliminary � site p�an, This grade will cpuform to the e�ri.sting slope,and will a11o�r for a connection&om 1� S:W 132nc1 Avenu� to Tax Lots SQO and 502 to the south of the site. If a,grade of 12 per �� - cent is used, it waill r�sult in.cuts of�cess of iQ feet at center line, a�nd 20 feet on the wcst �� ! right=of=wa�line, T��se Iarge:cuts would r�su�t ui erosion and maintenance pmblems,as well as n►alang access tb the uphil;lots vut�aaYiy impossible. All other street grades on the site are �' , ; under 12 per cenk - � x � �� Thi� �equest for vari� i� b�ui� :�ade under the following ite�n in the Community �`� ' Development Cod�of the�ily of Tigard• �� . �r : � ' 1$,134.050 CRITERIA FpR Gp;�V17Q�TG A VAItIAPTCE � � A. T'he �3irector shall agpro�e . . . an application for a va�riance ba�ed on the �� findi�g thak th�followiug criteria are satisfied: ' �s� 2. �'hcre are ape.cial circumsta�ces that exi�t which are peculiar to the lot �'� ` size or shape, topography �r other circumstances over w�ich the �� ' applicant has no control. . . . #� ' ,� �� a �� ,R r,� �*� �� :� �°` �'� KAMPE ASSOC;IATES� � ' �,s �� '. �� c )a3s�s�, �. :,�,. �', 90-196 Ol!07/91 4� , ; � �� _ .. . . . . .g ' t . . � � . . . � . .. . i . .. . . . . � 1. �. .. . . . . . . .. .. . . :. . . . _. .-- , �"" ^r—h-s�r.,�.•,r,-• .,�S�r ;��r-'-"�-, ' ' ,. ��.: �, . e� �--��. �.�. �:�°�,rM«....a-..-.,».,,,--.—�.-�,-._.w+„-.. � . � .:�... ._._ .�_ . . ... ... . . . . .:: [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]